HomeMy WebLinkAboutDSD-2022-366 - OP18/005/B/GS / ZBA18/006/B/GS - 1801-1873 Bleams RoadStaff Report
Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: August 8, 2022
SUBMITTED BY: Bustamante, Rosa - Director of Planning, 519-741-2200 ext. 7319
PREPARED BY: Garett Stevenson - Manager of Development Review, 519-741-2200
ext. 7070
WARD(S) INVOLVED: Ward 4
DATE OF REPORT: July 6, 2022
REPORT NO.: DSD -2022-366
SUBJECT: Draft Plan of Subdivision Application 30T-18201
Official Plan Amendment Application OP18/005/B/GS
Zoning By-law Amendment ZBA18/006/B/GS
1801-1873 Bleams Road
Kitchener Green 2 Developments Inc., Kitchener Green Development
Inc., 2079546 Ontario Limited, & Kitchener Green 3 Developments
Inc.
RECOMMENDATION:
That the City of Kitchener, pursuant to Section 51 (31) of the Planning Act R.S.O. 1990,
Chapter P 13 as amended, and delegation by-law 2002-64, grant draft approval to Plan of
Subdivision Application 30T-18201 in the City of Kitchener, for Kitchener Green 2
Developments Inc., Kitchener Green Development Inc., 2079546 Ontario Limited, & Kitchener
Green 3 Developments Inc., subject to the conditions attached to Report DSD -2022-366 as
Appendix `A'; and,
That Official Plan Amendment Application OP18/005/B/GS for Kitchener Green 2
Developments Inc., Kitchener Green Development Inc., 2079546 Ontario Limited, & Kitchener
Green 3 Developments Inc. requesting a change to the Land Use Designation on the parcels
of land specified and illustrated on Schedule `A', be adopted, in the form shown in the Official
Plan Amendment attached to Report DSD -2022-366 as Appendix "B", and accordingly
forwarded to the Region of Waterloo for approval; and,
That Zoning By-law Amendment Application ZBA18/006/B/GS to amend Zoning By-laws 85-1
and 2019-051 for Kitchener Green 2 Developments Inc., Kitchener Green Development Inc.,
2079546 Ontario Limited, & Kitchener Green 3 Developments Inc. be approved in the form
shown in the "Proposed By-law" and "Map No. 1" attached to Report DSD -2022-366 as
Appendix "C"; and further,
That in accordance with Planning Act Regulation 45 (1.3 & 1.4) that applications for minor
variances shall be permitted for lands subject to this Zoning By-law Amendment
ZBA18/006/B/GS.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
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REPORT HIGHLIGHTS:
The purpose of this report is to provide a planning recommendation regarding a Draft Plan of
Subdivision, an Official Plan Amendment, and a Zoning By-law Amendment to allow the subject
lands to be developed with a residential subdivision which includes up to 3572 dwelling units,
a large three hectare Neighbourhood park and three Urban Greens, two school blocks, two
mixed-use blocks, five multiple dwelling blocks, two storm water management ponds, as well
as open space, walkway, and road widenings blocks.
Planning staff recommend approval of the applications subject to the conditions outlined in the
report. The development proposal represents good planning and will allow for the completion
of the western portion of the Rosenberg community.
Community engagement included:
o installation of large billboard notice signs on the property;
o a notice of application circulation letter to all property owners within 120 metres;
o discussions with interested members of the public;
o a notice of the statutory public meeting sent to all property owners within 120 metres;
and
o notice of the public meeting was given in The Record on July 15, 2022.
This report supports the delivery of core services.
BACKGROUND:
Kitchener Green 2 Developments Inc., Kitchener Green Development Inc., 2079546 Ontario Limited,
& Kitchener Green 3 Developments Inc. (Mattamy Homes Canada) have requested draft approval
of a plan of subdivision approval, approval of an Official Plan Amendment, and approval of a Zoning
By-law Amendment for lands within the Rosenberg community. The lands include five parcels
totaling 96.21 hectares. The lands subject to the applications being considered as part of this report
are land south of Bleams Road, extending from Gehl Place to Trussler Road. A large portion of the
lands were used as a gravel pit, and the southern portion of the lands are used for farming
(agricultural).
Mattamy Homes Canada also owns lands to the south which are subject to draft plan of subdivision
30T-18202 which are not under consideration in this staff report.
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REPORT:
The applications seek approval to create a mixed-use community with up to 3572 dwelling units, a
large three hectare neighbourhood park and three Urban Greens, two school blocks, two mixed-use
blocks, five multiple dwelling blocks, two storm water management ponds, as well as open space,
walkway, and road widenings blocks.
This proposed community is centered along the future westerly extension of Rosenberg Way, which
is a planned street that will extend from Fischer Hallman (partially built as part of other communities
to the east) to Trussler Road. Rosenberg Way will be south of, and parallel to, Bleams Road. The
intersection of Rosenberg Way and Bandon Drive will be the centre of this new neighbourhood, and
will feature both school blocks, the neighbourhood park, a large open space storm water
management block, a mixed use block, and two of the multiple dwelling blocks. The remaining mixed
use and multiple residential blocks are centered around the other entries into the neighbourhood, as
the intersection of Rosenberg Way and Trussler Road as well as a Bleams Road and Essex Road.
Policy Conformity
Planning Act, R.S.O. 1990, c. P.13 25.
Section 2 of the Planning Act establishes matters of provincial interest and states that the Minister,
the council of a municipality, a local board, a planning board and the Tribunal, in carrying out their
responsibilities under this Act, shall have regard to, among other matters, matters of provincial
interest such as,
f) The adequate provision and efficient use of communication, transportation, sewage and
water services and waste management systems;
g) The minimization of waste;
h) The orderly development of safe and healthy communities;
j) The adequate provision of a full range of housing, including affordable housing;
k) The adequate provision of employment opportunities;
p) The appropriate location of growth and development;
q) The promotion of development that is designed to be sustainable, to support public transit
and to be oriented to pedestrians;
r) The promotion of built form that,
(i) Is well-designed,
(ii) Encourages a sense of place, and
(iii) Provides for public spaces that are of high quality, safe, accessible, attractive and
vibrant;
s) The mitigation of greenhouse gas emissions and adaptation to a changing climate.
These matters of provincial interest are addressed and are implemented through the Provincial
Policy Statement, 2020, as it directs how and where development is to occur. The City's Official Plan
is the most important vehicle for the implementation of the Provincial Policy Statement, 2020 and to
ensure Provincial policy is adhered to.
Provincial Policy Statement (PPS)
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest
related to land use planning and development. The PPS sets out principles to achieve "healthy,
liveable and safe communities". The PPS is supportive of efficient development patterns that
optimize the use of land, resources, and public investment in infrastructure and public service
facilities. Further, the PPS directs the development of new housing to locations where appropriate
levels of infrastructure and public service facilities are or will be available to support current and
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projected needs and promotes densities for new housing which efficiently uses land, resources,
infrastructure, and public service facilities.
Section 3(5) of the Planning Act requires that a decision of the council of a municipality shall be
consistent with the policy statement that are in effect on the date of decision and shall conform with
the provincial plans that are in effect on that date, or shall not conflict with them, as the case may
be.
The PPS focuses growth and development within urban and rural settlement areas while supporting
the viability of rural areas. Land use must be carefully managed to accommodate appropriate
development to meet the full range of current and future needs, while achieving efficient
development patterns and avoiding significant or sensitive resources and areas which may pose a
risk to public health and safety.
Efficient development patterns optimize the use of land, resources and public investment in
infrastructure and public service facilities. These land use patterns promote a mix of housing,
including affordable housing, employment, recreation, parks and open spaces, and transportation
choices that increase the use of active transportation and transit before other modes of travel.
Policy 1.1.1 of the PPS states that, "Healthy, liveable and safe communities are sustained by
a) promoting efficient development and land use patterns which sustain the financial well-
being of the Province and municipalities over the long term;
b) accommodating an appropriate affordable and market-based range and mix of residential
types (including single -detached, additional residential units, multi -unit housing, affordable
housing and housing for older persons), employment (including industrial and commercial),
institutional (including places of worship, cemeteries and long-term care homes), recreation,
park and open space, and other uses to meet long-term needs;
e) promoting the integration of land use planning, growth management, transit -supportive
development, intensification and infrastructure planning to achieve cost-effective
development patterns, optimization of transit investments, and standards to minimize land
consumption and servicing costs;
g) ensuring that necessary infrastructure and public service facilities are or will be available
to meet current and projected needs;
h) promoting development and land use patterns that conserve biodiversity; and
i) preparing for the regional and local impacts of a changing climate."
Policy 1.1.2 requires that sufficient land shall be made available to accommodate an appropriate
range and mix of land uses to meet projected needs for a time horizon of up to 25 years, informed
by provincial guidelines.
The PPS notes that settlement areas are urban areas and rural settlement areas, and include cities,
towns, villages and hamlets, and policy 1.1.3.1 states that settlement areas shall be the focus of
growth and development. Policy 1.1.3.2 states that land use patterns within settlement areas shall
be based on densities and a mix of land uses which;
a) efficiently use land and resources; and
b) are appropriate for, and efficiently use, the infrastructure and public service facilities which
are planned or available and avoid the need for their unjustified and/or uneconomical
expansion.
Further, policy 1.1.3.2 states that land use patterns within settlement areas shall also be based on
a range of uses and opportunities for intensification and redevelopment in accordance with the
criteria in policy 1.1.3.3, where this can be accommodated. Policy 1.1.3.3 requires that Planning
authorities (such as the City of Kitchener) shall identify appropriate locations and promote
opportunities for transit -supportive development, accommodating a significant supply and range of
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housing options through intensification and redevelopment where this can be accommodated taking
into account existing building stock or areas, including brownfield sites, and the availability of suitable
existing or planned infrastructure and public service facilities required to accommodate projected
needs.
The proposed draft plan of subdivision, Official Plan amendment, and Zoning By-law amendment
applications represent planned development that has been designed as a transit oriented community
that is walkable and meets Regional and Provincial objectives by accommodating a mix of housing
types and densities and introducing new commercial and institutional uses. The proposal makes
efficient use of the land through comprehensively planned development and that meet minimum
density requirements, thus maximizing the recently constructed infrastructure which was installed to
service this area. The plan provides for a range of residential housing types and densities that are
in close proximity to planned Urban Greens and a large neighbourhood park. The lands are
designated for residential development and the proposed plan of subdivision establishes an efficient
development pattern that brings new residential, institutional, and commercial uses to the Rosenberg
community. Planning staff is of the opinion that the proposed applications are consistent with the
PPS.
A Place to Grow: Growth Plan for the Greater Golden Horseshoe (Growth Plan)
Part of the Vision of the Greater Golden Horseshoe (GGH) is to ensure municipalities have sufficient
housing supply that reflects market demand and what is needed in local communities. Two of the
guiding principles of the Growth Plan are to prioritize intensification and higher densities in strategic
growth areas to make efficient use of land and infrastructure and support transit viability and to
support a range and mix of housing options, including second units and affordable housing, to serve
all sizes, incomes, and ages of households.
The Growth Plan directs Planning authorities in the Region of Waterloo to plan for a population of
923,000 people and 470,000 jobs by 2051. This would mean a population increase of approximately
299,070 in comparison to the Region's 2020 population of 623,930. The forecasted growth to the
2051 horizon is allocated to each municipality in the Region based on the following considerations:
the vast majority of growth will be directed to settlement areas that have a delineated built boundary,
have existing or planned municipal water and wastewater systems, and can support the achievement
of complete communities. As one of three cities in the Region, it can be expected that Kitchener will
be allocated a significant amount of the additional population allocation.
The development of the subject lands are within the City's delineated Designated Greenfield Area.
New development taking place in designated greenfield areas must be planned, designated, and
zoned in a manner that supports the achievement of complete communities, supports active
transportation, and encourages the integration and sustained viability of transit services.
The Growth Plan notes that complete communities should be designed to meet people's needs for
daily living throughout an entire lifetime by providing convenient access to an appropriate mix of
jobs, local services, public service facilities, and a full range of housing to accommodate a range of
incomes and household sizes. Complete communities support quality of life and human health by
encouraging the use of active transportation and providing high quality public open space, adequate
parkland, opportunities for recreation, and access to local and healthy food. Complete communities
support climate change mitigation by increasing the modal share for transit and active transportation
and by minimizing land consumption through building compact, mixed-use communities.
The subject lands are located within the City's Designated Greenfield Area, an area within the
Settlement Boundary that is designated for growth. Policy 2.2.7.1 states that new development
taking place in designated greenfield areas will be planned, designated, zoned and designed in a
manner that:
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a) supports the achievement of complete communities;
b) supports active transportation; and
c) encourages the integration and sustained viability of transit services.
Policy 2.2.7.2 requires that the minimum density target applicable to the designated greenfield area
for Waterloo Region is not less than 50 residents and jobs combined per hectare. The minimum
density for Kitchener's designated greenfield area, as required by Regional Official Plan policy
2.D.17 and Kitchener Official Plan policy 3.C.A.A14.a) is 55 residents and jobs combined per
hectare.
The proposed density of this community is a minimum of 55, and up to 100 residents and jobs
combined per hectare based on the total build out of the lands. Up to 3572 dwelling units are planned,
as well as non-residential uses including commercial and institutional (two schools). The planned
density of this development exceeds minimum density targets in the Rosenberg Secondary Plan.
The total density will be determined at the final build out of the lands, depending on the scale and
density of the multiple dwelling sites and nature of the commercial uses.
Planning staff are of the opinion that the proposed applications conform to the Growth Plan. The
lands have been designated to permit residential, intuitional, and commercial uses, as well as a large
neighbourhood park, open space blocks, and two Urban Greens. The applications propose a variety
of multiple dwelling types including single -detached, semi-detached, street -fronting townhouses,
cluster townhouses, back-to-back townhouse dwellings, as well as multiple dwellings. The mixed-
use blocks will feature ground floor commercial uses and the two intuitional blocks are planned
school locations. The planned density is 55-100 residents and jobs combined per hectare. The
extension of Rosenberg Way to Trussler will complete the intended road network for this portion of
the Rosenberg community. Rosenberg Way is planned as a complete street and will include bicycle
infrastructure to support the active transportation network.
Regional Official Plan
The subject lands are within the Urban Designated Greenfield Area established in the Regional
Official Plan. The ROP requires that areas serving primarily a residential function will meet or exceed
a minimum density of 55 residents and jobs combined per hectare on lands not subject to a plan of
subdivision application as of June 16, 2006.
The ROP policies require new communities to have sidewalks, community trails and bicycle
pathways that provide linkages within the neighbourhood and to other neighbourhoods, transit stops,
employment areas, school sites, food destinations, and community facilities.
Regional Planning have provided comment on the proposed applications, including subdivision
approval conditions, but overall have no objections to the proposed applications.
This future neighbourhood will complete the western portion of the Rosenberg community. The City's
Development Manual, coupled with the attached draft approval conditions, will ensure that the lands
are appropriately developed to City and Regional standards.
Official Plan
The vision of the City's Official Plan states "Together we will build an innovative, vibrant, attractive,
safe, complete and healthy community contributing to an exceptional quality of life." A complete
community creates and provides access to a mix of land uses including a full range and mix of
housing types. A complete community also supports the use of public transit and active
transportation, enabling residents to meet most of their daily needs within a short distance of their
homes. Planning for a complete community will aid in reducing the cost of infrastructure and
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servicing, encourage the use of public transit and active modes of transportation, promote social
interaction, and foster a sense of community.
Housing
Policy 4.1.1 states a housing objective of the City is to provide for an appropriate range, variety and
mix of housing types and styles, densities, tenure and affordability to satisfy the varying housing
needs of our community through all stages of life. Policy 4.C.1.12 notes 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. Policy 4.C.1.1 states that the City will maintain at all times the
ability to accommodate residential growth for a minimum of ten years through residential
intensification and redevelopment and, if necessary, lands which are designated and available for
residential development. The proposed land use designations and proposed zoning permit a range
of housing options throughout the community.
Designated Greenfield Area
Policy 3.C.1.14.a) requires that a Designated Greenfield Area must be planned and developed to
achieve a minimum average density of 55 residents and jobs combined per hectare on lands not
subject to a plan of subdivision application as of June 16, 2006. As per policy 3.C.1.15, the
achievement of the average density targets is planned through the development of the Rosenberg
Secondary Plan. The proposed density of this community is a minimum of 55, and up to 100
residents and jobs combined per hectare based on the total build out of the lands.
Rosenberg Secondary Plan
Community structure elements and land use designations have been approved for these lands in
the Rosenberg Secondary Plan, which is part of the City's Official Plan. Rosenberg is a planned
complete community where people can walk or cycle to school, shop, and work. This neighbourhood
follows the "five minute walk principle" design and has been designed to be connected to the
surrounding area, including the communities to the east which are approved and under construction.
Community Structure
The proposed applications conform to the objectives of the community structure elements in the
Rosenberg Secondary Plan. Non-residential uses are clustered at the centre of the neighbourhood,
meaning that this focal point (neighbourhood park, non-residential uses, and schools) is within a 5
minute walk to residents in the community. Rosenberg Way and Bandon Drive are planned to
maximize the streetscape and are prioritized over other local streets. Built form and active uses will
frame these streets to support active transportation including walking and cycling. In addition to the
centrally located neighbourhood park, three Urban Greens are located throughout the
neighbourhood to ensure that public amenities are within a comfortable walk (around 2 minutes) for
all residents.
The two institutional sites are planned for future schools. A draft approval condition is included that
requires the Subdivider to provide an opportunity for the Waterloo Region District School Board and
the Waterloo Catholic District School to acquire blocks 16 and/or 17 and enter into a conditional
purchase and sale agreement, prior to the registration of stage 2. Should the City receive written
notification from either school board that their interest is waived for blocks 16 and/or 17 as school
sites, the Subdivider may proceed with residential or mixed-use development of Block 16. Block 16
is not identified as a potential school site in the Rosenberg Secondary Plan. In accordance with
Policy 13.10.3.4.1, lands designated Neighbourhood Institutional that are not identified as a potential
school site will permit educational establishments, religious institutions, community facilities,
residential care facility, day care facility and Low Density Residential Two land uses.
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Parks and Oben Space
Three Urban Greens and one neighbourhood park are planned and required in accordance with the
provisions of the Planning Act and the City's Parkland Dedication Policy. As per Policy 13.10.2.2.2.2,
this neighbourhood will include a neighbourhood parks which will be centrally located generally
within the 5 minute walk model, in addition to three Urban Greens.
In addition to the proposed public parks, private amenity/recreation space will be provided through
the site plan approval process for the multiple dwelling and mixed-use blocks, in accordance with
the guidelines in the City's Urban Design Manual. Additionally, the City will be dedicated Open Space
lands that do not count towards the required parkland dedication land area calculations.
Policy 13.10.2.8.2.1.2 states that potential Multi -use Pathways/Trails are conceptually shown on
Map 22c) Transportation Networks and final alignments will be subject to further technical review
and may change without an amendment to the Secondary Plan. Policy 13.10.3.5.1.2 permits minor
changes to the size and location of Neighbourhood Parks without an amendment to the Secondary
Plan. Further, Policy 13.10.3.5.2.2 states that the specific size, location and design of Urban Greens
will be further defined at the development application stage and minor changes to the size and
location may be permitted without an amendment to this plan.
Built Form and Streetscapes
A variety of built form typologies are planned for this community, including single detached, semi-
detached, duplex, townhouses, back-to-back townhouses, and multiple dwellings. Bandon Drive is
a gateway into the community and will be framed with built form that will collectively establish a
sense of place and neighbourhood character. Two of the Urban Greens are planned for the
roundabout gateway intersections and will feature a landscape design that is welcoming and will
bookend Rosenberg Way in this neighbourhood.
Further careful consideration of the streetscape will be undertaken for each street fronting
townhouse, multiple dwelling, mixed-use, and institutional block at the site planning stage to ensure
the built form and streetscape envisioned for Rosenberg is realized in this neighbourhood.
Policy 13.10.2.8.2.6 states that an East-West Major Collector Road that is parallel to Bleams Road
be provided (Rosenberg Way). Any Class Environmental Assessment that may be required should
be coordinated with development applications. The alignment of Rosenberg Way is slightly revised
from the alignment shown in the Secondary Plan, but meets the intent of the transportation plan for
the community and was reviewed for this community as part of this subdivision application.
Natural Environment
The Rosenberg community is home to a natural heritage system of Core Areas and Non -Core Areas
including Provincially Significant Wetlands, Regionally Significant Core Environmental Features,
Significant Habitat of Endangered or Threatened Species, Locally Significant Woodlands, Locally
Significant Wetlands and Locally Significant Valleylands.
All development is required to implement the recommendations of the Alder Creek Watershed Study
and Upper Strasburg Creek Subwatershed Plan Update (CH2MHILL, 2008), Strasburg Creek Master
Watershed Plan (Paragon, 1991) and Implementation Report (City of Kitchener, 1996) and the
Middle Strasburg Creek Environmental Implementation Statement (Stanley Consulting, 1997) as
well as relevant documentation completed through the Southwest Urban Area Studies: Community
Master Plan and Rosenberg Secondary Plan where appropriate.
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The Region has confirmed that correspondence from Ministry of Northern Development, Mines,
Natural Resources and Forestry (April 4, 2022) indicates the Ministry's acceptance of the status of
the wetlands identified as W1, W2 and W4 in the Environmental Impact Study (EIS) as Provincially
Significant Wetlands, and as such, these areas are now considered to meet the Regional Official
Plan (ROP) criteria for designation as Core Environmental Features.
Further, the Region's Environmental Planner confirmed that Wetland W4 is partially within the limits
of Plan 30T-18201. The wetland (W4) is proposed to be protected and a 30m buffer has been applied
to the wetland which is comprised of a 15m `no touch' area directly adjacent to the wetland, and a
15m enhancement area outside of the no touch area. The wetland and the associated buffer also
incorporate components of the Blanding's Turtle mitigation plan which is still under review with the
Ministry of the Environment, Conservation and Parks (MECP). Notwithstanding the inclusion of a
portion of wetland W4 and associated Blanding's Turtle enhancement within this plan, Regional
environmental staff withdraw their objection to this plan proceeding to draft approval based on
confirmation from MECP that there are no concerns and/or anticipated mitigation measures required
which will impact the proposed draft plan (30T-18201). Conditions of draft approval for the adjacent
plan (30T-18202) will be finalized if MECP accepts the proposed Blanding's Turtle Mitigation Plan.
The wetland identified as "W4" and the associated 30m buffer ("Open Space Block 37") located in
the southeastern portion of the subject lands are proposed to be zoned as Natural Heritage
Conservation Zone which prohibits development activities. There are no other Regionally -
designated Core Environmental Features within the limits of 30T-18201.
Policy 13.10.2.5.2.7 allows for minor alterations to the groundwater infiltration facilities and
stormwater management facilities without an amendment to the Secondary Plan. Additional ground
water infiltration study may be required when lotting is proposed (draft approval is for lotless blocks)
to ensure that infiltration galleries are adequately sized and located to meet the required water
balance.
A portion of the lands within the Grand River Conservation Authority regulated limit. GRCA staff have
undertaken a preliminary review of the applications and are supportive of draft approval and have
provided draft approvals conditions which has been incorporated in Appendix A. Regional and City
Environmental Planning staff have reviewed the proposed plan of subdivision and have no concerns
with the proposed applications and have provided draft approval conditions for further review at
different stages (prior to grading, prior to registration).
Water Management
All developments in Rosenberg must implement a groundwater infiltration strategy that meets or
exceeds the groundwater infiltration targets as identified in the Upper Strasburg Creek
Subwatershed Plan Update and Alder Creek Watershed Study (CH2MHILL, 2008) and any updates
through the Southwest Urban Area Studies: Community Master Plan and Secondary Plan.
The water management areas have been reconfigured since the approval of the Rosenberg
Secondary Plan by the applicant and two larger storm water management ponds are now proposed
instead of three. Draft approval conditions require ground water monitoring and final approval of the
storm water management plan.
Cultural Heritage
Draft Plan of Subdivision 30T-18201 has been modified to remove lands which are part of a
registered archaeological site of cultural heritage value or interest (the "Locus B" Archaeological Site
Avoidance and Protection Area, a Portion of Site AiHd-160) for which a Stage 4 Mitigation of
Development Impacts is required (Archaeological Services Inc. 2022). The site is currently
surrounded by active agricultural fields. Through the future draft approval of Plan of Subdivision 30T -
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18202 (the plan to the south of the subject lands) and future approval of the related Official Plan
Amendment and Zoning By-law Amendment applications, appropriate zoning will be applied that
would prohibit any development on these lands, including limiting any activities that might alter the
archaeological site in any way, either temporarily or permanently such as minor forms of soil
disturbance, tree removal, minor landscaping, utilities installation, etc. As an interim measure, draft
approval conditions are proposed to require fencing of the site to prevent any soil disturbance with
earth moving associated with the subject lands.
The subject property is not listed or designated under the Ontario Heritage Act. The subject property,
161 Gehl Place, is located adjacent to 236 Gehl Place, which is listed as a non -designated property
of cultural heritage value or interest on the City's Municipal Heritage Register. Heritage Planning
staff requested clarification as to how access to the cultural heritage resource at 236 Gehl Place
would be maintained in both the short- and long-term, given that appropriate access is important to
ensure a range of conservation options are available for the cultural heritage resource at 236 Gehl
Place. Access is proposed to be maintained by using Gehl Place, and draft approval conditions are
included for the regrading and redevelopment Gehl Place as an interim access road, as well as a
future multi -use trail. Cost sharing arrangements have been arranged between the Applicant and
the developer to the east to complete this work. Gehl Place will become a multi -use trail once Amand
Drive is extended from Shady Glen Crescent to the adjacent plan of subdivision (and ultimately
Bleams Road).
Transportation Choice
Neighbourhoods in Rosenberg are planned to promote walkability, to create efficient and
interconnected circulation routes, to achieve transit -supportive development, and to provide for a
transportation network that is based on a modified grid pattern with short walkable blocks within 450
metres of transit service.
Communities' design must have consideration of all forms of travel including walking, cycling, public
transit and the automobile. To support active transportation, non-residential uses must be
appropriately located so that automobile reliance is not necessary to meet the recreational, shopping
or employment needs of daily life of the residents of the Rosenberg Community. Further, cycling and
pedestrian systems must be well integrated with the existing trail network outside of the community.
Rosenberg Way, Bandon Drive, and George Israel Street have all been identified as potential transit
routes. As such, all higher density and non-residential uses have been planned to front these streets
to provide easy access to the public transportation system. Rosenberg Way is planned as a
secondary bike route and primary priority street. Draft approval conditions are included requiring the
design of these streets to meet the appropriate Complete Streets standards approved by Council.
Trail and walkway blocks are located through the community to support the modified grid street
pattern to reduce travel time for pedestrian and active transportation modes.
Servicing and Utilities
All lots will be serviced with municipal sanitary sewers and municipal water servicing in accordance
with City standards. Engineering Services staff have confirmed that there is sufficient servicing
capacity. Conditions of approval have been included to ensure that services are constructed at the
appropriate timeframes.
Comments from the appropriate utility and telecommunications companies are addressed through
the draft approval conditions.
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Kitchener Growth Management Plan (KGMP) 2019-2021
The subject lands (Parcel 134 on KGMP Map) are identified as Priority `B' which supports
consideration of development applications and initiatives to be actively worked on with high priority
in the coming 2 -year timeframe. Priority B applications may require some additional infrastructure.
Since the approval of the 2019-2021 KGMP, additional infrastructure has been developed to support
the development of these lands including the Middle Strasburg Trunk Sewer and the Strasburg
Creek Control Structure (Fisher Hallman Road). The applications were received in 2018 and have
been under review and are now recommended for approval.
Proposed Official Plan Amendment
Planning staff are recommending approval of the Official Plan Amendment to adjust some of the
boundaries of the land use designations of the Rosenberg Secondary Plan to implement the
proposed draft plan of subdivision. No new land use designations are proposed as part of this
application.
The proposed changes to the Land Use Plan (Map 22e) include:
- Reorienting the mixed use blocks, school block, and neighbourhood park block in a different
configuration at the intersection of Rosenberg Way and Bandon Drive, including adding
second school block. Medium density, mixed use, and two school blocks are now shown
around the future intersection.
- The institutional block at George Israel Street and Rosenberg Way has been eliminated with
the addition of the second school block at Rosenberg Way and Bandon Drive.
- The storm water management open space block north of Rosenberg Way has been
eliminated and the other two storm water management open space blocks have been
increased in size.
- One medium density block south of Bleams Road has been eliminated, and two have been
modified. A new location has been identified at Rosenberg Way and Trussler Road.
- Rosenberg Way alignment has been changed slightly, resulting in the reconfiguration of
many blocks.
Proposed Zoning By-law Amendment
The Zoning By-law Amendment proposes to implement the proposed revised land use designations
noted above with corresponding zoning. The current zoning is Agricultural Zone (A-1) with special
use provisions which permit a gravel pit and related operations. The Zoning By-law has not yet been
updated to reflect the approved Rosenberg Secondary Plan land use designations already in place.
The proposed zoning would permit low-to-medium rise residential uses, two school sites, a limited
number of non-residential uses, open spaces, and park blocks. Residential uses proposed include
single detached dwelling, duplexes, semi-detached dwelling, standard and back-to-back
townhouses, as well multiple dwellings (3 units or more in a building). Special Regulations provisions
are also requested for porch locations, setbacks, parking spaces, heights, Floor Space Ratio (FSR),
garage facades, driveway locations, among others.
Planning staff are recommending amending By-law 85-1 to remove the subject lands, and further
amending Zoning By-law 2019-051 to bring these lands into the new Zoning By-law (CRoZBy by-
law). As such, new residential (RES), institutional (INS), and mixed use (MIX) zones are proposed.
Page 27 of 336
Planning staff are recommending the following zoning for the subject lands as follows:
Areas 1, 10 Zoned as Low Rise Residential Five Zone (RES -5) with Site Specific Provision
(343) to permit low rise residential uses including single detached dwellings,
duplexes, semi-detached dwellings, standard, back-to-back, through lot, and
live -work townhouses, as well multiple dwellings with a maximum height of
12.5 metres.
Areas 2, 15, 16 Zoned Medium Rise Residential Six Zone (RES -6) with Site Specific Provision
(344) to permit medium rise residential uses standard and back-to-back and
cluster townhouses, as well multiple dwellings with a maximum height of 25.0
metres.
Area 3 Mixed Use One Zone (MIX -1) with Site Specific Provision (345) to permit
medium rise residential uses with ground floor commercial uses with a
maximum height of 16.5 metres.
Area 4 Zoned Neighbourhood Institutional (INS -1) with Site Specific Provisions (346)
to permit elementary and secondary schools.
Areas 5, 11, 14 Zoned Open Space: Recreation Zone (OSR-1) for the neighbourhood park
and Urban Greens.
Area 6 Zoned Open Space: Stormwater Management Zone (OSR-3) with Site
Specific Provisions (347) to permit storm water management ponds and
outdoor active recreation associated with a school use.
Areas 7, 9, 12 Zoned Open Space: Stormwater Management (OSR-3) to permit a storm
water management pond.
Areas 8, 13 Zoned Natural Heritage Conservation (NHC) to prohibit development and
protect natural features.
Area 17 Zoned Neighbourhood Institutional (INS -1) with Site Specific Provisions (349)
to permit low density residential uses.
Staff have considered the proposed zoning categories and are of the opinion that they are
appropriate for the proposed subdivision.
Department and Agency Comments
All requirements have been addressed or are included as conditions of approval.
The following Reports and studies were considered as part of this review:
• Urban Design Brief, Sustainability Statement, Trail Corridor Plan
Prepared By: NAK Design Strategies, May 17, 2018, updated August 16, 2021
• Planning Justification Report
Prepared By: SGL Planning and Design Inc., July 2018
• Environmental Impact Study
Prepared By: Natural Resource Solutions Inc., July 2018, updated August 2021
Page 28 of 336
• Geotechnical Investigation
Prepared By: DS Consultants Ltd., June 12, 2018
• Hydrogeological Assessment
Prepared By: MTE Consultants Inc., July 6, 2018
• Functional Servicing Study and Plan, Existing Conditions Plan, Preliminary Grading Plan
Prepared By: MTE Consultants Inc., August 31, 2018, revised November 29, 2019
• Preliminary Stormwater Management Plan, Chloride Impact Study
Prepared By: MTE Consultants Inc., July 6, 2018, revised November 29, 2019, revised
August 31, 2021
• Preliminary Environmental Noise Assessment
Prepared By: MTE Consultants Inc., July 6, 2018, revised November 19, 2019
• Transportation Impact Study
Prepared By: Salvini Consulting, July 2018
• Final Materials Management Plan, Technical Memorandum
Prepared By: MTE Consultants Inc., November 3, 2020
• Stage 4 Archaeological Mitigation of Site AiHd-160
Prepared by ASI, March 18, 2021
Community Input
Staff received four comments on the proposed applications. A summary of the comments received
are listed below along with Planning staff's response addressing each comment.
Bleams Road Widening and Design
Planning staff received comments and questions about the future design of Bleams Road. Planning
staff connected these residents with the Project Manager for the Bleams Road reconstruction project
to have their question addressed. Lands are being dedicated to the Region of Waterloo for the
widening of the right-of-way with this application, and the design and reconstruction of Bleams Road
is a regional project that is ongoing.
Construction Timing
A resident requested clarification of the timing of the construction of the development and Planning
staff provided available information (back in 2018) and advised that construction would commence
after the planning phase was nearly completion.
Number of Units
One comment asked for clarification on the number of units proposed behind their property as the
plan showed a range of 8-14 townhouses. Planning staff spoke with the resident and explained that
the total number of units will be known at the site plan stage. Planning staff also provided answers
about the subdivision and site plan process.
Matters Relating to the Adjacent Plan of Subdivision
Page 29 of 336
Planning staff were advised of ongoing considerations between land developers with the Rosenberg
community with respect to cost sharing, infrastructure design and construction, and integration of
different plans of subdivision. Planning staff have worked through applicable issues through the
Ontario Land Tribunal approval of the adjacent plan of subdivision. Planning staff are also
recommending draft approval conditions for this application which are consistent with the draft
approval conditions of the adjacent property.
Planning Analysis and Conclusions:
Planning staff are recommending approval of the attached draft plan of subdivision, draft approval
conditions, Official Plan amendment and Zoning By-law amendment. The proposed development
completes this section of the Rosenberg community and will result in a complete mixed-use
community. The plans include two new school blocks, three Urban Greens, and a large
neighbourhood park. Non-residential uses will be provided on mixed-use blocks and a variety of
housing options will be provided. Planning staff have worked to address technical and community
concerns and all departmental and agency comments have been addressed or will be addressed
through draft approval conditions.
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 - Upon registration, there will be ongoing operations costs for the maintenance of
the park, walkways, streets, street trees, underground services, and other infrastructure which is
being dedicated to the City. In the long term, there will be repair and replacement costs for streets,
sidewalks and services. Also, following registration, there will be ongoing revenue in the form of
residential property tax revenue. Development Charges will be paid to the City, the Region, and
school boards at the time of building permit issuance.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance of the
Council / Committee meeting. Notice signs were posted on the property and information regarding
the application posted to the City's website in 2021. Notice of the Public Meeting was posted in The
Record on July 15, 2022 (a copy of the Notice may be found in Appendix D).
CONSULT — The applications were originally circulated to property owners within 120 metres of the
subject lands on October 5, 2018. In response to this circulation, staff received four written
responses and spoke with all residents who provided comments to address their concerns. Written
comments are included in Appendix `F'.
PREVIOUS REPORTS/AUTHORITIES:
• Municipal Act, 2001
• Planning Act, R.S.O. 1990, c. P.13
• Provincial Policy Statement, 2020
• A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020
• Regional Official Plan, 2010
• City of Kitchener Official Plan, 2014
• Kitchener Growth Management Strategy
Page 30 of 336
• Kitchener Growth Management Plan 2019-2021
• Zoning By-law 85-1 & 2019-051
• City of Kitchener Urban Design Manual
APPROVED BY: Justin Readman, General Manager, Development Services
ATTACHMENTS:
Appendix A
—Draft Plan and Conditions of Draft Approval
Appendix B
- Proposed Official Plan Amendment
Appendix C
— Proposed Zoning By-law Amendment
Appendix D
— Newspaper Notice
Appendix E
— Department and Agency Comments
Appendix F
— Community Comments
Page 31 of 336
Draft Approval Conditions
Draft Plan of Subdivision Application 30T-18201
Official Plan Amendment Application OP18/005/B/GS
Zoning By-law Amendment ZBA18/006/B/GS
1801-1873 Bleams Road
Kitchener Green 2 Developments Inc., Kitchener Green Development Inc., 2079546
Ontario Limited, & Kitchener Green 3 Developments Inc.
That this approval applies to Plan of Subdivision 30T-18201 for 2079546 Ontario
Limited, Kitchener Green Development Inc., Kitchener Green 2 Development Inc., and
Kitchener Green 3 Developments Inc. as shown on the attached Plan of Subdivision
prepared by the City of Kitchener dated July 6, 2022 which shows the following:
Stage 1
Blocks 1-32
Single/Towns/Back-to-backs (294-476 units)
Blocks 33
Park
Block 34-35
Public Walkway
Block 36
Open Space/SWM
Block 37
Open Space
Block 38
Road Widening
Blocks 39-43
0.3m Reserve
Blocks 44
Open Space
Stage 2
Blocks 1-12
Single/Towns/Back-to-backs (107-172 units)
Blocks 13-14
Multiple Residential (250-404 units)
Block 15
Mixed Use (100-350 units)
Blocks 16
Multiple Residential/Institutional
Block 17
Institutional
Block 18
Community Park
Block 19
Open Space/SWM
Blocks 20-21
Road Widening
Blocks 22-28
0.3m Reserve
Stage 3
Block 1 Multiple Residential (150-325 units)
Block 2 0.3m Reserve
Stage 4
Blocks 1-30,39,40 Single/Towns/Back-to-backs (342-565 units)
Block 31 Multiple Residential (75-290 units)
Block 32 Mixed Use (80-200 units)
Block 33 Park
Blocks 34-35, 41 Walkway
Block 36 Road Widening
Blocks 37-38 0.3m Reserve
Page 32 of 336
Stacie 5
Blocks 1-20 Single/Towns/Back-to-backs (208-343 units)
Block 21 Multiple Residential (80-150 units)
Block 22 Park
Blocks 23-24 Walkway
Stage 6
Blocks 1-3 Single (10-18 units)
Blocks 4 0.3m Reserve
Stage 7
Blocks 1-4
Single (16-29 units)
Block 5
Future Development
Blocks 6-7
Future Access
Total 1832-3572 units
2. CITY OF KITCHENER CONDITIONS:
2.1 That the Subdivider shall enter into a City Standard Residential Subdivision Agreement,
as approved by CITY Council, respecting those lands shown outlined on the attached Plan
of Subdivision dated July 6, 2022. Standard conditions 2.6, 4.8, and 4.12 shall be deleted
from the City Standard Residential Subdivision Agreement. The following special
conditions shall be added to the City Standard Residential Subdivision Agreement:
Part 2 — General Conditions
2.11 Where the SUBDIVIDER has not completed servicing in accordance with any
approved servicing plan and where the CITY'S Directors of Planning and
Engineering Services consider it is in the public interest to provide such servicing
within the subdivision to secure orderly development of the City, the CITY may, in
its sole discretion, proceed with the engineering and construction of such services
at the SUBDIVIDER'S expense and the cost thereof shall be a charge upon the
subdivision and a debt payable by the SUBDIVIDER to the CITY upon receipt by
the SUBDIVIDER of notice of the CITY'S decision. This provision shall extend to
the servicing of adjacent privately held lands under usual circumstances.
Part 2 — Prior to Area Grading of the subdivision
2.14 The SUBDIVIDER agrees that prior to area grading, servicing or registration each
stage, that the SUBDIVIDER shall complete a Record of Site Condition(s) (RSC)
in accordance with Ontario Regulation 153/04 and the RSC shall be acknowledged
by the Ministry of the Environment, Conservation and Parks (MECP). Prior to
submitting the RSC and the commencement of area grading for the subdivision,
site alteration, materials management, filling and preliminary grading will be
permitted provided these activities comply with a materials management plan to
be approved by the Region's Commissioner of Planning, Development and
Legislative Services and a preliminary grading plan to be approved by the CITY'S
Director of Engineering Services in consultation with the Ministry of Natural
Resources and Forestry or any Provincial successor thereof. The SUBDIVIDER
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further agrees the preliminary grading plan and implementation of same will ensure
drainage through lands to the east does not exceed pre -development drainage flows.
2.15 The SUBDIVIDER agrees to implement the Erosion Threshold Analysis and
specifically Model 4 prepared by Stantec Inc. dated April 7, 2015 including
implementation of the unitary release rate of 1.1 litres per second per hectare which
is assigned to Area 2 and 3 of the Rosenberg Secondary Planning Area on a
proportionate gross area basis, to the satisfaction of the CITY'S Director of
Engineering Services in consultation with the Grand River Conservation Authority.
2.16 The SUBDIVIDER agrees that prior to area grading, to retain a qualified
Engineering Consultant who shall prepare a detailed area grading plan that
addresses environmental and groundwater considerations identified through the
Rosenberg Secondary Planning process. The area grading plan shall be to the
satisfaction of the CITY'S Director of Engineering Services for the City of
Kitchener, in consultation with the Grand River Conservation Authority, Ministry of
Natural Resources and Forestry and Region of Waterloo. The area grading plan
shall be in accordance with the Minutes of Settlement dated August 17, 2015 and
will be coordinated with adjacent lands to the east to ensure gradual transition
grades between plans to the satisfaction of the CITY'S Director of Engineering
Services.
2.17 The SUBDIVIDER agrees that the finished elevation of Rosenberg Way at the
eastern property line in common with Subdivision 30T-14201 will be 353.92 mASL
in accordance with the Minutes of Settlement dated August 17, 2015 and to the
satisfaction of the CITY'S Director of Engineering Services. The SUBDIVIDER
further agrees that the finished elevations of streets at the east limit of Gehl Place
will be as follows:
• Rosenberg Way: 353.92 mASL
• Stamson Street: 355.04 mASL
• Eskerwood Way: 356.49 mASL
Any changes to the elevations at the east limit of Gehl Place shall be reviewed with
the adjacent property owners and shall be subject to the approval of the CITY'S
Director of Engineering Services. The SUBDIVIDER further agrees to implement
the approved elevations through the area grading plan for the plan of subdivision
to the satisfaction of the CITY'S Director of Engineering Services.
2.18 The SUBDIVIDER agrees that prior to area grading to submit, obtain approval of
and implement a detailed "pre -construction" ground water and surface water
monitoring program. The monitoring program is to be approved by the CITY'S
Director of Engineering Services in consultation with the Grand River Conservation
Authority and the Regional Municipality of Waterloo. The "preconstruction"
monitoring program will document current groundwater infiltration conditions, and
will be used to provide baseline information to compare conditions through the
"during" and "post" construction monitoring periods.
The SUBDIVIDER further agrees to submit, obtain approval of, and implement a
detailed "during development" ground water and surface water monitoring and
Page 34 of 336
response program. The program is to be approved by the CITY'S Director of
Engineering Services in consultation with the Grand River Conservation Authority
and the Regional Municipality of Waterloo. The purpose of the "during
development" monitoring program is to ensure that the groundwater infiltration
measures satisfy pre -development infiltration targets specified in the Alder Creek
Watershed and Upper Strasburg Creek Subwatershed Update CH2MHILL, 2008
report as well as the Comprehensive Stormwater Management Strategy for the
South West Urban Area prepared by AMEC (June 22, 2011 and revised July 18,
2011) and that Chloride Impact Management Strategy for the South West Urban
Area prepared by AMEC (June 22, 2011 and revised July 18, 2011) and that
Chloride Impact assessments meet the Reasonable Use Criteria of the Alder
Creek Watershed and Upper Strasburg Creek Subwatershed Update CH2MHILL,
2008 report as approved. The "during development" monitoring program is to
extend until full build out of the subdivision to the satisfaction of the CITY'S Director
of Engineering Services in consultation with the Grand River Conservation
Authority and the Regional Municipality of Waterloo.
2.19 The SUBDIVIDER agrees that prior to area grading to submit, obtain approval of,
and implement a detailed "post development' monitoring program in accordance
with the Storm Water Management Strategy prepared by AMEC (June 22, 2011
as revised July 18, 2011) and the Alder Creek Watershed and Upper Strasburg
Creek Subwatershed Update CH2MHILL, 2008 report as approved. The program
is to be approved by the CITY'S Director of Engineering Services in consultation
with the Grand River Conservation Authority and the Regional Municipality of
Waterloo. The purpose of the "post development" monitoring program is to ensure
that the stormwater management facilities continue to satisfy the current pre -
development conditions for infiltration and to identify any specific additional
requirements that may be necessary to monitor, including but not limited to
infiltration rates for quantity and quality and chloride impact assessments. The
"post development" monitoring program will extend for a two year period after 95%
build out of the subdivision to the satisfaction of the CITY'S Director of Engineering
Services in consultation with the Grand River Conservation Authority and the
Regional Municipality of Waterloo.
2.20 The SUBDIVIDER further agrees to implement any remedial action deemed
necessary (including additional monitoring should chloride levels exceed the
Reasonable Use Criteria of Alder Creek Watershed and Upper Strasburg Creek
Subwatershed Update CH2M HILL, 2008 report as approved), as a result of the
aforementioned monitoring program at their sole expense to the satisfaction of the
CITY'S Director of Engineering Services in consultation with the Grand River
Conservation Authority and the Regional Municipality of Waterloo.
2.21 The SUBDIVIDER agrees to submit construction details for all or any proposed
retaining walls to the satisfaction of the CITY's Director of Engineering Services,
in consultation with the CITY's Director of Planning and the CITY's Building
Department.
2.22 The SUBDIVIDER shall provide confirmation that any existing private wells and
septic systems within the lands proposed to be graded that are required to be
decommissioned have been in accordance with the Ministry of the Environment,
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Conversion and Park standards to the satisfaction of the CITY's Director of
Engineering Services.
Part 3 — Prior to Servicing
3.18 The SUBDIVIDER agrees that prior to the CITY'S approval of servicing drawings
for lotless blocks intended for street townhouse dwellings or single, semi-detached
or duplex dwellings, to submit a draft reference plan for each lot or block, and
obtain approval of such reference plan from the CITY'S Director of Engineering
Services, in consultation with the CITY'S Director of Planning.
3.19 The SUBDIVIDER agrees that prior to servicing to prepare a detailed
Geotechnical/Hydrogeological Investigation Report which shall confirm the
suitability of soils to support lot level infiltration of roof water to the satisfaction of
the CITY'S Director of Engineering Services in consultation with the Region of
Waterloo and the Grand River Conservation Authority. The design of the infiltration
galleries should be oversized by 20% as shall be as outlined in the Preliminary
Stormwater Management Report (MTE, July 6, 2018), and all to the satisfaction of
the CITY'S Director of Engineering Services.
3.20 The SUBDIVIDER agrees that prior to servicing or registration, whichever occurs
first, to prepare an updated water servicing report which shall make
recommendations that address water pressure within the limits of the subdivision
to the satisfaction of the CITY'S Director of Engineering Services and the Regional
Municipality of Waterloo.
3.21 The SUBDIVIDER agrees that prior to servicing or registration, whichever shall
occur first, to submit, obtain approval of and implement a detailed ground water
and surface water monitoring program to evaluate the performance of end of pipe
infiltration facilities (including pre -construction and post -construction phases) and
to identify if the required water balance is met (as identified in the Alder Creek
Watershed Study(2007) and the Alder Creek Watershed and Upper Strasburg
Creek Subwatershed Update-CHM2HILL, 2008 as well as the Comprehensive
Stormwater Management Strategy for the South West Urban Area prepared by
AMEC (June 22, 2011 and revised July 18, 2011), to the satisfaction of the CITY'S
Director of Engineering Services in consultation with the Regional Municipality of
Waterloo and the Grand River Conservation Authority. Further, the SUBDIVIDER
agrees to implement the approved monitoring program to the satisfaction of the
Director of Engineering Services.
3.22 The SUBDIVIDER agrees that prior to servicing or registration, whichever shall
occur first, to retain a qualified Engineering Consultant who shall prepare a detailed
engineering design and report for stormwater management to the satisfaction of
the CITY'S Director of Engineering Services in consultation with the Director of
Operations, the Region of Waterloo and the Grand River Conservation Authority.
Stormwater management facilities within the limits of Subdivision 30T-14201 will
accommodate up to a maximum of 2.72 ha of land conceptually shown in MTE's
Stormwater Management Report dated July 6, 2018 and located within the limits
of Subdivision 30T-18201.The stormwater management design and report shall be
in accordance with the Comprehensive Stormwater Management Strategy for the
South West Urban Area prepared by AMEC (June 22, 2011 and revised July 18,
Page 36 of 336
2011) and the Alder Creek Watershed and Upper Strasburg Creek Subwatershed
Update-CH2MHILL, 2008 and shall accommodate a flow of 2.0 cubic
metres/second from Area 2 lands of which 1.337 is assigned to Subdivision 30T-
18201 and 30T-18202 and 0.46 ha of Trussler Road.
In addition, the SUBDIVIDER shall have landscape plans for the stormwater
management facilities prepared by a Landscape Architect to the satisfaction of the
CITY'S Director of Parks and Cemeteries and the CITY'S Director of Engineering
Services. The approved engineering design for Storm Water Management will
include a maintenance program for a period of two years following 95% build -out
of the subdivision, which will ensure the stormwater management facilities function
as designed to the satisfaction of the CITY'S Director of Engineering. Any redesign
and remediation required for the stormwater management facilities to achieve their
required targets shall be at the SUBDIVIDER'S sole expense all to the satisfaction
of the CITY'S Director of Engineering Services.
3.23 The SUBDIVIDER agrees that prior to servicing stormwater management facilities
will be designed to achieve a unitary release rate of 1.1 litres per second per gross
hectare in accordance with the Erosion Threshold Analysis prepared by Stantec
Inc. dated April 7, 2015, to the satisfaction of the CITY'S Director of Engineering
Services in consultation with the Grand River Conservation Authority.
3.24 The SUBDIVIDER agrees that prior to servicing of each stage requiring new
stormwater management facilities, including stormwater management ponds,
infiltration galleries and other related appurtenances, to provide a letter of credit
based on 60% of the estimated cost of the approved infiltration facilities to the
satisfaction of the CITY'S Director of Engineering Services.
The Letter of Credit will be released two years after 95% of the pond catchment
area is stabilized (meaning buildings are constructed and lots/blocks are
sodded/vegetated) and the SUBDIVIDER's consulting engineer has certified the
infiltration facilities are functioning as intended and approved to the satisfaction of
the CITY'S Director of Engineering Services.
3.25 The SUBDIVIDER agrees that prior to servicing or registration of each stage,
whichever occurs first, to prepare an On -Street Parking Plan to the satisfaction of
the CITY'S Director of Transportation Services, in consultation with the CITY'S
Director of Engineering Services and Director of Planning, in accordance with the
CITY'S On -Street Parking Policy 1-1070, as approved and amended. The On -
Street Parking Plan shall be considered in accordance with the servicing drawings
and shall generally provide for one on -street parking space for every two dwelling
units. Other options such as driveway length, garage space, communal parking
facilities, and/or parking along the park frontage, may be considered in accordance
with the CITY'S Policy and to the satisfaction of the CITY'S Director of
Transportation Services.
3.26 The SUBDIVIDER agrees that prior to servicing of each Stage, to submit a street
cross section plan for all streets in accordance with the City's Complete Street
Guidelines, to the satisfaction of the CITY'S Director of Transportation and the
CITY'S Director of Engineering Services. The following preferred cross sections
are applicable:
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Local street, 18 metre right-of-way
Minor neighbourhood collector, 20 metre right-of-way
Major community collector, 26 metre right-of-way
3.27 The SUBDIVIDER agrees that prior to servicing or registration, whichever occurs
first, to submit a functional design for the implementation of bicycle lanes, on -street
parking and intersection curb extensions on Rosenberg Way in accordance with
the lotting plan, On -Street Parking Plan, and the preferred cross section for major
collector streets (City of Kitchener, Complete Streets) to the satisfaction of the
CITY'S Director of Engineering Services in consultation with the CITY'S Director
of Transportation Services. The approved functional design for Stage 2 shall be
provided to the Waterloo Region District School Board for information.
3.28 The SUBDIVIDER agrees that prior to servicing to submit a detailed roundabout
design for the intersection of George Israel Street and Rosenberg Way, and Essex
Road / Homelands Street and Rosenberg Way, to the satisfaction of the Director
of Engineering Services and the CITY'S Director of Transportation Services. A
"Dutch" style roundabout design should be prepared for each intersection.
3.29 The SUBDIVIDER agrees that prior to servicing or registration, whichever comes
first, of Stage 1 or Stage 2, to submit a detailed stormwater management plan for
the stormwater management facilities located within each stage to be registered
to the satisfaction of the CITY'S Director of Engineering Services, Grand River
Conservation Authority, and Region including, but not limited to, the design and
location of end of pipe infiltration facilities required to sustain the flow of
groundwater to Core Environmental Features.
3.30 All public right-of-ways and all services shall be designed and constructed to the
standards specified in the most current City of Kitchener Standards, Development
Manual, Regional Standards and other applicable Provincial Standards to the
satisfaction of the Director of Engineering.
3.31 Where major overland flow routes are not on municipally owned lands, the owner
must deed to the City of Kitchener a minimum 6.0 m wide drainage corridor.
3.32 All public right-of-ways and all services shall be designed and constructed to the
standards specified in the most current City of Kitchener Standards, Development
Manual, Regional Standards and other applicable Provincial Standards to the
satisfaction of the Director of Engineering.
3.33 The SUBDIVIDER agrees that prior to servicing or registration, whichever shall
occur first, to submit, obtain approval of and implement a detailed groundwater
and surface water monitoring program to evaluate the performance of end of pipe
infiltration facilities (including pre -construction and post -construction phases) and
to identify if the required water balance is met (as identified in the Alder Creek
Watershed Study (2007) and the Alder Creek Watershed and Upper Strasburg
Creek Subwatershed Update — CH2MHILL, West Urban Area prepared by AMEC
(June 22, 2011 revised July 18, 2011), to the satisfaction of the CITY'S Director of
Engineering Services in consultation with the Regional Municipality of Waterloo
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and the Grand River Conservation Authority. Further, the SUBDIVIDER agrees to
implement the approved monitoring program and complete any redesign and/or
remediation to achieve the required targets at the sole expense of the
SUBDIVIDER all to the satisfaction of the CITY'S Director of Engineering Services.
3.34 The SUBDIVIDER agrees that prior to servicing or registration, whichever occurs
first, to provide detailed sanitary sewer design and to make arrangements
satisfactory to the CITY'S Director of Engineering Services for a sanitary sewer
connection to the Middle Strasburg Trunk Sanitary Sewer. The SUBDIVIDER
further agrees that where any upgrades are required to any local sewers required
to connect these lands to the trunk sewer will be at the sole expense of the
SUBDIVIDER.
Part 4 - Prior to the issuance of building permit in each stage
4.22 The SUBDIVIDER agrees to undertake any measures required to ensure proper
water pressure to all lots and blocks within the proposed plan of subdivision to the
satisfaction of the CITY's Director of Engineering Services or the CITY's Chief
Building Official in consultation with CITY's Director of Utilities.
4.23 The SUBDIVIDIER agrees that all dwellings shall be designed in accordance with
garage and driveway widths shown on the approved On -Street Parking Plan to the
satisfaction of the CITY's Chief Building Official, in consultation with the CITY's
Director of Planning and Director of Transportation Services.
4.24 The SUBDIVIDER agrees that no building permit shall be applied for or issued for
the following Priority Lots unless the building designs are in accordance with the
approved Design Guidelines for Priority Lots to the satisfaction of the CITY'S Chief
Building Official, in consultation with the CITY'S Director of Planning:
a) The future Corner (C) Priority Lots in the following
a. Stage 1 Blocks 1 , 2, 4, 5, 6, 7, 8, 9, 10, 12
21, 22, 23, 24, 25, 26, 27, 28, 31, 32
b. Stage 2 Block 2
c. Stage 4 Blocks 1, 2, 3, 4, 8, 9, 11, 12, 13,
23, 27, 28
d. Stage 5 Blocks 1, 2, 3, 4, 5, 6, 7, 8, 9, 10,
19,20
e. Stage 6 Blocks, 1, 2, 3
f. Stage 7 Blocks 1, 3
b) Gateway (G) Priority Lots in the following blocks:
a. Stage 11 Block 11
b. Stage 4 Blocks 4, 5, 30
c) Park (P) Priority Lots in the following blocks
a. Stage 1 Blocks 10, 11
b. Stage 4 Blocks 6, 7, 20, 21
blocks;
, 14, 15, 16, 17, 18, 19, 20,
14, 16, 17, 18, 19, 20, 22,
11, 12, 14, 15, 16, 17, 18,
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Part 6 — Other Time Frames
6.10 That prior to registration, the owner enter into an agreement with the City of
Kitchener to ensure that the water balance completed to date be updated with the
"as -built" infiltration gallery data (based on suitability of soils encountered during
construction) and that this data be reported to the Region of Waterloo in the event
that a ground water deficit results and mitigation measures may be required to
maintain the existing water balance. Monitoring reports for the infiltration in the
groundwater recharge areas are required for 2 years post development of the
subdivision to ensure the water balance is being achieved.
6.11 The SUBDIVIDER agrees to include the following clause in all agreements
purchase and sale, and/or rental agreements for all lots with retaining walls:
"Purchasers/tenants are advised that a retaining wall is located on this property.
The owner of this property also owns his/her section of the retaining wall. The
retaining wall is not in public ownership. Monitoring, maintenance, inspection,
repair and replacement of this retaining wall, including any associated costs, are
the sole responsibility of the property owner. The City of Kitchener is in no way
responsible for this retaining wall. Should this retaining wall fail, it is the property
owner's responsibility to repair or replace his/her section of the wall, at his/her cost.
6.12 The SUBDIVIDER agrees to provide the City of Kitchener with evidence that
satisfactory arrangements, financial and otherwise, have been made with Canada
Post Corporation for the installation of Community Mail Boxed (CMB) as required by
Canada Post Corporation, at the time of sidewalk and/or curb installation.
6.13 That the SUBDIVIDER or subsequent Owner agrees to include the following
clauses in all Agreement of Purchase and Sale with home buyers, and/or Rental
Agreements, which advise:
a) that the home/business mail delivery will be from a designated Community
Mail Box;
b) that identifies the exact Community Mail Box locations.
The SUBDIVIDER further agrees that the location of all Community Mail Box
facilities will be shown on maps, information boards and plans, including maps
displayed in the sales office.
6.14 The SUBDIVIDER agrees to satisfy the CITY'S parkland dedication for the entire
subdivision by the conveyance of Park Block 33 (Stage 1), Community Park Block
18 (Stage 2), Park Block 33 (Stage 4), and Park Block 22 (Stage 5). Conveyance
of each of the said Park Blocks will take place at the time of registration of the
stage which includes a parkland dedication block. The SUBDIVIDER agrees that
the parkland provided within the plan of subdivision shall be at no additional
frontage cost to the CITY and shall be to the satisfaction of the CITY'S Director of
Parks and Cemeteries.
6.15 The SUBDIVIDER agrees that prior to occupancy of the units within a stage that
includes a park, to install demarcation posts along property lines adjacent to all
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park and open space blocks to the satisfaction of the CITY'S Director of Parks and
Cemeteries.
6.16 The SUBDIVIDER agrees to include a clause in all agreements of purchase and
sale, and/or rental agreements with home buyers that advises there is a planned
transit route through the neighbourhood and to provide an information pamphlet or
website address regarding Grand River Transit services to the satisfaction of the
CITY'S Director of Planning in consultation with the Regional Municipality of
Waterloo.
6.17 The SUBDIVIDER agrees where pressure reducing valves are required, to enter
into an agreement with the CITY to provide for such installation; and to include in
all agreements of purchase and sale and/or rental agreements, a clause identifying
the presence of such water pressure reduction device and advising that it may not
be removed by the owner/occupant.
6.18 The SUBDIVIDER agrees that phasing of construction will provide for on-going
access to the lands that are located south of and adjacent to the subdivision to the
satisfaction of the Director of Engineering Services in consultation with the Director
of Planning or until the Amand Drive extension has been constructed, whichever
comes first.
6.19 The SUBDIVIDER agrees that in the event the subdivision is developed in advance
of the extension of Rosenberg Way to the eastern limit of the subdivision, Gehl
Place may be used as a second means of access to the subdivision and the
proposed subdivisions located to the west of Gehl Place in which case, the
SUBDIVIDER agrees to upgrade Gehl Place and provide any required temporary
roads to the satisfaction of the CITY'S Director of Engineering Services. The
SUBDIVIDER further agrees a .3 metre reserve across the frontage of Block 12,
Stage 1 will be conveyed to the City of Kitchener if necessary and this reserve shall
be lifted at such time as Rosenberg Way has been extended to the eastern limits
of the subdivision.
6.20 The SUBDIVIDER agrees to construct required lot level infiltration galleries for all
lots and blocks. Further, the SUBDIVIDER'S consulting engineer will supervise
and certify installation prior to occupancy of the applicable lot or block to the
satisfaction of the CITY'S Director of Engineering Services.
6.21 The SUBDIVIDER agrees to install the granular base of all hard surface
community/pedestrian trails shown on the area grading, erosion and siltation
control plan to the satisfaction of the CITY'S Director of Parks and Cemeteries.
6.22 The SUBDIVIDER acknowledges that Gehl Place will be closed on a permanent
basis by the CITY and converted to a Multi -Use Pathway (Type 1). The closure of
Gehl Place by the CITY will be subject to the southerly extension of Amand Drive
so as to ensure access to adjacent lands to the south, the extension of the street
network through adjacent lands to the east and/or the west such that all stages of
the subdivision have two means of access to Bleams Road and/or Trusssler Road.
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6.23 The SUBDIVIDER agrees that area grading of the subdivision will include
implementation of the profile for Gehl Place prepared by MTE Consultants Inc.
dated January 19, 2022 and approved by the City.
6.24 Prior to occupancy, the SUBDIVIDER agrees to construct at source infiltration
galleries, and convey any required easements, to the satisfaction of the CITY'S
Director of Engineering Services. Installation of infiltration galleries shall be
supervised and certified by a qualified Geotechnical and or Engineering
Consultant, at the SUBDIVIDER'S expense and to the satisfaction of the CITY'S
Director of Engineering Services.
6.25 The SUBDIVIDER agrees to include the following clause in applicable offers of
purchase and sale and tenancy agreements, which shall be registered on the title
of the lands immediately upon registration for all lots with rear yard continuous
linear infiltration galleries:
"Purchasers/tenants are advised that an infiltration gallery is located on the subject
property. The owner of this property also owns his/her section of the infiltration
gallery. The infiltration gallery is not in public ownership. Monitoring, maintenance,
inspection, repair and replacement of this infiltration gallery, including any
associated costs, are the sole responsibility of the property owner. The City of
Kitchener is in no way responsible for this infiltration gallery. Should this infiltration
gallery fail, it is the property owner's responsibility to repair or replace his/her
section of the infiltration gallery, at his/her cost."
6.26 The SUBDIVIDER agrees that construction traffic to and from the proposed
subdivision shall be restricted to using Bleams Road and Trussler Road, as
appropriate. The SUBDIVIDER agrees to advise all relevant contractors, builders
and other persons of this requirement with the SUBDIVIDER being responsible for
any required signage, all to the satisfaction of the CITY'S Director of Engineering
Services.
6.27 The SUBDIVIDER agrees to include a clause in all Agreements of Purchase and
Sale with home buyers, and/or Rental Agreements, that provides the contact
information for the four (4) School Boards in the Region to ensure that purchasers
have contacts at the respective Boards for school boundary and other related
school accommodation inquiries.
2.1 That prior to final approval of the plan to be registered, the SUBDIVIDER shall fulfill the
following conditions:
The CITY Standard Residential Subdivision Agreement be registered on title.
2. The SUBDIVIDER shall submit copies of the final plan for registration to the CITY'S
Director of Planning and shall obtain approval therefrom.
3. The SUBDIVIDER agrees to commute all local improvement charges outstanding
on any part of the lands and to pay all outstanding taxes on the lands.
4. The SUBDIVIDER shall install within the subdivision any required geodetic
monuments under the direction of the CITY'S Director of Engineering Services,
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with co-ordinate values and elevations thereon and submit for registration the
plans showing the location of the monuments, their co-ordinate values, elevations
and code numbers as prescribed by the Surveyor General of Ontario.
5. The SUBDIVIDER shall make satisfactory arrangements with Kitchener -Wilmot
Hydro for the provision of permanent electrical services to the subdivision and/or
the relocation of the existing services. Further, the SUBDIVIDER acknowledges
that this may include the payment of all costs associated with the provision of
temporary services and the removal of such services when permanent installations
are possible.
6. The SUBDIVIDER shall make satisfactory arrangements for the provision of
permanent telephone services to the subdivision and/or the relocation of the
existing services. Further, the SUBDIVIDER acknowledges that this may include
the payment of all costs associated with the provision of temporary services and
the removal of such services when permanent installations are possible.
7. The SUBDIVIDER shall make arrangements for the granting of any easements
required for utilities and municipal services. The SUBDIVIDER agrees to comply
with the following easement procedure:
(a) to provide copies of the subdivision plan proposed for registration and
reference plan(s) showing the easements to HYDRO, and telephone
companies and the CITY, to the CITY'S Director of Planning.
(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;
(d) if utility easement locations are proposed within lands to be conveyed to, or
presently owned by the CITY, the SUBDIVIDER shall obtain prior written
approval from the CITY'S Director of Planning and CITY'S Director of
Engineering Services or, in the case of parkland, the CITY'S Director of
Operations; and
(e) to provide to the CITY'S Director of Planning, a clearance letter from each of
HYDRO and telephone companies. Such letter shall state that the respective
utility company has received all required grants of easement, or alternatively,
no easements are required.
8. The SUBDIVIDER shall dedicate all roads, road widenings, and public walkways
to the CITY by the registration of the Plan of Subdivision.
9. The SUBDIVIDER shall erect and maintain a subdivision billboard sign at each
major entrance to the subdivision, in accordance with a plan approved by the
CITY'S Director of Planning, in accordance with the following criteria:
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a) The sign shall be in accordance with the CITY'S Sign by-law and shall be
located outside the required yard setbacks of the applicable zone and outside
the corner visibility triangle, with the specific, appropriate location to be
approved by the CITY'S Director of Planning;
b) The sign shall have a minimum clearance of 1.5 metres, a maximum height
of 6 metres, and a maximum area of 13 square metres;
c) Graphics shall depict the features within the limits of the subdivision
including, without limiting the generality of the foregoing, approved street
layout, including emergency access roads, zoning, lotting and specific land
uses, types of parks, storm water management areas, hydro corridors, trail
links and walkways, potential or planned transit routes and bus stop
locations, notification regarding contacts for school sites, noise attenuation
measures, environmentally sensitive areas, tree protection areas, special
buffer/landscaping areas, water courses, flood plain areas, railway lines and
hazard areas and shall also make general reference to land uses on adjacent
lands including references to any formal development applications, all to the
satisfaction of the CITY'S Director of Planning;
d) Approved subdivision billboard locations shall be conveniently accessible to
the public for viewing. Low maintenance landscaping is required around the
sign and suitable parking and pedestrian access may be required between
the sign location and public roadway in order to provide convenient
accessibility for viewing; and,
e) The SUBDIVIDER shall ensure that the information is current as of the date
the sign is erected. Notice shall be posted on the subdivision billboard signs
advising that information may not be current and, to obtain updated
information, inquiries should be made at the CITY'S Community Services
Department — Planning Division or the appropriate School Board for school
accommodation information.
f) The sign shall also advise prospective residents that students from the
subdivision may be directed to schools outside the neighbourhood.
10. The SUBDIVIDER agrees that the streets shall be named as shown on the plan.
11. To expedite the approval for registration, the SUBDIVIDER shall submit to the
CITY'S Director of Planning, a detailed written submission documenting how all
conditions imposed by this approval that require completion prior to registration of
the subdivision plan(s), have been satisfied.
12. The SUBDIVIDER agrees to convey to the CITY the following lands for the
purposes stated therein, at no cost and free of encumbrance, concurrently with the
registration of each stage of the plan of subdivision within which the identified
blocks are located:
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Stage 1
Blocks 33
Park
Block 34-35
Public Walkway
Block 36
Open Space/SWM
Block 37
Open Space
Block 38
Road Widening
Blocks 39-43
0.3m Reserve
Blocks 44
Open Space
Stage 2
Block 18
Community Park
Block 19
Open Space/SWM
Blocks 20-21
Road Widening
Blocks 22-28
0.3m Reserve
Stage 3
Block 2 0.3m Reserve
Stage 4
Block 33 Park
Blocks 34-35 Walkway
Block 36 Road Widening
Blocks 37-38 0.3m Reserve
Stage 5
Block 22 Park
Blocks 23-24 Walkway
Stage 6
Blocks 4 0.3m Reserve
Stage 7
Blocks 6-7 Future Access
13. The SUBDIVIDER agrees that the plan shall be registered in seven stages in
accordance with the following and to the satisfaction of the CITY'S Director of
Planning:
a) Stage 1 shall be registered first and prior to, concurrently with or
subsequent to Draft Plan of Subdivision 30T-14201, only when a secondary
access is provided to Bleams Road or Rosenberg Way.
b) Stage 2 shall be registered concurrently with or subsequent to Stage 1.
C) Stage 3 shall be registered concurrently with or subsequent to Stage 1 and
only when a secondary access is provided to Bleams Road or Rosenberg
Way.
d) Stage 4 shall be registered concurrently with or subsequent to Stage 2.
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e) Stage 5 can register concurrently with or subsequent to the registration of
Stages 2 and 4.
f) Stage 6 shall be registered concurrently with or subsequent to Stage 1 and
the extension of Eskerwood Way from Gehl Place to Homelands Street.
g) Stage 7 is dependent upon the inclusion of lands municipally addressed as
2091 Bleams Road, in whole or in part, being added with lands in Stages
2 and 4, within the plan limits, through a future modification.
14. The SUBDIVIDER shall satisfy the 5% parkland dedication for the entire
subdivision by the conveyance of Park Block 33 (Stage 1), Community Park Block
16 (Stage 2), Park Block 33 (Stage 4), and Park Block 22 (Stage 6).
15. The SUBDIVIDER shall agree to provide adequate notice to all home purchasers
of the proposal to construct multiuse pathways, including identification of pathway
plans and cross sections displayed in sales offices and shall be noted in all
agreements of purchase and sale and/or rental agreements when the multi -use
pathway is proposed on lands immediately adjacent to the purchased lot.
16. The SUBDIVIDER agrees that if servicing or grading has not commenced prior to
final approval of the plan, a Detailed Vegetation Plan is to be submitted for approval
by the CITY'S Director of Planning. The Detailed Vegetation Plan shall also show
approved grading. The SUBDIVIDER agrees to implement all of the measures
identified in the approved Detailed Vegetation Plan including delivering all
information contained in the approved Detailed Vegetation Plan to prospective
purchasers to ensure that the requirements are carried out as specified.
17. The SUBDIVIDER agrees to have all proposed tree and shrub plantings on public
rights of way reviewed and approved by the CITY'S Director of Parks and
Cemeteries.
18. The SUBDIVIDER agrees to obtain the appropriate land use plan, from the City of
Kitchener, for the area being subdivided in order to satisfy Condition 1.22 of the
Subdivision Agreement.
19. The SUBDIVIDER shall obtain approval of landscape plans for the stormwater
management facilities in Block 36 (Stage 1) and Block 19 (Stage 2) and for all
buffer areas contiguous to Open Space Blocks 37 (Stage 1) and that
recommended buffer plantings consist of locally -appropriate, self-sustaining native
vegetation. The landscape plans are to be prepared by a qualified landscape
architect and/or environmental professional and approved by the CITY'S Director
of Operations in consultation with the Regional Commissioner of Planning,
Development and Legislative Services.
20. The SUBDIVIDER agrees to design and construct the parks Park Block 33 (Stage
1), Community Park Block 18 (Stage 2), and Park Block 33 (Stage 4) to the
satisfaction of the CITY'S Director of Parks and Cemeteries in consultation with
the CITY'S Director of Planning prior to registration of the stage within which the
park block(s) is located. Grading, topsoiling and seeding shall be completed
before occupancy of the first unit within the stage which includes the park(s) or in
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the event of winter conditions, by June 1st immediately following the issuance of
the first occupancy permit. The SUBDIVIDER shall complete construction of the
park and community trail within one year of registration or servicing the stage within
which the park block(s) is located, whichever occurs first. The applicable
construction costs such as grading, topsoiling, seeding, sodding, installation of
playground equipment, landscaping, seating and signage relating to the parks and
surface treatment relating to the community trails, are at the sole cost of the
SUBDIVIDER.
21. The SUBDIVIDER shall confirm whether decorative street signage and street
lighting will be used for the subdivision to the satisfaction of the CITY'S Director of
Transportation Services and CITY'S Director of Planning and Kitchener -Wilmot
Hydro and the Region of Waterloo. Should these decorative elements be utilized,
they shall be installed at the appropriate timeframe and at the SUBDIVI DER'S cost,
including the provision of 10% of the cost of materials for future
replacement/maintenance, to the satisfaction of the CITY'S Director of
Transportation Services and Kitchener -Wilmot Hydro.
22. Prior to the Servicing or Registration, whichever shall occur first, of each stage, the
SUBDIVIDER shall prepare an On -Street Parking Plan to the satisfaction of the
CITY'S Director of Transportation Services, in consultation with the CITY'S
Director of Engineering Services in accordance with the CITY'S On -Street Parking
Policy, as approved and amended. The On -Street Parking Plan shall be
considered in accordance with the servicing drawings and shall generally provide
for one on -street parking space for every two dwelling units. Other options such as
driveway length, garage space, communal parking facilities, and/or parking along
the park frontage, may be considered in accordance with the CITY'S Policy and at
the discretion of the Director of Transportation Services.
23. That prior to registration, the SUBDIVIDER agrees to prepare a brochure for new
home purchasers which provides information about the natural heritage features
within the subdivision along with advice about good stewardship of these areas,
and that the brochure shall be to the satisfaction of the CITY'S Director of Planning
in consultation with the Grand River Conservation Authority and the Regional
Municipality of Waterloo. Furthermore, the SUBDIVIDER agrees to distribute this
brochure to new homeowners.
24. That prior to registration of Stage 1 and conveyance of Open Space Block 37 the
SUBDIVIDER shall remove any garbage or debris from Block 37 to the satisfaction
of the CITY'S Director of Parks and Cemeteries in consultation with the Regional
Municipality of Waterloo. The SUBDIVIDER shall treat these lands as required by
the Kitchener Tree Management Policy (2002) Section 3.3.1.6 including the
removal of any garbage or debris to the satisfaction of the CITY'S Director of
Planning and the CITY'S Director of Parks and Cemeteries.
25. The SUBDIVIDER agrees that prior to area grading, servicing or registration of all
or any part of the plan of subdivision, whichever shall occur first, to prepare a
detailed engineering design for Storm Water Management including any requisite
monitoring and obtain approval thereof from the CITY'S Director of Engineering
Services in consultation with the Grand River Conservation Authority and the
Regional Municipality of Waterloo. The Stormwater Management design shall be
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in accordance with the Alder Creek Watershed Study (2007) and Alder Creek
Watershed and Upper Strasburg Creek Subwatershed Update-CH2MHILL, 2008
as well as the Comprehensive Stormwater Management Strategy for the South
West Urban Area prepared by AMEC (June 22, 2011 and revised July 18, 2011),
the Minutes of Settlement dated August 17, 2015, and the City's Integrated SWM
Master Plan. The approved engineering design for Storm Water Management will
include a maintenance program for a period of two years following 95% build -out
of the subdivision, which will ensure the stormwater management facilities function
as designed to the satisfaction of the CITY'S Director of Engineering Services.
26. That the SUBDIVIDER agrees to include the following statement in all agreements
of purchase and sale and/or rental agreements that may be entered into pursuant
to Section 52 of the Planning Act, prior to the registration of this plan:
"The lot, lots, block or blocks which are the subject of this agreement of lease or
purchase and sale are not yet registered as a plan of subdivision. The fulfillment
of all conditions of draft plan approval, including the commitment of water supply
and sewage treatment services thereto by the Region and other authorities, has
not yet been completed to permit registration of the plan. Accordingly, the
purchaser should be aware that the vendor is making no representation or
warranty that the lot, lots, block or blocks which are the subject of this agreement
or lease or purchase and sale will have all conditions of draft plan approval
satisfied, including the availability of servicing until the plan is registered."
27. Prior to servicing or registration, whichever shall occur first, the SUBDIVIDER shall
prepare a detailed engineering design for Storm Water Management including any
requisite monitoring and obtain approval thereof from the CITY'S Director of
Engineering Services in consultation with the Grand River Conservation Authority
and the Regional Municipality of Waterloo. The Stormwater Management design
shall be in accordance with the Alder Creek Watershed Study (2007) and Alder
Creek Watershed and Upper Strasburg Creek Subwatershed Update-CH2MHILL,
2008 as well as the Comprehensive Stormwater Management Strategy for the
South West Urban Area prepared by AMEC (June 22, 2011 and revised July 18,
2011) and the City's SWM Master Plan. The approved engineering design for
Storm Water Management will include a maintenance program for a period of two
years following 95% build -out of the subdivision, which will ensure the stormwater
management facilities function as designed to the satisfaction of the CITY'S
Director of Engineering Services.
28. Prior to registration of Stage 1, the SUBDIVIDER agrees to implement mitigation
measures, and submit, obtain approval of and implement a monitoring program as
outlined in the Rosenberg Secondary Plan — Mattamy Community, Environmental
Impact Study — Update (NRSI Inc., August 2021). This will include biological
monitoring and any additions or modifications identified by the City, Region or
Grand River Conservation Authority as part of the final review and approval of the
monitoring program. The SUBDIVIDER further agrees to implement any remedial
action deemed necessary as a result of the aforementioned monitoring program at
their sole expense to the satisfaction of the CITY'S Director of Engineering
Services and the Director of Planning in consultation with the CITY'S Director of
Parks and Cemeteries, the Regional Municipality of Waterloo and the Grand River
Conservation Authority.
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29. The SUBDIVIDER agrees to install black vinyl chain link fence, or approved
decorative fencing that is designed to provide visibility along any rear and/or side
lot lines identify the blocks or lots here that are adjacent to Park and Open Space
Blocks to the satisfaction of the CITY'S Director of Engineering Services in
consultation with the CITY'S Director of Operations.
30. The SUBDIVIDER agrees to install 1.8 metre tall black vinyl chain link fence along
the shared property boundaries with 1084 and 1104 Trussler Road to the
satisfaction of the CITY'S Director of Engineering Services in consultation with the
CITY'S Director of Operations.
31. The subdivision shall be registered prior to, in conjunction with or subsequent to
Subdivision 30T-14201 and that prior to registration of any stage, the
SUBDIVIDER shall provide and/or convey any required temporary or permanent
easements to the City of Kitchener and the Regional Municipality of Waterloo to
permit the construction of those services and roads necessary for the development
of the subdivision as identified in the Area Servicing Plan as set out in Schedule
"B1", "132" and "BY to Minutes of Settlement dated August 17, 2015. Further, the
design and construction of services within the subdivision shall be in accordance
with the Area Servicing Plan attached as Schedules "B1", "132" and "BY to Minutes
of Settlement dated August 17, 2015.
32. Prior to Servicing or Registration, whichever shall occur first, the SUBDIVIDER
agrees to receive final approval of a Priority Lotting Plan and of Design Guidelines
for Priority Lots to the satisfaction of the CITY'S Director of Planning.
The Design Guidelines for Priority Lots shall include, but not be limited to, the
following considerations:
a) For Corner Priority Lots, building elevation drawings shall ensure that
consideration has been given to the design treatment along both road
frontages for each lot/dwelling, including such items as the provision of
porches, porticos, stairs or other projections; secondary or angled door
entries; horizontal articulation, brick or masonry -style skirting along both
the front and exterior side yard and/or accentuated windows; increased
building massing and height; and consideration to fencing and
landscaping.
b) For Park Priority Lots, building elevation drawings shall ensure that
consideration has been given to the design treatment along the road
frontage and the park flankage for each lot/dwelling, including such items
as the provision for porches, porticos, stairs or other projections,
secondary entry doors, horizontal articulation, brick and masonry -style
skirting and/or accentuated windows; and consideration to fencing and
landscaping.
c) For Gateway Priority Lots, building elevation drawings shall ensure that
consideration has been given to design treatment along the road frontage
including such items as the provision of porches, porticos, stairs or other
projections, horizontal articulation, brick and masonry style skirting and/or
accentuated windows.
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33. The SUBDIVIDER agrees prior to registration to prepare, a community trail design
for Gehl Place, to be approved by the CITY'S Director of Parks and Cemeteries in
consultation with the CITY'S Director of Planning.
34. The SUBDIVIDER agrees that prior to servicing or registration, whichever occurs
first, to prepare an updated water servicing report which shall make
recommendations that address water pressure within the limits of the subdivision
to the satisfaction of the CITY'S Director of Engineering Services and the Regional
Municipality of Waterloo.
35. The SUBDIVIDER agrees to surrender all Aggregate Resources Act (ARA)
licenses prior to, or concurrently with, the registration of all or any stage of this
plan.
The SUBDIVIDER agrees that prior to registration of all or any stage of this plan,
the CITY'S Director of Planning, shall be advised by the Ministry of Natural
Resources and Forestry (MNRF) or Provincial successor thereof that this condition
has been carried out satisfactorily.
36. The SUBDIVIDER agrees that prior to registration of to erect signage, clearly
setting out the CITY'S future intent to close Gehl Place to vehicular traffic and
incorporate the road right-of-way into the community trail system. The location and
content of said signage shall be approved by the CITY'S Director of Planning.
37. The SUBDIVIDER agrees to make the necessary arrangements with the adjacent
landowner to the east (30T-14201) for the sharing of costs associated with
oversizing sewers including the dedicated winter by-pass sewer as required to
service these lands and to provide the City's Director of Engineering Services
written confirmation that these cost sharing arrangements have been made prior
to registration.
38. The SUBDIVIDER agrees to make the necessary arrangements with the adjacent
landowner to the east (30T-14201) for the sharing of costs associated with
oversizing storm water management facilities and to provide the City's Director of
Engineering Services written confirmation that these cost sharing arrangements
have been made prior to registration.
39. The SUBDIVIDER provides fill certifications to the satisfaction of the City's Director
of Engineering Services, prior to the registration of each phase, to ensure the
geotechnical integrity of all filled lands.
3. REGIONAL MUNICIPALITY OF WATERLOO CONDITIONS:
That the plan for final approval may incorporate a lot pattern for all blocks in which
single detached, semi-detached and townhouse lots are permitted, at a density not
exceeding the density identified in the draft approval conditions.
2. That the SUBDIVIDER agrees to stage the development of this subdivision in a
manner satisfactory to the Regional Commissioner of Planning, Development and
Legislative Services.
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3. That the subdivision agreement be registered by the City of Kitchener against the
lands to which it applies and a copy of the registered agreement be forwarded to
the Regional Commissioner of Planning, Development and Legislative Services
prior to final approval of the subdivision plan.
4. That any dead ends and open sides of road allowances created by this plan of
subdivision shall be terminated in 0.3 metre reserves, to be conveyed to and held
in trust by the City of Kitchener until required for future road allowances or the
development of adjacent land.
5. That the SUBDIVIDER enter into an Agreement for Servicing with the Regional
Municipality of Waterloo to preserve access to municipal water supply and
municipal wastewater treatment services prior to final approval or any agreement
for the installation of underground services, whichever comes first. Where the
SUBDIVIDER has already entered into an agreement for the installation of
underground servicing with the area municipality, such agreement shall be
amended to provide for a Regional Agreement for Servicing prior to registration of
any part of the plan. The Regional Commissioner of Transportation and
Environmental Services shall advise prior to an Agreement for Servicing that
sufficient water supplies and wastewater treatment capacity is available for this
plan, or the portion of the plan to be registered.
6. That the SUBDIVIDER includes the following statement in the registered
subdivision agreement and in all agreements of lease or purchase and sale and/or
rental agreements that may be entered into pursuant to Section 52 of the Planning
Act, prior to the registration of this plan
"The lot, lots, block or blocks which are the subject of this agreement of lease or
purchase and sale are not yet registered as a plan of subdivision. The fulfillment
of all conditions of draft plan approval, including the commitment of water supply
and sewage treatment services thereto by the Region and other authorities, has
not yet been completed to permit registration of the plan. Accordingly, the
purchaser should be aware that the vendor is making no representation or
warranty that the lot, lots, block or blocks which are the subject of this agreement
or lease or purchase and sale will have all conditions of draft plan approval
satisfied, including the availability of servicing until the plan is registered."
7. That, prior to registration or servicing, whichever comes first, the Functional
Servicing Report (MTE, dated July 6, 2018 and/or future amendments thereto) be
completed to the satisfaction of the Regional Commissioner of Planning,
Development and Legislative Services.
8. That, the SUBDIVIDER agrees that prior to servicing or registration, whichever
occurs first, to submit an updated water servicing report for the entire plan of
subdivision, with such report to assess the need for pressure reducing valves, to
the satisfaction of the Regional Commissioner of Planning, Development and
Legislative Services.
Where individual pressure reducing valves are required, the SUBDIVIDER must
enter into an agreement with the City of Kitchener to provide for such installation;
and to include in all agreements of purchase and sale and/or rental agreements, a
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clause identifying the presence of such water pressure reduction device and
advising that it may not be removed by the SUBDIVIDER/occupant.
9. That, prior to final approval of all or applicable stages of the plan of subdivision,
the SUBDIVIDER agrees to submit for review and approval, engineering drawings
of the crossing of the 1200mm Regional raw watermain and 600 mm twin raw
water transmission main along Bleams Road, to the satisfaction of the Regional
Commissioner of Planning, Development and Legislative Services.
10. That, prior to final approval of all or applicable stages of the plan of subdivision,
the SUBDIVIDER agrees to submit for review and approval, detailed engineering
drawings of the connections to the Regional watermain at Isaiah Drive and George
Israel Street to the satisfaction of the Regional Commissioner of Planning,
Development and Legislative Services.
11. That, prior to any grading or construction, and registration of all or applicable
stages of the plan of subdivision, the SUBDIVIDER submits a final lot grading and
drainage plan for the entire plan for review and approval to the satisfaction of the
Regional Commissioner of Planning, Development and Legislative Services. The
lot grading and drainage plan must consider existing and future grades/profiles for:
Bleams Road (Regional Road 56); and
Trussler Road (Regional Road 70).
12. That, prior final approval of all or any part of this plan of subdivision, the
SUBDIVIDER prepare a groundwater monitoring and mitigation plan to the
satisfaction of the Regional Commissioner of Planning, Development and
Legislative Services. The plan must include and /or address the following:
a. Achievement of the infiltration taregets of the Comprehensive Stormwater
Management Strategy for the South West Urban Area prepared by AMEC
(June 22, 2011 and revised July 18 2011);
b. Any significant changes in ground water levels and chemistry such as
elevated chloride rates;
C. An infiltration implementation plan which reviews and addresses problems
associated with the installation of end -of -pipe and/or lot level infiltration
facilities due to poor soil, high water table, or the implementation of the
materials management plan; and
d. Monitoring prior to, during, and post -construction for a two year period
following 95 percent build -out of the plan of subdivision.
Further, the SUBDIVIDER agrees to implement any remedial action deemed
necessary (including additional monitoring should chloride levels exceed the
Reasonable Use Criteria of Alder Creek Watershed and Upper Strasburg Creek
Subwatershed Update CH2M HILL, 2008 report as approved), as a result of the
aforementioned monitoring program at their sole expense to the satisfaction of the
CITY'S Director of Engineering Services, Grand River Conservation Authority, and
the Regional Commissioner of Planning, Development and Legislative Services.
13. That, prior to servicing or registration, whichever comes first, the SUBDIVIDER
submit a final detailed stormwater management plan for the stormwater
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management facilities located within each stage to be registered to the satisfaction
of the City of Kitchener, Grand River Conservation Authority, and the Regional
Commissioner of Planning, Development and Legislative Services including, but
not limited to, the design and location of end of pipe infiltration facilities.
Furthermore, that the detailed SWM, required above, be completed in accordance
with the accepted preliminary detailed stormwater management plan titled
"Rosenberg Secondary Plan — Mattamy Community" (MTE, dated July 6, 2018;
revised November 29, 2019).
14. That prior to registration, the owner enter into an agreement with the City of
Kitchener, to the satisfaction of the Regional Commissioner of Planning,
Development and Legislative Services, to ensure that the water balance completed
to date be updated with the "as -built" infiltration gallery data (based on suitability
of soils encountered during construction) and that this data be reported to the
Region of Waterloo and City of Kitchener in the event that a ground water deficit
results and mitigation measures may be required to maintain the existing water
balance. Monitoring reports for the infiltration in the groundwater recharge areas
are required for 2 years post development of the subdivision to ensure the water
balance is being achieved.
15. That, prior to registration of all or applicable stages of the plan of subdivision, the
SUBDIVIDER enter into an agreement with the City of Kitchener to include the
following clause in the agreements of purchase and sale or rental agreements for
all residential lots and blocks in the stage(s) to be registered:
"This property is located within a Wellhead Protection Area designated by the
Regional Municipality of Waterloo. To reduce the risk of contamination to the
Region's current and future municipal drinking -water supply, the installation of a
geothermal well on this property is not permitted."
16. That prior to registration, the SUBDIVIDER decommissions any monitoring and
private wells (not used for long term monitoring) and septic systems on the
property in accordance with O. Reg. 903 prior to any grading on the property; and
furthermore, that the SUBDIVIDER enter into an agreement with the City of
Kitchener to decommission any long term monitoring wells no longer used for such
purposes, all to the satisfaction of the Regional Commissioner of Planning,
Development and Legislative Services.
17. That prior to registration, if required, the SUBDIVIDER enter into an agreement
with the Regional Municipality of Waterloo to implement the conclusions and
recommendations of the accepted Materials Management Plan (MTE, dated
November 3, 2020) to the satisfaction of the Region of Waterloo.
18. That, prior to area grading, servicing or registration of each stage of the plan of
subdivision, the SUBDIVIDER complete a Record of Site Condition in accordance
with Ontario Regulation 153/04. Two copies of the completed Record of Site
Condition and acknowledgement from the Ministry of the Environment,
Conservation and Parks must be forwarded to the Regional Commissioner of
Planning, Development and Legislative Services. The Record of Site Condition
boundaries must exclude any land being dedicated to the Region. Prior to
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submitting the RSC and the commencement of area grading for the subdivision,
site alteration, materials management, filling and preliminary grading will be
permitted provided these activities comply with a materials management plan to
be approved by the Region's Commissioner of Planning, Development and
Legislative Services and a preliminary grading plan to be approved by the CITY'S
Director of Engineering Services in consultation with the Ministry of Natural
Resources and Forestry or any Provincial successor thereof. The SUBDIVIDER
further agrees the preliminary grading plan and implementation of same will ensure
drainage through lands to the east does not exceed pre -development drainage
flows of 2.0 cubic metres per second as allocated in Schedule `C' of the Minutes
of Settlement dated August 17, 2015.
19. That the boundaries and buffers of the Core Environmental Feature (Provincially
Significant Wetland ("W4")) within the subject lands be interpreted as shown on
Map 4a of the Rosenberg Secondary Plan — Mattamy Community, Environmental
Impact Study — Update (Natural Resource Solutions Inc., August 20, 2021).
20. That prior to registration of all or applicable stages of the plan of subdivision, the
Core Environmental Feature (Provincially Significant Wetland) and associated
buffers on the subject lands (Open Space - Block 37, Stage 1) be placed in suitable
natural heritage conservation zoning.
21. That prior to any land clearing, grading or construction on the subdivision lands,
the SUBDIVIDER enter into an agreement with the Regional Municipality of
Waterloo to indicate that no clearing of vegetation on the site occur during the bird
breeding season (May 1- July 31) in compliance with the Migratory Birds
Convention Act unless it can be ascertained by a qualified expert that no birds
covered by the Act are observed to be breeding in or adjacent to the affected area.
22. That prior to any land clearing, grading or other site alteration, the SUBDIVIDER
ensures compliance with the Endangered Species Act.
23. That, prior to registration of all or applicable stages of the subdivision, and prior to
any land clearing, grading or construction on the subject lands, the SUBDIVIDER
enter into an Agreement with the City of Kitchener to install fencing along the
southern limits of the subdivision consistent with the recommendations of the
Rosenberg Secondary Plan — Mattamy Community, Environmental Impact Study
— Update (Natural Resource Solutions Inc., December 2019) and the Blanding's
Turtle Mitigation Plan for the adjacent lands (30T-18202) to ensure the exclusion
of Blanding's Turtles from the subject property. Further, the Agreement should
include the requirement to develop and implement protocols to monitor for turtle
activity during construction, and to provide all personnel on site during construction
with the protocols to follow in the event a turtle(s) is observed within the
construction zone.
24. That, prior to registration of all or applicable stages of the plan of subdivision, and
prior to any land clearing, grading or construction on the subject lands, the
SUBDIVIDER enter into an Agreement with the City of Kitchener to install
permanent fencing along the outer limits of Open Space Block 37 (Stage 1).
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25. That, prior to registration of Stages 1, 2, 5 and 6 and any land clearing, grading, or
the installation of services, the SUBDIVIDER submit a detailed erosion and
sediment control plan acceptable to the Regional Municipality of Waterloo, City of
Kitchener and Grand River Conservation Authority in order to prevent
sedimentation into Open Space Block 37 (Stage 1) and the Core Environmental
Feature located on the adjacent lands, south of the subject property.
26. That, prior to registration, the SUBDIVIDER submit a Detailed Vegetation
Management Plan and a Natural Heritage Restoration and Enhancement Plan, in
accordance with the Rosenberg Secondary Plan — Mattamy Community,
Environmental Impact Study — Update (Natural Resource Solutions Inc.,
December 2019) which includes measures to enhance connectivity of turtle
habitats, vegetation loss compensation, permanent wildlife fencing, wildlife
corridor details, to the satisfaction of the Regional Municipality of Waterloo and the
City of Kitchener, and in consultation with Grand River Conservation Authority.
27. That, prior to registration of Stages 1, 2, 5 and 6, the SUBDIVIDER submit
landscaping and planting plans for all buffer areas contiguous to the environmental
features and for the stormwater management facilities located within the stage to
be registered, and that recommended plantings shall consist of locally -appropriate,
self-sustaining native vegetation to the satisfaction of the Regional Municipality of
Waterloo, the City of Kitchener and the Grand River Conservation Authority.
28. That, prior to registration of all or applicable stages of the plan of subdivision, the
SUBDIVIDER submit a detailed monitoring plan for the Core Environmental
Feature and buffer/enhancement area (Open Space Block 37, Stage 1) on the
subject lands as outlined in the Rosenberg Secondary Plan — Mattamy Community,
Environmental Impact Study — Update (Natural Resource Solutions Inc.,
December 2019) to the satisfaction of the Regional Municipality of Waterloo, the
City of Kitchener and the Grand River Conservation Authority. Furthermore, as
necessary, it is required that the SUBDIVIDER enter in an agreement with the City
of Kitchener to implement any required remedial action deemed necessary as a
result of the monitoring plan.
29. That, prior to registration of all or applicable stages of the plan of subdivision, the
SUBDIVIDER provides a brochure and other information tools for new home
purchasers and residents which provides information about the natural heritage
features within the subdivision, along with advice about how they can be good
stewards of these areas, and that the brochure be to the satisfaction of the
Regional Municipality of Waterloo. The SUBDIVIDER will be required to enter into
an agreement with the City of Kitchener or the Regional Municipality of Waterloo
to distribute the approved stewardship brochure or other comparable information
tools to home purchasers.
30. That, prior to registration, the SUBDIVIDER enter into an agreement with the
Regional Municipality of Waterloo to distribute source water protection and winter
salt management information with all offers to purchase and/or rental agreements,
to the satisfaction of the Regional Commissioner of Planning, Development and
Legislative Services.
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31. That, prior to registration, the SUBDIVIDER enter into an agreement with the
Regional Municipality of Waterloo to complete salt management plans for all
Multiple Residential Blocks (Blocks 13, 14, 16, Stage 2; Block 1, Stage 3; Block
31, Stage 4; Block 21, Stage 5), Institutional Blocks (Block 17, Stage 2), and Mixed
Use Blocks (Block 15, Stage 2; Block 32, Stage 4) prior to site plan approval or
Condominium Blocks, whichever occurs first, to the satisfaction of the Regional
Commissioner of Planning, Development and Legislative Services. Furthermore,
that the agreement contains a provision to include implementation of the salt
management plan by way of declaration associated with any future applications
for plan of condominium.
32. That, prior to registration, the SUBDIVIDER enter into an agreement with the City
of Kitchener to provide the following:
a. That, in accordance with the accepted Archaeological Assessment reports,
the Temporary Avoidance and Protection Fencing erected on April 21,
2021 be maintained in good condition to protect unintentional soil
disturbance in the adjacent Open Space Block 33 (Stage 1) and
Archaeological Site Block 35 (Stage 1) of draft plan of subdivision 30T-
18202; and
b. That, a permanent chain link fence be erected along the northern limits of
Open Space Block 37 (Stage 1) and along the southern limits of Open
Space Block 33 (Stage 1) of adjacent draft plan of subdivision 30T-18202,
as recommended in the Report titled. "Preliminary Stage 4 Archaeological
Mitigation of Site AiHd-160" (prepared by ASI, dated June 25, 202 1) and
shown on the Map titled. "Mattamy Community EIS, Natural Heritage
Restoration and Enhancement Plan" (prepared by Natural Resource
Solutions Inc., dated April 22, 2022). This permanent chain link fence shall
be constructed within 1 year following development of the lands.
33. That, prior to registration of all or any part of this subdivision, or prior to
commencement of any construction work relating to:
a. Bleams Road (Regional Road 56) right-of-way, whichever comes first, the
SUBDIVIDER must enter into an agreement with the Regional Municipality
of Waterloo to obtain a Municipal Consent and Work Permit from the
Region for such works; and
b. Trussler Road (Regional Road 70) right-of-way, whichever comes first, the
SUBDIVIDER must enter into an agreement with the Regional Municipality
of Waterloo to obtain a Municipal Consent and Work Permit from the
Region for such works.
34. That, prior to registration of all or applicable stages of the plan of subdivision, the
SUBDIVIDER provides engineering drawings which include details of boulevard
restoration for:
a. Bleams Road (Regional Road 56), to the satisfaction of the Regional
Commissioner of Planning, Development and Legislative Services; and
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b. Trussler Road (Regional Road 70), to the satisfaction of the Regional
Commissioner of Planning, Development and Legislative Services.
35. That, prior to registration of all or applicable stages of the plan of subdivision, the
SUBDIVIDER enters into an agreement with the Regional Municipality of Waterloo
to provide the necessary financial resources for any decorative street lighting that
may be proposed by the SUBDIVIDER over and above the Region's standard
illumination requirements along:
a. Bleams Road (Regional Road 56); and
b. Trussler Road (Regional Road 70).
36. That, prior to registration of all or applicable stages of the plan of subdivision, the
SUBDIVIDER obtains Regional Road Access Permits for the intersections of:
a. Bleams Road and Essex Road;
b. Bleams Road and Isaiah Drive;
C. Bleams Road and George Israel Street; and
d. Trussler Road and Rosenberg Way.
37. That, concurrently with the registration of applicable stages of the Plan of
Subdivision, the following road widening blocks shall be conveyed to the Regional
Municipality of Waterloo at no cost and free of encumbrance:
a. Block 38 (Stage 1);
b. Blocks 20 and 21 (Stage 2); and
C. Block 36 (Stage 4).
38. That, prior to registration of all or applicable stages of the plan of subdivision, the
SUBDIVIDER enter into an agreement with the Regional Municipality of Waterloo
to provide sufficient certified funds for the following transit amenities for 10 transit
stops along Rosenberg Way and 2 transit stops along George Israel Street in order
to provide Grand River Transit services to this plan consisting of:
a. Transit landing pads (12);
b. Transit shelter pads (4); and
C. Transit shelters (4)
To the satisfaction of the Regional Commissioner of Planning, Development and
Legislative Services;
That, prior to registration of each stage of the plan of subdivision, the SUBDIVIDER
enters into an agreement with the Regional Municipality of Waterloo to grant any
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easements as necessary, at no cost to the Region, for the provision of transit
amenities within each stage.
39. That, prior to registration of all or applicable stages of the plan of subdivision, the
Regional Municipality of Waterloo shall be provided with the necessary land
required within the limits of the Plan of Subdivision to construct the necessary
intersection improvements at the:
a. Bleams Road and Isaiah Drive intersection;
b. Bleams Road and Essex Road intersection; and
C. Bleams Road and George Israel Street intersection.
To the satisfaction of the Regional Commissioner of Planning, Development and
Legislative Services.
40. Notwithstanding Conditions 3.36, 3.37, and 3.39, that the SUBDIVIDER agrees to
provide on the final plan for registration any road widening dedication along
Bleams Road and Trussler Road frontage and daylight triangles as identified in the
Environmental Assessment projects for Bleams Road and Trussler Road, to the
satisfaction of the Regional Commissioner of Planning, Development and
Legislative Services;
41. That, prior to registration of all or applicable stages of the plan of subdivision, the
SUBDIVIDER agrees:
a. to provide a functional design and cost estimate for a southbound left -turn
lane with 70 metre storage length and appropriate tapers on Trussler Road
at Rosenberg Way;
b. that the Region of Waterloo has the necessary physical and financial
resources to construct all required road improvements in 45.a) above; and
C. That conditions 3.42.a) and 3.42.b) above all be fulfilled to the satisfaction
of the Regional Commissioner or Planning, Development and Legislative
Services.
42. That, prior to registration of all or applicable stages of the plan of subdivision, the
SUBDIVIDER submits for review and approval any functional design and cost
estimate for any interim Regional Road improvements including any left-hand turn
lanes, right-hand turn lanes, appropriate storage lengths, and appropriate tapers
identified in association with the Plan of Subdivision construction as per a scoped
Transportation Impact Study (TIS), to the satisfaction of the Regional
Commissioner of Planning, Development and Legislative Services.
That, prior to registration of all or applicable stages of the plan of subdivision, the
Regional Municipality of Waterloo has the necessary physical and financial
resources to provide for any interim road improvements identified above, to the
satisfaction of the Regional Commissioner of Planning, Development and
Legislated Services.
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43. That, prior to registration of all or applicable stages of the plan of subdivision, the
SUBDIVIDER enters into an agreement with the City of Kitchener and/or Regional
Municipality of Waterloo as necessary, to provide for implementation of the
recommendations of the accepted noise report entitled "Rosenberg Secondary
Plan Mattamy Community, Preliminary Environmental Noise Assessment" (MTE
Consultants, July 6, 2018 and last revised November 1, 2019).
That, notwithstanding above, the SUBDIVIDER enters into an agreement with the
Regional Municipality of Waterloo to complete a detailed noise study for the
following blocks that may be impacted by road and stationary noise:
a. Multiple Residential Blocks 13 and 14 (Stage 2), Mixed -Use Block 15
(Stage 2), Multiple Residential / Institutional Block 16 (Stage 2), Institutional
Block 17 (Stage 2);
b. Multiple Residential Block 1 (Stage 3);
C. Multiple Residential Block 31 (Stage 4) and Mixed -Use Block 32 (Stage 4);
and
d. Multiple Residential Block 21 (Stage 5).
The detailed noise study must be completed prior to final Site Plan approval for
each identified block. Where appropriate, the lands shall be designed to avoid the
use of physical noise attenuation measures through appropriate site design and
setbacks.
Furthermore, the agreement shall include a provision to enter into an amending
agreement or new agreement with the City of Kitchener and/or the Regional
Municipality of Waterloo, as necessary, to provide for implementation of the noise
attenuation requirements recommended in the accepted detailed noise study.
All to the satisfaction of the Regional Commissioner of Planning, Development and
Legislative Services.
44. That, prior to registration of all or applicable stages of the plan of subdivision, the
SUBDIVIDER agrees to undertake an environmental noise study to address land
use compatibility for adjacent stages that may be impacted by ongoing grading
activities associated with the accepted Materials Management Plan (MTE, dated
November 3, 2020) due to phasing. Furthermore, the SUBDIVIDER agrees to
enter into an amending agreement or new agreement with the City of Kitchener
and/or Regional Municipality of Waterloo, as necessary, to provide for
implementation of the noise attenuation requirements recommended in the
accepted detailed noise study used to address land use compatibility concerns.
45. That, prior to registration of all or applicable stages of the plan of subdivision, the
SUBDIVIDER enters into an agreement with the Regional Municipality of Waterloo
to provide for installation of a 1.5 metre high chain-link fence adjacent to Bleams
Road (Regional Road 56), at a minimum, along:
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a. Multiple Residential Blocks 13 and 14 (Stage 2);
b. Multiple Residential Block 1 (Stage 3);
C. Residential Blocks 6, 8 and 9 (Stage 4), Multiple Residential Block 31
(Stage 4), and Mixed -Use Block 32 (Stage 4);
d. Residential Block 1 (Stage 5) and Multiple Residential Block 21 (Stage 5);
and
e. Future Development Block 5 (Stage 7).
All to the satisfaction of the Regional Commissioner of Planning, Development and
Legislative Services.
4. OTHER AGENCY CONDITIONS:
Township of Wilmot
That the SUBDIVIDER circulates any applicable engineering drawings for the
reconstruction of Trussler Road, south of Bleams Road, to the Townhip of Wilmot
for review, to ensure entrances providing access to existing properties on the west
side of Trussler Road, have been considered and incorporated into the design.
Further, the SUBDIVIDE is required to pay the review fee required by Wilmot
Township at time of drawing submission.
Grand River Conservation Authority
2. Prior to any grading or construction on the site and prior to registration of the plan,
the owners or their agents submit the following plans and reports to the satisfaction
of the Grand River Conservation Authority.
a) A detailed final stormwater management report in accordance with the
2003 Ministry of the Environment Report entitled "Stormwater Management
Planning and Design Manual" and in keeping with the Rosenberg
Secondary Plan Mattamy Community 30T18201 & 30T-18202 Preliminary
Stormwater Management Report (dated August 31, 2021, prepared by
MTE Consultants Inc).
b) Final Lot Grading, Servicing, and Storm Drainage Plans.
C) A final erosion and sediment control plan in accordance with the Grand
River Conservation Authority's Guidelines for erosion and sediment control,
indicating the means whereby erosion will be minimized and sediment
maintained on-site throughout all phases of grading and construction.
d) The submission and approval of a Development, Interference with
Wetlands and Alterations to Shorelines and Watercourses permit from the
GRCA prior to any grading or construction in a regulated area, including
any grading within wetlands and the "wet depression," as identified in the
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EIS (prepared by NRSI, revised August 2021), and their regulated
allowances.
Waterloo Region District School Board
3. That prior to registration of Stage 2, the SUBDIVIDER shall submit to the Waterloo
Region District School Board a report from a qualified consultant confirming
institutional Block 17 Stage 2 (and block 19 for accessory uses for an educational
establishment):
a) The suitability of Block 17, Stage 2 for school construction purposes, with
particular regard to soil bearing capacity, surface drainage, storm water
management, topography and environmental contaminants;
b) The suitability of Block 19, Stage 2 for uses accessory to an educational
institution (including but not limited to playing fields and/or a track and field
facility), with particular regard to surface drainage and infiltration, storm
water management and topography;
C) The final engineering plans as approved by the City of Kitchener which
identify the storm drainage system that will service Blocks 17 and 19, Stage
2, and the overall grading plans for the complete subdivision area, and,
d) The availability, within the adjacent road allowance, of natural gas,
electrical, water, storm sewer and sanitary sewer services, intended to
service the institutional blocks.
4. Prior to the registration of Stage 2, the SUBDIVIDER agrees to make satisfactory
arrangements with the Waterloo Region District School Board to acquire or release
Block 17, Stage 2, comprising an area not less than 3.18 ha. Should the Waterloo
Region District School Board provide written notification that interest in Block 17,
Stage 2 has been waived, the Waterloo Catholic District School Board and publicly
funded French language institutions shall be provided the opportunity to acquire
Block 17, Stage 2 subject to the same conditions of approval.
5. The SUBDIVIDER shall agree in the Subdivision Agreement, in wording
satisfactory to the Waterloo Region District School Board:
a. To grade the school site, and in doing so compact, fill with clean material,
replace any topsoil disturbed in the grading process and sod/seed the lands
to the specifications determined by the Waterloo Region District School
Board;
b. To remove all trees and/or buildings on Block 17, Stage 2, as determined
by the Waterloo Region District School Board;
C. To remove stockpiled topsoil within 30 days of written notice by the
Waterloo Region District School Board, and in doing so compact, fill with
clean material, replace any topsoil disturbed in the grading process and,
sod/seed the affected area to specifications determined by the Waterloo
Region District School Board; and,
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d. Provide the foregoing at no cost to the Waterloo Region District School
Board.
6. The SUBDIVIDER shall agree to include the following notification clauses in all
Offer to Purchase and Sale and/or Rental Agreements, and on the Land Title for
all residential blocks within the Draft Plan:
"Whereas the Waterloo Region District School Board has designated this
subdivision as a Development Area for the purposes of school accommodation,
and despite the best efforts of the Waterloo Region District School Board, sufficient
accommodate may not be available for all anticipated students from the area, you
are hereby notified that students may be accommodated in temporary facilities
and/or bussed to a school outside the area, and further, that students may in the
future be transferred to another school."
And,
"In order to limit liability, public school buses operated by the Student
Transportation Services of Waterloo Region (STSWR), or its assigns or
successors, will not travel on privately owned or maintained right-of-ways to pick
up students, and potential busing students will be required to meet the bus at a
congregated bus pick-up point."
7. That the OWNER/SUBDIVIDER shall agree to install and maintain a sign
according to the specifications of the Waterloo Region District School Board (at no
expense to the Waterloo Region District School Board) affixed to the permanent
development sign, advising prospective residents that students may be directed to
schools outside of this plan and providing contact information for the Waterloo
Region District School Board.
8. That prior to final approval, detailed stormwater management, drainage and lot
grading plans for the entire plan of subdivision shall be submitted to the Waterloo
Region District School Board.
Waterloo Catholic District School Board
9. That prior to final approval, the OWNER agrees to provide the CITY'S Director of
Planning with a letter from the Waterloo Catholic District School Board (the
"WCDSB") indicating that satisfactory arrangements have been made with the
WCDSB to acquire Block 16, Stage 2. Block 16, Stage 2 shall contain not less than
2.55 hectares.
10. That the Block 16, Stage 2 not be subject to any municipal, Grand River
Conservation Authority or other agency regulation that might place the school in or
near hazard lands or hazard sites as defined by Section 3.1.5 of PPS 2020.
11. That the OWNER shall agree in the Subdivision Agreement, in wording satisfactory
to the WCDSB, to:
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a. Grade Block 16, Stage 2 and in doing so compact, fill with clean material,
replace any topsoil disturbed in the grading process and sod/seed the lands
to the specifications determined by the WCDSB;
b. Remove all trees and buildings on Block 16, Stage 2 as determined by the
WCDSB;
C. Remove stockpiled topsoil from the School Block within 30 days of written
notice by the WCDSB, and in doing so compact, fill with clean material,
replace any topsoil disturbed in the grading process and sod/seed the
Block 16, Stage 2 to specifications determined by the WCDSB;
d. Construct a 6 gauge 1.5 metre high black vinyl chain link fence, along all
boundaries of the Block 16, Stage 2, except for the road frontage, to the
specifications determined by the WCDSB, prior to the issuance of building
permits for any lands abutting the Block 16, Stage 2; and
e. Provide the foregoing at no cost to the WCDSB.
12. That the OWNER shall submit, at no cost to the WCDSB, a report from a qualified
consultant concerning:
a. The suitability of Block 16, Stage 2 for school construction purposes,
relating to soil bearing capacity, surface drainage, topography and
environmental contaminants; and
b. The availability of telecommunications infrastructure, natural gas, hydro,
water supply, storm sewer and sanitary sewer services adequate for the
construction of an elementary school on Block 16, Stage 2.
13. That the OWNER shall agree in the Subdivision Agreement in wording acceptable
to the WCDSB that the services referred to in Condition 4.11 (b) shall be installed
to the mid -point of the frontage of Block 16, Stage 2, or in a location otherwise
determined by the WCDSB, at no cost to the WCDSB.
14. That prior to final approval, the OWNER shall submit to the WCDSB an initial set
of engineering plans for review and approval, which indicate the storm drainage
system, overall grading plans, underground utilities, service connections to the
Block 16, Stage 2, proposed locations of telecommunications pedestals, hydro
transformers, fire hydrants, transit pads and transit shelters, and community
mailbox locations, and subsequently provide a copy of the final engineering plans
as approved by the City of Kitchener for the complete subdivision area.
15. That prior to final approval, if the WCDSB has elected to waive its interest in Block
16, Stage 2, that the Waterloo Region District School Board or other publicly
funded French language school board be provided the opportunity to acquire Block
16, Stage 2, subject to the same conditions of approval, or provide notification in
writing that interest in the site has been waived.
16. That Education Development Charges shall be collected prior to the issuance of a
building permit(s).
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17. That the OWNER and the WCDSB reach an agreement regarding the supply and
erection of a sign (at the developer's expense and according to the Board's
specifications) affixed to the development sign advising prospective residents
about schools in the area.
18. That the OWNER shall agree in the in the Subdivision Agreement to advise all
purchasers of residential units and/or renters of same, by inserting the following
clause in all offers of Purchase and Sale/Lease:
"In order to limit liability, public school buses operated by the Student
Transportation Services of Waterloo Region (STSWR), or its assigns or
successors, will not travel on privately owned or maintained right-of-ways to pick
up students, and potential busing students will be required to meet the bus at a
congregated bus pick-up point."
5. CLEARANCE CONDITIONS
1. That prior to the signing of the final plan by the CITY'S Director of Planning, the Director
shall be advised by the Regional Commissioner of Planning, Development and Legislative
Services that Conditions 3.1 to 3.46 have been carried out to the satisfaction of the
Regional Municipality of Waterloo. The clearance letter from the Region shall include a
brief statement detailing how each condition has been satisfied.
2. That prior to the signing of the final plan by the CITY'S Director of Planning, the Director,
shall be advised by the telephone company that Conditions 2.1.6 and 2.1.7 have been
carried out satisfactorily. The clearance letter should contain a brief statement as to how
the conditions were satisfied.
3. That prior to the signing of the final plan by the CITY'S Director of Planning, the Director
shall be advised by Kitchener -Wilmot Hydro that Conditions 2.1.5 and 2.1.7 have been
carried out satisfactorily. The clearance letter should contain a brief statement as to how
the conditions were satisfied.
4. That prior to the signing of the final plan by the CITY'S Director of Planning, the Director
shall be advised by the Grand River Conservation Authority that Condition 4.2 has been
carried out satisfactorily. The clearance letter should contain a brief statement as to how
the condition was satisfied.
5. That prior to the signing of the final plan by the CITY'S Director of Planning, the Director
shall be advised by the Waterloo Region District School Board that Conditions 4.3 — 4.8
have been carried out satisfactorily. The clearance letter should contain a brief statement
as to how the condition was satisfied.
6. That prior to the signing of the final plan by the CITY'S Director of Planning, the Director
shall be advised by the Waterloo Catholic District School Board that Conditions 4.9 — 4.18
have been carried out satisfactorily. The clearance letter should contain a brief statement
as to how the condition was satisfied.
NOTES
Page 64 of 336
The owner/developer is advised that the provisions of the Regional Development Charge
By-law 14-046 are applicable.
2. The final plans for Registration must be in conformity with Ontario Regulation 43/96, as
amended, under The Registry Act.
3. It is the responsibility of the Owner of this plan to advise the Regional Municipality of
Waterloo and the City of Kitchener Planning Division of any changes in ownership, agent,
address, and phone and fax numbers.
4. The owner/developer is advised that the Regional Municipality of Waterloo has adopted
By -Law 17-076, pursuant to Section 69 of the Planning Act, R.S.O. 1990 c. P.13, as
amended, to prescribe a tariff of fees for application, recirculation, draft approval,
modification to draft approval and registration release of plans of subdivision.
5. The owner/developer is advised that pursuant to Regional By -Law 17-076, the current fee
for review of a road traffic noise study is $250.00, payable to the Regional Municipality of
Waterloo upon submission of the study for review.
6. This draft plan was received on or after January 1, 2007 and shall be processed and finally
disposed of under the Planning Act, R.S.O. 1990, c. P.13, as amended by S.O. 2006, c.
23 (Bill 51).
7. The Owner is advised that draft approval is not a commitment by the Regional Municipality
of Waterloo to water and wastewater servicing capacity. To secure this commitment the
owner/developer must enter into an "Agreement for Servicing" with The Regional
Municipality of Waterloo by requesting that the Region's Planning, Development and
Legislative Services Department initiate preparation of the agreement. When sufficient
capacity is confirmed by the Region's Commissioner of Transportation and Environmental
Services to service the density as defined by the plan to be registered, the
owner/developer will be offered an "Agreement for Servicing". This agreement will be time
limited and define the servicing commitment by density and use. Should the "Agreement
for Servicing" expire prior to plan registration, a new agreement will be required.
The owner/developer is to provide the Regional Municipality of Waterloo with two print
copies of the proposed plan to be registered along with the written request for a servicing
agreement
8. To ensure that a Regional Release is issued by the Regional 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 can not 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.
9. The Owner is advised that the lands, or a portion of the lands, are subject to the Region
of Waterloo International Airport Zoning Regulations issued under the federal Aeronautics
Act. The purpose of the Regulations is two -fold: 1) to prevent lands adjacent to or in the
vicinity of the Region of Waterloo International Airport site from being used or developed
Page 65 of 336
in a manner that is incompatible with the safe operation of the airport or an aircraft; and 2)
to prevent lands adjacent to or in the vicinity of facilities used to provide services relating
to aeronautics from being used or developed in a manner that would cause interference
with signals or communications to and from aircraft or to and from those facilities.
It is the landowner's responsibility to be aware, and to make all users of the land aware of
the restrictions under these Regulations which may include but not limited to height
restrictions on buildings or structures, height of natural growth, interference with
communications, and activities or uses that attract birds.
10. The Owner is advised that the lands, or a portion of the lands, may be subject to Canadian
Aviation Regulations Standard 621.19 issued under the federal Aeronautics Act. This
Standard allows aviation officials to assess individual obstructions, namely buildings,
structures or objects, to determine if they are likely to constitute a hazard to air navigation
and consequently require marking and/or lighting in accordance with the Standards.
Persons planning to erect an obstruction, namely a building, structure or object, including
a moored balloon, either permanently or temporarily, should contact the Regional
Manager, Aerodrome Safety (Ontario Region), Transport Canada at (416) 952-0248 as
early as possible and provide the necessary information on the planned obstruction using
the Aeronautical Obstruction Clearance Form (#26-0427) issued by Transport Canada.
11. 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 approval, and we have received an assurance from the
Regional Municipality of Waterloo and the applicable clearance agencies that the
necessary arrangements have been made, the Manager of Development Review's
signature will be endorsed on the plan and it will be forwarded to the Registry Office for
registration.
The following is required for registration under The Registry Act and the Region's purposes:
One
(1)
original mylar
Three
(3)
mylar copies
Four
(4)
white paper prints
Page 66 of 336
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4 —1
AMENDMENT NO. ## TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
Mattamy Kitchener Green
Page 68 of 336
AMENDMENT NO. ## TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
Mattamy Kitchener Green
INDEX
SECTION 1 TITLE AND COMPONENTS
SECTION 2 PURPOSE OF THE AMENDMENT
SECTION 3 BASIS OF THE AMENDMENT
SECTION 4 THE AMENDMENT
APDpNnI('pC
APPENDIX 1 Notice of the Meeting of Planning and Strategic Initiatives
Committee of August 8, 2022
APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives
Committee — August 8, 2022
APPENDIX 3 Minutes of the Meeting of City Council — August 22, 2022
SCHEDULE `A' AMENDMENT TO MAP 22e — ROSENBERG SECONDARY
PLAN LAND USE PLAN
Page 69 of 336
AMENDMENT NO. ## TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER
SECTION 1 —TITLE AND COMPONENTS
This amendment shall be referred to as Amendment No. ## to the Official Plan of the City of
Kitchener. This amendment is comprised of Sections 1 to 4 inclusive.
SECTION 2 — PURPOSE OF THE AMENDMENT
The purpose of the Official Plan Amendment is to amend Map 22e in Part 3, Section 13 — Secondary
Plans. The Roseneberg Secondary is proposed to be amended to implement a proposed draft plan
of subdivision which includes up to 3572 dwelling units, a large three hectare Neighbourhood park
and three Urban Greens, two school blocks, two mixed-use blocks, five multiple dwelling blocks,
two storm water management ponds, as well as open space, walkway, and road widenings
blocks.
The proposed changes to the Land Use Plan (Map 22e) include:
- Reorienting the mixed use blocks, school block, and neighbourhood park block in a
different configuration at the intersection of Rosenberg Way and Bandon Drive, including
adding second school block. Medium density, mixed use, and two school blocks are now
shown around the future intersection.
- The institutional block at George Israel Street and Rosenberg Way has been eliminated
with the addition of the second school block at Rosenberg Way and Bandon Drive.
- The storm water management open space block north of Rosenberg Way has been
eliminated and the other two storm water management open space blocks have been
increased in size.
- One medium density block south of Bleams Road has been eliminated, and two have been
modified. A new location has been identified at Rosenberg Way and Trussler Road.
- Rosenberg Way alignment has been changed slightly, resulting in the reconfiguration of
many blocks.
No new land use designations are proposed as part of this application.
SECTION 3 — BASIS OF THE AMENDMENT
The Applicant has requested draft approval of a plan of subdivision approval, approval of an
Official Plan Amendment, and approval of a Zoning By-law Amendment for lands within the
Rosenberg community. The lands include five parcels totaling 96.21 hectares. A large portion of
the lands were used as a gravel pit, and the southern portion of the lands are used for farming
(agricultural).
Planning Act, R.S.O. 1990, c. P.13 25.
Section 2 of the Planning Act establishes matters of provincial interest and states that the Minister,
the council of a municipality, a local board, a planning board and the Tribunal, in carrying out their
responsibilities under this Act, shall have regard to, among other matters, matters of provincial
interest. These matters of provincial interest are addressed and are implemented through the
Provincial Policy Statement, 2020, as it directs how and where development is to occur. The City's
Official Plan is the most important vehicle for the implementation of the Provincial Policy
Statement, 2020 and to ensure Provincial policy is adhered to.
Page 70 of 336
Provincial Policv Statement (PPS
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest
related to land use planning and development. The PPS sets out principles to achieve "healthy,
liveable and safe communities". The PPS is supportive of efficient development patterns that
optimize the use of land, resources, and public investment in infrastructure and public service
facilities. Further, the PPS directs the development of new housing to locations where appropriate
levels of infrastructure and public service facilities are or will be available to support current and
projected needs and promotes densities for new housing which efficiently uses land, resources,
infrastructure, and public service facilities.
Section 3(5) of the Planning Act requires that a decision of the council of a municipality shall be
consistent with the policy statement that are in effect on the date of decision and shall conform
with the provincial plans that are in effect on that date, or shall not conflict with them, as the case
may be.
Policy 1.1.2 requires that sufficient land shall be made available to accommodate an appropriate
range and mix of land uses to meet projected needs for a time horizon of up to 25 years, informed
by provincial guidelines.
The proposed draft plan of subdivision, Official Plan amendment, and Zoning By-law amendment
applications represent a planned development that has been designed as a transit oriented
community that is walkable and meets Regional and Provincial objectives by accommodating a
mix of housing types and densities and introduce new commercial and institutional uses. The
proposal makes efficient use of the land through comprehensively planned development and that
meet minimum density requirements, thus maximizing the recently constructed infrastructure
which was installed to service this area. The plan provides for a range of residential housing
types and densities that are in close proximity to planned Urban Greens and a large
neighbourhood park. The lands are designated for residential development and the proposed plan
of subdivision establishes an efficient development pattern that bring new residential, institutional,
and commercial uses to the Rosenberg community. Planning staff is of the opinion that the
proposed applications are consistent with the PPS.
A Place to Grow: Growth Plan for the Greater Golden Horseshoe (Growth Plan)
The Growth Plan directs Planning authorities in the Region of Waterloo to plan for a population of
923,000 people and 470,000 jobs by 2051. This would mean a population increase of
approximately 299,070 in comparison to the Region's 2020 population of 623,930. The forecasted
growth to the 2051 horizon is allocated to each municipality in the Region based on the following
considerations: the vast majority of growth will be directed to settlement areas that have a
delineated built boundary, have existing or planned municipal water and wastewater systems,
and can support the achievement of complete communities. As one of three cities in the Region,
it can be expected that Kitchener will be allocated a significant amount of the additional population
allocation.
The subject lands are located within the City's Designated Greenfield Area, an area within the
Settlement Boundary that is designated for growth. Policy 2.2.7.1 states that new development
taking place in designated greenfield areas will be planned, designated, zoned and designed in a
manner that:
a) supports the achievement of complete communities;
b) supports active transportation; and
c) encourages the integration and sustained viability of transit services.
Page 71 of 336
Policy 2.2.7.2 requires that the minimum density target applicable to the designated greenfield
area for Waterloo Region is not less than 50 residents and jobs combined per hectare. The
minimum density for Kitchener's designated greenfield area, as required by Regional Official Plan
policy 2.D.17 and Kitchener Official Plan policy 3.C.A.A14.a) is 55 residents and jobs combined
per hectare.
The proposed density of this community is a minimum of 55, and up to 100 residents and jobs
combined per hectare based on the total build out of the lands. Up to 3572 dwelling units are
planned, as well as non-residential uses including commercial and institutional (two schools). The
planned density of this development exceeds minimum density targets in the Rosenberg
Secondary Plan. The total density will be determined at the final build out of the lands, depending
on the scale and density of the multiple dwelling sites and nature of the commercial uses.
The extension of Rosenberg Way to Trussler will complete the intended road network for this
portion of the Rosenberg community. Rosenberg is planned as a complete street and will include
bicycle infrastructure to support the active transportation network.
Regional Official Plan
The subject lands are within the Urban Designated Greenfield Area established in the Regional
Official Plan. The ROP requires that areas serving primarily a residential function will meet or
exceed a minimum density of 55 residents and jobs combined per hectare on lands not subject
to a plan of subdivision application as of June 16, 2006.
Official Plan
The vision of the City's Official Plan states "Together we will build an innovative, vibrant, attractive,
safe, complete and healthy community contributing to an exceptional quality of life." A complete
community creates and provides access to a mix of land uses including a full range and mix of
housing types. A complete community also supports the use of public transit and active
transportation, enabling residents to meet most of their daily needs within a short distance of their
homes.
Policy 4.1.1 states a housing objective of the City is to provide for an appropriate range, variety
and mix of housing types and styles, densities, tenure and affordability to satisfy the varying
housing needs of our community through all stages of life. Policy 4.C.1.12 notes 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. Policy 4.C.1.1 states that the City will maintain at
all times the ability to accommodate residential growth for a minimum of ten years through
residential intensification and redevelopment and, if necessary, lands which are designated and
available for residential development.
Policy 3.C.1.14.a) requires that a Designated Greenfield Area must be planned and developed to
achieve a minimum average density of 55 residents and jobs combined per hectare on not subject
to a plan of subdivision application as of June 16, 2006. As per policy 3.C.1.15, the achievement
of the average density targets is planned through the development of the Rosenberg Secondary
Plan. The proposed density of this community is a minimum of 55, and up to 100 residents and
jobs combined per hectare based on the total build out of the lands.
Community structure elements and land use designations have been approved for these lands in
the Rosenberg Secondary Plan, which is the part of the City's Official Plan. Rosenberg is a
planned complete community where people can walk or cycle to school, shop, and work. This
Page 72 of 336
neighbourhood follows the "five minute walk principle" design and has been designed to be
connected to the surrounding area, including the communities to the east which are approved and
under construction.
The proposed applications conform to the objectives of the community structure elements in the
Rosenberg Secondary Plan. Non-residential uses are clustered at the centre of the
neighbourhood, meaning that this focal point (neighbourhood park, non-residential uses, and
schools) are within a 5 minute walk to residents in the community. Rosenberg Way and Bandon
Drive are planned to maximize the streetscape and are prioritized over other local streets. Built
form and active uses will frame these streets to support active transportation including walking
and cycling. In addition to the centrally located neighbourhood park, three Urban Greens are
located throughout the neighbourhood to ensure that public amenities are within a comfortable
walk (around 2 minutes) for all residents.
The two institutional sites are planned for future schools. Should these lands not be required by
a school board for a school use, the Subdivider may proceed with an Official Plan amendment
and Zoning By-law amendment to reconsider these lands for mixed-use or residential without
needing to satisfy policy 15.D.7.4 of the Official Plan.
SECTION 4—THE AMENDMENT
The City of Kitchener Official Plan is hereby amended as follows:
a) Part C, Section 13 — Secondary Plans, Map 22e — Land Use Plan is amdned by
incorporating the land use designation boundary changes described in Section 2
above and shown attached as Schedule A.
Page 73 of 336
APPENDIX 1
Advertised in The Record — July 15, 2022
Notice of the Meeting of Planning and Strategic Initiatives
Committee of August 8, 2022
NOTICE OF PUBLIC MEETING'
for a development in your neighbourhood
1801-1873 Bleams Road KIT—cA NHR
Have Your Voice Heard!
Plan of Subdivision
AM&
D
3642 3 Hectare Mixed
Dwelling Neighbourhood Use
Units Park Community
Date: August 8, 2022
Time: 7:00 p.m.
Location: Council Chambers,
Kitchen orCity Hall
200 Ding Street West
orVirtual Zoom Meeting
To view the staff report. agenda,
find meeting details or to
appear as a delegation, visit:
kitchener.ca/meetings
To learn more about this project,
includil-Ig information an your
appeal rights, visit:
www. kitchener.cal
Pla n ni ngAp pl ication s
or contact:
Garett Stevenson,
Manager of Development Review
519.741.2200 x 7070
garett.stevenson(, kitchener.ca
The City of Kitchener has received an application for a Plan of Subdivision, an Official
Plan Amendment, and a Zoning By-law Amendment for the lands to be developed with
a residential subdivision with up to 3642 dwelling units, a large three -hectare
Neighbourhood Park and three Urban Greens, two school blocks, two mixed-use blocks,
five multiple dwelling blacks, two storm water management ponds, as well as open
space, walkway, and road widenings blocks.
Page 74 of 336
APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives
Committee — August 8, 2022
Page 75 of 336
APPENDIX 3 Minutes of the Meeting of City Council —August 22, 2022
Page 76 of 336
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PROPOSED BY — LAW
2022
BY-LAW NUMBER
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a by-law to amend By-law 85-1, as amended and By-
law 2019-051, as amended, known as the Zoning By-laws for
the City of Kitchener — Kitchener Green 2 Developments Inc.,
Kitchener Green Development Inc., 2079546 Ontario Limited,
and Kitchener Green 3 Developments Inc.
WHEREAS it is deemed expedient to amend By-law 85-1 and By-law 2019-051 for
the lands specified above;
NOW THEREFORE the Council of the Corporation of the City of Kitchener
enacts as follows:
1. Schedule Numbers 27, 28, 50, 51, 63 and 64 of Appendix "A" to By-law Number 85-
1 are hereby amended by removing the zoning applicable to the parcels of land
specified and illustrated as Areas 1 to 17 on Map No. 1, in the City of Kitchener,
attached hereto.
2. Zoning Grid Schedules 27, 28, 50, 51, 63 and 64 of Appendix "A" to By-law Number
2019-051 are hereby amended by adding thereto the lands specified and illustrated
as Areas 1-17 on Map No. 1, in the City of Kitchener, attached hereto.
3. Zoning Grid Schedules 27, 28, 50, 51, 63 and 64 of Appendix "A" to By -Law
Number 2019-051 are hereby amended by changing the zoning applicable to the
parcels of land specified and illustrated as Area 1 on Map No. 1, in the City of
Kitchener, attached hereto, from Agricultural Zone (A-1) with Special Use Provision
69U in Zoning By-law 85-1 to Low Rise Residential Five Zone (RES -5) with Site
Specific Provision (343).
4. Zoning Grid Schedules 27, 28 and 50 of Appendix "A" to By -Law Number 2019-
051 are hereby amended by changing the zoning applicable to the parcel of land
Page 78 of 336
specified and illustrated as Area 2 on Map No. 1, in the City of Kitchener, attached
hereto, from Agricultural Zone (A-1) with Special Use Provision 69U in Zoning By-
law 85-1 to Medium Rise Residential Six Zone (RES -6) with Site Specific Provision
(344).
5. Zoning Grid Schedules 27, 28 and 50 of Appendix "A" to By -Law Number 2019-
051 are hereby amended by changing the zoning applicable to the parcel of land
specified and illustrated as Area 3 on Map No. 1, in the City of Kitchener, attached
hereto, from Agricultural Zone (A-1) with Special Use Provision 69U in Zoning By-
law 85-1 to Mixed Use One Zone (MIX -1) with Site Specific Provision (345).
6. Zoning Grid Schedules 50 and 51 of Appendix "A" to By -Law Number 2019-051
are hereby amended by changing the zoning applicable to the parcel of land
specified and illustrated as Area 4 on Map No. 1, in the City of Kitchener, attached
hereto, from Agricultural Zone (A-1) with Special Use Provision 69U in Zoning By-
law 85-1 to Neighbourhood Institutional (INS -1) with Site Specific Provision (346).
7. Zoning Grid Schedules 27, 28, 50 and 51 of Appendix "A" to By -Law Number 2019-
051 are hereby amended by changing the zoning applicable to the parcel of land
specified and illustrated as Area 5 on Map No. 1, in the City of Kitchener, attached
hereto, from Agricultural Zone (A-1) with Special Use Provision 69U in Zoning By-
law 85-1 to Open Space: Recreation Zone (OSR-1).
8. Zoning Grid Schedules 50 and 51 of Appendix "A" to By -Law Number 2019-051
are hereby amended by changing the zoning applicable to the parcel of land
specified and illustrated as Area 6 on Map No. 1, in the City of Kitchener, attached
hereto, from Agricultural Zone (A-1) with Special Use Provision 69U in Zoning By-
law 85-1 to Open Space: Stormwater Management Zone (OSR-3) with Site
Specific Provision (347).
9. Zoning Grid Schedules 50 and 64 of Appendix "A" to By -Law Number 2019-051
are hereby amended by changing the zoning applicable to the parcel of land
specified and illustrated as Area 7 on Map No. 1, in the City of Kitchener, attached
Page 79 of 336
hereto, from Agricultural Zone (A-1) with Special Use Provision 69U in Zoning By-
law 85-1 to Open Space: Stormwater Management (OSR-3).
10. Zoning Grid Schedules 63 and 64 of Appendix "A" to By -Law Number 2019-051
are hereby amended by changing the zoning applicable to the parcel of land
specified and illustrated as Area 8 on Map No. 1, in the City of Kitchener, attached
hereto, from Agricultural Zone (A-1) with Special Use Provision 69U in Zoning By-
law 85-1 to Natural Heritage Conservation (NHC).
11. Zoning Grid Schedule 50 of Appendix "A" to By -Law Number 2019-051 is hereby
amended by changing the zoning applicable to the parcel of land specified and
illustrated as Area 9 on Map No. 1, in the City of Kitchener, attached hereto, from
Agricultural Zone (A-1) with Special Use Provision 70U in Zoning By-law 85-1 to
Open Space: Stormwater Management (OSR-3).
12. Zoning Grid Schedules 50 and 64 of Appendix "A" to By -Law Number 2019-051
are hereby amended by changing the zoning applicable to the parcel of land
specified and illustrated as Area 10 on Map No. 1, in the City of Kitchener, attached
hereto, from Agricultural Zone (A-1) with Special Use Provision 70U in Zoning By-
law 85-1 to Low Rise Residential Five Zone (RES -5) with Site Specific Provision
(343).
13. Zoning Grid Schedule 63 of Appendix "A" to By -Law Number 2019-051 is hereby
amended by changing the zoning applicable to the parcel of land specified and
illustrated as Area 11 on Map No. 1, in the City of Kitchener, attached hereto, from
Agricultural Zone (A-1) in Zoning By-law 85-1 to Open Space: Recreation Zone
(OSR-1).
14. Zoning Grid Schedules 51 and 64 of Appendix "A" to By -Law Number 2019-051
are hereby amended by changing the zoning applicable to the parcel of land
specified and illustrated as Area 12 on Map No. 1, in the City of Kitchener, attached
hereto, from Agricultural Zone (A-1) in Zoning By-law 85-1 to Open Space:
Stormwater Management (OSR-3).
Page 80 of 336
15. Zoning Grid Schedule 51 of Appendix "A" to By -Law Number 2019-051 is hereby
amended by changing the zoning applicable to the parcel of land specified and
illustrated as Area 13 on Map No. 1, in the City of Kitchener, attached hereto, from
Agricultural Zone (A-1) in Zoning By-law 85-1 to Natural Heritage Conservation
(NHC).
16. Zoning Grid Schedule 50 of Appendix "A" to By -Law Number 2019-051 is hereby
amended by changing the zoning applicable to the parcel of land specified and
illustrated as Area 14 on Map No. 1, in the City of Kitchener, attached hereto, from
Agricultural Zone (A-1) with Special Use Provision 70U in Zoning By-law 85-1 to
Open Space: Recreation (OSR-1).
17. Zoning Grid Schedule 50 of Appendix "A" to By -Law Number 2019-051 is hereby
amended by changing the zoning applicable to the parcel of land specified and
illustrated as Area 15 on Map No. 1, in the City of Kitchener, attached hereto, from
Agricultural Zone (A-1) with Special Use Provision 70U in Zoning By-law 85-1 to
Medium Rise Residential Six Zone (RES -6) with Site Specific Provision (344).
18. Zoning Grid Schedules 63 and 64 of Appendix "A" to By -Law Number 2019-051
are hereby amended by changing the zoning applicable to the parcel of land
specified and illustrated as Area 16 on Map No. 1, in the City of Kitchener, attached
hereto, from Agricultural Zone (A-1) in Zoning By-law 85-1 to Low Rise Residential
Five Zone (RES -5) with Site Specific Provision (343).
19. Zoning Grid Schedules 28 and 50 of Appendix "A" to By -Law Number 2019-051
are hereby amended by changing the zoning applicable to the parcel of land
specified and illustrated as Area 17 on Map No. 1, in the City of Kitchener, attached
hereto, from Agricultural Zone (A-1) with Special Use Provision 69U in Zoning By-
law 85-1 to Neighbourhood Institutional (INS -1) with Site Specific Provision (349).
20. Section 19 of By-law 2019-051 is hereby amended by adding Site Specific
Provision (343) thereto as follows:
"(343). Notwithstanding Section 4 and Section 7 of the By-law within the lands
zoned Low Rise Residential Five Zone (RES -5) and shown as Areas 1, 10,
Page 81 of 336
and 16 and being affected by this subsection on Zoning Grid Schedules 27,
28, 50, 51, 63 and 64 of Appendix `A', the following special regulations shall
apply:
i) In addition to the permitted uses listed in Table 7-1, the following
uses shall also be permitted:
Dwelling, Back -to -Back Townhouse
Dwelling, Through Lot Townhouse
Dwelling, Live -Work Townhouse
ii) For lands subject to this regulation:
"Dwelling, Through Lot Townhouse" means a Townhouse dwelling
unit bounded by streets on two opposite sides, with one street being
the front lot line and the opposite street being the rear lot line.
"Dwelling, Live -Work Townhouse" means a Townhouse dwelling
unit with dedicated non-residential ground floor uses.
"Bay/Boxout Window Projections" means a building projection with
windows and/or door, with or without a foundation.
iii) Stairs and access ramp may be permitted in the front yard or
exterior side yard provided the minimum setback to the stair and
access ramp encroachment is 0.6 metres from the street line.
iv) Terraces, porches, balconies and decks may be located within a
required front yard or exterior side yard, provided the terrace, porch
or deck is set back a minimum of 2.0 metres from the front lot line
and a minimum of 1.5 meters from the side yard lot line abutting a
street, whether covered or not covered, and provided they are not
enclosed and do not exceed 1.2 meters in height above finished
grade level.
V) Covered porches that are open on the first floor with or without
railings and with or without living space above may encroach into
the driveway visibility triangle to a maximum of 2.5 metres.
Page 82 of 336
vi) On a corner lot, an access driveway shall not be located closer than
4.5 metres to the intersection of street lines abutting the lot and shall
permit the parking of motor vehicles, except that an access drive
shall be located no closer than 7.0 metres to the intersection of
street lines for corner lots with frontage on a Major Community
Collector Street (Rosenberg Way).
vii) "Bay/Boxout Window Projections" may encroach a maximum of 1.0
metre into a required front yard, exterior side yard and/or rear yard,
provided that the building projection is not more than 4.0 metres
wide.
viii) The following regulations shall apply for Single Detached Dwelling
and Duplex Dwellings:
a. The minimum corner lot width shall be 12.0 metres.
b. The minimum exterior side yard shall be 3.0 metres.
c. The minimum front yard shall be 3.5 metres.
d. The minimum rear yard shall be 7.0 metres.
e. The minimum side yard shall be 0.6 metres on one side and 1.2
metres on the other.
f. Porches may encroach into the side yard provided the minimum
setback to side lot line is 0.6 metres.
g. The maximum building height shall be 12.5 metres.
h. The maximum lot coverage shall be a total of 60 percent, of
which the habitable portion of the dwelling units shall not exceed
55 percent and the accessory buildings or structures, whether
attached or detached, shall not exceed 15 percent.
ix) The following regulations shall apply for Semi -Detached Dwellings:
a. The minimum exterior side yard shall be 3.0 metres.
b. The minimum front yard shall be 3.5 metres.
c. The minimum rear yard shall be 7.0 metres.
d. The maximum building height shall be 12.5 meters.
Page 83 of 336
e. The maximum gross lot coverage shall be 65 percent, of which
the habitable portion of the dwelling unit shall not exceed 55
percent and the accessory buildings or structures, whether
attached or detached, shall not exceed 15 percent.
X) The following regulations shall apply for Street Townhouse
Dwellings, Back -to -Back Dwellings and Through Lot Townhouse
Dwellings
a. The minimum corner lot width shall be 9.0 metres.
b. The minimum exterior side yard shall be 3.0 metres.
c. The minimum front yard shall be of 3.5 metres.
d. The minimum interior side yard shall be 0.6 metres.
e. The minimum rear yard shall be 7.0 metres for each townhouse
dwelling.
f. The minimum rear yard on a through lot townhouse (not
applicable for Back -to -Back Townhouse Dwellings) shall be 3.0
metres except no part of any building used to accommodate a
required parking space shall be located closer than 6.0 metres
to the street line.
g. The maximum building height shall be 15.0 meters and 3
storeys.
h. The maximum lot coverage for Townhouse Dwellings shall be
65 percent, of which the habitable portion of the dwelling unit
shall not exceed 55 percent and the accessory buildings or
structures, whether attached or detached, shall not exceed 15
percent.
i. There shall be no maximum lot coverage for a Back -to -Back
Townhouse Dwelling and Through Lot Townhouse Dwellings.
j. The minimum lot area for a Back -to -Back Townhouse Dwelling
and Through Lot Townhouse dwelling shall be 80 square
metres.
k. The minimum outdoor amenity area on a Back -to -Back
Townhouse and Through Lot Townhouse shall be a minimum
Page 84 of 336
of 6.0 square metres per dwelling unit and be provided by an
outdoor deck or balcony attached to the dwelling unit.
I. On a Through Lot Townhouse Dwelling and Townhouse
Dwelling the driveway and garage maximum width shall not
apply on end units.
m. The maximum number of attached units for Townhouse
Dwellings and Through Lot Townhouse Dwelling shall be 8
units; and the maximum number of attached units for a Back -to -
Back Townhouse Dwelling shall be 16 units."
21. Section 19 of By-law 2019-051 is hereby amended by adding Site Specific
Provision (344) thereto as follows:
"(344). Notwithstanding Section 4 and Section 7 of the By-law within the lands
zoned Medium Rise Residential Six Zone (RES -6) and shown as Areas 2
and 15 and being affected by this subsection on Zoning Grid Schedules 27,
28 and 50 of Appendix `A', the following special regulations shall apply:
i) Stairs and access ramp may be permitted in the front yard or
exterior side yard provided the minimum setback to the stair and
access ramp encroachment is 0.6 metres from the street line.
ii) Terraces, porches, balconies and decks may be located within a
required front yard or exterior side yard, provided the terrace, porch
or deck is set back a minimum of 2.0 metres from the front lot line
and a minimum of 1.5 meters from the side yard lot line abutting a
street, whether covered or not covered, and provided they are not
enclosed and do not exceed 1.2 metres in height above finished
grade level.
iii) Covered porches that are open on the first floor with or without
railings and with or without living space above may encroach into
the driveway visibility triangle to a maximum of 2.5 metres.
Page 85 of 336
iv) On a corner lot, an access driveway shall not be located closer than
4.5 metres to the intersection of street lines abutting the lot and shall
permit the parking of motor vehicles, except that an access drive
shall be located no closer than 7.0 metres to the intersection of
street lines for corner lots with frontage on a Major Community
Collector Street (Rosenberg Way).
V) "Bay/Boxout Window Projections" may encroach a maximum of 1.0
metre into a required front yard, exterior side yard and/or rear yard,
provided that the building projection is not more than 4.0 metres
wide.
vi) For Cluster Townhouse Dwellings:
a. The minimum setback to any street line shall be 3.0 metres.
b. The maximum setback to any street line shall be 4.5 metres.
c. The minimum side yard and rear yard setback of 3.0 metres.
d. The minimum landscaped area shall be 15%.
e. The minimum floor space ratio of 0.5.
vii) For Multiple Dwelling and Non -Residential Uses:
a. The minimum setback to any street line shall be 3.0 metres.
b. The maximum setback to any street line shall be 4.5 metres.
c. The minimum side yard and rear yard setback of 3.0 metres.
d. The minimum landscaped area shall be 15%.
e. The minimum Floor Space Ratio shall be 0.5.
f. An exclusive use Private Patio Area shall not be required
adjacent to each dwelling unit located at ground floor level.
g. The minimum off-street parking shall be 1.0 space per dwelling
unit.
h. The minimum off-street visitor parking shall be 0.1 spaces per
dwelling unit."
Page 86 of 336
22. Section 19 of By-law 2019-051 is hereby amended by adding Site Specific
Provision (345) thereto as follows:
"(345). Notwithstanding Section 4 and Section 8 of the By-law within the lands
zoned Mixed Use One Zone (MIX -1) and shown as Area 3 and being
affected by this subsection on Zoning Grid Schedules 27, 28 and 50 of
Appendix `A', the following special regulations shall apply:
i) For Cluster Townhouse Dwelling and Multiple Dwellings:
a. The minimum setback to any street line shall be 3.0 metres.
b. The maximum setback to any street line shall be 4.5 metres.
c. The minimum interior side yard and rear yard setback of 3.0
metres.
d. The minimum landscaped area shall be 15%.
e. The minimum floor space ratio of 0.5.
i. The minimum off-street parking shall be 1.0 space per dwelling
unit.
j. The minimum off-street visitor parking shall be 0.1 spaces per
dwelling unit.
k. Dwelling unit(s) and accessory residential uses, except for
access, shall not be permitted on the ground floor.
I. A street line fagade on all floors, except the ground floor, shall
be permitted.
m. The minimum setback abutting a residential zone shall be 3.0
metres.
n. The Maximum building height shall be 16.5 metres.
o. Patios, Terraces, Porches, Balconies and Decks may be
located within a required front yard, rear yard, side yard and/or
exterior side yard provided they are set back 0.6 metres from
the lot line.
p. Stairs and access ramp may be permitted in the front yard or
exteriorside yard provided the minimum setback to the stair and
access ramp encroachment is 0.6 metres from the street line.
Page 87 of 336
q. On a corner lot, an access driveway shall not be located closer
than 4.5 metres to the intersection of street lines abutting the lot
and shall permit the parking of motor vehicles, except that an
access drive shall be located no closer than 7.0 metres to the
intersection of street lines for corner lots with frontage on a
Major Community Collector Street (Rosenberg Way).
r. "Bay/Boxout Window Projections" may encroach a maximum of
1.0 metre into a required front yard, exterior side yard and/or
rear yard, provided that the building projection is not more than
4.0 metres wide."
23. Section 19 of By-law 2019-051 is hereby amended by adding Site Specific
Provision (346) thereto as follows:
"(346) Notwithstanding Section 11 of the By-law within the lands zoned INS -1 and
shown as Area 4 and being affected by this subsection on Zoning Grid
Schedules 50 and 51 of Appendix `A', the following special regulations shall
apply:
i) No maximum gross floor area shall apply for a Secondary School
use."
24. Section 19 of By-law 2019-051 is hereby amended by adding Site Specific
Provision (347) thereto as follows:
"(347) Notwithstanding Section 15 of the By-law within the lands zoned OSR-3
and shown as Area 6 and being affected by this subsection on Zoning Grid
Schedules 50 and 51 of Appendix `A', the following special regulations shall
apply:
i) In addition to the permitted uses listed in Table 15-1, the following
uses shall also be permitted:
Outdoor Active Recreation an accessory use to an adjacent
Elementary School or Secondary School use."
Page 88 of 336
25. Section 19 of By-law 2019-051 is hereby amended by adding Site Specific
Provision (349) thereto as follows:
"(349) Notwithstanding Section 11 of the By-law within the lands zoned INS -1 and
shown as Area 17 and being affected by this subsection on Zoning Grid
Schedules 28 and 50 of Appendix `A', the following special regulations shall
apply:
i) No maximum gross floor area shall apply for a Secondary School
use.
ii) In addition to the list of permitted uses in Table 11-1, the following
uses shall also be permitted.
Dwelling, Cluster Townhouse
Dwelling, Multiple
iii) For Cluster Townhouse Dwellings:
a. The minimum setback to any street line shall be 3.0 metres.
b. The maximum setback to any street line shall be 4.5 metres.
C. The minimum side yard and rear yard setback of 3.0 metres.
d. The minimum landscaped area shall be 15%.
e. The minimum floor space ratio of 0.5.
iv) For Multiple Dwelling and Non -Residential Uses:
a. The minimum setback to any street line shall be 3.0 metres.
b. The maximum setback to any street line shall be 4.5 metres.
C. The minimum side yard and rear yard setback of 3.0 metres.
d. The minimum landscaped area shall be 15%.
e. The minimum Floor Space Ratio shall be 0.5.
f. An exclusive use Private Patio Area shall not be required
adjacent to each dwelling unit located at ground floor level.
g. The minimum off-street parking shall be 1.0 space per
dwelling unit.
h. The minimum off-street visitor parking shall be 0.1 spaces
per dwelling unit."
Page 89 of 336
26. This By-law shall become effective only if Official Plan Amendment No.
(Mattamy - Kitchener Green) comes into effect, pursuant to Section 24(2) of The
Planning Act, R.S.O. 1990, c. P.13, as amended.
PASSED at the Council Chambers in the City of Kitchener this day of
.2022
Mayor
Clerk
Page 90 of 336
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NOTICE OF PUBLIC MEETING
fora development in your neighbourhood
1801-1873 Bleams Road
Itm
Plan of Subdivision
3642
Dwelling
Units
3 Hectare
Neighbourhood
Park
Mixed
Use
Community
I IT(',HENE
Have Your Voice Heard!
Date: August 8, 2022
Time: 7:00 p.m.
Location: Council Chambers,
Kitchener City Hall
200 King Street Fest
rVirtual Zoom Meeting
To view the staff report, agenda,
find meeting details or to
appear as a delegation, visit:
kitchener.ca/meetings
To learn more about this project,
including information on your
appeal rights, visit:
www.kitchenenca/
Pla n n i ngAppl ications
or contact:
Garett Stevenson,
Manager of Development Review
519.741.2200 x 7070
garett.stevenson@ kitchener.ca
The City of Kitchener has received an application for a Plan of Subdivision, an Official
Plan Amendment, and a Zoning By-law Amendment for the lands to be developed with
a residential subdivision with up to 3642 dwelling units, a large three -hectare
Neighbourhood Park and three Urban Greens, two school blocks, two mixed-use blocks,
five multiple dwelling blocks, two storm water managWient pio�n�s, q 1 11 as open
space, walkway, and road widenings blocks. I-' g
ti`rct:R
.., Internal memo
�
Development Services Department
Date: December 27, 2018
To: Garett Stevenson, Planner
From: Brandon Sloan, Manager of Long Range Planning & Policy Planning
Dayna Edwards, Senior Planner (Urban Design)
Subject: Draft Plan of Subdivision 30T-18201
Official Plan Amendment OP 18/005&006/B/GS
Zoning By-law Amendment ZC/006&007/B/GS
Bleams Road and Gehl Place
Kitchener Green Ltd. & 2079546 Ontario Inc.
www.kitchener.ca
The Long Range and Policy Planning Section has received the circulation of a Draft Plan of
Subdivision, Official Plan Amendment and Zoning By-law Amendment Applications for the
development of the subject lands within the west side of the Rosenberg Secondary Plan for a
range of land use and dwelling types. We provide the following comments for your consideration.
Planning Policy and Kitchener Official Plan
The synopsis and assessment of Planning Policy provided in section 5 of the Planning Report,
prepared by SGL is quite helpful to address consistency and conformity. Policy staff are currently
reviewing the items in more detail and would appreciate any comments that Regional planning
staff and the file planner have in this regard.
Proposed Official Plan Amendments #1 and #2
This includes the more recent addition to the City Urban Area through the Region of Waterloo
Official Plan process. The new area requires amendments to base maps in the Official Plan (Maps
2, 3 and possibly others) and each of the Secondary Plan maps. Policy staff are currently
reviewing the items identified in the application, specifically Section 3.4 and Appendix A of the
Planning Report in more detail and will provide additional comments under separate cover.
Assistance can be provided with respect to the detailed wording of the formal Amendment(s)
when preparing them for Council consideration.
Rosenberg Secondary Plan
Planning Policy staff appreciate that the Planning Report addresses conformity with the various
elements of the Secondary Plan. On cursory review, it would appear that the major topic elements
are included within the analysis which is satisfactory to achieve the terms of the study for our
review. Policy staff are currently reviewing the items in more detail and will provide additional
comments under separate cover. Some initial comments include:
Map 22a should be updated to reflect the proposed slight revision to the 5 -min
neighbourhood walk. The proposal could be an improvement from the original plan and
has the potential to create a good sense of place and community gathering spaces
We appreciate that the Urban Greens are proposed in roughly the locations indicated on
the Community Structure Plan
Bleams/Isaiah Dr is a Neighbourhood Gateway and Isaiah Dr and Rosenberg Way are
both Priority Streets. As such, they would have some urban design attention and emphasis
to enhance sense of place and walkability, typically via conditions of approval and a
Streetscape Plan. Zoning details may need to be considered along those locations as well.
Page 93 of 336
Internal memo
Development Services Department
www.kitchener.ca
There is the potential for a great Type 1 Multi -Use Pathway network and its connection
with Rosenberg Way. Further details should be considered for design and implementation
via appropriate staff and conditions of approval.
Several amendments would be required for the Land Use Plan. A Neighbourhood
Institutional site should be identified (in addition to the one school site).
The details of the proposed changes to the water management area(s) and SWM facilities
will need to be confirmed prior to be reflected on the Land Use Plan and Map 22f.
Density
The location is within the uncommitted portion of the City's Designated Greenfield Area. The lands
that are currently within the Rosenberg Secondary Plan were collectively planned to achieve 74
persons and jobs per hectare based on the approved land use plan and in effect methodology at
the time. The portion of lands within that plan would need to be compared to the approved land
use and any adjustments made. The implementing zoning would help ensure that the blocks and
area is planned to help achieve the overall density. The new lands are not part of an approved
Secondary Plan and may require consideration of the new Growth Plan (2017) targets. These
have not been allocated at the regional/city scale at this time.
Policy staff are currently reviewing the items in more detail, specifically section 3.2 of the Planning
Report, and will provide additional comments under separate cover. Additional input from
Regional staff and discussion with the file planner and applicant may be required.
Kitchener Growth Management Plan
The subject locations are identified as 'Priority B' within the Kitchener Growth Management Plan
2017-2019 (IDs # 1133-136). These applications would help towards the completion of the
Rosenberg community. We appreciate the efforts of the applicant to work with City staff on the
appropriate timing of these lands within the overall Kitchener program for managing growth and
staff resource priorities. Pending the detailed review of the applications, issue resolution, and
any competing 'Priority A' items, it would be appropriate to move forward with the file in 2019.
New Zoning By-law (CRoZBy)
The City's Comprehensive Review of the Zoning By-law (CRoZBy) project is well underway to
update the By-law and implement the new Official Plan. A Statutory Public Meeting was held in
2018 for the non-residential sections and a draft was released of the residential sections. It is
expected that Council will make a decision on these in 2019. Should that occur prior to these
applications being considered, the new zoning codes/types could be utilized for this location and
modified as appropriate for the context.
U rl` a ii CJKS
Urban design policies are intended to address the visual character, aesthetics and compatibility
of land use including heritage features. The objective of Urban Design policies is to create a sense
of place, pedestrian friendly street networks and streetscapes and access to public transit and
public amenities, such as parks and open spaces.
Part B: Urban Design Briefs — Sections 4.2, 6 and 7 of the Urban Design Manual provides design
and development expectations for new development located in suburban neighbourhoods.
Page 94 of 336
`- Internal memo
Development Services Department
www.kitchener.ca
The following urban design comments pertain the information contained within the Urban Design
Report and the community masterplan as presented:
• Development located along Bleams Road should address both Bleams Road and the
internal streets in terms of variation and excellence in building
design, materials, style and
colour.
• The mixed use blocks along Isiah Drive should have ground
oriented retail addressing the
pedestrian realm with a high quality streetscape design.
• Some lots are not proposed to front on Rosenberg Way.
Corner lots should focus their primary frontage towards
- •
-
the higher order street. All corner lots should treat both
the side and front facades and highly articulated and well -
design primary frontages.
tt
• To increase vehicular and pedestrian connect and to have
lots fronting on the open space, a roadway should be
r
extended across the frontage of the open space shown
below:
• Rosenberg Way and Isiah Drive are both identified as
`
priority streets in the Secondary Plan. A streetscape plan
for these streets should be provided as a condition of
-
approval.
• Mid -block connections should be employed through longer block particularly where
alignment with open space occurs.
The following urban design policies are provided for future reference when proceeding with
detailed de ign:
• Buildings at priority lot locations such as gateways, along major roads, corner sites,
heritage areas, park views or at terminating vistas should be designed as landmarks,
with architectural innovation and quality urban design that reflects the community
character.
• Variation and excellence in building design, including architectural features, building
materials, style, colour and other individual design elements, will be expected for each
block of land and will be reviewed through development applications and building
elevations.
Where possible, corner lots shall have their primary frontage oriented towards the
higher -order street.
A mix of lot frontage along all street blocks will be encouraged. Small lot frontages are
best located in close proximity to neighbourhood park spaces. Long blocks of similar lot
frontages and/or concentrations of small lot frontages in any area of the Rosenberg
Community will be discouraged.
• The use of public and/or private rear lanes should be considered in order to meet
planning objectives for streetscape, built form, on -street parking and reduce conflicts
between multi -use pathways, driveways and transit.
Page 95 of 336
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Development Services Department
www.kitchener.ca
Sustainability Measures
The applicant should strive to incorporate transportation demand management, energy, water
and waste conservation measures along with other sustainable development elements within the
new subdivision area. Policy staff are reviewing the applicable section of the Planning Report
(page 57) and will provide more detailed comments under separate cover for this topic and any
potential conditions of approval.
Conditions of Approval
Following more detailed review and discussion, any further recommendations and potential
conditions of approval can be provided to the file planner.
Please let us know if you have any questions pertaining to these comments.
Brandon Sloan, BES, MCIP, RPP
Manager, Long Range & Policy Planning
P: 519-741-2200 ext. 7648
E: brandon.sloan@-kitchener.ca
Dauwa edwarots
Dayna Edwards, M.PL, MCIP, RPP
Senior Planner (Urban Design)
P: 519-741-2200 ext. 7324
E: dayna.edwardsA-kitchener.ca
Page 96 of 336
Internal memo
Development Services Department
Date:
November 2, 2018
To:
Garett Stevenson, Planner
From:
Victoria Grohn, Heritage Planner
cc:
Subject:
Draft Plan of Subdivision Application 30T-18202
Official Plan Amendment Application OP18/006/G/GS
Zoning By-law Amendment ZBA18/007/G/GS
161 Gehl Place "Application 2"
Kitchener Green Ltd. & 2079546 Ontario Inc.
www.kitchener.ca
Heritage Planning staff have reviewed the supporting information relating to the draft plan of subdivision,
official plan amendment, and zone change applications for 161 Gehl Place.
The subject property is not listed or designated under the Ontario Heritage Act. The subject property, 161
Gehl Place, is located adjacent to 236 Gehl Place, which is listed as a non -designated property of cultural
heritage value or interest on the City's Municipal Heritage Register.
Section 2 of the Planning Act indicates that Council shall have regard to matters of Provincial interest
such as the conservation of features of significant architectural, cultural, historical, archaeological or
scientific interest. In addition, Section 3 of the Planning Act requires that decisions of Council shall be
consistent with the Provincial Policy Statement (PPS).
Section 2.6 of the PPS indicates that "significant built heritage resources and significant cultural heritage
landscapes shall be conserved."
At the June 12, 2017 Pre -Submission Consultation meeting, Heritage Planning staff requested
clarification as to how access to the cultural heritage resource at 236 Gehl Place would be maintained in
both the short- and long-term, given that appropriate access is important to ensure a range of
conservation options are available for the cultural heritage resource at 236 Gehl Place. It does not appear
that this has been addressed in the draft plan or Planning Report submitted as part of this application.
Heritage Planning staff request that the access to 236 Gehl Place be addressed.
Page 97 of 336
Garett Stevenson
From: Faranak Hosseini
Sent: Monday, November 5, 2018 4:20 PM
To: Garett Stevenson
Subject: Draft Plan of Subdivision Application 30T-18201 - Transportation Services Comments
Hi Garret,
Please find below the Transportation Services comments regarding the Draft Plan of Subdivision Application 30T-18201.
1. Traffic circles should be provided at the intersections of George Israel Street and Rosenberg Way, and Street L
and Rosenberg Way.
2. Bike lanes should be provided on Rosenberg Way and Isiah Drive.
3. A traffic circle or a raised all -way stop controlled intersection should be provided at the intersection of
Rosenberg Way and Isaiah Drive. Further discussions with the School Board is required to determine the control
type at this intersection.
Please let me know if you have any questions.
Regards,
Faranak Hosseini, E.I.T., M.A.Sc.
Traffic Planning Analyst I Transportation Services I City of Kitchener
519-741-2200 ext 7665 (o) I TTY 1-866-969-9994 1 faranak.hosseinic kitchener.ca
Page 98 of 336
Garett Stevenson
From: Faranak Hosseini
Sent: Wednesday, November 7, 2018 10:46 AM
To: Garett Stevenson
Subject: RE: Draft Plan of Subdivision Application 30T-18201 - Transportation Services
Comments
Hi Garett,
Please find below my revised comments.
1. Traffic circles should be provided at the intersections of George Israel Street and Rosenberg Way, and Street L
and Rosenberg Way.
2. Bike lanes should be provided on Rosenberg Way and Isiah Drive.
3. A traffic circle or a raised all -way stop controlled intersection should be provided at the intersection of
Rosenberg Way and Isaiah Drive. Further discussions with the School Board is required to determine the control
type at this intersection.
4. An on -street parking plan is required.
5. Special zoning regulations comments: Please see my comments in red below.
Porches
Stairs and access ramps may encroach into a required front yard or side yard abutting a street, provided
the minimum setback to the encroachment is 1.0 metres from the street line.
Any porch is located in a driveway visibility triangle, the porch shall not exceed 0.9 metres in height above
finished grade, and railings shall be constructed in a manner and of materials that do not obstruct visibility.
- On a corner lot, an access driveway shall not be located closer than 6.0 metres for corner lots with
frontage on a Major Community Collector Street, Local Street, or Minor Neighbourhood Collector Street.
On a corner lot, an access driveway shall not be located closer than 7.0 metres for corner lots with frontage on
a Major Community Collector Street or Minor Neighbourhood Collector Street.
Single Detached and Duplex Dwelling
- Minimum Front Yard Setback — 3.5 metres, except no part of any building used to accommodate off-
street parking shall be located closer than 5.7 metres to a street line.
No part of any building used to accommodate off-street parking shall be located closer than 6.0 metres to a street
line.
Semi -Detached Dwelling:
- Minimum Front Yard and Minimum Side Yard Abutting a Street — 3.0 metres, except no part of any
building used to accommodate off-street parking shall be located closer than 5.7 metres to the street line.
No part of any building used to accommodate off-street parking shall be located closer than 6.0 metres to a street
line.
Street -Fronting Townhouse Dwelling
Minimum Front Yard Setback — 3.5 metres, except no part of any building used to accommodate off-
street parking shall be located closer than 5.7 metres to a street line.
- Minimum Side Yard Abutting a Street — 3.0 metres, except no part of any building used to accommodate
off-street parking shall be located closer than 5.7 metres to a street line, where an access driveway
crosses the side lot line and leads to the space inside the garage.
Page 99 of 336
No part of any building used to accommodate off-street parking shall be located closer than 6.0 metres to a street
line.
Multiple Dwellings
Parking shall be provided at a rate of 1.25 spaces per unit
Off-street parking may not be located between any building fagade and the streetline
A parking justification study is required.
For Garage Townhouse Dwelling (rear lane/road access with frontage on a street)
Minimum Rear Yard - 2.0 metres, except no part of any building used to accommodate off-street parking
shall be located closer than 5.7 metres to the rear lot line
Minimum access to driveway on corner lot at local street — 4.5 metres
No part of any building used to accommodate off-street parking shall be located closer than 6.0 metres to the
rear lot line.
For Back -to -Back Townhouse Dwelling
Minimum Front Yard — 2.0 - 3.0 metres, except no part of any building used to accommodate off-street
parking shall be located closer than 5.7 metres to the front lot line.
No part of any building used to accommodate off-street parking shall be located closer than 6.0 metres to the
front lot line.
Please let me know if you have any questions.
Regards,
Faranak Hosseini, E.I.T., M.A.Sc.
Traffic Planning Analyst I Transportation Services I City of Kitchener
519-741-2200 ext 7665 (o) I TTY 1-866-969-9994 1 faranak.hosseiniCa)kitchener.ca
From: Garett Stevenson
Sent: Monday, November 05, 2018 4:35 PM
To: Faranak Hosseini <Faranak.Hosseini@kitchener.ca>
Subject: RE: Draft Plan of Subdivision Application 30T-18201 - Transportation Services Comments
Hi Faranak,
Do you have any comments on the proposed new configuration of Rosenberg Way?
Any Transportation comments on the proposed special zoning regulation proposed?
Porches
- Stairs and access ramps may encroach into a required front yard or side yard abutting a street, provided
the minimum setback to the encroachment is 1.0 metres from the street line.
- Any porch is located in a driveway visibility triangle, the porch shall not exceed 0.9 metres in height above
finished grade, and railings shall be constructed in a manner and of materials that do not obstruct visibility.
Page 100 of 336
Faranak Hosseini, E.I.T., M.A.Sc.
Traffic Planning Analyst I Transportation Services I City of Kitchener
519-741-2200 ext 7665 (o) I TTY 1-866-969-9994 1 faranak.hosseiniCd)kitchener.ca
Page 101 of 336
Internal memo
Development Services Department www.kitchener.ca
Date:
May 23, 2019
To:
Garett Stevenson
From
Jason BrOI6
cc:
Linda Cooper
Subject: Draft Plan of Subdivision Applications 30T-18201 & 30T-18202
Zone Change Applications ZBA18/006/B/GS & ZBA18/007/G/GS
Official Plan Amendment Applications OP18/005/B/GS & OP18/006/G/GS
Owner: Mattamy Development Corporation
Site Address: 1801 & 1873 Bleams Road and 161 Gehl Place
Prior to Draft ARRMy :
1 Temporary turning circles need to be contained wholly within the stage of the subdivision
in which they are servicing (can't be located in an adjacent future stage) and further to
that they must also be within the same subdivision. Please revise the draft plans to
show the temp turning circles for stage 6 of 30T-18201 wholly contained within 30T-
18201.
2 The southerly limit of Street X in draft plan 30T-18201 and continuing into draft plan 30T-
18202 indicates that the road right-of-way (including the traveled portion of the road) is
within the 30m setback from the wetland. This should be revised so that the right-of-way
is outside the wetland setback.
3. Coordination needs to be achieved between "Street M" in 30T-18201 and "Stamson
Street" in 30T-14201 for servicing and overland flow routing.
4 Note that the City of Kitchener's Infiltration value for sanitary sewers is 0.15L/s/ha and
not the 0.25L/s/ha as identified on the design sheet. Please revise for detailed
engineering submission post draft approval.
Conditions of Draft Plan Approval:
Prior to Grading:
The SUBDIVIDER agrees that prior to grading, servicing or registration, of all or any part of
the plan of subdivision or the conveyance of easements to extend sanitary and/or storm
sewers through the subdivision, that the SUBDIVIDER shall complete a Record of Site
Condition (RSC) for all the lands in accordance with Ontario Regulation 153/04 and the
RSC shall be acknowledged by the Ministry of the Environment, Conservation and Parks
(MECP). Prior to submitting the RSC and the commencement of area grading for the
subdivision; site alteration, materials management, filling and preliminary grading will be
permitted provided these activities comply with a materials management plan to be
approved by the Region's Commissioner of Planning, Development and Legislative
Services and a preliminary grading plan to be approved by the CITY'S Director of
Engineering Services in consultation with the Ministry of Natural Resources and Forestry
Page 102 of 336
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(MNR&F) or any Provincial success or thereof. The SUBDIVIDER further agrees the
preliminary grading plan and implementation of same will ensure drainage through lands to
the east does not exceed pre -development drainage flows
2 The SUBDIVIDER agrees to implement the Erosion Threshold Analysis and specifically
Model 4 prepared by Stantec Inc. dated April 7, 2015 including implementation of the
unitary release rate of 1.1 litres per second per hectare which is assigned to Area 2 and 3
of the Rosenberg Secondary Planning Area on a proportionate gross area basis, to the
satisfaction of the CITY'S Director of Engineering Services in consultation with the GRCA.
The SUBDIVIDER agrees to implement a detailed "pre -construction" monitoring program.
The monitoring program is to be approved by the CITY'S Director of Engineering Services
in consultation with the CITY'S Director of Planning, the Grand River Conservation
Authority and the Regional Municipality of Waterloo. The "pre -construction" monitoring
program will document current groundwater infiltration conditions, and will be used to
provide baseline information to compare conditions through the "during" and "post"
construction monitoring periods.
4 The SUBDIVIDER agrees to submit, obtain approval of and implement a detailed "during
development" monitoring and response program. The program is to be approved by the
CITY'S Director of Engineering Services in consultation with the Grand River Conservation
Authority and the Regional Municipality of Waterloo. The purpose of the "during
development" monitoring program is to ensure that the groundwater infiltration measures
satisfy pre -development infiltration targets specified in the Alder Creek Watershed and
Upper Strasburg Creek Subwatershed Update CH2MHILL, 2008 report as well as the
South west Urban Area Study, Comprehensive Storm Water Management Strategy
Prepared by AMEC (June 22, 2011 as revised July 18, 2011) and that Chloride Impact
assessments meet the Reasonable Use Criteria of the Alder Creek Watershed and Upper
Strasburg Creek Subwatershed Update CH2MHILL, 2008 report as approved. The "during
development" monitoring program is to extend until 95% build out of the subdivision.
:. The SUBDIVIDER agrees to submit, obtain approval of, and implement a detailed "post
development" monitoring program in accordance with the Comprehensive Storm Water
Management Strategy Prepared by AM EC (June 22, 2011 as revised July 18, 2011) and
the Alder Creek Watershed and Upper Strasburg Creek Subwatershed Update CH2MHILL,
2008 report as approved. The purpose of the "post development" monitoring program is to
ensure that the stormwater management facility continues to satisfy the current pre -
development conditions for infiltration and to identify any specific additional requirements
that may be necessary to monitor, including but not limited to: infiltration rates for quantity
and quality and chloride impact assessments. The "post development" monitoring program
will extend for 2 years after 95% build out of the subdivision all to the satisfaction of the
CITY'S Director of Engineering Services in consultation with the GRCA and the Regional
Municipality of Waterloo.
ei The SUBDIVIDER further agrees to implement any remedial action deemed necessary
(including additional monitoring) for 2 additional years should chloride levels exceed the
Reasonable Use Criteria of Alder Creek Watershed and Upper Strasburg Creek
Page 103 of 336
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Development Services Department
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Subwatershed Update CH2MHILL, 2008 report as approved, as a result of the
aforementioned monitoring program at their sole expense to the satisfaction of the CITY'S
Director of Engineering Services in consultation with the GRCA and the Regional
Municipality of Waterloo.
7. The SUBDIVIDER agrees that the Middle Strasburg Creek Flood Control Environmental
Assessment (EA) shall be completed prior to area grading and further that the
recommendations of the EA, including the construction and location of the culvert be
implemented in accordance with the EA and completed prior to area grading all to the
satisfaction of the Director of Engineering Services and the Grand River Conservation
Authority. The City is 100% responsible for the cost of these works. If sufficient money is
not allocated from the appropriate CITY Development Charge Account(s) to permit the
CITY to fund these works or the works are not a Development Charge eligible expense
and the SUBDIVIDER wishes to proceed, the SUBDIVIDER agrees to provide and up-
front the cost of these works.
Should these works become a Development Charge eligible expense, the CITY agrees
to recognize any monies paid by the SUBDIVIDER for any works or services normally
paid out of the CITY'S Development Charge Account with such monies to be refunded or
to be recognized as a credit towards any CITY Development Charge payable for each lot
or block only within the registered plan in accordance with the applicable CITY
Development Charge By-law and Policies in effect at the time the monies are paid by the
SUBDIVIDER or the works become a Development Charge eligible expense, whichever
shall be later.
If the registration of the plan is staged, a Supplementary Agreement identifying each lot
or block for which credits are payable shall be registered for each stage prior to the
registration of each stage of the plan of subdivision, until there is no outstanding balance
remaining.
When no outstanding credit balance remains, then the Development Charges will be
paid in the normal manner in accordance with the CITY'S By-law.
If, following the registration of the entire plan of subdivision and issuance of all building
permits, there is any outstanding credit balance, it shall remain with the lands to be used
as a credit for future development, or alternatively, the CITY may enter into an
agreement with the SUBDIVIDER, under Section 40 of the Development Charges Act, to
enable the transfer of Development Charge credits to other benefiting lands within the
community, subject to satisfactory arrangements being made between all parties.
8 The SUBDIVIDER agrees to coordinate grading with adjacent lands to the east to
ensure gradual transition grades between plans to the satisfaction of the Director of
Engineering Services. The SUBDIVIDER agrees to prepare a grading plan for the
subject lands that considers the current environmental and ground water constraints,
recognizes and follows the requirements as set out in the minutes of settlement from the
OMB hearing, and further the approval requirements of the City of Kitchener, GRCA,
MNR&F, and Region of Waterloo. The SUBDIVIDER is responsible to match existing
grades at the shared property line. Any changes to the grades at the shared property
line shall be subject to the satisfaction of the Director of Engineering.
Page 104 of 336
Internal memo
Development Services Department
9. Approval is required by Hydro for any work within the Hydro corridor.
}
www.kitchener.ca
10. Noise warning clauses are required on title of lots in accordance with the Preliminary
Environmental Noise Assessment, MTE Consultants Inc., July 6, 2018. Further, a final
Environmental Noise Assessment Report is required prior to grading approval.
11. Detailed Geotechnical/Hydrogeological Investigation Report must be submitted to the City
for review. This report must distinguish the suitability of soils to support the infiltration of
roof water.
Prior to Ser_vicing:
All public right-of-ways and all services shall be designed and constructed to the standards
specified in the most current City of Kitchener Standards, Development Manual, Regional
Standards and other applicable Provincial Standards to the satisfaction of the Director of
Engineering.
2. A detailed water servicing report is required to review the extent of lands that can be
serviced by municipal water distribution network. A copy of this report should be directed to
Engineering, Region of Waterloo and Utilities Division for approval.
3 Prior to Servicing or Registration which ever shall occur first, The SUBDIVIDER agrees to
retain a qualified Engineering Consultant who shall prepare a detailed engineering
design and report for stormwater management in accordance with the Comprehensive
Stormwater Management Strategy for the South West Urban Area prepared in June 2011
by AMSC, the Alder Creek Watershed and Upper Strasburg Creek Subwatershed Update
by CH2MHILL in 2008 (which accommodates a 2.0 cubic/metres/second flow from Area 2
lands, of which flow rates assigned to subdivision 30T-18201 shall be in accordance with
Table 1, Schedule C of the Minutes of Settlement dated August 17, 2015) and the City of
Kitchener Integrated Stormwater Management Master Plan (ISWM-MP) volume retention
policy (the most stringent policy will apply) to the satisfaction of the City's Director of
Engineering Services in consultation with the Director of Operations, the Region of
Waterloo and the Grand River Conservation Authority.
In addition, the SUBDIVIDER shall have landscape plans for the stormwater
management facilities prepared by a Landscape Architect to the satisfaction of the
CITY'S Director of Parks and Cemeteries and the CITY'S Director of Engineering
Services. The approved engineering design for Storm Water Management will include a
maintenance program for a period of 2 years post 95% build out of the subdivision, which
will ensure stormwater management facilities function as designed to the satisfaction of the
CITY's Director of Engineering. Any redesign and remediation required for the stormwater
management facilities to achieve their required targets shall be at the sole expense of the
SUBDIVIDER all to the satisfaction of the CITY'S Director of Engineering Services.
4 The SUBDIVIDER agrees that prior to servicing or registration, whichever shall occur
first, to submit, obtain approval of and implement a detailed groundwater and surface
Page 105 of 336
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Development Services Department
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water monitoring program to evaluate the performance of end of pipe infiltration facilities
(including pre -construction and post -construction phases) and to identify if the required
water balance is met (as identified in the Alder Creek Watershed Study (2007) and the
Alder Creek Watershed and Upper Strasburg Creek Subwatershed Update —
CH2MHILL, West Urban Area prepared by AMEC (June 22, 2011 revised July 18, 2011),
to the satisfaction of the CITY'S Director of Engineering Services in consultation with the
Regional Municipality of Waterloo and the Grand River Conservation Authority. Further,
the SUBDIVIDER agrees to implement the approved monitoring program and complete
any redesign and/or remediation to achieve the required targets at the sole expense of
the SUBDIVIDER all to the satisfaction of the CITY'S Director of Engineering Services.
5 The SUBDIVIDER agrees that prior to servicing stormwater management facilities will be
designed to achieve the unitary release rate of 1.1 litres per second per gross hectare in
accordance with Model 4 of the Erosion Threshold Analysis prepared by Stantec Inc.
dated April 7, 2015, to the satisfaction of the CITY'S Director of Engineering Services in
consultation with the Grand River Conservation Authority.
G Where major overland flow routes are not on municipally owned lands, the owner must
deed to the City a minimum 6.0 m wide drainage corridor.
Lot level infiltration galleries are required to the satisfaction of the Director of
Engineering.
8 All SWM systems including infiltration requirements must meet City of Kitchener design
standards and applicable Regional, GRCA and Provincial standards. A 20% oversizing of
infiltration measures must be incorporated in the design.
9. Prior to Servicing of each stage requiring new stormwater management facilities, including
stormwater management ponds, infiltration galleries and other related appurtenances, the
SUBDIVIDER shall provide a letter of credit based on 60% of the estimated cost of the
approved infiltration facilities to the satisfaction of the CITY's Director of Engineering
Services.
The Letter of Credit will be released two years after 95% of the buildout of subdivision is
stabilized (meaning buildings are constructed and lot/blocks are sodded/vegetated) and the
SUBDIVIDER's consulting engineer has certified the infiltration facilities are functioning as
intended and approved to the satisfaction of the CITY's Director of Engineering Services.
10. The SUBDIVIDER agrees that prior to servicing the extension of the Middle Strasburg
Trunk Sanitary Sewer is required to service this plan of subdivision and shall be in
accordance with the Middle Strasburg Trunk Sewer EA or any addendum thereto to the
satisfaction of the CITY'S Director of Engineering Services. It is acknowledged that these
works, including design expenses, are included in the City's Development Charge By-law
99-106, as amended, and the City shall be responsible for 100% of the cost of these works.
11. The SUBDIVIDER agrees that prior to servicing or registration, whichever occurs first, to
provide detailed sanitary sewer design and to make arrangements satisfactory to the
Page 106 of 336
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CITY'S Director of Engineering Services for a sanitary sewer connection to the Middle
Strasburg Trunk Sanitary Sewer. The SUBDIVIDER further agrees that where any
upgrades are required to any local sewers required to connect these lands to the trunk
sewer will be at the sole expense of the SUBDIVIDER.
Prior to Registration:
That prior to final approval, the owner enter into an agreement with the City of Kitchener
to ensure that the water balance completed to date be updated with the "as -built"
infiltration gallery data (based on suitability of soils encountered during construction) and
that this data be reported to the Region of Waterloo in the event that a ground water
deficit results and mitigation measures may be required to maintain the existing water
balance. Monitoring reports for the infiltration in the groundwater recharge areas are
required for 2 years post development of the subdivision to ensure the water balance is
being achieved.
That the SUBDIVIDER enter into an agreement with the City of Kitchener which shall be
registered on the title of lots with retaining walls immediately upon registration of the
subdivision. Said agreement shall implement the following clause with respect to the
retaining wall located on these lots and must be included in all offers of purchase/sale and
tenancy agreements:
"Purchasers/tenants are advised that a retaining wall is located on this property. The owner
of this property also owns his/her section of the retaining wall. The retaining wall is not in
public ownership. Monitoring, maintenance, inspection, repair and replacement of this
retaining wall, including any associated costs, are the sole responsibility of the property
owner. The City of Kitchener is in no way responsible for this retaining wall. Should this
retaining wall fail, it is the property owner's responsibility to repair or replace his/her section
of the wall, at his/her cost.
In addition, the zoning for this property prohibits the placement or construction of dwellings,
sheds, containers, detached garages, accessory buildings, indoor pools, outdoor pools,
and any other building or structure and storage and parking of vehicles, trailers, major
recreational equipment within the area as shown in Property Detail Schedule No. 36 of the
City's Zoning By-law. The purpose of this requirement is to maintain the integrity of the
retaining wall."
Jason Brule, C.E.T.
Interim Project Manager
SAGeneral\03-03-544 Subdivision Files\30Ts - 58M\30T-18201 & 30T-18202 Mattamy Rosenberg\Draft
Plan\Correspondence\30T-18201 and 30T-18202 Draft Plan Circulation Comments.doc
Page 107 of 336
Garett Stevenson
From:
Jason Brule <Jason.Brule@kitchener.ca>
Sent:
Monday, March 16, 2020 2:16 PM
To:
Garett Stevenson
Cc:
Chris Nechacov
Subject:
RE: Message from Jason Brule (7419)
Hi Garett,
I have been speaking with Chris from SWM (copied) about this. We are both in support of it so long as there is
an agreement in place between the City/Developer/School Board concerning it all like we spoke about last
week. We would both like to be circulated when it comes time to draft the agreement if possible.
I think that gets you to where you need to be currently? Let me know if there is anything else you need from us
in the interim.
Regards,
Jason Brule, C.E.T.
519-741-2200 ext.7419
From: Garett Stevenson <Garett.Stevenson@kitchener.ca>
Sent: Thursday, March 12, 2020 3:58 PM
To: Jason Brule <Jason.Brule @kitchener.ca>
Subject: RE: Message from Jason Brule (7419)
Hey Jason,
See attached. The track and field area for the school is proposed within the SWM facility, but would only
impacted in the event of a 100 year flood. This would be outside of the infiltration cell.
Thanks,
Garett
From: Jason Brule <Jason,Brule@kitchener.ca>
Sent: Thursday, March 12, 2020 9:04 AM
To: Garett Stevenson <Garett.Stevenson@kitchener.ca>
Subject: Message from Jason Brule (7419)
Page 108 of 336
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Page 111 of 336
Internal Memo
Infrastructure Services Department wwwA tchene .ca
Date: November 5, 2018
To: Garett Stevenson, Planner, Development Services
From: Mark Parris, Landscape Architect, Parks & Cemeteries Division
cc:
Subject: Operations Review and Comments
Subdivision: 30T-18201 & 18202
Stage: Draft Plan of Subdivision
1. APPLICATION INFORMATION
Subdivision Name
Subdivision Number(s)
Secondary Plan Name
Submission Stage
Submission Date
2. OVERALL RESPONSE
Mattamy Community
30T-18201 & 3OT-18202
Rosenberg
Draft Plan of Subdivision
October 5, 2018
Overall support of the submission TBD.
3. STANDARD SUBDIVISION CONDITIONS
These review comments intend that the Draft Plan application be made subject to all of the Standard
Conditions of Subdivision in their entirety, latest version, including the Condition requiring that the
developer meet the latest revision of the Development Manual which is updated from time to time.
Page 112 of 336
The application current exceeds the 5% maximum allowable park dedication, calculated at 5.255ha (see
Appendix A)
Conveyances:
Block No.
Block Type
Area (ha)
internal Memo
1�1' ,k i Ii . 't;
Infrastructure Services Department www.kiuhener.ra
1.43
SWT2, W4, non-core area isolated wetland
4. LAND CONVEYANCES
Park Land Dedication
Eligible:
Block No.
Block Type Area (ha) Comments
15
Park 3.10 Neighbourhood Park connected to adjacent school
(NHS)
block and SWM block
19
Walkway 0.53 Multi -use pathway corridor
20
Park 0.47 Urban Green
25
Park 0.41 Urban Green
26
Park 0.36 Urban Green
30
Park 0.51 Urban Green
TOTAL
5.38
The application current exceeds the 5% maximum allowable park dedication, calculated at 5.255ha (see
Appendix A)
Conveyances:
Block No.
Block Type
Area (ha)
Comments
18
Open Space
1.43
SWT2, W4, non-core area isolated wetland
(Secondary Plan), core environmental feature
(NHS)
21
Open Space
0.58
Wildlife corridor
22
Open Space
0.11
Natural Area buffer
23
Open Space
1.42
Portion of FOD5-2, W2 and W1
17
SWM
7.30
N/A
27
SWM
4.15
N/A
TOTAL
14.99
_
Other Lands:
Block No.
20
TOTAL
Block Type
Walkway
Area (ha) Comments
Q,Q1 N/A
4.54
Page 113 of 336
Internal Memo
I.tT;r,,,R Infrastructure Services Department www.kitchener.ca
5. CRITICAL COMMENTS
The following comments are considered critical to address prior to supporting the subdivision application
and may require special conditions within subsequent subdivision agreements.
Item Comments
Block 15 — a) SWM Report figure 4.1 indicates 4-8 meters of fill to attain park grades.
Neighbourhood Filling procedures and details must be approved by the City of Kitchener
Park prior and follow the latest Development Manual specifications (Section
L.11 as of the time of these comments). Approval of the fill must be
acquired prior to the acceptance of the park parcel
Lot Grading Plan AG1.5 shows a walkway stump along the east side of
the property adjacent to the proposed School Block.
If this is intended to be converted to an overflow location it will not be
deemed acceptable. It is critical to maintain an at -grade connection to the
school block to ensure shared use of recreational facilities.
If the intent is a walkway access to the SWM, this is supported but will be
determined during park design and Engineering submission stage.
------ --- - ---- --- - �---� - --------------------- -- - � :---- - ---------
-
Block 18 & 23 cj Between Block 18/23 W4 and the adjacent wetlands W1 is an area of----
- Open Space habitat restoration outside of the 30m setbacks. This area is identified as
(Wetland) a wildlife corridor, specifically for amphibian and turtle crossings.
The area is also identified as a potential connection point between Street
Y and the proposed walkway block south of Street T.
A revision of the EIS is required to look at the opportunity at achieving this
connection while maintaining the wildlife corridor recommendation.
..._........ __..,................................................................................... ..
Block 19 d) Walkway is within the 30m setback of W1 core environmental feature,
Walkway also identified as Jefferson Salamander habitat. This walkway block
represents a critical component of the east -west MUP connection across
the subdivision.
A revision of the EIS is required to plot and plan for the impact of the trail
within the 30m setback zone. The consultant must address the details of
the trail including grading, surface type and construction methods to
determine appropriate mitigations.
The revision of the EIS is required prior to the acceptance of the block.
e Grading noted in the corridor up to 14%. The maximum allowable grade is
5%. Grades to be revised and confirmed prior to acceptance of the block
...... . . .._.-. .
Block 20 - Park f) Approximately 30% of the park is used for a 3:1 return slope from the
adjacent property. Parks is willing to accept this preliminary grading and
as park space within the park dedication portfolio should the developer
further refine the grading plan to show access to the top of the slope.
If no access is planned, the area will be re -assigned to conveyance and
removed from consideration of the park dedication calculation.
Block 21 — g) Access from Street AD to th1. e end of Gehl Place Trail and northern extent
Open Space of wetland W5 will be required as emergency access and future trail
planning
A revision to the EIS is required to look at the oppgrtunity,@l @Oievin5l th .
Page 114 of 336
-----------------..-_...-----------------------------------------------....
connection within the 30m setback of wetland W5.
Multi -Use h) A multi -use pathway connection required per Multi -use Pathway and
Pathway Trials Masterplan (2012) to achieve the east -west corridor from Trussler to
the east end of the subdivision.
This application is missing the MUP link from Trussler to Isaiah Dr. This
can be achieved by requiring a 3.Om MUT within the Rosenburg right-of-
way from Trussler to the frontage of Block 15, and ensuring a trail
connection through the park and SWM Block 17 during park planning and
engineering submissions
- .. ....... . .......... ... ---- - .............
Proposed i) Two walkway blocks are proposed to better facilitate pedestrian
Walkway movement through the subdivision and connections to major park or
Blocks institutional nodes.
Between Streets Y and AC at the western portion of the roadways
Between Rosenberg Way and Street O, immediately south of
Block 30.
(item to be discussed with Transportation)
------------ --�� - - - - .. - -- --- ------ ----- -- - ------
Block 22 Block 22 does not serve an .y benefit to be in public owne rship at this time
Open Space and lacks any public frontage. Recommendation to retain the block in
private ownership
(item to be discussed with Environmental Planner)
Page 115 of 336
Internal Memo
I : �,
Infrastructure Services Department www.kitchener.ca
-----------------..-_...-----------------------------------------------....
connection within the 30m setback of wetland W5.
Multi -Use h) A multi -use pathway connection required per Multi -use Pathway and
Pathway Trials Masterplan (2012) to achieve the east -west corridor from Trussler to
the east end of the subdivision.
This application is missing the MUP link from Trussler to Isaiah Dr. This
can be achieved by requiring a 3.Om MUT within the Rosenburg right-of-
way from Trussler to the frontage of Block 15, and ensuring a trail
connection through the park and SWM Block 17 during park planning and
engineering submissions
- .. ....... . .......... ... ---- - .............
Proposed i) Two walkway blocks are proposed to better facilitate pedestrian
Walkway movement through the subdivision and connections to major park or
Blocks institutional nodes.
Between Streets Y and AC at the western portion of the roadways
Between Rosenberg Way and Street O, immediately south of
Block 30.
(item to be discussed with Transportation)
------------ --�� - - - - .. - -- --- ------ ----- -- - ------
Block 22 Block 22 does not serve an .y benefit to be in public owne rship at this time
Open Space and lacks any public frontage. Recommendation to retain the block in
private ownership
(item to be discussed with Environmental Planner)
Page 115 of 336
}
Internal Memo
K1T*N,ER Infrastructure Services Department www.kit(heaer.ca
6. OTHER COMMENTS
The following comments are considered important to address prior to subdivision approval but may not
impact the overall support of the development application:
Item Comments
Secondary a) 5.1 Neighbourhood Parks - Lighting is not a requirement of
Plan Report neighbourhood park facilities, and will not be considered part of the
developer -build requirements of the park spaces
b) 5.1 Neighbourhood Parks —Active sportsfield is identified as potential use
for the park space. This has an impact on the required supporting
infrastructure, including servicing and parking facilities. The applicant shall
plan for any active, programmed spaces within the park in conjunction
with the City's Parks & Cemeteries and Sport departments
i:; 5.2 Urban Greens — Fountains will not be accepted in publicly owned and
operated park spaces.
EIS d Permanent wildlife fencin is identified as a recommended mans ement
feature and shown Blocks 23, 18, and part of 19. Developer to provide
additional information on the construction details of the proposed fence
and maintenance / life -cycling requirements of the fence
r.) Requirements of both Plan 1 and Plan 2 Stewardship Management Plans,
outlined in 8.1 and 8.2, must be adhered to by the developer, including:
a. Permanent wildlife fencing
b. Home Owners manual
c. Monitoring programs, pre and post construction
d. On-site interpretive and educational signage
Block 15 & 17 !�-
f) Proposed 3:1 slope connecting park property to 4.0m maintenance
— Park/SWM
access on Block 17 SWM Pond to blended into the park property for
stronger connection and more effective maintenance practices.
Re -grading to be done with a future trail connection from the south edge
of the block to the north-west corner of the block at Rosenberg Way.
Refer to Appendix B — Park Block 15 Suggested Grading for more
information
---------------------------------------------------
Block 17 —
---------------------
Soften radius of the north-east corner walkway to SWM transition to
SWM
achieve a minimum 6.0m inside radius. Corner treatment to address
maintenance vehicle movement.
Block 25 -Park
h) Park grading accepted at this time. Grading design to be revisited during
Engineering Submissions to properly design grades to meet recreational
needs. It is suggested that the park block can be effectively terraced with
proper 5% accessible trails to both tiers
................................
Block 27 -
.------------------------------------------------------------------------------------.,
i) Consolidate MUP and sidewalk in ROW or Street AA into one 3.Om wide
SWM
MUP within the road allowance
Page 116 of 336
Internal Memo
K *1-�rER Infrastructure Services Department wwwAitchener.ta
---- --- ------------- --- - ----- ----- -- -- - ----
Street M'& j) Street M and 30T-14201 roadways do not align. Parks will not support th-e-
Gehl PI Trail use of Gehl Place as a road allowance to connect these streets
7. QUESTIONS
The following are questions prepared in advance of the staff only discussion meeting:
a) Will Street X extend beyond its current southern extent?
L) Institutional is proposed in both Block 16 of this application, and Block 1 (Stage 8) of the adjacent
Stamm subdivision. What boards are planned for these blocks?
c.) Street X will need a multi -use pathway crossing at either Street AA or Street V. Are any of these
intersections controlled, and which one is best to use as the crossing point?
Page 117 of 336
i
Internal Memo
iTC ;9 [E :i ri_:R Infrastructure Services Department wwwAitcber»e.ca
APPENDIX A — PARK DEDICATION CALCULATION
Subdivision Mattamy Community
Sub. No. 30T-18201818202
PART 1:
PARK DEDICATION BASED ON 1.0 HA PER 300 UNITS
Range of Units Shown on Plan of Subdivision:
Minimum
953
Maximum
7ii35 i -,
1A)
Parkland Dedication for 1.0ha per 500 Units
5,240 Ila
PART 2:
PARK DEDICATION BASED ON LAND AREA
2A)
Total Land Area within Plan of Subdivision
108,B40 ha
Less:
213)
Commercial Land Use
0,QD0 ha
2C)
Industrial Land Use
0.000 ha
2D)
Conveyed Open Space (less SWM facilities)
3.40 hs
2E)
Total Lands for 5% Dedication (2A - (2B+2C+2D))
105.100 ha
2F)
Total Lands for 2% Dedication (213 +2C)
0,001] Ina
2G)
Park Dedication Based on Land Area ((2E x 5%)+(2F x 2%))
5,255 ha
PART 3: TOTAL PARK DEDICATION FOR SUBDIVISION
Park Dedication by 1.0 ha per 500 Units (1A)
5.27.3 ha
Park Dedication by 2% and 5% (2G)
5.2;i5 ha
3A)
Total Park Dedication Required
5.255 ha
PART 4:
PARK DEDICATION ANALYSIS AND COMMENTS
Required Park Dedication (3A) 5.25.5 ha
Park Dedication Shown on Draft Plan 5.380 ha
Park Dedication Deficiency/Surplus 1'125 ha
Form completed by: Mark Parris
Date of completion: November 6, 2018
Page 118 of 336
Internal memo
Infrastructure Services Department
www.kitchener.ca
Date
January 11, 2021
To:
Garett Stevenson, 519-741-2200, ext. 7070
Froin;
Jonn Barton, 519-741-2600 ext. 4152
cc:
file
Subject:
Mattamy-Gehl subdivision (30T-18201/18202) – Re -Circulation Submission:
2-16
Parks Comments
1. Documents Referenced – 2020-10-27 Re -Submission
.1 Reply to City Comments (SGL – Aug. 31, 2020)
.2 Figure 1 – Park Block 8 (MTE – Nov. 2019)
.3 Trails (MTE – April 14, 2020)
.4 Archaeological Site Management Plan (ASI – May 25, 2020)
.5 Draft Plan – Redlines (SGL – May, 2020)
.6 Final Material Management Plan (MTE – Nov. 3, 2020)
.7 Lot Grading Plans - AG1.1-1.6 (MTE – Nov. 29, 2019)
2. Summary of Proposed Park, Open Space and Walkway Conveyances
Proposed Park Dedication Land:
Stage -Block No. Block Type Area (ha) Comments
30T-18201
1
-22
Park
0.38
Urban Green
1
-37
Park
0.37
Urban Green
2-16
Park
3.00
Neighbourhood Park connected to adjacent
4-11 Park 0.48
5 - 8 Park 0.48
30T-18202
1-24
TOTAL
school block and SWM block
Urban Green
Urban Green
Walkway -0.18 Multi -Use Trail corridor - Gehl Trail extension
4.89 —
1 The proposal currently does not meet the minimum 5% park dedication requirement,
calculated at 5.224ha (see Appendix A). An additional 0.334ha of park land is
required.
Page 119 of 336
Internal memo
J
K,_kltsR
Infrastructure Services Department www.kitchener.ca
Open Space and Walkways:
Stage -Block No. Block Type Area Comments
(ha)
30T-18201
1-20
Walkway
1-21
Open Space
4-37
Walkway
5 - 1
Walkway
5 - 4
Walkway
30T-18202
0.60
Connection for trail around wetland
1.60
Protected wetland/JESA habitat area
0.02
Enhanced connection between parks
0.03
Connection between street loops
0.03
Connection between street loops
1 - 1 Open Space 1.63
1 —6
Open Space
0.12
1 -21
Walkway
0.02
1 -23
Open Space
0.60
1 —25
Open Space
6.68
1 —26
Open Space
2.26
1 —28
Open Space
0.17
Sub -Total
Open Space
13.06
Sub -Total
Walkways
0.70
TOTAL
13.76
Protected wetland/JESA habitat area,
archaeological protection zone
Habitat buffer zone
Connection to Gehl Trail
Protected wetland/JESA habitat area
Protected wetland/JESA habitat area
Protected wetland/JESA habitat area
Protected wetland/JESA habitat area
2 Total developable land for the subdivisions is 104.48ha, with the total land area of
the subdivision defined at 117.54ha (see Appendix A).
3. Parks Comments for Other Documents
Reply to City Comments
1 Park Block 16 (p1): Noted and accepted.
Trail at Wetlands W4 and W1 (p2):
1 While the proposed realignment of Streets X and L has improved the overall
buffer area available through the open space and park blocks Dere. there is
concern with the effects of the proposed grading in AG1.6 on wetland W4 which
will eliminate approximately 60% of the existing recharge of the wetland. This
represents an Operational concern that the health of this area will be
compromised to the point of requiring large-scale removals/rehabilitation in the
near future. An EIS for this proposed grading plan is requested to determine next
steps.
2 The proposed trail alignment still traverses within the 30m buffer of wetland W1
and into the northern buffer area defined by the archeological site management
plan. In keeping with the recommendations of both the EIS and the archeological
site management plan the trail alignment needs to be re -aligned outside of these
buffer areas.
Page 120 of 336
Internal memo
Infrastructure Services Department
J
K R
www.kitchener.ca
3 Trail at Block 23/Wetland W8 (p2): Adjustment to block 23 size and layout is noted
and accepted.
4 Grading (p3):
1 It is noted that the proposed grading for park block 8 (stage 5) does not meet the
minimum standards defined in the development manual for 100% of the park
area. With a more than 10m difference in elevation between the property line with
the adjacent block and the ROW the cost of attempting to construct with these
grades is prohibitive for the city. Going forward there are 2 options for this block:
A. The developer agrees to modify the draft agreement to include a
condition that any and all additional costs owing to the slopes in this block to
meet any programming needs determined by the city are the responsibility of
the developer (i.e. not DC eligible). Additional non -DC eligible costs would
include (but are not necessarily limited to) armour stone retaining, guard-rails,
additional fill, additional drainage infrastructure and any costs for design and
construction of building on a slope (such as custom structure design,
fabrication and installation).
B. The city does not accept the block for conveyance as parkland and the
developer locates an alternate block on the site to meet the parkland
dedication requirement.
.2 Noted that proposed overland flow routes and slope percentages for walkway
blocks are now included.
5 Walkway Blocks (pp4-5):
1 The proposed east -west trail does provide a valuable community trail corridor
between the Gehl Trail and the residences immediately to the south-west of it.
However it falls short of the stated goal for the city of a continuous east -west
active transportation link through the site. To meet this goal a boulevard multi-
use trail (BMUT) should also be planned for on both sides of Rosenberg Way.
Resolution of any potential challenges to this (such as planned single residential
with driveway access from Rosenberg Way) should be initiated with
Transportation and Parks staff.
.2 As noted previously in comment 3.2.2 issues remain with the proposed alignment
of the trail through buffer areas for both wetland W1 and the archeological
protection area.
Revised Draft Plan
6 Revisions 2, 3, 4, 6, 7 & 12: Noted and accepted.
Final Material Management Plan
7 Noted environmental concerns identified in the report that are within proposed park
land:
.1 Stage 4, Block 11 — contains Area 6 material (foundry sand stockpiles)
Page 121 of 336
Internal memo
Infrastructure Services Department
www.kitchener.ca
2 Stage 5, Block 8 — contains Area 1 material (perimeter screening berms of
unknown quality) and Area 9 material (relocated material by the current owner in
accordance with the pit rehabilitation plan)
3 Stage 1, Block 35 — is entirely within Area 8 (historical soil, aggregate and
reclaimed asphalt processing operations)
3 Noted are the methodology and approach for the environmental concerns within park
land:
.1 Area 1 material (in park block 8) — Perform additional borehole testing.
.2 Area 6 material (in park block 11) — Perform borehole testing to confirm no
hazard remains even with previous removal of foundry sand and subsequent
surface testing.
.3 Area 8 material (in park block 35) — Perform additional borehole testing in grid
pattern as well as further sampling and evaluation during the excavation and
redistribution of the material in Stage 2 of material management plan.
.4 Area 9 material (in park block 8) — Ongoing investigation through pit rehabilitation
plan in Stage 2 of material management plan.
9 Ensure future borehole and other testing areas adequately capture conditions in
proposed park land blocks containing material noted as environmental concern.
10 Noted that areas of perched water tables within or approximated near to park land
(Stg 1, Blk 35 - BH -03-10, MW -3D-13; Stg 2, Blk 16 — BH -02A-10) are well below
proposed surface levels.
11 MM7.1: All parks on the site are located within areas of noted as heavy fill areas. In
proposed grading plans for the site an approach to compaction and settling that will
adequately address concerns of settling for any proposed structures within parkland
should be included.
12 MM10.2:
1 The foundry sand stockpile was located (MM 10.2) but the salt stockpile was not -
please locate extents of stockpile location as well.
2 Please clarify intent and results for boreholes noted in park block 35 (stage 1) —
BBX-10, TP -17, TP -18, TP -21 and TP -23.
Lot Grading Plans (AG1.1-1.6)
13 AG1.3: Intent seems to be to use the roundabout area for excess overland flow in
heavy storm events. Note that if this is the case then planting opportunities on the
roundabout may be limited or precluded.
14 AG1.4: As previously noted in comment 3.4.1, proposed grading for all of park block
8 (stage 5) does not meet the minimum grading standards defined in the
development manual. A resolution as per the options stipulated above is requested.
15 AG 1.6:
Page 122 of 336
Internal memo
Infrastructure Services Department
www.kitchenerca
As noted previously in comment 3.2.1 there is concern with the proposed grading
solution which reduced the available recharge areas of wetland W4 by cutting it
off from approximately 60% of the existing overland flow area. An EIS that
address the impacts of the proposed grading here on the affected wetlands is
requested.
2 The proposed grading for the entirety of park block 22 (stage 1) does not come
close to meeting minimum grading standards for park land defined in the
development manual. Without any apparent opportunity for alternative solutions
(as with park block 8 in stage 5) this block is not accepted for conveyance as
park land. An alternate location for the park on the site is to be provided by the
developer within the south-east area of the site.
END OF COMMENTS
Page 123 of 336
Internal memo.
Infrastructure Services Department www,kitchener.ca
APPENDIX A — PARK DEDICATION CALCULATION
Subdivision Mattamy Community Sub. No. I 30T•18201 & 18202
PART 1: PARK DEDICATION BASED ON 1.0 HA PER 500 UNITS
Range of Units Shown on Plan of Subdivision:
ha
Minimum
1839 units
Maximum
2635 units
1A) Parkland Dedication for 1.0ha per 500 Units S,S84 ha
PART 2: PARK DEDICATION BASED ON LAND AREA
2A) Total Land Area within Plan of Subdivision
Less:
213) Commercial Land Use
2C) Industrial Land Use
2D) Conveyed Open Space (less SWM facilities)
2E) Totai Lands for 5% Dedication (2A - (2B+2C+2D))
2F) Totai Lands for 2% Dedication (213 + 2C)
2G) Park Dedication Based on Land Area ((2E x 5%)+(2F x 2%))
PART 3: TOTAL PARK DEDICATION FOR SUBDIVISION
Park Dedication by 1.0 ha per 500 Units (1A)
Park Dedication by 2% and 5% (2G)
3A) Total Park Dedication Required
PART 4: PARK DEDICATION ANALYSIS AND COMMENTS
11T.540
ha
ha
t},000
D,OW
ha
1.3.06€1
ha
104,460
ha
0,000
ha
5.224
hs
5,684 ha
5,224 ha
5.224 ha
Required Park Dedication (3A) 5.224 ha
Park Dedication Shown on Draft Plan 4,890 ha
Park Dedication Deficiency/Surplus -0'33'1 ha
Form completed by: Jonn Barton
Date of completion: January 14, 2021
Page 124 of 336
Internal memo
Infrastructure Services Department
Date:
www.kitchener.ca
To: Garett Stevenson, 519-741-2200, ext. 7070
From: Jonn Barton, Parks & Cemeteries, 519-741-2600 ext. 4152
cc:
Subject: Parks & Cemeteries Comments for 30T-18201 (Mattamy-Gehl) — School Sites
Options
Meetings (all stakeholders)
• May 24, 2019
Submission(s) Reviewed
School Options Package (May 21, 2019 — Options 1, 2, 3A, 3B, 4 & 5)
General Comments
1. The prime considerations for park block 15 with respect to any potential school siting
configuration are size and frontage. As a result only Options 4 & 5 are considered
feasible for Parks & Cemeteries.
Additional consideration is needed for the anticipated use of park lands by the proposed
schools, as well as any publicly accessible elements at the schools, to better compliment
publicly available resources.
a. To this end each respective school board is asked to submit a set of expectations
for use of park lands, and what facilities at each proposed school would be
generally available to the public outside of school hours.
b. Parks & Cemeteries in turn can provide a general overview of anticipated
programming needs for park block 15.
3. The meeting of May 24, 2019 discussed the configuration for block 17 SWMF as having
a wet cell on the west side and a dry cell on east side. If neither school board are
permitted by policy to incorporate the dry cell into programming for their respective
school sites, then flipping the location of school block 16 and park block 15 for Options 4
& 5 is proposed so that park block 15 can better integrate the dry cell into any park
programming.
- END OF COMMENTS -
Page 125 of 336
Region of Waterloo
VIA EMAIL
Garett Stevenson
Senior Planner, City of Kitchener
519-741-2200 x7070
Gareft.stevensonakitchener.ca
Dear Mr. Stevenson
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
Community Planning
150 Frederick Street 8th Floor
Kitchener Ontario N2G 4A Canada
Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4466
www.regionofwaterloo.ca
Peter Ellis 519-575-4400 x3899
pellisCaD-regionofwaterloo.ca_
File: D18-20/18201
D18-20/18202
Re: Draft Plan of Subdivision Application 30T-18201
Official Plan Amendment Application OP18/005/B/GS
Zoning By-law Amendment ZBA18/006/B/GS
Bleams Road "Application 1"
CITY OF KITCHENER
Draft Plan of Subdivision Application 30T-18202
Official Plan Amendment Application OP18/006/GIGS
Zoning By-law Amendment ZBA18/007/G/GS
161 Gehl Place "Application 2"
Kitchener Green Ltd. & 2079546 Ontario Inc.
CITY OF KITCHENER
Preliminary Post -Circulation Comments #1
March 20, 2020
The Region has prepared the following post circulation comments for the above Draft
Plans of Subdivision 30T-18201 and 30T-18202 applications and related Oficial Plan
Amendment and Zoning By-law Amendment applications. The purpose of these
comments is to outline any items which need to be addressed prior to draft approval
and to identify any items that may be imposed as conditions of draft approval. The
original application was received by the Region in October 2018 and a recirculated draft
plan and supporting studies and reports were received by the Region in February 2020.
The applications propose to create two residential subdivisions over 6 stages of
development consisting of:
a) 1,656 (min) to 2,825 (max) residential units;
Document Number: 3244872
Page 1 of 11
Page 126 of 336
Preliminary Post -Circulation Regional Comments #1 — 30T-18201 and 30T-18202
b) a school;
c) four urban green blocks (small parks);
d) a large neighbourhood park;
e) an environmental linkage;
f) multiple walkway blocks and open spaces;
g) five medium density blocks; and
h) three mixed use blocks.
This proposed community is centered along the future Rosenberg Way, which is a
future street that will extend from Fischer Hallman all the way to Trussler Road.
Rosenberg Way will be south of, and parallel to, Bleams Road. A neighbourhood park
and school site have been shown at the future intersection of Rosenberg Way and the
extension of Isaiah Drive (south of Bleams Road). Two medium density blocks and two
mixed use blocks are shown at the intersections of Bleams Road and Isaiah Drive, and
a medium density block and a mixed use block is shown at Rosenberg Way and
Trussler Road. See the list of related studies on the last page of this memo. The City of
Kitchener has provided a high-level overview of the draft plan revisions in their
Recirculation Memo dated January 27, 2020.
1. Water Services
Regional Water Services Staff have reviewed the Functional Servicing Report from MTE
dated July 6th, 2018 and have the following comments:
It is noted that there are two maps produced in Figure 5.2 in Section 5.2 of the
report dated July 9th, 2018 and Figure 2.1 in the preliminary report of July 6th,
2018. It appears these maps are the same but have different numbers and dates.
Staff comments below will be based on figure 5.2 as shown in Section 5.2 of the
report.
It is unclear to staff whether the following pipes (J-506 and J-12; J-518 and J-20)
will be located in a road corridor or utility corridor?
It is noted that the location of the Zone 5/6 PRV on Bleams Road is not shown in
the correct location. It should be located in the Red Clover Crescent at Bleams
Road.
The 300mm pipe along Street L from J-508 to J-529 does not appear to connect
to the 450mm watermain on Bleams Road. If Street L watermain is aligned east
of the PRV on Red Clover Court (north of Bleams Road), a connection to the 450
Zone 5 section of the watermain is permissible. Otherwise this could be
considered a long dead-end. Please review watermain sizing.
As part of a previous OMB decision on the South Estates Plan of Subdivision
(30T-08206), the final Schedule B-1 Functional Servicing Plan by MTE dated
June 23, 2015 has a 300 mm watermain along the length of Rosenberg
Way. However, between J-603 and J-646 (school location), the water main was
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Preliminary Post -Circulation Regional Comments #1 — 30T-18201 and 30T-18202
reduced to 200mm. Please revise the watermain size to 300 mm as this will
provide for flexibility in the future (pressure zone divide modification). Staff would
want to be able to feed the school from the other pressure zone in the case of a
watermain break/emergency. Detail design for the pressure zone divide should
also include a fire hydrant located at the divide in order to have greater
maintenance flexibility.
- It is unclear why the pipe located between J-602 and J-612 is a 300 mm pipe.
Please explain your rationale.
Regional Water Services staff are still reviewing the updated reports from the recent
2020 recirculation. Comments will be provided once available.
2. Transportation Comments
The following comments result from Regional Transportation Staff's review of the
following reports and studies:
Preliminary Stormwater Management Report from MTE dated July 6, 2018
(revised November 29, 2019);
O Functional Servicing Report from MTE dated July 6, 2018 (revised November 29,
2019);
Preliminary Environmental Noise Assessment from MTE dated July 6, 2018
(revised November 1, 2019); and
Transportation Impact Study from Salvini Consulting dated July 2018 (addendum
December 20, 2019).
Regional Road Dedication
This section of Regional Road 56 (Bleams Road) has a designated road width of
30.480m (100ft) in accordance with Schedule `A' of the Regional Official Plan (ROP).
The existing Bleams Road width along this section varies in width, and appropriate road
widening dedications will be required to bring the Bleams Road right of way up to the
designated road width. Daylight triangle dedications measuring 7.62m x 7.62m (25ft x
25ft) will be required at the intersection of all local municipal roads with Bleams Road. It
appears that the Plan of Subdivision drawing provided with the application, shows road
widening and daylight triangle dedications along Bleams Road. Please ensure that the
daylight triangle dedications are measured post road widening.
This section of Regional Road 70 (Trussler Road) has a designated road width of
30.480m (100ft) in accordance with Schedule `A' of the Regional Official Plan (ROP).
While no further road widening dedication is required along this section of Trussler
Road in association with the ROP designated road width, daylight triangle dedications
measuring 7.62m x 7.62m (25ft x 25ft) will be required at the intersection of the local
municipal roads with Trussler Road. Additional property dedication may also be required
in association with the future Trussler Road re -construction project (see Transportation
Capital Program — TCP — information below for more details).
Document Number: 3244872 Papage 111)8 of 336
Preliminary Post -Circulation Regional Comments #1 — 30T-18201 and 30T-18202
A daylight triangle measuring 15.24m x 15.24m (50ft x 50ft), measured post road
widening, will also be required for the Trussler Road & Bleams Road intersection. This
daylight triangle is the standard Regional size and additional property dedication may be
required to accommodate the future intersection design of the Trussler Road & Bleams
Road intersection.
The owner/applicant must engage an Ontario Land Surveyor (OLS) to prepare a draft
Reference Plan which illustrates all required road widening, daylight triangle and road
improvement dedications along both Bleams Road and Trussler Road. The draft
Reference Plan should be sent to Regional staff for review and approval prior to deposit
and the completion of the plan. Please ensure that the property requirements shown on
the approved Reference Plan are reflected correctly on all plans going forward.
Regional Staff will review Phase I and Phase II ESAs studies for the subject lands in
terms of dedicating these lands to the Region of Waterloo. Please exclude the portions
of land to be dedicated to the Region of Waterloo from any Record of Site Conditions
(RSCs) required for the subject properties.
Access Permit/TIS/Access Regulation
The Plan of Subdivision proposes three Local Municipal Streets (Street L, Isaiah Drive,
and George Israel Street) connections to Bleams Road and one Local Municipal Street
(Rosenberg Way) connection to Trussler Road.
All existing redundant access locations to both Bleams Road and Trussler Road must
be closed to Region of Waterloo and City of Kitchener standards and this includes any
boulevard restoration activities. A Regional Road Access Permit application for the
closure of all access locations will be required. There is no fee associated with the
closure applications.
A Regional Road Access Permit application and associated $230 fee will be required for
all four Local Municipal Street locations. Please visit the Region of Waterloo website to
find the application form (https://www.re.gionofwaterloo.ca/en/doing-
business/applications-licences-and-permits.aspx)
The above can be conditions of draft approval.
Region of Waterloo staff have received a copy of the Transportation Impact Study
Addendum dated December 20, 2019 completed by Salvini Consulting which is an
update to the original Transportation Impact Study (TIS) dated July 2018. Review of the
Transportation Addendum is underway by Region of Waterloo staff and comments will
be provided under separate cover.
Any road/intersection improvement identified by either the applicant's transportation
consultant, or as part of Regional Bleams Road reconstruction Environmental
Assessment (EA), will be implemented via a Regional construction project. The
applicant will be responsible for providing the land required to implement any
improvements. In addition, the developer will be responsible for functional and design
Document Number: 3244872 PRm�gbo'f2g of 336
Preliminary Post -Circulation Regional Comments #1 — 30T-18201_ and 30T-18202
cost estimates (if required). A follow-up meeting will be scheduled in the near future to
discuss required road improvements.
Stormwater Management & Site Grading
Region of Waterloo staff is currently reviewing the Revised Functional Servicing Report
dated November 29, 2019 completed by MTE Consultants related to the proposed
subdivisions. The report has been circulated to the appropriate Region of Waterloo staff
and comments will be provided once available.
Region of Waterloo staff have received the Revised Preliminary Stormwater
Management Report dated November 29, 2019 completed by MTE Consultants related
to the proposed subdivisions. The report has been circulated to the appropriate staff
and comments will be provided once available. In the meantime, it is noted that grading
related to the subject properties must be compatible with the existing and proposed
Bleams Road & Trussler Road rights of way.
Transit Planning
Grand River Transit (GRT) staff comments on the original submission and recirculated
plan and related reports and studies are below:
GRT is designing for a local route in this area post 2021, with a number of stop
locations within the 30T-18201 subject lands. The following twelve (12) preliminary
GRT stop locations are identified:
1. Rosenberg Way at Street Q (eastbound);
2. Rosenberg Way at Street Q (westbound);
3. Rosenberg Way at George Israel Street (eastbound) — proposed shelter,
4. Rosenberg Way at George Israel Street (westbound) — proposed shelter;
5. George Israel Street at Bleams Road (northbound);
6. George Israel Street at Bleams Road (southbound);
7. Rosenberg Way at Isaiah Drive (westbound) — proposed shelter;
8. Rosenberg Way at Isaiah Drive (eastbound) — proposed shelter;
9. Rosenberg Way at Street T (eastbound);
10. Rosentberg Way opposite Street T (westbound);
11. Rosenberg Way at Street X (eastbound); and
12. Rosenberg Way at Street L (westbound).
As a condition of draft approval, the Developer will be required to provide sufficient
funds for the future construction of landing pads and other amenities as noted below at
each of these locations identified by GRT. These funds will allow for the appropriate
phasing of infrastructure in relation to the timing of service introduction.
At major intersections and adjacent to higher -density blocks, funds for shelters and
shelter pads will also be required — this would apply to stops 3, 4, 7, and 8 listed above.
In some cases, easements for shelter pads may be required, but this will need to be
assessed at the site plan review stage. The table below provides an overview of the
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Preliminary Post -Circulation Regional Comments #1 — 30T-18201 and 30T-18202
approximate per unit and total costs associated with each of these amenities, as well as
the sum total of transit amenity funds requested by GRT.
Amenity
Dimensions
Per Unit Cost
Number
Required
Total Cost
Landing pad
9.5 m (length) x
$3,300
12
$39,600
2.0 m (width)
Shelter pad*
4 m (length) x 2.3
$1,600
4
$61400*
m (width)
Glass shelter
3.7 m (length) x
$12,000
4
$48,000
1.5 m (width)
Total transit stop amenity costs
$94,000
*may not be required if shelters placed on wide (>3m) boulevard landing pad — dependent on boulevard
width
The actual costs will be based on the cost of these amenities at the time of payment.
In addition to these amenities, there are a number of design recommendations that
would help to make these subdivisions more transit -supportive. These include:
Mixed uses along Rosenberg Way should be oriented towards the street in order
to promote activity, natural surveillance, and overall streetscape animation.
Medium density blocks, townhouses and single-family dwellings and their
driveways in the residential blocks abutting Rosenberg Way should be oriented
towards internal collector roads to avoid conflicts between buses and vehicles
pulling out of driveways. Ensuring access will be particularly challenging for some
blocks, as it appears that they will be accessed via Rosenberg Way. The stop
locations described above will also need to be located away from driveways and
the driveway locations should be paired if possible to reduce the number of
conflict points.
Measures to reduce the potential for conflict between stopping buses and
vehicles at the proposed transit stops at the Rosenberg Way / Isaiah Drive
intersection should be considered. The proposed stop locations between Blocks
9 (mixed-use/neighbourhood institutional) and 16 (park) will need to be reviewed
carefully to ensure that the potential for conflict between transit and school
vehicles (adjacent block 15 — school) is reduced.
It appears that the majority of residential properties within the 30T-18201
subdivision fall within the recommended 450 m walk distance to/from a transit
stop. However, this is not the case for all residents within the 30T-18202 subject
lands: the street pattern creates a challenge for some residents to access transit,
particularly those located on Streets AC and Y. GRT staff recommend the
applicant consider realigning these streets into more of a grid pattern (e.g. create
a connection from Streets AC/Y to Street U or T) to provide shorter walking
distances to transit stops along Rosenberg Way.
Document Number: 3244872 I' ofi:931 of 336
Preliminary Post -Circulation Regional Comments #1 — 30T-18201 and 30T-18202
Transportation Demand Management (TDM) staff has also provided comments
pertaining to these applications:
- Continuous sidewalks (consistent with AODA Accessible Built Environment
Standard) should be provided along both sides of all adjacent public streets.
It is recommended that cycling connections be provided to Bleams Road as there
is a planned Multi -Use -Trail (MUT). Bleams Road then connects to Fischer -
Hallman Road which also has a planned MUT.
It is recommended that bike lanes be considered on any internal roadways.
- It is recommended that bike parking facilities be considered in the proposed park
blocks.
Environmental Noise
Region of Waterloo staff have received the updated Preliminary Environmental Noise
Study, completed by MTE Consultants and dated November 1, 2019, related to the
proposed subdivisions. Review of the study is underway by Region of Waterloo staff
and comments will be provided once available.
Transportation Capital Program TCP
This section of Bleams Road and Trussler Road has been identified in the current
Region of Waterloo 10 -Year Transportation Capital Program (TCP) as being up for
reconstruction in 2023 (Bleams Road) and 2024 (Trussler Road). For more information
related to these projects, please visit the Region of Waterloo website
(https://www.regionofwaterloo.ca/en/living-here/construction-and-road-closures.aspx) or
contact the Region Project Manager Greg Proctor (519-575-4729 or
gproctor(a-)-regionofwaterloo.ca) for the Bleams Road reconstruction and Justin
Armstrong (519-575-4400 ext., 3164 orjuarmstrongCaD_regionofwaterloo.ca) for the
Trussler Road reconstruction.
Region of Waterloo International Airport
The subject properties are located within the Region of Waterloo International Airport
Zoning Regulated Area (AZR). Although there are no concerns related to the proposed
building heights, or aircraft noise all development must comply with airport regulations.
Chain Link Fence
As a condition of draft approval, a minimum 1.5m high, maintenance -free chain link
fence will be required along back -lofted property frontage with Bleams Road and
Trussler Road. The chain link fence should be located on the Regional right of way,
offset 0.15m from the property line, post road widening dedication. Through the Site
Plan process, it may be identified that multi -residential blocks with property along the
Regional right of way no longer require chain link fence.
This can be a condition of draft approval.
Document Number: 3244872 Page 7 of1
age 12 of 336
Preliminary Post -Circulation Reqional Comments #1 — 30T-18201 and 30T-18202
3. Source Water Protection
The site is within Wellhead Protection Sensitivity Areas 2, 3, 8 and within a Regional
Recharge Area.
Regional Hydrogeology and Sourcewater (HSW) staff have reviewed the original reports
submitted with the initial subdivision and OPA/ZBA applications. Preliminary comments
indicated that they wanted to review Provincial Ministry comments relating to PSW,
Core Features, Wetland Complex, stormwater management strategy, recharge targets,
and long-term groundwater-surfacewater resource management strategies to see how
those comments were framed.
Staff understands Ministry comments are outstanding. HSW comments remain
outstanding on the updated reports and studies that were recently submitted with the
recirculation.
HSW staff have requested a `Materials Management Plan' be provided to the Region's
satisfaction. This plan is meant to outline how existing materials on-site and imported
materials will be managed throughout the various stages of development and post -
development as per the Region's Potable Groundwater Criteria Use in the Region of
Waterloo 2010 (the plan identifies a significant amount of imported soils will be
necessary for the development). This plan dated December 20, 2019 by MTE
Consultants has been provided to the Region and relevant staff are still reviewing the
contents of the report. Comments will be provided once available.
HSW staff also indicate that a Source Water Protection Potential Contamination Study
(SWPPCS) be completed to the Region's satisfaction. This study is being requested
under the Implementation Guideline for the Review of Development Applications On or
Adjacent to Known and Potentially Contaminated Sites (2009). This study is meant to
characterize groundwater conditions and provide conclusions on past and present
potential sources of site contamination which may affect groundwater - see section 4.0
Conditions of Approval under the Guideline at the following link:
https://www.regionofwaterloo.ca/en/resources/Applications/ImplementationGuidelinesContamin
atedSites.pdf.
4. Record of Site Condition
A Record of Site Condition (RSC) was requested as part of the presubmission
consultation. Staff notes that a residential RSC (from 2009) exists for 161 Gehl Place
(30T-18202). It is noted that if the site use or operations have changed since then, or if
there are new contaminants of concern identified, then a new RSC may be required.
A RSC has not yet been completed on the 30T-18201 subject lands. Per Region
Implementation Guideline on development applications and contaminated sites, two
options are available as to when the RSC must be completed. Either prior to adoption
of the proposed zoning by-law for the lands, or apply a holding provision in the zoning
Document Number: 3244872 P fi:AS of 336
Preliminary Post -Circulation Regional Comments #1 — 30T-18201 and 30T-18202
by-law and that the "H" not be lifted until such time as the RSC has been completed. In
this case, either option is acceptable to Regional staff.
Please be advised that the RSC must exclude the road widening requirements along
Bleams Road and Trussler Road (as necessary) noted above in item #2.
. Archaeological Assessment
For 30T-18201_(Bleams._Road Lands)
Prior to Draft Approval the Region will require the submission of the Stage 1
Archaeological Assessment for the subject property, and if recommended by the
Stage 1, a Stage 2 Assessment. Further, the Region will require a Ministry of
Heritage, Sport, Tourism, and Culture Industries Acknowledgement Letter for the
Stage 1 (and possibly 2) Assessment(s)
For 30T-18202 (161 Gehl Place Lands
Regional staff have received a copy of the Stage 3 Archaeological Assessment
for the subject property.
Regional staff understand further archaeological assessment work continues or
is currently underway.
Prior to Draft Approval the Region will require the submission of:
o A Ministry of Heritage, Sport, Tourism and Culture Industries
Acknowledgement Letter for the Stage 3 Archaeological Assessment for
AiHd-160;
R; The Stage 4 Archaeological Assessment for AiHd-160; and
t:} The Ministry of Heritage, Sport, Tourism and Culture Industries
Acknowledgement Letter for the Stage 4 Archaeological Assessment for
AiHd-160.
6. Preliminary Environmental Planning Comments
The following preliminary comments are offered based on environmental planning staff
review of the Environmental Impact Study completed by NRSI dated July 2018
(Updated December 2019) and other supporting documents relating to Draft Plans of
Subdivision 30T-18201 and 30T-18202.
30T-18201 — There are no Core Environmental Features currently designated, and as
such, Environmental Planning has no concern with this application proceeding at this
time.
30T-18202 — Further discussion between Regional, City, and Provincial staff are
ongoing and comments will be provided when available.
Document Number: 3244872 P e 9 of
age 14 of 336
Preliminary Post -Circulation Regional Comments #1 — 30T-18201 and 30T-18202
7. General Comments
Land Use Compatibility
The HGC Environmental Noise Study (June 22, 2011) completed as part of the
Rosenberg Secondary Plan identified potential for land use compatibility/noise issues
associated with the variety of land uses on the subject lands, specifically mixed use,
institutional, higher density residential blocks, and other sensitive land uses on the draft
plan.
These potential land use compatibility issues should be identified and addressed in the
supporting studies and reports.
Further discussion is required on how to implement this requirement moving forward.
Density
The "Planning Justification Addendum Report" (SGL Planning and Design Inc,
December 2019), notes an overall density range between 47-79 people and jobs per
hectare. The density for this site must meet the densities proposed for the overall
Rosenberg Secondary Plan. Regional staff are reviewing the proposed densities in
these plans of subdivision, as well as other adjacent plans of subdivision, to determine
compliance.
Aggregate License
It is noted that the lands (30T-18201) are still licensed under the Aggregate Resources
Act. Staff understand that all aggregate operations will cease and licences surrendered
once residential uses are introduced. If this is not the case, a condition of draft approval
will be required to ensure compatibility is addressed prior to registration of any stage of
the plan.
Fees and Charges
The Region acknowledges the receipt of applicable fees for these applications which
were received in 2018 ($11,500.00 — 30T-18201; $5,572.50 — 30T-18202; $5,750 — per
OPA; $6,402.50 per ZBA/EIS/TIS/Noise Study). The Region also acknowledges the
receipt of the applicable recirculation fee ($2,300.00 under By-law 19-016), which was
received on March 11, 2020. Pursuant to the 2017 Regional Fee By-law, which was in
effect when the applications were submitted, the Region's additional fee for draft
approval of a plan of subdivision is $4,025.00 for each subdivision. These fees are
payable prior to the Region's issuance of conditions of draft approval to the approval
authority for the subdivision.
Document Number: 3244872 Paftb%Oi3ti of 336
Preliminary Post -Circulation Regional Comments #1 -_30T-1.8201 and 30T-18202
Regional Development Charges
Any future development on the subject lands will be subject to provisions of Regional
Development Charges By-law 19-037 or any successor thereof.
Regional staff continues to review the circulation. In the meantime, if you have any
questions, feel free to give me a call.
Yours truly,
Peter Ellis, MES
Principal Planner
cc. Brad Trussler, Mattamy Homes (via email)
Shilling Yip, Community Planning, Region of Waterloo (via email)
Document Number: 3244872 Pag 11 of 11
Wage 136 of 336
Region of Waterloo
February 1, 2021
Brad Trussler
Mattamy Homes
Waterloo -Wellington Division
433 Steeles Avenue East
Milton, ON L9T 8Z4
Dear Mr. Trussler:
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
150 Frederick Street, 8th Floor
Kitchener ON N2G 4A Canada
Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4449
www.regionofwaterloo.ca
File No.: D18-20/56 BLEAMS
Ian Cook Construction
Re: Region of Waterloo Transportation Related Conditions Update — South
Estates (Cook Homes/Mattamy Homes), 1531 Bleams Road, City of
Kitchener, 30T-08206
This letter is a follow up to earlier conversations related to Regional Road network
improvements for the Cook Homes/Mattamy Homes (South Estates) Plan of Subdivision
(30T-08206). The most recent Modification to Conditions of Approval issued by the City
of Kitchener is dated July 2, 2020. Region of Waterloo conditions included the following:
21.
a) That prior to final approval, the Owner will provide a functional design and cost
estimate for a westbound left -turn lane with 40 metre storage length and
appropriate tapers on Bleams Road at Forestwalk Street.
b) That prior to final approval, the Owner will provide a functional design and cost
estimate for a southbound left -turn lane with 50m storage on Trussler Road at
Bleams Road.
c) That prior to final approval, the Region has the necessary physical and financial
resources to construct all required road improvements in a) and b), above,-
d)
bove;d) That conditions a), b) and c) above all be fulfilled to the satisfaction of the
Regional Commissioner of Planning, Development and Legislative Services.
As you know, Region of Waterloo Design & Construction staff are moving forward with
the Bleams Road Environmental Assessment (EA) for the future road re -construction
between Fischer -Hallman Road and Trussler Road within the City of Kitchener. To
avoid duplication between the Bleams Road EA and the Plan of Subdivision application,
the Region of Waterloo will no longer require the Owner to submit the functional designs
and cost estimates as noted under Regional condition 21. These will be addressed
through the Bleams Road EA work.
DOCS: 3548627
Page 137 of 336
Yours Truly,
G✓
Jason Wigglesworth, C.E.T.
Transportation Planner
(519) 505-4536
C,U Shilling Yip — Region of Waterloo
Peter Ellis — Region of Waterloo
Greg Proctor — Region of Waterloo
Darryl Spencer — Region of Waterloo
Sergio Zaga — Stantec
Alexander Drung — Mattamy Homes
Garett Stevenson — City of Kitchener
Document Number: 3548627
Page 138 of 336
Garett Stevenson
From: Alexander Drung <Alexander.Drung@mattamycorp.com>
Sent: Wednesday, June 15, 2022 11:09 PM
To: Brad Trussler; Peter Ellis
Subject: FW: [EXTERNAL] Reserved Street name Request - 30T -08201/30T-08202
Hi Peter, please see the below email chain with Chris Rumig regarding street names.
All of the street names in our draft plan have been approved per the lists below.
Please let me know if you need anything else.
Thanks,
Alex
From: Chris Rumig <Crumig@regio nofwaterloo.ca>
Sent: Thursday, December 9, 20213:50 PM
To: Alexander Drung <Alexander.Drung@mattamycorp.com>; 'Barb Fairbairn' <Barb.Fairbairn@kitchener.ca>
Subject: [EXTERNAL] Reserved Street name Request - 30T -08201/30T-08202
Hi Alex,
I've reserved the following street names on behalf of Mattamy:
Street name
Status
Averill
Reserved
Baltusrol
Reserved
Debonair
Reserved
Great Oak
Reserved
Northwood
Reserved
Seminole
Reserved
Thorn Lodge
Reserved
Waycross
Reserved
Winged Foot
Reserved
Thanks,
Chris Rumig
GIS Analyst - Information Technology Services, Region of Waterloo
150 Frederick St, 5th Floor, Kitchener, ON N2G 4.13
226-339-3257
crumig@regionofwaterloo.ca
From: Alexander Drung <Alexander.Drung@mattamycorp.com>
Sent: December 9, 20212:50 PM
Page 139 of 336
To: Chris Rumig <Crumig@regionofwaterloo.ca>; 'Barb Fairbairn' <Barb.Fairbairn@kitchener.ca>
Subject: RE: [EXTERNAL] Reserved Street name Request - 30T -08201/30T-08202
Hi Chris, we were short a few names still. Please see attached a few more to confirm. This should be enough for our
subdivision.
Thanks,
Alex
From: Chris Rumig <Crumig@regionofwaterloo.ca>
Sent: Thursday, December 9, 20219:38 AM
To: Alexander Drung <Alexander.Drung@mattamycorp.com>; 'Barb Fairbairn' <Barb.Fairbairn@kitchener.ca>
Subject: [EXTERNAL] Reserved Street name Request - 30T -08201/30T-08202
Good Morning Alex,
I've reviewed the list of street names you supplied and I've made note in the table below which streetnames were
reserved for Mattamy and those which could not be reserved as they were already in use.
Street name
Status
Bandon
Reserved
Beacon
Reserved _
Bethpage
Reserved
Blackwolf
Reserved
Brookline
Reserved
Crosscurrent
Reserved
Essex
Reserved
Fieldway
Reserved
Homelands
Reserved
Hummingbird
Already in use
Mackenzie
McKenzie already in use
Maple Leaf
Already in use
Merion
Reserved
Muirfield
Reserved
Oakmont
Reserved
Reserved
Pinsent
Rosebush
Reserved
Sand Hills
Already in use
Reserved
Sawgrass
Summerside
Already in use
Sunningdale
Reserved
Tailwind
Reserved
Tillinghast
Reserved
If you have any questions — please feel free to contact me.
Page 140 of 336
Chris Rumig
GIS Analyst - Information Technology Services, Region of Waterloo
150 Frederick St, 5th Floor, Kitchener, ON N2G 4.13
226-339-3257
crumig re ionofwaterloo.ca
From: Alexander Drung <Alexander.Drun mattam cor .com>
Sent: December 8, 20218:41 AM
To: Chris Rumig <Crumig@regionofwaterloo.ca>; 'Barb Fairbairn' <Barb.Fairbairn 0)kitchener.ca>
Subject: FW: [EXTERNAL] RE: Street Names
Hi Chris, I am working with Brad on the Kitchener Green subdivision on Bleams Rd (30T-18201 and 30T-18202).
I understand there were some street names already reserved for Mattamy to use in this subdivision. We were stil
several names short, so we have come up with an additional list I wanted to provide you for your approval. I have
checked them against existing/reserved names within the Region, which there should not be duplicates, but could you
kindly confirm these names could also be reserved for us?
Thanks,
Alex
Alex Drung
Senior Land Development Manager
t (905) 203-3966 (direct) c (416) 804-8521
CanadlrtTop aplexander,drunmattamycorp.com
fi 1
EmpLoyers Mattamy Homes Canada
���
Greater Toronto West Division:
433 Steeles Avenue East, Suite 110, Milton, ON L9T 8Z4
Notice: This email is intended for use of the party to whom it is addressed and may contain confidential information. If you have received this email in error,
please inform me and delete it. Thank you
From: Barb Fairbairn <Barb.Fairbairn@kitchener.ca>
Sent: Thursday, November 25, 202111:16 AM
To: Brad Trussler <Brad.Trussler@mattamycorp.com>
Cc: 'Chris Rumig' <Crumig@regionofwaterloo.ca>
Subject: [EXTERNAL] RE: Street Names
Hello Brad, could you please tell me which subdivision(s) in Kitchener these
names relate to (30T# please).
Chris, thanks for including the link to the website to look up reserved names.
Thanks very much.
Barb
Barbara Fairbairn
Addressing Analyst I Building Div I City of Kitchener
519-741-2200 e7329 I TTY 1-866-969-9994 1 barb.fairbairn(ftitchener.ca
Page 141 of 336
A
From: Chris Rumig <Crumig@regionofwaterloo.ca>
Sent: Thursday, November 25, 202111:08 AM
To: 'Brad.Trussler@mattamycorp.com'<Brad.Trussler@mattamycor.j: o >
Cc: Tim Walden <TWalden@regionofwaterloo.ca>; Shilling Yip
<SYip@regionofwaterloo.ca>; Barb Fairbairn <Barb.Fairbairn@kitchener.ca>
Subject: [EXTERNAL] Street Names
Good Morning Brad,
I've reviewed the list of streetnames you submitted for consideration for your
subdivision plans in Kitchener. I have indicated in the following table the street names I
have reserved on behalf of Mattamy.
Streetname
Comment
Solitude
Reserved for Mattamy
Sheephorn
Reserved for Mattamy
Gold Dust
Reserved for Mattamy
Reserved for Mattamy
Sawbuck
Rattlesnake
Reserved for Mattamy
Greystone
already in use
already in use
Reserved for Mattamy
Edgewater
Burgundy
Blueberry
already reserved
Bellflower
already reserved
Conners
Too phonetically close to Conner St which is already in use
Leggatt
Reserved for Mattamy
Skyline
Reserved for Mattamy
Cooperhead
Reserved for Mattamy
Sidewinder
Reserved for Mattamy
Allan
already in use
As well, I wanted to note that weekly we update a table of all reserved streetnames on
the Region's Open Data Portal (https://rowopendata-
rmw.opendata.arcgis.com/datasets/reserved-streetnames/explore) which you can
download.
If you have any questions — please feel free to contact me.
Regards,
Chris Rumig
GIS Analyst - Information Technology Services, Region of Waterloo
150 Frederick St, 5th Floor, Kitchener, ON N2G 4J3
Page 142 of 336
DRAFT / PRELIMINARY
REGIONAL CONDITIONS OF DRAFT APPROVAL
PLAN OF SUBDIVISION 30T-18201
(Mattamy Kitchener Green — Area 2)
June 30, 2022
Please note that these Regional Conditions of Draft Approval are considered
preliminary and draft, and do not represent a comprehensive or final list of
Regional conditions. In particular, environmental planning conditions have not
been provided yet. These conditions may be subject to change.
— Peter Ellis, Principal Planner
That the OWNER (Kitchener Green Limited Partnership) satisfies the following
conditions to the satisfaction of the Regional Municipality of Waterloo Commissioner of
Planning, Development and Legislative Services:
1. That this approval applies to Plan of Subdivision 30T-18201 for Kitchener Green
Limited Partnership (OWNER) in the City of Kitchener, !CAD File No. 30T-
18201.dwg dated March 2022 and which shows the following:
Stage 1
Blocks 1-32
Block 33
Blocks 34-35
Blocks 36, 37, 44
Block 38
Block 39-43
Stage 2
Blocks 1-11
Block 12
Blocks 13-14
Block 15
Block 16
Block 17
Block 18
Block 19
Blocks 20-21
Blocks 22-28
Document Number: 4117002
Singlps/Towns (Residential) (294-476 units)
Park
- Public Walkway
Open Space/SWM
Road Widening
- 0.3m Reserve
Singles/Towns (Residential)
(108-174 units)
- Walkway
- Multiple Residential
(250-404 units)
Mixed Use (Res./Commercial)
(100-350 units)
Multiple Residential/Institutional
(120-250 units)
Institutional
(0-100 units)
- Community Park
Open Space/SWM
Road Widening
- 0.3m Reserve
Page 1 of 9
Page 143 of 336
Stage 3
Block 1 - Multiple Residential (150-325 units)
Block 2 - 0.3m Reserve
Stage 4
Blocks 1-30, 39
Singles/Towns (Residential) (345-568 units)
Block 31
Multiple Residential (75-290 units)
Block 32
- Mixed Use (Res./Commercial) (80-200 units)
Block 33
- Park
Blocks 34-35
- Walkway
Block 36
- Road Widening
Blocks 37-38
- 0.3m Reserve
Stage 5
Blocks 1-20 Singles/Towns (Resr' Ofitial) (207-341 units)
Block 21 - Multiple Residential (80-150 units)
Block 22 - Park
Block 23-24 Walkway
Block 25 Road Widening
Stage 6
Blocks 1-3 - Singles (Re-sfd ntial) (10-18 units)
Stage 7
Blocks 1-4 - Singles (Residential) (16-29 units)
Block 5- Futurq Development
Blocks 6 7 � °. - FutL-IF' Access
Total -I.,996 to 3:994 uriAs
2. That the plan for final approval may incorporate a lot pattern for all blocks in
Which single detached, semi-detached and townhouse lots are permitted, at a
density not eXceeding the density identified in the draft approval conditions;
3. That the'OWNER agrees to stage the development of this subdivision in a
manner satisfactory'to the Regional Commissioner of Planning, Development
and Legislative Services;
4 That the subdivision agreement be registered by the City of Kitchener against the
lands to which it applies and a copy of the registered agreement be forwarded to
the Regional Commissioner of Planning, Development and Legislative Services
prior to final approval of the subdivision plan;
5 That any dead ends and open sides of road allowances created by this plan of
subdivision shall be terminated in 0.3 metre reserves, to be conveyed to and held
Document Number: 4117002 Page 2 of 9
Page 144 of 336
in trust by the City of Kitchener until required for future road allowances or the
development of adjacent land.
6. That the OWNER enter into an Agreement for Servicing with the Regional
Municipality of Waterloo to preserve access to municipal water supply and
municipal wastewater treatment services prior to final approval or any agreement
for the installation of underground services, whichever comes first. Where the
OWNER has already entered into an agreement for the installation of
underground servicing with the area municipality, such agreement shall be
amended to provide for a Regional Agreement for Se)`vicing prier to registration
of any part of the plan. The Regional Commissioner of Transportation and
Environmental Services shall advise prior to an Agreement for Servicing that
sufficient water supplies and wastewater treatment capacity is available for this
plan, or the portion of the plan to be registered;
7. That the OWNER include the following statement in all agreements of lease or
purchase and sale and/or rental agreements that may be entered into pursuant to
Section 52 of the Planning Act, prier to the registration of this plan;
"The lot, lots, block or blocky �lwh+ch are the subject of this agreement of lease or
purchase and sale are not yet registered as a plqi-� of subdivision. The
fulfillment of all conditions of dr --aft pMn i�pproval, including the commitment of
water supply and sewage treatment services thereto tier the Region and other
authorities, has not yet.been cotnpJetedto pe istration of the plan.
Accordingly, the p'ui r shoutd be aware that the vendor is making no
represent tl or warrar{that the la - lots, block or blocks which are the
subject of tJj�s.,agreemen„ter lease orl yrchase and sale will have all conditions
of draft plan approval satisfied, including the availability of servicing until the
plan;is registered.''
8. Teat the Functional Servicing Report. (MTE, July 6, 2018) be completed to the
satisfaction of the Reg ion,,Commissioner of Planning, Development and
Legislative Services. %j
,,.:;
0. That'prior to final approval, the OWNER submit a Final Water Distribution
Analysis„ and detail "water servicing report for the entire plan of subdivision,
with such/'report t6�6ssess the need for pressure reducing valves, to the
satisfaction of,the Regional Commissioner of Planning, Development and
Legislative Services;
10. Where pressure reducing valves are required in Condition No. 9) above, the
OWNER must enter into an agreement with the City of Kitchener to provide for
such installation; and to include in all agreements of purchase and sale and/or
rental agreements, a clause identifying the presence of such water pressure
reduction device and advising that it may not be removed by the owner/occupant.
Document Number: 4117002 Page 3 of 9
Page 145 of 336
11. That, prior to final approval of all or any part of this plan of subdivision, the
OWNER agrees to submit for review and approval, engineering drawings of the
connections to the Regional watermain at Isaiah Drive and George Israel Street
to the satisfaction of the Regional Commissioner of Planning, Development and
Legislative Services;
12. That prior to final approval, the OWNER submit a stormwater management
monitoring & contingency plan, to the satisfaction of the Region Commissioner of
Planning, Development and Legislative Services. The plan shall include
during- and post -construction groundwater monitoring as recommended in
MTE's Groundwater Sampling Program — Technical Memorandum dated
December 12, 2019. Post -construction monitoring shall continue for a
minimum of two years following 90% build out. hurthermcre, the Owner enter
��..
into an agreement with the Regional Municipality of Waterloo to secure
A.
implementation of the SWM monitoring plan
13. That prior to final approval, the OWNER ,/ decommissions any monito hn and
private wells (not used for long term monttorjng)�; nd/septic systems on the
property in accordance with O. Reg. 903 prior topny grading on the property;
and furthermore, that the OWNER enter into an agreement with the City of
Kitchener to decommission any long tefin moniforing wells no longer used for
such purposes, all to the satisfaction of the.Regional`Commissioner of Planning,
Development and Legislative Services.
14. That prior to final approval, if required, the OWNEWenter into an agreement with
the Region of Waterloo to implement the conclusions and recommendations of
the accepted Materials Management Plan by MTE dated November 3, 2020 to
the satisfaction of the Rection„of„ Waterloo
15. That, prior to final approval, the OWNER completes a Record of Site Condition
(RSC) for the entire planof subdivision, and that a copy of the RSC document(s)
and MECP acknowledgement be provided to the Regional Commissioner of
Planning, Development and ;Legislative Services.
Applicable Environmenta'I Planning DA Conditions to go here
16. That prior fo'any land clearing, grading or construction on the subdivision lands,
the OWNER enter into an agreement with the Regional Municipality of Waterloo
to indicate that no clearing of vegetation on the site occur during the bird
breeding season (May 1 — July 31) in compliance with the Migratory Birds
Convention Act unless it can be ascertained by a qualified expert that no birds
covered by the Act are observed to be breeding in or adjacent to the affected
area.
Document Number: 4117002 Page 4 of 9
Page 146 of 336
17. That, prior to final approval, the OWNER enter into an agreement with the
Regional Municipality of Waterloo to distribute source water protection and winter
salt management information with all offers to purchase and/or rental
agreements, to the satisfaction of the Regional Commissioner of Planning,
Development and Legislative Services.
18. That, prior to final approval, the OWNER enter into an agreement with the
Regional Municipality of Waterloo to complete salt management plans for all
Multiple Residential Blacks (Blocks 13, 14, 1, Stage;,,Block 1, Stage 3; Block
31, Stage 4; Block 21, Stage 5) and Mixed Use Blocks (Block 15, Stage 2; Block
32, Stage 4) prior to site plan approval and/or Vacant Land Condominium Blocks,
to the satisfaction of the Regional Commissioner of Planning. Development and
Legislative Services. Furthermore, that the agreement contains a provision to
include implementation of the salt managerment plan by way 6f declaration
associated with any future applications for Lan of condominium.,
10,That, prior to final approval, the OWNER enter into an agreement with the City of
Kitchener with the following clause relating to the .accepted Archaeological
Assessment reports:
a. Until such time as a permanent chain link fence has been erected along the
northern limits of Block 37 g"! '
%(Sta e%lyand along the southern limits of Block
35 of adjacent draft plan of4-3ubdivisio�j30T-18202; as recommended in the
%%i.. �' i//////%I
Report titled: 'Preliminary Stage 4 A�haeolo� foal Mitigation of Site AiHd-
160" (preored by AS I ; dated ��%e 25, 2021) and shown on the Map titled:
"MaRamy Community EIS, Natritage Restoration and Enhancement
Plan" (prepar-ed by Natural Resource Solutions Inc., dated April 22, 2022),
THAT, the Temporary Avoidance"and Protection Fencing erected on
April 21 2021 be maintained in good condition to protect unintentional
soldisturbanc'e:,in the adjacent Block 35 "Archaeological Site" of draft
plan of subdivision 30T-18202.
20 That prior to any grading or construction, and final approval of all or any part of
this plan of Subdivision, the OWNER submits a final lot grading and drainage
plan for rev ew and approval by the Regional Commissioner of Planning,
Development and,/Legislative Services. The lot grading and drainage plan must
consider existing and future grades/profiles for Bleams Road (Regional Road
56);
21. That prior to any grading or construction, and final approval of all or any part of
this plan of Subdivision, the SUBDIVIDER submits a final lot grading and
drainage plan for review and approval by the Regional Commissioner of
Planning, Development and Legislative Services. The lot grading and drainage
plan must consider existing and future grades/profiles for Trussler Road
(Regional Road 70);
Document Number: 4117002 Page 5 of 9
Page 147 of 336
22. The prior to final approval of all or any part of this subdivision, or prior to
commencement of any construction work with the Bleams Road (Regional Road
56) right-of-way, the OWNER must enter into an agreement with the Regional
Municipality of Waterloo to obtain a Municipal Consent and Work Permit from the
Region for such works;
23. The prior to final approval of all or any part of this subdivision, or prior to
commencement of any construction work with the Trussler: Road (Regional Road
%iii,
70) right-of-way, the OWNER must enter into an agre„e„rnent with the Regional
Municipality of Waterloo to obtain a Municipal Consent and Work Permit from the
Region for such works;
24. That prior to final approval of all or any part f this subdivisio;,n .the OWNER
provides engineering drawings which include: details of boulevard: restoration for
Bleams Road (Regional Road 56) to the satisfaction of the Regio,b/,
Commissioner of Planning, Development and Legislative Services;
25. That prior to final approval of all or any park of this subdivision. the OWNER
provides engineering drawings which include details of boulevard restoration for
Trussler Road (Regional Road 70) to the satisfaction of the Regional
Commissioner of Planning, Develaapmont and Legislative Services;
26.That prior to final approval of all or any part of the Plan of Subdivision, the
OWNER enters into an agreement with the Regional Municipality of Waterloo to
provide the n&pssary financial resources far any decorative street lighting that
may be proposed by the OWNER ove and above the Region's standard
illumination requirements along Bleams'Road (Regional Road 56);
27. That prior to final appTovaI of all or "Wpart of the Plan of Subdivision, the
OWNER enters into an agreernent with the Regional Municipality of Waterloo to
provide the necessary financial resources for any decorative street lighting that
may be proposed by the OWNER over and above the Region's standard
illumination requirements along Trussler Road (Regional Road 70);
28. That prior, to final approval of all or any part of this Plan of Subdivision, the
OWNER obtains'Regional Road Access Permits for the intersections of: Bleams
Road and Essex Road, Bleams Road and Isaiah Drive, Bleams Road and
George Israel `Street,
29. That prior to final approval of all or any part of this Plan of Subdivision, the
OWNER obtains a Regional Road Access Permit for the intersection of Trussler
Road and Rosenberg Way;
30. That Block 36, Stage 1 and Blocks 20 and 21, Stage 2 and Block 36, Stage 4 be
conveyed to the Regional Municipality of Waterloo at no cost and free of
Document Number: 4117002 Page 6 of 9
Page 148 of 336
encumbrance, concurrently with the registration of applicable stages of the Plan
of Subdivision, for road widening from the centreline of Bleams Road (Regional
Road 56);
31.That prior to final approval -of all or any part of this subdivision, the OWNER enter
into an agreement with the Regional Municipality of Waterloo to provide sufficient
certified funds for the following transit amenities for 10 transit stops along
Rosenberg Way and 2 transit stops along George Israel Street in order to provide
Grand River Transit services to this plan consisting of:
a. Transit landing pads (12);
b. Transit shelter pads (4); and
c. Transit shelters (4)
To the satisfaction of the Regional Commissioner of Planning, Development and
Legislative Services;
32. That prior to final approval of each stage;of,registration, the OWNER enters into
an agreement with the Regional Municipality' of,,W' erloo to grant any easements
as necessary, at no cost to the Region, for th,provision of transit amenities
within each stage, as noted in Condition 31 aboy,
33. That prior to final approval of all or any part of this Plan of Subdivision, the
Regional Municipality of Waterloo has the necessary land required within the
limits of the Plan of Subdivision to construct the necessary intersection
improvemenN a[ tate Bleams Road and Isaiah Drive intersection, to the
satisfaction of the Regional Commissioner of Planning, Development and
Legislative Services,
-
f
34 That prior to appy "v of all or any parCof this Plan of Subdivision, the Regional
��'
Municipality ofWater o ,has the necessary land required within the limits of the
Plan of Subdi ion to construct the necessary intersection improvements at the
Eleams Roan and'Essex `Road, to the satisfaction of the Regional Commissioner
of Planning. Development and Legislative Services;
35.That prior to approval'of all or any part of this Plan of Subdivision, the Regional
Municipality of Wat'loo has the necessary land required within the limits of the
Plan of Subdivision to construct the necessary intersection improvements at the
Bleams Road`'and George Israel Street intersection, to the satisfaction of the
Regional Commissioner of Planning, Development and Legislative Services,
36. That prior to final approval of all or any part of this Plan of Subdivision, the
OWNER agrees to provide for any road widening dedication along Bleams Road
and Trussler Road frontage and daylight triangles as identified in the
Environmental Assessment projects for Bleams Road and Trussler Road to the
Document Number: 4117002 Page 7 of 9
Page 149 of 336
satisfaction of the Regional Commissioner of Planning, Development and
Legislative Services;
37. That prior to final approval of all or any part of this Plan of Subdivision, the
OWNER agrees:
a. to provide a functional design and cost estimate for a southbound left -turn
lane with 70 metre storage length and appropriate tapers on Trussler
Road at Rosenberg Way;
In. that the Region of Waterloo has the necessary/physical and financial
resources to construct all required road improvements in 37.a) above; and
c. l hat conditions '37,a) and 7_b) above all be oulfilled.to the satisfaction of
ieh
the Regional Commissioner or Planning, Qevelop�iaaij�
tand Legislative
Services.
38. That prier to final approval of all or any part of this Plan of Subdivision, the
OWNER submits for review and approval any functional design and post
estimate for any interim Regional Read improvements including any left-hand
turn lames, right-hand turn lanes, appropriate starage lengths, and appropriate
tapers identified in associatiori With the Plan of Subdivision construction, to the
satisfaction of the Regional Cornmissloner of Planning, Development and
Legislative Services; 1 11
39. That prior to final approval of all or any part of this, Plan of Subdivision, the
Regional Municipality of Waterloo has the necessary physical and financial
resources to provide for any interim Fuad improvements identified in Condition 38
above, to the satisfaf-Jion of the Regional Commissioner of Planning, Housing
and Community Sei,vices;
40. That prior to final approval of all or part of this Plan of Subdivision, the OWNER
enters into an agreeme t�with the City of Kitchener and/or Regional Municipality
of Waterloo as necessary�to provide for implementation of the recommendations
contained in the report entitled "Rosenberg Secondary Plan Mattamy
Community, Preliminary Environmental Noise Assessment" (MTE Consultants,
July 6, 2018 and lasfrevised November 1, 2019 );
41.That, notwithstanding Condition 40 above, the OWNER enters into an agreement
with the Regional Municipality of Waterloo to complete a detailed noise study to
determine noise attenuation requirements for Multiple Residential Block 13, 14,
15,16, 17 Stage 2 and Block 1 Stage 3 and Blocks 31, 34, Stage 4 and Block 21,
Stage 5 that may be impacted by road and stationary noise, to the satisfaction of
the Regional Commissioner of Planning, Development and Legislative Services.
The detailed noise study must be completed prior to final Site Plan approval for
each identified block. Where appropriate, the lands shall be designed to avoid the
use of physical noise attenuation measures through appropriate site design and
setbacks;
Document Number: 4117002 Page 8 of 9
Page 150 of 336
a. Furthermore, the agreement shall include a provision to enter into an
amending agreement or new agreement with the City of Kitchener and/or
the Regional Municipality of Waterloo as necessary, to provide for
implementation of the noise attenuation requirements recommended in the
detailed noise study.
42. That prior to final approval of all or any part of this Plan of Subdivision, the
OWNER enters into an agreement with the Regional IVIL111i0ig)ality of Waterloo to
provide for installation of a 1.5m metre high chain-link fenive, at a minimum,
along:
- Block 1, Stage 3;
- Blocks 13 and 14, Stage 2,
Blocks 8, 9, 31 and 32 Stage 4;
Block 1 and 21, Stage 5; and,
Block 5, Stage 7.
Document Number: 4117002 Page 9 of 9
Page 151 of 336
30T-18201, KITCHENER GREEN
MATTAMY, GEHL & BLEAMS ROAD; ROSENBERG SECONDARY PLAN AREA
REGION OF WATERLOO ENVIRONMENTAL PLANNING — PROPOSED CONDITIONS OF
DRAFT APPROVAL
Correspondence from Ministry of Northern Development, Mines, Natural Resources and
Forestry (April 4, 2022) indicates the Ministry's acceptance of the status of the wetlands
identified as W1, W2 and W4 in the EIS as Provincially Significant Wetlands (and confirmed by
GRCA in correspondence dated June 17, 2022), and as such, these areas are now considered
to meet the Regional Official Plan (ROP) criteria for designation as Core Environmental
Features. The ROP mapping will be updated to reflect this with the next update to the natural
heritage features.
Wetland W4 is partially within the limits of Plan 30T-18201. The wetland (W4) is proposed to be
protected and a 30m buffer has been applied to the wetland which is comprised of a 15m 'no
touch' area directly adjacent to the wetland, and a 15m enhancement area outside of the no
touch area. The wetland and the associated buffer also incorporate components of the
Blanding's Turtle mitigation plan which is still under review with the MECP. Notwithstanding the
inclusion of a portion of wetland W4 and associated Blanding's Turtle enhancement within this
plan, regional environmental staff withdraw their objection to this plan proceeding to draft
approval based on confirmation from MECP (date ) that there are no concerns and/or
anticipated mitigation measures required which will impact the proposed draft plan (30T-18201).
Conditions of draft approval for the adjacent plan (30T-18202) will be withheld until MECP
accepts the proposed Blanding's Turtle Mitigation Plan.
The wetland identified as "W4" and the associated 30m buffer ("Open Space Block 37") located
in the southeastern portion of the subject lands should be placed in an appropriate Natural
Heritage Conservation Zone and corresponding designation which prohibits development
activities. There are no other Regionally -designated Core Environmental Features within the
limits of 30T-18201.
For the purposes of 30T-18201, environmental planning staff request the inclusion of the
following conditions of draft approval:
That the boundaries and buffers of the Core Environmental Feature (Provincially
Significant Wetland ("W4")) within the subject lands be interpreted as shown on Map 4a
of the Rosenberg Secondary Plan — Mattamy Community, Environmental Impact Study —
Update (Natural Resource Solutions Inc., December 2019).
2 That prior to final approval of all or any part of this plan of subdivision, the Core
Environmental Feature (Provincially Significant Wetland) and associated buffers on the
subject lands (Block 37, Open Space) be placed in suitable natural heritage
conservation zoning.
3. That prior to any land clearing, grading or construction on the subdivision lands, the
developer enter into an agreement with the Regional Municipality of Waterloo to indicate
that no clearing of vegetation on the site occur during the bird breeding season (May 1 -
July 31) in compliance with the Migratory Birds Convention Act unless it can be
ascertained by a qualified expert that no birds covered by the Act are observed to be
breeding in or adjacent to the affected area.
Document Number: 4121511
Page 152 of 336
4 That prior to any land clearing, grading or other site alteration, the developer ensures
compliance with the Endangered Species Act.
That prior to final approval or any land clearing, grading or construction on the subject
lands, the developer enter into an Agreement with the City of Kitchener to install fencing
along the southern limits of the subdivision consistent with the recommendations of the
Rosenberg Secondary Plan — Mattamy Community, Environmental Impact Study —
Update (Natural Resource Solutions Inc., December 2019) and the Blanding's Turtle
Mitigation Plan for the adjacent lands (30T-18202) to ensure the exclusion of Blanding's
Turtles from the subject property. Further, the Agreement should include the requirement
to develop and implement protocols to monitor for turtle activity during construction, and
to provide all personnel on site during construction with the protocols to follow in the
event a turtle is observed within the construction zone.
6 That prior to final approval, or any land clearing, grading or construction on the subject
lands, the developer enter into an Agreement with the City of Kitchener to install
permanent fencing along the outer limits of Block 37.
,r' That, prior to final approval of Stages 1, 2, 5 and 6 and any land clearing, grading, or the
installation of services, the developer submit a detailed erosion and sediment control
plan acceptable to the Regional Municipality of Waterloo, City of Kitchener and Grand
River Conservation Authority in order to prevent sedimentation into Blocks 37 and the
Core Environmental Feature located on the adjacent lands, south of the subject
property.
8. That, prior to final approval, the developer submit a detailed stormwater management
plan for the stormwater management facilities located within each stage to be registered
to the satisfaction of the City of Kitchener, Grand River Conservation Authority, and
Regional Municipality of Waterloo; further, that the stormwater management plan
includes, but is not limited to, measures required to sustain the flow of groundwater to
Core Environmental Features.
9. That, prior to final approval, the developer submit a Detailed Vegetation Management
Plan and a Natural Heritage Restoration and Enhancement Plan, in accordance with the
Rosenberg Secondary Plan — Mattamy Community, Environmental Impact Study —
Update (Natural Resource Solutions Inc., December 2019) which includes measures to
enhance connectivity of turtle habitats, vegetation loss compensation, permanent wildlife
fencing, wildlife corridor details, to the satisfaction of the Regional Municipality of
Waterloo and the City of Kitchener, and in consultation with Grand River Conservation
Authority.
10. That, prior to final approval of Stages 1, 2, 5 and 6, the developer submit landscaping
and planting plans for all buffer areas contiguous to the environmental features and for
the stormwater management facilities located within the stage to be registered, and that
recommended plantings shall consist of locally -appropriate, self-sustaining native
vegetation to the satisfaction of the Regional Municipality of Waterloo, the City of
Kitchener and the Grand River Conservation Authority.
11. That, prior to final approval of all or any part of this plan of subdivision, the developer
submit a detailed monitoring plan for the Core Environmental Feature and
buffer/enhancement area (Block 37, Stage 1) on the subject lands as outlined in the
Rosenberg Secondary Plan — Mattamy Community, Environmental Impact Study —
Update (Natural Resource Solutions Inc., December 2019) to the satisfaction of the
Regional Municipality of Waterloo, the City of Kitchener and the Grand River
Document Number: 4121511
Page 153 of 336
Conservation Authority. Furthermore, that the developer enter in an agreement with the
City of Kitchener to implement any required remedial action deemed necessary as a
result of the monitoring plan.
12. That, prior to final approval of all or any part of this plan of subdivision, the developer
provides a brochure and other information tools for new home purchasers and residents
which provides information about the natural heritage features within the subdivision,
along with advice about how they can be good stewards of these areas, and that the
brochure be to the satisfaction of the Regional Municipality of Waterloo. The developer
will be required to enter into an agreement with the City of Kitchener or the Regional
Municipality of Waterloo to distribute the approved stewardship brochure or other
comparable information tools to home purchasers.
Document Number: 4121511
Page 154 of 336
W w yr W C d S b _ c a
SAL
Walerloo Catholic
District School Board
October 22"d, 2018
Garett Stevenson, Planner
CSD — Planning Division
City of Kitchener, 6th Floor
200 King Street West, P.O. Box 1118
Kitchener, Ontario
N2G 4G7
Dear Garett Stevenson:
RE: Draft Plan of Subdivision Application 30T-18201 and Draft Plan of
Subdivision Application 30T-18202
Staff at the Waterloo Catholic District School Board (WCDSB) has reviewed the
subject applications and has the following comments:
The WCDSB is requesting a school site within 30T-18201 that meets the
following requirements:
4 Approximately 6 acres
• Regular shape (either a square or rectangle).
lb Frontage along two streets
We understand that this school site was not contemplated in the Secondary Plan.
However, due to increasing enrolment numbers and our most recent Education
Development Charge background study, we need two additional school sites
within the southwest area of Kitchener. We trust this request will not be difficult to
accommodate given that a neighborhood institutional zone was originally
proposed within the Rosenberg Secondary Plan, specifically within the limits of
this draft plan.
We would appreciate an opportunity to meet with you in person to discuss the
location of our school site within this draft plan of subdivision. We feel it would be
appropriate to invite the Waterloo Region District School Board to this meeting to
discuss how school accommodation will be handled within this area.
The WCDSB is open to several location and has identified some possibilities
below:
Location 1: Stage 3, Block 15 (currently designated as a 3.10ha park)
480 Dutton Drive • Waterloo Ontario Canada • N2L 4C6
Telephone: 519.578.3660 • Fax: 519.884.6635
Page 155 of 336
1. T-- i -d
Location 2: Stage 5, Land west of block 15 (currently designated as Blk 9, Blk 10,
Blk 11, BIk12, Blk 25, and a portion of street O).
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Location 3: Stage 4, Land at the corner of George Israel Street and Rosenberg
Way (currently designated as Blk 30, part of Blk 7,8, 11, 12,13, and 14, and a
portion of street C).
480 Dutton Drive • Waterloo Ontario Canada • N2L 4C6
Telephone: 519.578.3660 • Fax: 519.884.6635
Page 156 of 336
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Location 2: Stage 5, Land west of block 15 (currently designated as Blk 9, Blk 10,
Blk 11, BIk12, Blk 25, and a portion of street O).
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Location 3: Stage 4, Land at the corner of George Israel Street and Rosenberg
Way (currently designated as Blk 30, part of Blk 7,8, 11, 12,13, and 14, and a
portion of street C).
480 Dutton Drive • Waterloo Ontario Canada • N2L 4C6
Telephone: 519.578.3660 • Fax: 519.884.6635
Page 156 of 336
Regardless of the site, all standard WCDSB conditions of subdivision would
apply. We request that the City add these conditions to our school site:
That prior to final approval, the SUBDIVIDER agrees to provide the CITY'S
Director of Planning with a letter from the Waterloo Catholic District School
Board indicating that satisfactory arrangements have been made to acquire
Block —("the School Block") for school purposes. The School Block shall
contain not less than —hectares. (Block and hectares to be determined
and currently left blank intentionally).
2 That the SUBDIVIDER shall agree in the Subdivision Agreement, in wording
satisfactory to the Waterloo Catholic District School Board, to:
a. grade the School Block and in doing so compact, fill with clean
material, replace any topsoil disturbed in the grading process and
sod/seed the lands to the specifications determined by the Board;
13, remove all trees and buildings on the School Block as determined by
the Board;
c; remove stockpiled topsoil within 30 days of written notice by the
Board, and in doing so compact, fill with clean material, replace any
topsoil disturbed in the grading process and sod/seed the lands to
specifications determined by the Board;
(1, construct a 1.5 -meter -high black vinyl chain link fence, along all
boundaries of the School Block, with the exception of the road
frontage, to the specifications determined by the Board;
e. construct the fences prior to the issuance of building permits for any
lands abutting the School Block; and
f. provide the foregoing at no cost to the Board.
480 Dutton Drive • Waterloo Ontario Canada • N2L 4C6
Telephone: 519.578.3660 • Fax: 519.884.6635
Page 157 of 336
3 That the SUBDIVIDER shall submit to the Waterloo Catholic District School
Board, at no cost to the Board, a report from a qualified consultant
concerning:
,.i. the suitability of Block —for school construction purposes, relating
to soil bearing factors, surface drainage, topography and
environmental contaminants; and
t). the availability of natural gas, hydro, water supply, storm sewer and
sanitary sewer services adequate for the construction of an
elementary school.
4. That the SUBDIVIDER shall agree in the Subdivision Agreement in wording
acceptable to the Waterloo Catholic District School Board that the services
referred to in Condition 3(b) shall be installed to the mid -point of the frontage
of the elementary school site, or in a location otherwise determined by the
Board, at no cost to the Board.
5 That prior to final approval, the SUBDIVIDER shall submit to the Waterloo
Catholic District School Board for review and approval, a copy of the final
engineering plans as approved by the City of Kitchener which indicate the
storm drainage system and the overall grading plans for the complete
subdivision area.
6. That the Waterloo Catholic District School Board shall advise that conditions
1 to 5 have been met to its satisfaction. The clearance letter shall include a
brief statement detailing how each condition has been satisfied or carried
out.
7. That the following warning clause be included in all offers of purchase and
sale or lease/rental agreements for all residential dwelling units within this
plan until such time as a permanent school is assigned: "The Waterloo
Catholic District School Board advises all prospective purchasers and
tenants of residences within the Mattamy Community (30T-18201 and 30T-
18202) subdivision that unless the provincial funding model provides
sufficient funds to construct a new school, there can be no assurance as to
the timing of a new school construction nor a guarantee that an elementary
school will be provided within this subdivision notwithstanding the
designation of an elementary school site"
The following condition be added to the Waterloo Region District School Board
school block: "That prior to final approval, if the Waterloo Region District School
Board has elected to waive their interest in the elementary school site (Stage 3,
Block 16), that the Waterloo Catholic District School Board be provided the
opportunity to also acquire Stage 3, Block 16, subject to the same conditions of
approval, or provide notification in writing that interest in the site has been waived.
480 Dutton Drive • Waterloo Ontario Canada • N21L 4C6
Telephone: 519.578.3660 • Fax: 519.884.6635
Page 158 of 336
Lastly, students generated from the proposed development will be bussed to
Blessed Sacrament until a new school is built east of Gehl Place and west of
Fischer Hallman Road. The WCDSB is requesting sidewalks on both sides of all
streets to be constructed and maintained year round from the community to the
School Board property line.
If you have any questions regarding our comments, please contact the
undersigned.
Sincerely,
Mapreet Sian, BSc., MSc. Planning
Planning Officer
480 Dutton Drive • Waterloo Ontario Canada • N2L 4C6
Telephone: 519.578.3660 • Fax: 519.884.6635
Page 159 of 336
W w yr w c d s b c a
Waterloo Catholic
DistrLrl School Board
January 9th, 2018
Garett Stevenson, Planner
CSD — Planning Division
City of Kitchener, 6th Floor
200 King Street West, P.O. Box 1118
Kitchener, Ontario
N2G 4G7
Dear Garett Stevenson:
RE: Draft Plan of Subdivision Application 30T-18201 and Draft Plan of
Subdivision Application 30T-18202
Staff at the Waterloo Catholic District School Board (WCDSB) has reviewed the
subject applications and has the following comments:
The WCDSB is requesting a school site within 30T-18201 that meets the
following requirements:
Approximately 6 acres
Regular shape (either a square or rectangle).
4P Frontage along two streets
We understand that this school site was not contemplated in the Secondary Plan.
However, due to increasing enrolment numbers and our most recent Education
Development Charge background study, we need two additional school sites
within the southwest area of Kitchener, one of which we are requesting in this
area.
We trust this request will not be difficult to accommodate given that a
neighborhood institutional zone was originally proposed within the Rosenberg
Secondary Plan, specifically within the limits of this draft plan. This neighborhood
institutional zone has since been removed and is missing from in the current
provided plan. The WCDSB is requesting this institutional zone be added back
into the Rosenberg Secondary Plan for the purpose of a Catholic elementary
school.
The WCDSB is open to several locations and has identified some possibilities
below:
Location 1: Stage 5, Land west of block 15 (currently designated as Blk 9, Blk 10,
Blk 11, Blk12, Blk 25, and a portion of street O).
480 Dutton Drive • Waterloo Ontario Canada • N2L 4C6
Telephone: 519.578.3660 • Fax: 519.884.6635
Page 160 of 336
rypiryyy� Y I+wdl+'.•
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Location 2: Stage 4, Land at the corner of George Israel Street and Rosenberg
Way (currently designated as Blk 30, part of Blk 7,8, 11, 12,13, and 14, and a
portion of street C).
R
"M
These 2 location are preferred suggestions, and other available location imitating
these sites will also be acceptable for the purpose of a school site.
Regardless of the site, all standard WCDSB conditions of subdivision would
apply. We request that the City add these conditions to our school site:
1. That prior to final approval, the SUBDIVIDER agrees to provide the CITY'S
Director of Planning with a letter from the Waterloo Catholic District School
Board indicating that satisfactory arrangements have been made to acquire
480 Dutton Drive • Waterloo Ontario Canada • N2L 4C6
Telephone: 519.578.3660 • Fax: 519.884.6635
Page 161 of 336
Block —("the School Block") for school purposes. The School Block shall
contain not less than _ hectares. (Block and hectares to be determined
and currently left blank intentionally).
. That the SUBDIVIDER shall agree in the Subdivision Agreement, in wording
satisfactory to the Waterloo Catholic District School Board, to:
a. grade the School Block and in doing so compact, fill with clean
material, replace any topsoil disturbed in the grading process and
sod/seed the lands to the specifications determined by the Board;
b. remove all trees and buildings on the School Block as determined by
the Board;
c- remove stockpiled topsoil within 30 days of written notice by the
Board, and in doing so compact, fill with clean material, replace any
topsoil disturbed in the grading process and sod/seed the lands to
specifications determined by the Board;
d construct a 1.5 -meter -high black vinyl chain link fence, along all
boundaries of the School Block, with the exception of the road
frontage, to the specifications determined by the Board;
e. construct the fences prior to the issuance of building permits for any
lands abutting the School Block; and
t. provide the foregoing at no cost to the Board.
3. That the SUBDIVIDER shall submit to the Waterloo Catholic District School
Board, at no cost to the Board, a report from a qualified consultant
concerning:
a. the suitability of Block —for school
to soil bearing factors, surface
environmental contaminants; and
Ix the availability of natural gas, hydro,
sanitary sewer services adequate
elementary school.
construction purposes, relating
drainage, topography and
water supply, storm sewer and
for the construction of an
4. That the SUBDIVIDER shall agree in the Subdivision Agreement in wording
acceptable to the Waterloo Catholic District School Board that the services
referred to in Condition 3(b) shall be installed to the mid -point of the frontage
of the elementary school site, or in a location otherwise determined by the
Board, at no cost to the Board.
5. That prior to final approval, the SUBDIVIDER shall submit to the Waterloo
Catholic District School Board for review and approval, a copy of the final
engineering plans as approved by the City of Kitchener which indicate the
storm drainage system and the overall grading plans for the complete
subdivision area.
6. That the Waterloo Catholic District School Board shall advise that conditions
1 to 5 have been met to its satisfaction. The clearance letter shall include a
480 Dutton Drive • Waterloo Ontario Canada • N2L 4C6
Telephone: 519.578.3660 • Fax: 519.884.6635
Page 162 of 336
brief statement detailing how each condition has been satisfied or carried
out.
That the following warning clause be included in all offers of purchase and
sale or lease/rental agreements for all residential dwelling units within this
plan until such time as a permanent school is assigned: "The Waterloo
Catholic District School Board advises all prospective purchasers and
tenants of residences within the Mattamy Community (30T-18201 and 30T-
18202) subdivision that unless the provincial funding model provides
sufficient funds to construct a new school, there can be no assurance as to
the timing of a new school construction nor a guarantee that an elementary
school will be provided within this subdivision notwithstanding the
designation of an elementary school site"
The following condition be added to the Waterloo Region District School Board
school block: "That prior to final approval, if the Waterloo Region District School
Board has elected to waive their interest in the elementary school site (Stage 3,
Block 16), that the Waterloo Catholic District School Board be provided the
opportunity to also acquire Stage 3, Block 16, subject to the same conditions of
approval, or provide notification in writing that interest in the site has been waived.
If you have any questions regarding our comments, please contact the
undersigned.
Sincerely,
Ma_n i-eet Sia;r
Mapreet Sian, BSc., MSc. Planning
Planning Officer
480 Dutton Drive • Waterloo Ontario Canada • N2L 4C6
Telephone: 519.578.3660 • Fax: 519.884.6635
Page 163 of 336
ood Aff r
c
January 3, 2019
Administration Centre: 400 Clyde Road, P.O. Box 729 Cambridge, ON N 1 R 5W6
Phone: 519-621-2761 Toll free: 1-866-900-4722 Fax: 519-621-4844 www.grandriver.ca
Garett Stevenson, Planner
Development Services Department - Planning
City of Kitchener, City Hall
P.O. Box 1118, 200 King Street West
Kitchener, Ontario N2G 4G7
OR: 30T-18201 and 30T-18202
Pe. Notice of Draft Plan of Subdivision Application 30T-18201, Official Plan
Amendment Application OP18/005/B/GS and Zoning By-law Amendment
ZBA18/006/B/GS for Bleams Road "Application 1", Bleams Road and Trussler
Road, City of Kitchener
Draft Plan of Subdivision Application 30T-18202, Official Plan Amendment
Application OP18/006/G/GS and Zoning By-law Amendment ZBA18/007/GIGS for
161 Gehl Place "Application 2", City of Kitchener
Kitchener Green Ltd. & 2079546 Ontario Inc.
Dear Mr. Stevenson:
In consideration of the above noted applications, the Grand River Conservation Authority
(GRCA) has now undertaken a preliminary review of the following supporting materials:
• Draft Plan of Subdivision (30T-18201), prepared by SGL Planning and Design Inc.,
signed June 28, 2018
Draft Plan of Subdivision (30T-18202), prepared by SGL Planning and Design Inc.,
signed June 28, 2018
Area 5 Lands Functional Drainage Study (Upper Strasburg Creek Subwatershed),
prepared by MTE Consultants Inc. and Natural Resource Solutions Inc., dated August
31, 2018
Rosenberg Secondary Plan - Mattamy Community, Environmental Impact Study (EIS),
prepared by Natural Resource Solutions Inc., dated July 2018
Preliminary Stormwater Management (SWM) Report, prepared by MTE Consultants Inc.,
dated July 6, 2018
■ Hydrogeology Study, prepared by MTE Consultants Inc., dated July 6, 2018
• Functional Servicing Report, prepared by MTE Consultants Inc., dated July 6, 2018
■ Geotechnical Recommendations - Proposed Residential Subdivision, Rosenberg Area 2
Lands, Kitchener, Ontario, prepared by DS Consultants Ltd., dated June 12, 2018
Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand - A Canadian Heritage River
Page 164 of 336
Based on our review of the EIS, it is our understanding that the applicant is proposing the
removal of four wetlands within the boundaries of Draft Plan of Subdivision 30T-18201 (referred
to as W5, W6, W7 and a wet depression), as well as one wetland within the boundaries of Draft
Plan of Subdivision 30T-18202 (referred to as W3). However, the assessment in the EIS of
whether they meet GRCA requirements for removal is not complete:
EIS Section 7.1.1 notes that, "Under the General Habitat Description for Blanding's
Turtle (MNRF 2017b), W5 may qualify as Category 2 habitat, although it has not been
confirmed by the MNRF to date" (page 44).
• EIS Section 7.2.1 notes that, "Under the General Habitat Description for Blanding's
Turtle (MNRF 2017b), this wetland [W3] may qualify as Category 2 habitat, although it
has not been confirmed as Blanding's Turtle Habitat by the MNRF, to date" (page 59).
Based on the information above, we believe it is premature to propose development within the
natural features until it has been confirmed by the Ministry of Natural Resources and Forestry
(MNRF) whether the wetlands are considered habitat for Blanding's Turtle and/or significant
wildlife habitat, and the EIS is updated to demonstrate that they can meet GRCA policies for
removal. We understand that MNRF is requesting additional information to review under the
Endangered Species Act (ESA). The EIS should be amended to address our above comments
and include the MNRF interpretation of the ESA.
At this time we can offer the following preliminary comments on the above noted applications.
Please consider these comments preliminary in nature as we may have additional comments
upon receipt of a response and following a more comprehensive review.
1. Section 2.4 of the Hydrogeology Study (pages 6-7) notes that infiltration testing was
undertaken for SWMF1 (TL1, TL2, TL3 and TL4) and SWMF2 (Area 1 and Area 2), with
reference to Appendix F for infiltration testing outcomes. Appendix F only includes
outcomes for testing at SWMF1. Results of infiltration testing for SWMF2 are also
required for review.
2. A monthly breakdown of the water balance is needed to demonstrate that the infiltration
targets will be met considering the winter bypass for infiltration basins. Based on our
review of the Preliminary SWM Report, we understand that the water balance
calculations provided in Tables 5.8 and 5.9 are based on continuous modeling. The
monthly breakdown should demonstrate that the model was run for all months to identify
pre -development conditions, and only during non -winter months to identify post -
development conditions.
`?. The recommended wetland buffers in the EIS are inconsistent with the recommendations
for a minimum 30 metre buffer (development setback limits) in the Alder Creek
Watershed Study and Upper Strasburg Creek Subwatershed Plan Update (CH2M Hill
and North-South Environmental Inc., 2008) and the Rosenberg Secondary Plan. EIS
Page 165 of 336
Section 5.6 (Buffers) notes a 15 metre no -touch buffer is required and recommends a 30
metre habitat enhancement buffer (page 39). It is noted that proposed Street X (north -
south from subdivision 30T-18201 to 30T-18202) encroaches within the 30 metre buffer
to wetland W4 and a proposed public walkway encroaches into the 30 metre buffer to
wetland W1. The overall collective extent of the buffers should be applied to protect the
form and function of the feature and species present.
4 It is our understanding that the wetlands referred to as W5, W6, W7 and the wet
depression in the EIS are within an area currently licensed under the Aggregate
Resources Act. We request clarification on what stage the license will be surrendered
and if any modifications are required to the restoration plans based on the proposed
applications.
F. EIS Sections 7.1.1 and 7.2.1 make general statements that wetlands W3, W5, W6, W7
and the wet depression do not meet any of the criteria in Section 8.4.4 of the GRCA
Consolidated Policies for Implementing Ontario Regulation 150/06. To help facilitate our
review, each wetland proposed for removal should be individually screened in the EIS to
demonstrate how they meet each of the criteria in Section 8.4.4 of our policies.
Additionally, we have a minor editorial comment:
6. The reports reviewed reference different wetland naming (e.g. the EIS identifies wetland
W5 as the small wetland north of the woodland; whereas the Preliminary SWM Report
and Functional Servicing Reports identify Wetland W5 located at the southeast corner of
the property within the Stamm Subdivision), as well as different terms for the areas being
referenced. This can be followed when reviewing the reports individually; however, it
becomes confusing when cross-referencing reports. We recommend that future reports
develop a consistent naming standard for clarification of areas being referenced.
Once the above preliminary comments have been addressed, we can review and provide
comprehensive comments on the Draft Plans of Subdivision, Official Plan Amendments and
Zoning By-law amendments.
We can confirm receipt of the subdivision fees (70% of the base fee and per net hectare fee) of
$21,000 for 30T-18201 and $11,243.89 for 30T-18202. The remaining 30% subdivision base
and per net hectare fee will be requested prior to issuance of conditions of draft plan approval.
Page 166 of 336
We look forward to a response to our comments. Please contact the undersigned at 519-621-
2763 ext. 2319 or thughes@grandriver.ca if you have any questions.
Sincerely,
- ;- lkleA- 4/'N-Ot7)
Trisha Hughes
Resource Planner
Via email: Barbara Steiner, City of Kitchener
Jane Gurney, Region of Waterloo
Peter Ellis, Region of Waterloo
Shilling Yip, Region of Waterloo
David Marriott, Ministry of Natural Resources and Forestry
Graham Buck, Ministry of Natural Resources and Forestry
Page 167 of 336
Ministry of Natural
Resources and Forestry
Guelph District
1 Stone Road West
Guelph, Ontario
N 1 G 4Y2
November 2, 2018
Garett Stevenson - Planner
Minist&re des Richesses
naturelles et des Forets
Telephone: (519) 826-4955
Facsimile: (519) 826-4929
Development Services Division, Planning
Kitchener City Hall, 6th Floor
200 King Street West, P.O Box 1118
Kitchener, ON N2G 4G7
Ontario
Re: Bleams Road "Application 1" and Gehl Place "Application 2" Draft Plans of Subdivision,
Official Plan Amendment applications, and Zoning By-law Amendment applications
Mattamy Homes, B & B Kieswetter Excavating Inc., Select Sand and Gravel Ltd., and
Kieswetter Holdings Ltd.
1801 and 1873 Bleams Road and 161 Gehl Place, City of Kitchener, Regional of Waterloo
MNRF Comments
Mr. Stevenson,
The Ministry of Natural Resources and Forestry (MNRF) Guelph District Office can confirm receipt of the
Draft Plan of Subdivision, Official Plan Amendment, and Zoning By-law Amendment applications for
Bleams Road (Application 1) and 161 Gehl Place (Application 2) in the City of Kitchener. These
applications are supported by the Rosenberg Secondary Plan — Mattamy Community Environmenta
Impact Study (EIS) dated July 2018, and draft plans. The MNRF has completed our review of the
applications and supporting documents, and can offer the following technical comments for the City's
consideration.
MNRF Comments
As noted in the EIS, the majority of the subject lands are currently licensed under the Aggregate
Resources Act (ARA). Please note that these licenses must be surrendered to the MNRF prior to
any development commencing on the subject lands that would be inconsistent with the
approved site plans. For further comment on the ARA, including the information required to
support the surrender of the licenses, it is recommended that the applicants contact Diane
Schwier (Aggregates Technical Specialist) at 519-826-4930 or at diane.schwier@ontario.ca.
Page 46 of the EIS provides a description of the direction the proponent will take with respect
to Blanding's Turtle. In addition, the same section of the report provides some of the potential
mitigation that will be used. Additional details on the proposed mitigation measures are
provided on maps 5 and 6. Their recommended approach is consistent with how MNRF has
been engaged in the past. MNRF recommends that the proponent engage with MNRF staff as
To meet with our staff please be sure to call ahead and make an appointment.
For general information visit: www.mnr.gov.on.caorwww.ontario.ca
Page 168 of 336
soon as possible to discuss the proposed mitigation and potential Endangered Species Act (ESA)
requirements.
MNRF is undertaking a review of the wetlands and the potential for the Strasburg 1 wetland to
be upgraded to provincially significant wetland (PSW). Staff notes that the observation of
Blanding's Turtle in W4 would result in the evaluated non-PSW being changed to PSW and the
addition of W4 to the complex. The addition of wetland unit W3 to the PSW is not justified as
the wetland is small (< the 0.5 hectare minimum) and there is not sufficient reason for inclusion
into the complex.
I hope the above technical comments on the ARA and the ESA will help to inform your review. Please
contact Dave Marriott at david.marriott@ontario.ca or 519-826-4926 if further comment or clarification
is required.
Regards,
Tara McKenna, District Planner
Ministry of Natural Resources and Forestry, Guelph District
1 Stone Road West
Guelph, ON, NIG 4Y2
Phone: (519) 826-4926
cc: Graham Buck, MNRF
David Marriott, MNRF
Diane Schwier, MNRF
Page 169 of 336
Ministry of Natural
Resources and Forestry
Guelph District
1 Stone Road West
Guelph, Ontario
NIG 4Y2
November 19, 2018
Garett Stevenson - Planner
Minist&re des Richesses
naturelles et des Forets
Telephone: (519) 826-4955
Facsimile: (519) 826-4929
Development Services Division, Planning
Kitchener City Hall, 6th Floor
200 King Street West, P.O Box 1118
Kitchener, ON N2G 4G7
Ontario
Re: Bleams Road "Application 1" and Gehl Place "Application 2" Draft Plans of Subdivision,
Official Plan Amendment applications, and Zoning By-law Amendment applications
Mattamy Homes, B & B Kieswetter Excavating Inc., Select Sand and Gravel Ltd., and
Kieswetter Holdings Ltd. - 1801 and 1873 Bleams Road and 161 Gehl Place, City of Kitchener,
Region of Waterloo - MNRF Comments
Mr. Stevenson,
The Ministry of Natural Resources and Forestry (MNRF) Guelph District Office previously provided
technical comments to the City on November 2, 2018, regarding the subject planning applications. As
discussed, we would like to take this opportunity to provide the City with the following supplementary
comments on the Environmental Impact Study (EIS) that has been submitted in support of the
applications. These comments build on our previous Endangered Species Act (ESA) technical comments,
and are intended to provide the City and the project team with clarification on the potential
implications of the Act moving forward.
MNRF Comments
• Blanding's Turtle is listed as threatened under the ESA, and the species receives both individual and
general habitat protection under the Act. The general habitat description (GHD) for Blanding's
Turtle details how the species habitat has been categorized, in accordance with the policy
'Categorizing and Protecting Habitat under the Endangered Species Act.
The EIS correctly notes that the wetlands within the subject lands were not identified by the MNRF
as habitat for Blanding's Turtle at the time of the reporting. It is important to note, however, that
habitat mapping for species at risk are considered open files. The Blanding's Turtle GHD directs that
all suitable wetlands or waterbodies within 2 km from an occurrence, and those features that are
within 500 meters of each other, are protected as Category 2 habitat. It is understood that an
individual Blanding's Turtle was observed on the subject lands (in wetland W4) in 2018. Based on
this observation and the direction in the GHD, the MNRF can confirm that Blanding's Turtle
Category 2 habitat is present on the subject lands. This includes wetland W4, where the turtle was
observed, and all other suitable wetlands that would meet the Category 2 habitat description in the
To meet with our staff please be sure to call ahead and make an appointment.
For general information visit: www.mnr.gov.on.caorwww.ontario.ca
Page 170 of 336
GHD. The areas between these Category 2 habitats that would provide movement corridors for
Blanding's Turtles are also protected as Category 3 habitat.
It is recommended that the project team submit an ESA Information Gathering Form (IGF) to the
province that addresses Blanding's Turtle. The purpose of the IGF is to provide the necessary
information to inform whether or not the proposed activity will likely contravene the ESA, and
whether an authorization under the Act may be required. The IGF will need to account for any
potential adverse impacts to individual Blanding's Turtles and any potential adverse impacts to the
species described Category 2 (e.g. wetland removal) or 3 habitats, which may result from the
proposed development. This information will be important to inform the potential implications of
the ESA for the proposed development.
We hope that the supplementary technical comments on the ESA will help to inform the City's review of
the subject planning applications.
Please contact the undersigned if further comment or clarification is required.
Regards,
Dave Marriott, District Planner
Ministry of Natural Resources and Forestry, Guelph District
1 Stone Road West
Guelph, ON, NIG 4Y2
Phone: (519) 826-4926
cc: Graham Buck, MNRF
Barb Steiner, City of Kitchener
Page 171 of 336
Ministry of Northern Development, Ministere Du Developpement du Nord, des Mines,
Mines, Natural Resources des Richesses naturelles
and Forestry et des Forets
Land Use Planning and Strategic Issues Section de I'amenagement du territoire et des
Section questions strategiques
Southern Region Region du Sud
Regional Operations Division
300 Water Street
Peterborough, ON K9J 3C7
Tel.: 705 761-4839
April 4, 2022
Division des operations regionales
300, rue Water
Peterborough (ON) K9J 3C7
Tel.: 705 761-4839
2079546 Ontario Limited
C/o Brad Trussler
433 Steeles Ave E. Suite 110
Milton, ON L9T 8Z4
Ontario Q
SUBJECT: Re-evaluation of the Strasburg 1 Wetland Complex
City of Kitchener, Regional Municipality of Halton
Dear Brad Trussler,
The Ministry of Northern Development Mines, Natural Resources and (NMNRF) has
reviewed and confirmed the re-evaluation for the Strasburg 1 Wetland Complex
undertaken by Natural Resource Solutions Incorporated on behalf of Mattamy Homes
(2079546 Ontario Limited). The re-evaluation resulted in a change in the status of the
wetland from non -provincially significant to provincially significant.
The Strasburg 1 wetland complex is situated in the west portion of the City of Kitchener,
south of Highway 7 in parts of Lot 1, 41 and Lot 1, 42, German Company Tract,
Waterloo. Note that the updated wetland boundary is available for download through
Land Information Ontario (LIO) and can be viewed through the NDMNRF's Natural
Heritage "Make a Map" program https://www.ontario.ca/page/make-natural-heritage-
area-map.
If you have any questions regarding the wetland complex or the specific wetland unit on
your property, please do not hesitate to contact Lisa Solomon, Management Biologist,
at 437-247-6500 or lisa.solomon@ontario.ca. Upon request, the wetland evaluation can
also be emailed to you in a pdf format.
Page 172 of 336
Sincerely,
Suzanne Robinson
A/ Strategic Project Supervisor
Land Use Planning and Strategic Issues Section
Ministry of Northern Development, Mines, Natural Resource and Forestry
Page 173 of 336
November 2, 2018
Garett Stevenson, BES, RPP, MCIR
Planner
City Hall, P.O. Box 1118
200 King Street West
Kitchener, Ontario, Canada, N213 4G7
Dear Garrett:
Re: Draft Plan of Subdivision Application 30T-18201
Official Plan Amendment Application OP1810051B/GS
Zoning By-law Amendment ZBA18/006/B/GS
Bleams Road "Application 1"
8
Draft Plan of Subdivision Application 30T-18202
Official Plan Amendment Application OP18/006/G/GS
Zoning By-law Amendment ZBA18/007/GIGS
161 Gehl Place "Application 2"
Kitchener Green Ltd. 8r 2078546 Ontario Inc.
Waterloo Region District School Board Planning staff has reviewed the submission for approval
of the aforementioned draft plans of subdivision and provide the following comments:
The proposed elementary school site/park campus is well situated and will enable the Board to
service the applicant's subdivisions as well as the surrounding lands of the Rosenberg and
Trussler North Communities. In that regard, the proposed school location is favoured over the
original Rosenberg Community Plan concept.
The Board appreciates having had the opportunity to work with the City and the consultant for
the applicant to develop the school and park campus shown in the plan. The Block 16 school
parcel contains 3.0 hectares, which is slightly more than the Board's required minimum area of
2.83 ha. (7.0 acres); however, its larger size will enable partner uses on the property that may
Include childcare and EarlyON centres similar to those proposed in Huron South.
The layout shares sufficient side yard with the adjacent park to permit overlapping and
complementary facilities. Accesses to the campus are also well accommodated with
uninterrupted street frontages on the north and east. Since the final design of the park and
school blocks may be subject to further consultation regarding site constraints (such as
topography), any modifications to the preliminary grading and servicing plans will need to be
understood to further develop concepts for this campus.
51 Ardett Avenue
is M Kitchener, ON N2C 2R5
T: 519.570-0003
F: $19742-1364
wrdsb ca
in rRC[A".OII COM. WRM ® IMAA0R:4M COM/WR .use
if 1N+fitR COWWROU O TOWLILCOMMOS09IM
Page 174 of 336
The applicant has indicated in the planning justification report that the plan will be staged from
east to west, with the school park site comprising a portion of stage 3. The Board asks that each
stage be required to confirm that adequate school capacity is located nearby to service the
proposed dwelling units. In the event this cannot be satisfied, the school block should be
advanced and an agreement entered into to convey the block to enable the construction of
additional school accommodation.
No stages beyond Stages 1 and 2 should be registered unless the Board has cleared its
accommodation concerns or has an acceptable Agreement of Purchase and Sale from the
landowner to convey the property.
It is further requested,
1) That the following conditions of draft plan approval be imposed upon the subject plan of
subdivision to satisfy the requirements of the Waterloo Region District School Board (the
"Board"):
a) The elementary school block (the "School Site") be zoned (1) or (1-1)
Neighbourhood Institutional;
b) The School Site be developed and registered within Stage 2 or 3 of the plan,
concurrent with the registration of the streets upon which it fronts;
c) Prior to the registration of any stage after Stages 1 and 2, the owner shall have
entered into an Agreement satisfactory to the Waterloo Region District School
Board for the transfer of the School Site.
2) That prior to final approval, the owner shall submit to the Board a report from a qualified
consultant confirming:
a) the suitability of the School Site for school construction purposes, with particular
regard to soil bearing capacity, surface drainage, stormwater management,
topography and environmental contaminants;
b) the final engineering plans as approved by the City of Kitchener which identify
the storm drainage system that will service the School Site and the overall
grading plans for the complete subdivision area, and,
c) the availability and sufficiency of natural gas, electrical, telephone, data. and
television cable (including fiber optic), water, storm and sanitary sewer services,
intended to service the School Block
3) If the Board has elected to waive its interest in the School Site, the Waterloo Catholic
District School Board shall also have the opportunity to acquire the block, subject to the
Page 2
Page 175 of 336
same terms and conditions of approval, unless it has given notification in writing that its
interest has similarly been waived.
Additionally, the Board requires,
4) That the City of Kitchener and prospective purchasers of property and tenants within the
plan be advised that,
notwithstanding the designation of a School Site, unless the Ontario education
funding model provides sufficient funds to construct new schools, there can be
no assurance as to the timing of new school construction nor a guarantee that
elementary school accommodation will be provided within the subject plan.
5) That the owner supply, erect, and maintain a sign (at its expense and according to the
Board's specifications) affixed to the permanent development sign for the plan advising
prospective residents that students may be directed to schools outside the
neighbourhoods within the plan;
6) That the owner agree in the Subdivision Agreement to notify all purchasers of residential
units and/or renters of same, by inserting the following clauses in all offers of Purchase
and Sale/Lease, until such time as a permanent school is assigned:
"Whereas the Waterloo Region District School Board may designate this
subdivision as a Development Area for the purposes of school accommodation,
and despite the best efforts of the Board, sufficient accommodation may not be
available for all anticipated students. You are hereby noted that students may
be accommodated in temporary facilities and/or bussed to a school outside the
area, and further, that students may, in future, be transferred to another school."
The Board encourages the provision of internal walkways/bike paths throughout the community
to reduce walking distances and to optimize the safe travel of students to the proposed school
site.
Sincerely,
Shawn Callon) Principal Planner)IP annirr_q_I2e.partmrant
cc. Nathan Hercanuck
Lindsay Ford
Brad Trussler
Page 3
Page 176 of 336
art (;TOWNSHIP PUBLIC WORKS &
OF WILMOT ENGINEERING
60 Snyder's Road West, Baden, ON N3A 1A1
Public Works -Engineering Department
T: 519-634-8444
F: 519-634-5044
Email: engineering@wilmot.ca
INTERNAL MEMORANDUM
TO: Harold O'Krafka
CC: Jeff Molenhuis
Alastair Duncan
PREPARED BY: Mark Jeffery
DATE: December 19, 2018
RE: Mattamy Development Lands - Kitchener
Thank you for the opportunity to comment on the Traffic Impact Study, Functional Servicing
Report and Preliminary SWM Report for the above noted development. We offer the following
comments:
Traffic Impact Study
1 Recommend the applicant re-evaluate the traffic patterns at the intersection of Trussler
Road and Rosenberg Way closer to final build out, as the connection to Trussler Road is
not proposed until 2031. We make this request based on the following:
i. At full build out, Trussler/Rosenberg is expected to operate with high delays for
left turn movements.
ii. Further analysis also found that the justification for signals was not met.
iii. The study concludes that since other traffic routes are available, the congestion
at Trussler Road and Rosenberg Way is not a concern. However, the additional
traffic will be rerouted to Bleams Road and Trussler Road where the same
issue is occurring as the study forecast has indicated the westbound left turning
traffic from Bleams Road to Trussler Road will also operate with high delays.
2. Due to the proposed vertical re -alignment of Trussler Road, please confirm the new profile
will not negatively impact existing driveways and will match into the existing road profile
south of Rosenberg Way. Please refer to Lot Grading Plan No. 1, Dwg. No. AG1.1.
Wilmot is a cohesive, vibrant and welcoming countryside community wilmot.ca
Page 177 of 336
TOWNSHIP
.s ". ' OF WILMOT
Functional Servicing Report
Page 2 of 2
Mattamy Development Lands - Kitchener
December 19, 2018
-1. Confirm existing private wells located within close proximity to the proposed subdivision
will not be affected.
2. Applicant is to pursue a legal outlet for any storm runoff tributary to either of the two
existing culverts located on Trussler Road that outlet westerly into the Township of
Wilmot.
3 In lieu of pursuing a legal outlet for storm water runoff, the applicant may wish to
investigate the possibility of intercepting surface runoff from rear lots proposed to drain to
Trussler Road and direct this surface runoff to a proposed storm sewer internal to the
development.
Preliminary SWM Report
1. No comment.
Wilmot is a cohesive; vibrant and welcoming countryside community
wilmot.ca
Page 178 of 336
Garett Stevenson
From:
Garett Stevenson
Sent:
Friday, December 21, 2018 1:41 PM
To:
'Harold O'Krafka'
Cc:
BMacKinnon@regionofwaterloo.ca
Subject:
RE: Mattamy
Hi Harold,
Thanks for your comments. The alignment of Rosenberg Way was established through the secondary plan
process which was supported by a comprehensive transportation analysis. Once I have comments from all
agencies and departments, we can discuss further.
Thanks,
Garett
From: Harold O'Krafka <harold.okrafka@Wilmot.ca>
Sent: Friday, December 21, 2018 9:10 AM
To: Garett Stevenson <Garett.Stevenson@kitchener.ca>
Cc: BMacKinnon@regionofwaterloo.ca; Engineering <engineering@Wilmot.ca>
Subject: Mattamy
Thank you for the circulation of 30T-18201 and 30T-18202.
Attached are the comments of our Public Works Department.
In addition, Development Services offers the following comment for consideration.
As you are aware Trussler Road represents the Countryside Line, a hard edge to future urban growth of the City of
Kitchener. The Township is of the opinion that in order to respect the Countryside Line it is important to incorporate
design components to highlight that there is no intention to further expand urban development westerly beyond
Trussler.
A similar design was requested and implemented along the Wilmot Line in the design of Waterloo Westside
subdivisions.
As such, the Township requests consideration of backlotting the development to Trussler Road without a physical road
connection to Trussler. In our opinion Rosenberg Way should terminate at Street B. Access from this development to
Trussler Road via Bleams Road is reasonable in our opinion.
If emergency access is a concern within the design we would suggest limiting the connection of Rosenberg Way to that
of an emergency access controlled by gates.
By copy of this comment to the Region of Waterloo we are requesting that they give consideration to this request as
well given Trussler Road is a Regional Road and access thereto is controlled by the Region of Waterloo.
I trust these comments are of assistance. We would ask that you please ensure that the Township of Wilmot is included
in any future correspondence regarding these proposed plans.
Page 179 of 336
Thank you.
Harold
Harold O'Krafka, MCIP, RPP
Director of Development Services
60 Snyder's Road West, Baden, ON N3A 1A1
P. 519. 634.8519 x 236 1 F. 519.634.50441 Toll. 1.800.469.5576 1 TTY. 519.634.5037
www.wilmot.ca I Follow us on Twitter @WilmotTownship
Wilmot is a cohesive, vibrant and welcoming countryside community.
WILMOT STATEMENT OF CONFIDENTIALITY: This electronic transmission, including any attached document(s), may contain information that is privileged, confidential
or otherwise protected from disclosure under applicable law and is for the sole use of the intended recipient(s). If the receiver of this information is not the intended recipient, or
the employee/agent responsible for delivering the information to the intended recipient, you are hereby notified that any use, reading, dissemination, distribution, copying or
storage of this information is strictly prohibited. If you have received this information in error, please notify the sender by return email and delete the electronic transmission,
including all attachments from your system. Ifyou have received this message as part of corporate or corrunercial communications and wish not to receive such please send a
request to unsubscribeawilmot.ca
Page 180 of 336
Garett Stevenson
From: Harold O'Krafka <harold.okrafka@Wilmot.ca>
Sent: Friday, November 13, 2020 1:52 PM
To: Garett Stevenson
Cc: Nathan Wilkinson
Subject: [EXTERNAL] RE: Department - Agency Re -Circulation 30T-18201 & 30T-18202
(Mattamy)
Hi Garett
Just a quick note to confirm that our only requested condition of draft approval remains the same.
The Township of Wilmot requests "the circulation of the engineering drawings for the reconstruction of Trussler Road,
south of Bleams Road, to ensure entrances providing access to existing properties on the west side of Trussler Road,
have been considered and incorporated into the design. A review fee of $500 is required by Wilmot Township at time of
drawing submission."
Please forward the conditions of Draft Approval when same are approved.
Thanks and have a great weekend.
Regards
Harold
Harold O'Krafka MCIP RPP
Director of Development Services
From: Garett Stevenson <Garett.Stevenson@kitchener.ca>
Sent: Tuesday, October 27, 2020 7:50 PM
To: 'Peter Ellis' <PEIlis@regionofwaterloo.ca>; Jonn Barton<jonn.Barton@kitchener.ca>;'Jane Gurney'
<JGurney@regionofwaterloo.ca>; Jason Brule <Jason.Brule@kitchener.ca>; 'Marriott, David (MNRF)'
<David.Marriott@ontario.ca>; 'Graham.Buck@ontario.ca' <Graham.Buck@ontario.ca>; 'Shawn Callon'
<shawn_callon@wrdsb.ca>; Harold O'Krafka<harold.okrafka@Wilmot.ca>;'BERE, Jamie'
<james.bere@ca nada post. postescanada.ca>; Victoria Grohn <Victoria.Grohn@kitchener.ca>; 'McKenna, Tara (MNRF)'
<Tara.McKenna @ontario.ca>;'Bishmita.Parajuli@HydroOne.com'<Bishmita.Parajuli@HydroOne.com>;
'Meaghan.Palynchuk@bell.ca' <Meaghan.Palynchuk@bell.ca>; Michael Palmer <Michael.Palmer@kitchener.ca>;
Barbara Steiner <Barbara.Steiner@kitchener.ca>; Dave Seller <Dave.Seller@kitchener.ca>; Rosa Bustamante
<Rosa.Bustamante@kitchener.ca>; 'Shilling Yip' <SYip@regionofwaterloo.ca>
Subject: Department - Agency Re -Circulation 30T-18201 & 30T-18202 (Mattamy)
This email originated from outside of the organization. Do not click links or open any attachments unless you recognize
the sender and know the content is safe.
Hello,
Please see the attached second re -submission letter. A separate email with a link to the City's Fileshare
system with the materials will be provided separately.
Page 181 of 336
I am now preparing final draft approval conditions. If you have additional comments or revised or new
conditions, please provide to me by November 20, 2020.
Thanks,
Garett
Garett Stevenson, BES, RPP, MCIP
Senior Planner I Planning Division I City of Kitchener
519-741-2200 x 7070 1 TTY 1-866-969-9994as rett.
Residents are encouraged to visit kitchener.ca/covid19 for the most up-to-date information about City services.
WILMOT STATEMENT OF CONFIDENTIALITY: This electronic transmission, including any attached document(s), may
contain information that is privileged, confidential or otherwise protected from disclosure under applicable law and is
for the sole use of the intended recipient(s). If the receiver of this information is not the intended recipient, or the
employee/agent responsible for delivering the information to the intended recipient, you are hereby notified that any
use, reading, dissemination, distribution, copying or storage of this information is strictly prohibited. If you have
received this information in error, please notify the sender by return email and delete the electronic transmission,
including all attachments from your system. If you have received this message as part of corporate or commercial
communications and wish not to receive such please send a request to unsubscribe@wilmot.ca
Page 182 of 336
CANADA POST POSTES CANADA
2701 RIVERSIDE DRIVE SUITE N0820 2701 PROM RIVERSIDE BUREAU N0820
OTTAWA ON K1A OB1 OTTAWA ON K1A 081
CANADAPOST CA POSTESCANADA CA
November 6, 2018
Garett Stevenson
Planner
Planning Division -City of Kitchener
PO Box 1118
Kitchener ON N2G 4G7
Reference: Draft Plan of Subdivision Application 30T-18201 & 30T-18202
Bleams Rd "Application 1 & 161 Gehl Place "Application 2"
Kitchener Green Ltd. & 2079546 Ontario Ltd.
Garett:
Canada Post Corporation appreciates the opportunity to comment on the above noted
application and it is requested that the developer be notified of the following:
Canada Post has reviewed the proposal for the above noted Development Application and
has determined that the completed project will be serviced by centralized mail delivery
provided through Canada Post Community Mail Boxes.
In order to provide mail service to this development, Canada Post requests that the
owner/developer comply with the following conditions:
The owner/developer will consult with Canada Post to determine suitable permanent
locations for the placement of Community Mailboxes and to indicate these locations
on appropriate servicing plans.
The Builder/Owner/Developer will confirm to Canada Post that the final secured
permanent locations for the Community Mailboxes will not be in conflict with any
other utility; including hydro transformers, bell pedestals, cable pedestals, flush to
grade communication vaults, landscaping enhancements (tree planting) and bus
pads.
The owner/developer will install concrete pads at each of the Community Mailbox
locations as well as any required walkways across the boulevard and any required
curb depressions for wheelchair access as per Canada Post's concrete pad
specification drawings.
The owner/developer will agree to prepare and maintain an area of compacted
gravel to Canada Post's specifications to serve as a temporary Community Mailbox
location. This location will be in a safe area away from construction activity in order
that Community Mailboxes may be installed to service addresses that have occupied
prior to the pouring of the permanent mailbox pads. This area will be required to be
prepared a minimum of 30 days prior to the date of first occupancy.
Page 183 of 336
The owner/developer will communicate to Canada Post the excavation date for the
first foundation (or first phase) as well as the expected date of first occupancy.
The owner/developer agrees, prior to offering any of the residential units for sale, to
place a "Display Map" on the wall of the sales office in a place readily available to
the public which indicates the location of all Canada Post Community Mailbox site
locations, as approved by Canada Post.
The owner/developer agrees to Include In all offers of purchase and sale a
statement, which advises the prospective new home purchaser that mail delivery will
be from a designated Community Mailbox, and to include the exact locations (list of
lot #s) of each of these Community Mailbox locations; and further, advise any
affected homeowners of any established easements granted to Canada Post.
The owner/developer will be responsible for officially notifying the purchasers of the
exact Community Mailbox locations prior to the closing of any home sales with
specific clauses in the Purchase offer, on which the homeowners do a sign off.
Multi -unit buildings with a common indoor entrance fall under Canada Post's
multi -unit policy:
The owner/developer will be required to provide and maintain the centralized mail
facility (Lock Box Assembly) at their own expense. Buildings with 100 or more units
require a rear loading LBA with dedicated secure mailroom.
Canada Post further requests the owner/developer be notified of the following:
1 The owner/developer of any condominiums will be required to provide winter snow clearance
at the Community Mailbox locations
? Any existing postal coding may not apply, the owner/developer should contact Canada Post
to verify postal codes for the project
a The complete guide to Canada Post's Delivery Standards can be found at:
httns://www.canadaaost.calcno/mc/assets/ndf/business/stanadardsrnanua! en,gdf
Regards,
Jamie Bere
Delivery Services Officer I Delivery Planning
Canada Post
955 Highbury Ave N
London ON N5Y 1A3
519-280-7968
james.bere@canada post. ca
Page 184 of 336
Kitchener
Utilities
r6
l ort Yemb��fJDY
Angela Mick, P.Eng.
Utilities Water Engineer
November 1, 2018
}`fie: Rosenberg Secondary Plan/Mattamy Community
Preliminary Water Distribution Analysis — July 6, 2018
The following are comments pertaining to the above, :
KITCHENER UTILITIES
Kitchener Operations Facility
131 Goodrich Drive
Kitchener, ON N2C 2E8
Telephone: 519-741-2600 x4408
Loraine Baillargeon
Fax: 519-741-2638
TTY: 1 -866-969-9994
Email: angela.micka@kitchener.ca
Website: www.kitchenerutilities.ca
The pressure divide between Pressure Zones 5 and 6 is at Red Clover Crt as shown in the figure below
Comments were based on Figure 2.1 in the Preliminary Water Distribution Analysis but there is also
Figure 5.2 in Section 5.2 of the Functional Servicing Report — are these exactly the same map?
Pressure Zone 5 Side
• 300mm watermain between J-529 and J-508. This does not connect to Bleams road
and is will be a dead end. Does the pipe need to be this large or can it be reduced in
size
• Streets don't align in the adjoining Stamm Subdivision — the watermains should be
located on streets
Pressure Zone 6 Side
We would like to see the watermain between J-603 and J -646/J-505 (school location)
be increased to a 300mm to provide for flexibility in the future (pressure zone divide).
We would want to be able to feed the school from the other pressure zone in the case
of a watermain break/emergency. The 300mm size for this main was part of the OMB
decision. During the design phase there will be a need to strategically place hydrants.
300mm watermain between J-602 and J-612— why is this a 300mm? Should it be a
smaller diameter
Owned & Operated by the City of Kitchener
4_ a3
I•.iriu a Ik
Page 185 of 336
Kitchener
Utilities
Gommuniry-Owned 1
rorover rho rears
Angela Mick, BEng,
Utilities Water Engineer
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Regards,
Angela Mick, P.Eng.
Utilities Water Engineer
KITCHENER UTILITIES
Kitchener Operations Facility
131 Goodrich Drive
Kitchener, ON N2C 2E8
Telephone: 519-741-2600 x4408
Loraine Baillargeon
Fax: 519-741-2638
TTY:1-866-969-9994
Email: angela.mick@kitchener.ca
Website: www.kitchenerutilities.ca
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Page 186 of 336
Hydro One Networks Inc.
Facilities & Real Estate
P.O. Box 4300
Markham, Ontario L3R 5Z5
www.HydroOne.com
Courier:
185 Clegg Road
Markham, Ontario L6G 1 B7
VIA E-MAIL ONLY TO garett.stevenson@kitchener.ca
October 16, 2018
Development Services Department Planning
City Hall, P.O. Box 1118
200 King Street West
Kitchener, ON N2G 4G7
Attention: Garett Stevenson
Dear Garette Stevenson:
Re
Draft Plan of Subdivision, Kitchener Green Ltd. & 2079546 Ontario Inc.
161 Gehl Place
Kitchener
File: 30T-18201
i
hydro('�
o
Please be advised that Hydro One Networks Inc. ("HONI") has completed a preliminary review of the
proposed plan of the above noted subdivision application. As the subject property is abutting and/or
encroaching onto a HONI high voltage transmission corridor (the "transmission corridor"), HONI does
not approve of the proposed subdivision at this time, pending review and approval of the required
information.
The comments detailed herein do not constitute an endorsement of any element of the subdivision
design or road layout, nor do they grant any permission to access, use, proceed with works on, or in
any way alter the transmission corridor lands, without the express written permission of HONI.
The following should be included as Conditions of Draft Approval:
The developer must contact Lana Kegel, Senior Real Estate Coordinator at 905-946-6277
to discuss all aspects of the subdivision design, ensure all of HONI's technical
requirements are met to its satisfaction, and acquire the applicable agreements.
2. Prior to HONI providing its final approval, the developer must make arrangements
satisfactory to HONI for 11A grading and drainage.
Digital PDF copies of the lot grading and drainage plans (true scale), showing existing and
proposed final grades, must be submitted to HONI for review and approval. The drawings
must identify the transmission corridor, location of towers within the corridor and any
proposed uses within the transmission corridor. Drainage must be controlled and directed
away from the transmission corridor.
3. Any development in conjunction with the subdivision must not block vehicular access to
any HONI facilities located on the transmission corridor. During construction, there must
be no storage of materials or mounding of earth, snow or other debris on the transmission
corridor.
Page 187 of 336
At the developer's expense, temporary fencing must be placed along the transmission
corridor prior to construction, and permanent fencing must be erected where subdivision
lots directly abut the transmission corridor after construction is completed.
The costs of any relocations or revisions to HONI facilities which are necessary to
accommodate this subdivision will be borne by the developer. The developer will be
responsible for restoration of any damage to the transmission corridor or HONI facilities
thereon resulting from construction of the subdivision.
F;. HONI's easement rights must be protected and maintained.
In addition, HONI requires the following be conveyed to the developer as a precaution:
7 The transmission lines abutting the subject lands operate at either 500,000, 230,000 or
115,000 volts. Section 188 of Regulation 213/91 pursuant to the Occupational Health and
Safety Act, require that no object be brought closer than 6 metres (20 feet) to an energized
500 kV conductor. The safe vertical distance for 230 kV conductors is 4.5 metres (15 feet),
and for 115 kV conductors it is 3 metres (10 feet). It is the developer's responsibility to be
aware, and to make all personnel on site aware, that all equipment and personnel must
come no closer than the safe vertical distance specified in the Act. All parties should also
be aware that the conductors can raise and lower without warning, depending on the
electrical load placed on the line.
Our preliminary review only considers issues affecting HONI's transmission facilities and transmission
corridor lands. For any proposals affecting distribution facilities (low voltage), the developer should
consult the local distribution supplier.
If you have any questions, please contact me at dennis.derango@hydroone.com or at 905-946-6237.
Yours truly,
Dennis De Rango
Specialized Services Team Lead, Real Estate
Hydro One Networks Inc.
Cc: Lana Kegal — Hydro One Networks
File: 30T-18201 Page 2 of 2
Page 188 of 336
Garett Stevenson
From: circulations@wsp.com
Sent: Friday, October 5, 2018 2:43 PM
To: Garett Stevenson
Subject: Application 1 - OPA (OPA18/005/B/GS), ZBLA (ZBA18/006/B/GS) and Draft Plan of
Subdivision (30T-18201); Application 2 - OPA (OPA18/006/B/GS), ZBLA
(ZBA18/007/B/GS) and Draft Plan of Subdivision (30T-18202)
2018-10-05
Garett Stevenson
Kitchener
Attention: Garett Stevenson
Re: Application 1- OPA (OPA18/005/B/GS), ZBLA (ZBA18/006/B/GS) and Draft Plan of Subdivision (30T-18201);
Application 2 - OPA (OPA18/006/B/GS), ZBLA (ZBA18/007/B/GS) and Draft Plan of Subdivision (30T-18202); Your File No.
0 PA18/005/B/GS,O PA18/006/B/GS,ZBA18/006/B/GS,ZBA18/007/B/GS,30T-18201,30T-18202
Our File No. 83314
Dear Sir/Madam,
We have reviewed the circulation regarding the above noted application.
The following paragraph is to be included as a condition of approval:
"The Owner shall indicate in the Agreement, in words satisfactory to Bell Canada, that it will grant to Bell Canada any
easements that may be required, which may include a blanket easement, for communication/telecommunication
infrastructure. In the event of any conflict with existing Bell Canada facilities or easements, the Owner shall be
responsible for the relocation of such facilities or easements".
We hereby advise the Developer to contact Bell Canada during detailed design to confirm the provision of
communication/telecommunication infrastructure needed to service the development.
As you may be aware, Bell Canada is Ontario's principal telecommunications infrastructure provider, developing and
maintaining an essential public service. It is incumbent upon the Municipality and the Developer to ensure that the
development is serviced with communication/telecommunication infrastructure. In fact, the 2014 Provincial Policy
Statement (PPS) requires the development of coordinated, efficient and cost-effective infrastructure, including
telecommunications systems (Section 1.6.1).
The Developer is hereby advised that prior to commencing any work, the Developer must confirm that sufficient wire-
line communication/telecommunication infrastructure is available. In the event that such infrastructure is unavailable,
the Developer shall be required to pay for the connection to and/or extension of the existing
communication/telecommunication infrastructure.
Page 189 of 336
If the Developer elects not to pay for the above noted connection, then the Developer will be required to demonstrate
to the satisfaction of the Municipality that sufficient alternative communication/telecommunication will be provided to
enable, at a minimum, the effective delivery of communication/telecommunication services for emergency
management services (i.e., 911 Emergency Services).
MMM (a WSP company) operates Bell Canada's development tracking system, which includes the intake and processing
of municipal circulations. Please note, however, that all responses to circulations and other requests, such as requests
for clearance, come directly from Bell Canada, and not from MMM. MMM is not responsible for the provision of
comments or other responses.
Should you have any questions, please contact the undersigned.
Yours truly,
Meaghan Palynchuk
Manager, Municipal Relations
Access Network Provisioning, Ontario
Phone: 905-540-7254
Mobile: 289-527-3953
Email: Meaghan.Palynchuk@bell.ca
NOTICE: This communication and any attachments ("this message") may contain information which is privileged, confidential, proprietary or otherwise subject to
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qui constituent des messages electroniques commerciaux.
Page 190 of 336
July 28, 2022
Via email
30T-18201
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
Garett Stevenson, Manager of Development Review
Planning Division, City of Kitchener
Kitchener, ON N2G 4G7
Dear Mr. Stevenson,
Re: Applications for Draft Plan of Subdivision 30T-18201, Official Plan Amendment
OP18/005/B/GS and Zoning By-law Amendment ZBA 18/006/B/GS for Bleams Road
"Application 1"
Bleams Road and Trussler Road, City of Kitchener
Kitchener Green Ltd./Mattamy Homes/2079546 Ontario Inc.
Grand River Conservation Authority (GRCA) staff has received the above -noted applications for
Draft Plan of Subdivision, Official Plan Amendment, and Zoning By-law Amendment approvals
for lands within the Rosenberg community.
Recommendation
GRCA staff have no objection to the approval of the above -noted applications, subject to the
conditions detailed below.
Documents Reviewed by Staff
Staff have completed a review of the following documents submitted with this application:
• Draft Plan of Subdivision (30T-18201), prepared by City of Kitchener Development
Services Department, Planning, dated July 6, 2022, received July 26, 2022
• Zone By -Law Amendment, Map No. 1, prepared by City of Kitchener Development
Services Department, Planning, dated July 6, 2022, received July 26, 2022
• Land Use Schedule 30T-18201 + 30T-18202, prepared by the City of Kitchener, dated
August 2021, received July 21, 2022.
• Preliminary Stormwater Management (SWM) Report, prepared by MTE Consultants Inc.,
most recently revised August 31, 2021, received July 19, 2022
• Engineering Drawings (Lot Grading Plans Drawing Numbers AG 1.1 to AG 1.6 and Trail
Plan), prepared by MTE Consultants Inc., most recently re -issued August 31, 2021,
received July 19, 2022
• Email from Garett Korber (MTE Consultants Inc.) to Chris Foster -Pengelly (GRCA), re:
Draft Plan of Subdivision - 30T-18201 GRCA comments, received July 25, 2022.
Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand - A Canadian Heritage River
Page 191 of 336
• Rosenberg Secondary Plan — Mattamy Community, Environmental Impact Study -
Update, prepared by Natural Resource Solutions Inc., most recently revised August
2021, received May 12, 2022
• Rosenberg Secondary Plan, Mattamy Community Urban Design Brief, prepared by NAK
design strategies, prepared August 16, 2021, received July 21, 2022
• Hydrogeology Study, prepared by MTE Consultants Inc., dated July 6, 2018
• Functional Servicing Report, prepared by MTE Consultants Inc., dated July 6, 2018
• Geotechnical Recommendations — Proposed Residential Subdivision, Rosenberg Area 2
Lands, Kitchener, Ontario, prepared by DS Consultants Ltd., dated June 12, 2018
GRCA Comments
The GRCA has no objection to draft plan approval subject to the following conditions:
1) Prior to any grading or construction on the site and prior to registration of the plan, the
owners or their agents submit the following plans and reports to the satisfaction of the Grand
River Conservation Authority.
a) A detailed final stormwater management report in accordance with the 2003 Ministry of
the Environment Report entitled "Stormwater Management Planning and Design
Manual" and in keeping with the Rosenberg Secondary Plan Mattamy Community
30T18201 & 30T-18202 Preliminary Stormwater Management Report (dated August 31,
2021, prepared by MTE Consultants Inc).
b) Final Lot Grading, Servicing, and Storm Drainage Plans.
c) A final erosion and sediment control plan in accordance with the Grand River
Conservation Authority's Guidelines for erosion and sediment control, indicating the
means whereby erosion will be minimized and sediment maintained on-site throughout
all phases of grading and construction.
d) The submission and approval of a Development, Interference with Wetlands and
Alterations to Shorelines and Watercourses permit from the GRCA prior to any grading
or construction in a regulated area, including any grading within wetlands and the "wet
depression," as identified in the EIS (prepared by NRSI, revised August 2021), and their
regulated allowances.
In support of final design and the clearance of conditions, the following comments are to be
addressed to the satisfaction of the GRCA:
1. Section 2.4 of the Hydrogeology Study (pages 6-7) notes that infiltration testing was
undertaken for SWMF1 (TL1, TL2, TL3 and TL4) and SWMF2 (Area 1 and Area 2), with
reference to Appendix F for infiltration testing outcomes. Results of infiltration testing for
each SWM facility is required for review. Using the results of the infiltration testing, the
water balance analysis must demonstrate that monthly infiltration targets can be met, to
the satisfaction of the GRCA.
2. A monthly breakdown of the water balance is required to demonstrate that the infiltration
targets will be met considering the winter bypass for infiltration basins. Based on our
review of the Preliminary SWM Report, we understand that the water balance
calculations provided in Tables 5.8 and 5.9 are based on continuous modeling. The
monthly breakdown should demonstrate that the model was run for all months to identify
Page 192 of 336
pre -development conditions and that pre -development conditions can be matched.
Please note that results of the final water balance may impact lot configurations and
sizing.
We trust that the municipality will ensure the Subdivider's Agreement between the owners and
the municipality contain provisions for the completion and maintenance of the works in
accordance with the approved plans and reports noted in Condition 1) above.
The GRCA acknowledges past receipt of the subdivision fee (70% of the base fee and per net
hectare fee) of $21,000 for 30T-18201. By copy of this correspondence, the applicant will be
invoiced the remaining balance of $9,000.
Should you have any questions, please contact the undersigned at
cfosterpengelly@gran driver. ca or 519-621-2763 ext. 2319.
Sincerely,
4L
-4Peigelly, Chris Foster M.Sc.
Resource Planner, Water Management Division
Copy:
Barb Steiner, City of Kitchener
Jane Gurney, Region of Waterloo
Alex Drung, Mattamy Homes
Brad Trussler, Mattamy Homes
Paul Lowes, SGL Planning & Design Inc.
Garett Korber, MTE Consultants Inc.
Jessica Linton, NRSI
Page 193 of 336
Garett Stevenson
From: Darren
Sent: Wednesday, October 17, 2018 11:15 AM
To: Garett Stevenson
Subject: RE: Questions Regarding the Draft Plan for Subdivision Application 30T-18201 etc.
Thanks a lot for your prompt and thorough response Garett! Clearly this is long term build and we are quite some ways
from foundations being poured and roads being widened!
Darren.
On Oct 17, 2018, at 10:15 AM, garett.stevenson@kitchener.ca wrote:
Hello Darren,
Bleams Road in this location is a Regional Road, and the Subdivider must provide the Region with the
physical land to widen the right-of-way to 30.48 metres. There will be future studies completed by the Region
on;
- Widening and reconstructing Bleams Road,
- Potential roundabout at the Trussler/Bleams roads intersection, and
- Trussler Road (from Bleams Road to Highway 7/8) widening to 4 lanes.
The details of designs are not available at this stage and the Environmental Assessment (EA) is planned to
start during 2020. The Subdivider is being asked to provide the lands for future road and intersection
improvements only at this point. Check back in the New Year on this website to see if there is any new
information posted. htt s://www.re ionofwaterloo.ca/en/Iivin -here/construction-and-road-closures.as x#
As for the construction of the subdivision, we are at the very beginning of the planning phase. There is a lot of
community planning, construction design, and the actual extension of sewers (from the other side of Fischer
Hallman) that needs to occurs first. That work will be progressing over the next five years or so, depending
on the market sale of homes. This is a fairly large application as well, so it will be built in stages and it could
take 5-10 years just to build out the plan that was circulated.
Thanks,
G a rett
Page 194 of 336
Garett Stevenson
From: Garett Stevenson
Sent: Wednesday, October 24, 2018 5:54 PM
To:
Subject: RE: Mattamy Resident Circulation
Let me know if another night would work better as I am happy to meet in person if that assists.
1. The City approves blocks for future development — so it is not until the builder decides what kind of
townhouse(s) (standard, stacked, etc) that they will build will be know the final number. Assume that
14 would be the maximum and likely what would be built.
2. We will work with the developer on revising their plans in response to comments I get through the
process. Once there is an agreeable revised plan, Council could approve the plan subject to
conditions. That would occur in the spring likely — so there is time.
If you were thinking about having your property be included in the applications, the applications could be
amended with your consent.
Thanks,
Garett
From:
Sent: Wednesday, October 24, 2018 3:15 PM
To: Garett Stevenson <Garett.Stevenson@kitchener.ca>
Subject: Re: Mattamy Resident Circulation
Hey Garett,
Tomorrow doesn't work out for my brother-in-law to meet. I really only have a couple more questions anyways so I may
as well just ask you through email, and then we don't have to meet tomorrow.
1. On the drawings that were attached in your email, it's showing 8-14 townhouses being planned for development on
my property. Can you be definitive on the number? Is it closer to 8 townhouses or closer to 14 townhouses? Obviously
the number would have an impact on the selling price of my property.
2. When do the final plans have to be submitted to the city?
If you want to email me the answers, that would be great.
Thanks,
Sent from my Phone
Page 195 of 336
Garett Stevenson
From: Greg Proctor < G Proctor@ regionofwaterloo.ca >
Sent: Friday, December 21, 2018 4:26 PM
To:
Cc: Richard Parent; Marcos Kroker; Garett Stevenson; Bob Henderson; Mike Jones
Subject: RE: Include on future circulations regarding Trussler and/or Bleams Road
Hello
I am the Project Manager assigned to the upcoming Bleams Road reconstruction project. The project limits
are from Trussler Road to Fischer -Hallman, and it is currently scheduled for reconstruction in the year 2021.
However, it is anticipated that this date for construction may be pushed further into the future to better align
with the proposed developments in the area.
LEFT TURN LANE ON BLEAMS AT CHURCH ACCESS - Although a left turn on Bleams Road at the church
access is not currently included within the scope of the project, the Region will be pleased to evaluate whether
a warrant for a left turn is met. To undertake this, the Region will need some information about the church
such that an approximate number of vehicles trips can be determined and then an analyses/warrant calculated
to see if a turn lane is warranted, based on current and projected traffic volumes on Bleams Road. If you could
provide the following information about the church, we can let you know the result of the left turn warrant fairly
quickly:
# seats
Square footage of the church
# parking spots
ADDITIONAL STREET LIGHTS AT CHURCH ENTRANCE - at this point, luminaires have not been identified
at this location. However, I will be further investigating the placement of luminaires along Bleams Road, and
will keep you abreast of this.
STREET SIGNS AT BOTH ENDS OF BLEAMS ROAD INDICATING DIRECTION TO CHURCH - the decision
to allow the installation of these signs is left to Region of Waterloo Traffic Engineering staff. If agreeable with
you, I think that the best way to review this request for signs to be installed, is to have you work directly with
Traffic Engineering staff. I have included the names of Bob Henderson and Mike Jones on this email as they
are likely the people you will work with on this issue.
Regards
Greg Proctor, C.E.T.
Project Manager
Design and Construction Division
Region of Waterloo
150 Frederick Street, Kitchener ON N2G 4J3
519-575-4729
gproctor@regionofwaterloo.ca
_-Original Message -----
From: Garett.Steve nson@kitchener.ca[maiIto: Garett.Stevenson@kitchener.ca]
Page 196 of 336
Sent: Tuesday, December 18, 2018 4:11 PM
To: Peter Ellis
Subject: FW: Application 30T-18201
Hi Peter,
Please see the comments below. Can you please ensure that i is included on future circulations
regarding Trussler and/or Bleams Road improvements?
Thanks,
Garett
Garett Stevenson, BES, RPP, MCIP
Planner I Planning Division I City of Kitchener
519-741-2200 x 7070 1 TTY 1-866-969-9994 1 garett.stevenson@kitchener.ca
----Original Message ----
From:
Sent: Thursday, November 22, 2018 11:16 AM
To: Garett Stevenson <Garett.Stevenson @kitchener.ca>
Cc:
Subject: re: Application 30T-18201
Hi Garett,
We spoke sometimes at the begging of this month.
I called you in behalf of St. John the Baptist Romanian Orthodox Church, which has its property right across
future subdivision, at 2150 Bleams Rd.
Overall, we no objections regarding the application itself, however we would like to voice our concerns about
future road traffic changes for Bleams Rd.
I understood that Bleams Rd being a regional road, it belongs to Region of Waterloo, which has jurisdiction
over it and is responsible for any future developments.
Also I understood that you can pass on to Region of Waterloo our comments as well.
Here is what we would like to get, if possible:
1. A middle turning lane in front of our entrance.
Even if the speed limit is reduced to 50kmh, pulling over into our property could pose a risk especially for our
elderly parishioners
2. Additional street lights for our entrance.
Bleams Rd has no street lights and even we have our lit sign, it is easy to miss the entrance especially when
poor weather conditions.
3. Street signs at both ends of Bleams indicating direction to our church.
We have many people missing our church due to the fact there is another Bleams Rd that belong to Mannhein,
which is few hundred meters away from Kitchener's Bleams.
Page 197 of 336
#1 and #2 are obviously for safety reasons,
Although #3 is for an easy access, at the end of the day, confused people can potentially be involved easier in
a car accident.
We appreciate your help in this matter.
best regards,
Page 198 of 336
January 21, 2019
Mr. Garett Stevenson
City of Kitchener
Planning Division
200 King Street West, 6`h floor
Kitchener, ON N2G 4G7
Dear Mr. Stevenson:
KITCH EN ER
WOODBRIDGE
LONDON
KINGSTON
BARRIE
BURLINGTON
RE: Draft Plan of Subdivision Applications 30T-18201 and 30T-18202, Official Plan
Amendment Applications OP18/005/B/GS and OP18/006/G/GS and Zone Change
Applications ZBA18/006/B/GS and 18/007/G/GS
OUR FILE: 9735H
We are writing on behalf of Stamm Investments Limited (the adjacent property to the east) and as a
follow-up to our recent meeting at which time we discussed the referenced applications. We ask that
you consider the following comments:
I i The lands that are subject to Subdivision Application 30T-18202 are located outside the limits of
the Rosenberg Secondary Plan. The lands were added to the City Urban Area through the
settlement of the Regional Official Plan (ROP). At the time settlement discussions were taking
place, we inquired regarding the adequacy of downstream sanitary sewers to accommodate the
lands subject to Subdivision Application 30T-18202. Modeling completed by the City of
Kitchener indicated the development of the lands could result in downstream surcharging of the
MSTSS. We have reviewed background reports relating to the subdivision and confirm our
understanding that proposed subdivision grades would have the effect of expanding the
sanitary drainage area such that the entire subdivision will outlet to the MSTSS. We understand
this could exacerbate the surcharging anticipated by City staff.
In consideration of the surcharging issue, we ask the City to confirm sanitary sewer capacity
within the MSTSS will be assigned to lands within the Rosenberg Secondary plan in priority to
Subdivision Application 30T-18202 and in accordance with the approved Rosenberg Secondary
Plan — Land Use Plan. We also ask the City to confirm there is available capacity in the MSTSS to
accommodate Subdivision 30T-18202 prior to approval of Official Plan Amendment Application
OP18/006/G/GS and Subdivision Application 30T-18202.
2) As you may be aware, a portion of the lands subject to Subdivision Application 30T-18201 will
outlet to and be attenuated by Stormwater Management Pond No. 1 located within the limits of
tY e Stamm Plan of Subdivision. Stamm has no objection to this principle, provided Subdivision
200-540 BINGEMANS CENTRE DRIVE / KITCHENER / ONTARIO / N28 3X9 / T 519 576 3650 / F 519 576 0121 / WWW.MHBCPLAN.COM
Page 199 of 336
30T-18201 is subject to the standard City condition which obligates the subdivider to cost -share
the stormwater management facility.
3; We understand the developer is proposing to close Gehl Place. We confirm the Rosenberg
Secondary Plan does not propose or otherwise contemplate the closure of Gehl Place between
Rosenberg Way and Bleams Road. Although Stamm does not oppose the ultimate closure of
Gehl Place, the closure should not occur until alternative access is provided to lands to the south,
two means of access to Bleams Road and/or Fischer -Hallman Road are available to all stages of
the Stamm Subdivision and ARA Licence No. 5627 is amended to preclude the use of Gehl Place
as a haul route.
4) Minutes of settlement with the City of Kitchener include an overall servicing scheme for lands
within the Rosenberg Community located south of Bleams Road, west of Fischer -Hallman Road
and generally north of the Williamsburg Cemetery. The servicing scheme provides for an
overland flow route, watermain and storm sewer where Stamson Street is shown in the Stamm
Plan of Subdivision. Subdivision 30T-18201 does not provide for a street. connection/overland
flow route at this location. Subdivision 30T-18201 should be revised to show a local street
connection that aligns with Stamson Street in the location shown in the Stamm Plan of
Subdivision. This revision would be in keeping with the approved functional servicing plan, the
intended pattern of development and densities contemplated for the Rosenberg Secondary Plan
and facilitate the potential closure of Gehl Place.
5) Street "AA" within the limits of Subdivision 30T-18201 should align with Eskerwood Way located
within the Stamm Plan of Subdivision. We have been in communication with the applicant and
confirm we have agreed to minor revisions to the horizontal alignment of Eskerwood Way and
Street "AA" to resolve this minor discrepancy. Subdivision 30T-18201 should be revised to reflect
the minor change shown on the attached plan.
6) As you may recall, there was considerable discussion with respect to the vertical alignment of
Rosenberg Way at the eastern limit of the Stamm Subdivision. The finished elevation of
Rosenberg Way was included as a condition of draft plan approval for Subdivision 30T-08206.
We suggest the finished elevation of Stamson Street, Rosenberg Way and Eskerwood Way at the
west limit of Gehl Place should be included as conditions of draft plan approval. The following
elevations are proposed:
Stamson Street - 355.04 mASL
Rosenberg Way - 353.92 mASL
Eskerwood Way - 356.49 mASL
7) We confirm a number of services within the limits of the Stamm Subdivision are being oversized
and/or provided for the benefit of Subdivision 30T-18201. Services that benefit Subdivision 30T-
18201 include a dedicated storm sewer, storm and sanitary sewers and watermains. Stamm
acknowledges they have a responsibility to provide for the development of the adjacent
subdivision. Having said this, the adjacent developer(s) should pay their fair share of the benefit
received and in this regard, we ask that the referenced subdivisions be subject to appropriate
conditions of draft plan approval regarding cost-sharing of this infrastructure.
Page 200 of 336
8) Minutes of Settlement with the City of Kitchener establish downstream erosion threshold targets.
Stormwater management facilities within Subdivision 30T-18202 should be designed to ensure
downstream erosion targets are met. Implementation should be assured through draft plan
conditions.
We thank you for your consideration. We would appreciate the opportunity to meet with you to discuss
matters in further detail.
Yours truly,
MHBC
Paul R. Britton, M.C.I.P., R.P.P
PRB:ce
_= Della Ross,
Juliane von Westerholt,
Trevor Witt,
fan Andres,
Paul Grespan,
Brad Trussler
Paul Lowes
Page 201 of 336
Page 202 of 336