HomeMy WebLinkAboutDSD-2024-032 - B2023-042, A2023-135, A2023-136 - 52 Edgehill DrStaff Report
Develo n7ent Services Deoartr7ent
REPORT TO: Committee of Adjustment
DATE OF MEETING: January 16, 2024
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SUBMITTED BY: Tina Malone -Wright, Manager, Development Approvals
519-741-2200 ext. 7765
PREPARED BY: Andrew Pinnell, Senior Planner, 519-741-2200 ext. 7668
WARD(S) INVOLVED: Ward 3
DATE OF REPORT: December 22, 2023
REPORT NO.: DSD -2024-032
SUBJECT: Consent Application B2023-042 and
Minor Variance Applications A2023-135 and A2023-136
52 Edgehill Drive
Minor Variance Application A2023-135 (Retained Lot)
A. That Minor Variance Application A2023-135 for 52 Edgehill Drive (Retained Lot)
requesting relief from the following sections of Zoning By 2019-051:
i) Section 19, Site -Specific Provision (272) to permit a lot area of 1,741.0 square
metres instead of the minimum required 2,023 square metres; and
ii) Section 5.4 f) to permit a driveway width of 16.5 metres for an existing
driveway instead of the maximum permitted driveway width of 8.0 metres;
generally in accordance with the Sketch for Severance Application, prepared by
Guenther Rueb Surveying Limited, attached to Report DSD -2024-032, BE
APPROVED.
Minor Variance Application A2023-136 (Severed Lot)
B. That Minor Variance Application A2023-136 for 52 Edgehill Drive (Severed Lot)
requesting relief from Section 19, Site -Specific Provision (272) ,of Zoning By-law
2019-051 to permit a lot area of 1,253.6 square metres instead of the minimum
required 2,023 square metres, generally in accordance with the Sketch for
Severance Application, prepared by Guenther Rueb Surveying Limited, attached
to Report DSD -2024-032, BE APPROVED.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Consent Application B2023-042
C. That Consent Application B2023-042 requesting consent to sever a parcel of land
having an approximate frontage on Edgehill Drive of 35.4 metres, a lot depth of
45.4 metres and a lot area of 1,253.6 square metres, generally in accordance with
the Sketch for Severance Application, prepared by Guenther Rueb Surveying
Limited, attached to Report DSD -2024-032, BE APPROVED subject to the
following conditions:
That Minor Variance Applications A2023-135 and A2023-136 receive final
approval.
2. That the Owner's solicitor shall provide draft transfer documents and
associated fees for the Certificate of Official to the satisfaction of the Secretary -
Treasurer and City Solicitor, if required.
3. That the Owner shall obtain a tax certificate from the City of Kitchener to
verify that there are no outstanding taxes on the subject property(ies) to the
satisfaction of the City's Revenue Division.
4. That the owner provides a digital file of the deposited reference plan(s)
prepared by an Ontario Land Surveyor in PDF and either .dwg (AutoCad) or
.dgn (Microstation) format, as well as two full size paper copies of the
plan(s). The digital file needs to be submitted according to the City of
Kitchener's Digital Submission Standards to the satisfaction of the City's
Mapping Technologist.
5. That the owner shall remove the existing shed, or relocate it to the Retained Lot,
to the satisfaction of the City's Director of Development and Housing
Approvals.
6. That the owner shall remove any existing tile bed on the Severed Lot, to the
satisfaction of the Region of Waterloo and City's Building Division.
7. That at the sole option of the City's Director of Development and Housing
Approvals, the Owner shall enter into an agreement with the City of Kitchener,
to be prepared by the City Solicitor, to the satisfaction of the City Solicitor and
the City's Director of Development and Housing Approvals, which shall include
the following:
a) That the owner shall prepare a Tree Preservation Plan for the Severed Lot
and Retained Lot, in accordance with the City's Tree Management Policy,
to be approved by the City's Director of Development and Housing
Approvals, and where necessary, implemented prior to any grading,
servicing, tree removal or the issuance of building permits. Such plans
shall include, among other matters, the identification of a proposed
building envelope/work zone, a landscaped area and the vegetation to be
preserved. If necessary, the plan shall include required mitigation and or
compensation measures.
b) The owner further agrees to implement the approved plan. No changes to
the said plan shall be granted except with the prior approval of the City's
Director of Development and Housing Approvals.
8. That the owner shall:
a) complete a Building Code Assessment for the existing dwelling proposed to
be retained on the Retained Lot, prepared by a qualified person, to confirm
that the proposed property line and any of the building adjacent to this new
property line complies with the Ontario Building Code, to the satisfaction of
the City's Chief Building Official. The assessment shall address items such
as, but not limited to, spatial separation of existing buildings' wall face, and
shall include recommendations such as closing in of openings pending
spatial separation calculation results.
b) A Building Permit shall be obtained for any remedial work/ upgrades
required by the Building Code Assessment.
9. That the Owner shall provide a servicing plan showing outlets to the municipal
servicing system, to the satisfaction of the Director of Engineering Services.
10. That the Owner shall submit a Development Asset Drawing (digital AutoCAD)
for the site (servicing, SWM etc.) with corresponding layer names and asset
information, to the satisfaction of the City's Director of Engineering Services,
prior to deed endorsement.
11. That the Owner shall make financial arrangements for the installation of any
new service connections to the Severed Lot and the Retained Lot, to the
satisfaction of the City's Director of Engineering Services. This may involve the
extension of municipal services to the Severed Lot and the Retained Lot. It may
also include `alternate sanitary servicing solutions', in accordance with City of
Kitchener Official Plan Section 14.C.1.19. a) and Regional Official Plan Section
2.J.8 to the satisfaction of the Region of Waterloo and any applicable Provincial
Agency/Body.
12. That any new driveways are to be built to City of Kitchener standards at the
Owner's expense prior to occupancy of the building to the satisfaction of the
City's Director of Engineering Services.
13. That the Owner shall provide confirmation that the basement elevation can be
drained by gravity to the street sewers, to the satisfaction of the City's Director
of Engineering Services. If this is not the case, then the owner will need to
pump the sewage via a pump and forcemain to the property line and have a
gravity sewer from the property line to the street, to the satisfaction of the City's
Director of Engineering Services.
14. That the owner pay to the City of Kitchener a cash -in -lieu contribution for park
dedication of $11,862.00.
15. That prior to final approval, the owner/applicant submit the Regional consent
review fee of $350.00.
16. That prior to final approval, the owner/applicant enter into a development
agreement, registered on title, with the Region of Waterloo to include the
following noise mitigation and warning clauses in all Offers of Purchase and
Sale, lease/rental agreements for the severed lands:
i) That all dwelling unit(s) on the severed lands be installed with an air -
ducted heating and ventilation system suitably sized and designed with
the provision for central air conditioning.
ii) "Purchasers/tenants are advised that despite the inclusion of noise
attenuation control features in the development and within the building
units, sound levels due to increasing road traffic on King Street East (RR
#8) may on occasions interfere with some activities of the dwelling
occupants as the sound levels exceed the sound level limits of the Region
of Waterloo and the Ministry of the Environment Conservation & Parks
(MECP). "
iii) "This unit has been designed with the provision of adding a central air
conditioning system at the occupant's discretion. Installation of central
air conditioning by the occupant in low and medium density
developments will allow windows and exterior doors to remain closed,
thereby ensuring that the indoor sound levels are within the sound level
limits of the Region of Waterloo and the Ministry of the Environment,
Conservation & Parks (MECP)."
iv) "Purchasers/tenants are advised that the stationary noise levels from the
existing commercial land uses in the vicinity may also at times be
audible. "
17. That prior to final approval, the owner/applicant enter into a development
agreement, registered on title, with the Region of Waterloo to include the
following noise mitigation and warning clauses in all Offers of Purchase and
Sale, lease/rental agreements for the retained lands:
i) "Purchasers/tenants are advised that sound levels due to increasing road
traffic on King Street East (RR #8) may on occasions interfere with some
activities of the dwelling occupants as the sound levels exceed the sound
level limits of the Region of Waterloo and the Ministry of the Environment
Conservation & Parks (MECP)."
ii) "Purchasers/tenants are advised that the stationary noise levels from the
existing commercial land uses in the vicinity may also at times be
audible. "
REPORT HIGHLIGHTS:
• The purpose of this report is to recommend approval of the proposed Consent
Application to permit the creation of a new lot, and to recommend approval of the
associated Minor Variance Applications, to recognize the dwelling on the Retained Lot
and to facilitate redevelopment of the Severed Lot with a future Detached Dwelling.
• There are no financial implications.
• Community engagement included a notice sign being placed on the property advising
that a Committee of Adjustment application has been received, notice of the
application was mailed to all property owners within 30 metres of the subject property
and this report was posted to the City's website with the agenda in advance of the
Committee of Adjustment meeting.
• This report supports the delivery of core services.
Figure 1: Photo of existing dwelling on Retained Lot, taken from Edgehill Drive.
Figure 2: Photo of existing driveway on Retained Lot, taken from Edgehill Drive.
BACKGROUND:
The subject property is located on the northeast side of Edgehill Drive in the Pioneer
Tower West Planning Community. The west side of the property is currently developed
with a Single Detached Dwelling that was constructed in approximately 2016. The east
side of the property is landscaped and does not contain any buildings.
The subject property is located at the intersection of Edgehill Drive and Helen Avenue, is
close to King Street East, and abuts commercial properties (to the north) that are zoned
Arterial Commercial (COM -3), including the Embassy Motel. Properties along Edgehill
Drive to the east, west and south are developed with Single Detached Dwellings of various
construction dates, architectural styles, and lot sizes and shapes. All dwellings along this
section of Edgehill Drive, including the Single Detached Dwelling on the subject property,
are not connected to municipal water and sanitary services, though they do have access
to municipal storm sewers. Rather, these properties are on private water and sanitary
services.
The subject property has approximately 89.4 metres of frontage on Edgehill Drive and is
approximately 2,994.6 square metres in area (0.74 acres). The subject property is
identified as `Community Areas' on Map 2 — Urban Structure and is designated `Low Rise
Residential' on Map 3 — Land Use in the City's 2014 Official Plan. The property is zoned
`Low Rise Residential One Zone (RES -1)' with Site Specific Provision (272) in Zoning By-
law 2019-051. It should be clarified that Site Specific Provision (272) applies to significant
portions of the Pioneer Tower West Planning Community.
The applicant is requesting Consent to create a new lot by severing the existing lot into
two parcels. The Severed Lot would have an approximate frontage of 35.4 metres on
Edgehill Drive, a depth of 45.4 metres, and an area of 1,253.6 square metres (0.31 acres).
The Retained Lot would have an approximate frontage of 54.1 metres on Edgehill Drive, a
depth ranging between 17.4 metres and 48.2 metres, and an area of 1,741.0 square
metres.
The applicant proposes to retain the existing Single Detached Dwelling on the Retained
Lot and allow for the future construction of a Detached Dwelling on the Severed Lot. The
applicant is proposing to extend water services from the intersection of Limerick Drive /
Edgehill Drive to the Severed Lot (approximately 100 metres) and to provide private
sanitary services. The Retained Lot would continue on private water and private sanitary
services. Notwithstanding, per Policy 14.C.1.13 of the Official Plan, the applicant is
encouraged to instead connect the Retained Lot to the municipal water service which
would be extended to service the Severed Lot.
To facilitate the requested Consent, the applicant is requesting approval of a Minor
Variance Application for each resultant lot, as follows (the Severed and Retained lots
comply with zoning regulations, except for the following):
1. Minor Variance Application A2023-135 (Retained Lot):
a. Requesting a lot area of 1,741.0 square metres, whereas Site Specific Provision
(272) requires a minimum lot area of 2,023 square metres; and
b. Requesting a driveway width of 16.5 metres for an existing driveway, whereas
Section 5.4f) requires a maximum width of 8.0 metres.
2. Minor Variance Application A2023-136 (Severed Lot): Requesting a lot area of 1,253.6
square metres, whereas Site Specific Provision (272) requires a minimum lot area of
2,023 square metres.
It should be noted that the applicant's applications were originally heard at the November
21, 2023, Committee of Adjustment meeting and were deferred by the Committee to
provide time for the Region of Waterloo to have the Scoped Stage 2 Hydrogeological
Study for Septic System Servicing peer reviewed (this is a supporting study for the
Consent application). For reference, see Report DSD -2023-498.
Figure 3: Subject Property (outlined in red).
REPORT:
Planning Comments regarding Minor Variance Applications A2023-135 (Retained
Lot) and A2023-136 (Severed Lot):
In considering the four tests for the minor variances as outlined in Section 45(1) of the
Planning Act, R.S.O, 1990 Chap. P 13, as amended, Planning staff offers the following
comments:
General Intent of the Official Plan
The variances for lot area reduction meet the general intent of the Official Plan for the
following reasons. Despite Site Specific Provision (272), which requires a minimum lot
area of 2,023 square metres, there is no corresponding Site/Area Specific Policy Area in
the Official Plan.
Policy 15.D.3.8 of the Low Rise Residential land use designation policies states that, "The
Low Rise Residential land use designation will accommodate a full range of low density
housing types which may include single detached dwellings, additional dwelling units,
attached and detached, semi-detached dwellings, street townhouse dwellings, townhouse
dwellings in a cluster development, low-rise multiple dwellings, special needs housing, and
other forms of low-rise housing.
Policy 3.C.2.52 of the Community Areas Urban Structure policies states that,
Limited intensification may be permitted within Community Areas in accordance with the
applicable land use designation on Map 3 and the Urban Design Policies in Section 11.
The proposed development must be sensitive to and compatible with the character, form
and planned function of the surrounding context."
Planning staff is of the opinion that the proposed variances would facilitate development of
a Detached Dwelling on the Severed Lot that is compatible with the character, form, and
planned function of the surrounding context.
The variance requesting an increase to the maximum driveway width for the Retained Lot
meets the general intent of the Official Plan for the following reasons. Policy 13.C.8.4. of
the Official Plan states, "All parking areas or facilities will be designed, constructed and
maintained -...f) to result in aesthetically acceptable parking areas which blend into the
general environment of the area."
In this regard, the existing driveway is constructed of textured concrete and has a border
of a different colour. The driveway curves from the road to the garage and is framed by
well-planned landscaping on both sides. This variance would meet the general intent of
the Official Plan.
General Intent of the Zoning By-law
Planning staff is satisfied that the variances for lot area reduction maintain the general
intent of the Zoning By-law for the following reasons.
The property is zoned `RES -1 with Site Specific Provision (272)' within By-law 2019-051.
Site Specific Provision (272) represents a direct carry-over of Special Regulation Provision
233R from By-law 85-1. This provision was originally established though the
comprehensive rezoning of Pioneer Tower West in 1996.
The provision requires a minimum lot area of 2,023 square metres, whereas the Severed
Lot has an area of 1,253.6 square metres and the Retained Lot has an area of 1,741.0
square metres. It should also be noted that this provision requires a minimum lot width of
30 metres and a minimum front yard setback and exterior side yard setback shall be 7.62
metres. In this case, the Severed Lot and Retained Lot comply with these latter
requirements.
Planning staff speculates that the purpose of this provision was likely to preserve a
perceived character within this portion of Pioneer Tower West and to ensure sufficient lot
area for the provision of private septic systems.
The RES -1 base zone was established with the purpose of accommodating limited
dwelling types in areas with an estate character and/or limited municipal services in low
rise areas. The RES -1 Zone requires a minimum lot area of 929 square metres and a
minimum lot area of 24.0 metres. This is zone accommodates the largest, low rise
residential "estate" lots in the city, many of which are on private services. Obviously, the
minimum lot and area requirements of the RES -1 Zone are sufficient to support estate
homes on private services. The Severed Lot and Retained Lot significantly exceed these
requirements.
Regarding the issue of character, despite Site Specific Provision (272), which requires a
minimum lot area of 2,023 square metres and a minimum lot width of 30 metres and which
applies broadly in this portion of the Pioneer Tower West Planning Community, there are
many lots in the immediate area that have a significantly smaller lot areas and lot widths.
In fact, there are numerous properties located less than 200 metres from the subject
property that have lot areas and lot frontages (lot frontage is similar to, but not the same
as, lot width) that are less than the Severed Lot, which has a lot area of 1,253.6 square
metres and an approximate frontage of 35.4 metres, for example:
Table 1: Properties in the immediate area that have lot areas and frontages that are
less than the Severed and Retained lots.
Figure 4: Plan showing the Severed Lot '��e ), Retained Lot , and existing lots
in the immediate area that have smaller lot areas and lot frontages than the Severed
Lot
It should also be noted that several additional lots within in the immediate area have lot
areas and lot widths that are greater than the above examples but are less than the
Retained Lot (1,741.0 square metres and 54.1 metres, respectively).
The variance requesting an increase to the maximum driveway width for the Retained Lot
meets the general intent of the Official Plan for the following reasons. Based on a review
of historical aerial photography, it appears that the existing driveway has maintained its
approximate dimensions and shape for at least 23 years, possibly longer. The existing
driveway pre-exists many of the dwellings in the area. Also, the curvature of the driveway,
high quality driveway materials / textures / colours, driveway bordering, and well-designed
adjacent landscaping assist in softening view of the driveway from the public realm.
Approximate Lot Area
s uare metres
Approximate
Frontage metres
19 Edgehill Drive
1,043.9
22.8
25 Edgehill Drive
1,044.0
22.8
122 Edgehill Drive
1,208.5
30.4
20 Stanson Close
1,140.0
29.7 cord
5 Edgehill Drive
1,136.3
24.3
7 Limerick Drive
1,041.6
22.8
31 Limerick Drive
1,083.2
22.8
35 Limerick Drive
1,208.9
22.8
8 Helen Avenue
1,082.0
22.8
Table 1: Properties in the immediate area that have lot areas and frontages that are
less than the Severed and Retained lots.
Figure 4: Plan showing the Severed Lot '��e ), Retained Lot , and existing lots
in the immediate area that have smaller lot areas and lot frontages than the Severed
Lot
It should also be noted that several additional lots within in the immediate area have lot
areas and lot widths that are greater than the above examples but are less than the
Retained Lot (1,741.0 square metres and 54.1 metres, respectively).
The variance requesting an increase to the maximum driveway width for the Retained Lot
meets the general intent of the Official Plan for the following reasons. Based on a review
of historical aerial photography, it appears that the existing driveway has maintained its
approximate dimensions and shape for at least 23 years, possibly longer. The existing
driveway pre-exists many of the dwellings in the area. Also, the curvature of the driveway,
high quality driveway materials / textures / colours, driveway bordering, and well-designed
adjacent landscaping assist in softening view of the driveway from the public realm.
Are the Effects of the Variances Minor?
Planning staff is of the opinion that the variances for lot area reduction are minor in that
they are not anticipated to cause unacceptably adverse impacts on adjacent properties.
The proposed Severed and Retained lots have a greater lot area and lot width than many
of the lots in the immediate area that are fully on private services. The proposed lots have
a character that is consistent with the neighbourhood.
The variance requesting an increase to the maximum driveway width for the Retained Lot
is minor. The driveway has existed for many years without issue. Also, the driveway does
not negatively impact the streetscape.
Are the Variances Desirable For The Appropriate Development or Use of the Land, Building
and/or Structure?
Planning staff is of the opinion that all requested variances are desirable for the
appropriate development of the lands. The variances would facilitate gentle intensification
on Edgehill Drive, while maintaining the character of the neighbourhood. The variances
will also facilitate the extension of municipal water services along Edgehill Drive, which will
provide the opportunity for other dwellings to connect to this service.
Planning Comments regarding Consent Application B2023-042:
In considering the relevant Provincial legislation, Regional and City policies and
regulations, Planning staff offer the following comments:
Provincial Policy Statement (PPS 2014)
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial
interest related to land use planning and development. Section 1.4.3(b) of the PPS
promotes all types of residential intensification, and sets out a policy framework for
sustainable healthy, liveable and safe communities. The PPS promotes efficient
development and land use patterns, as well as accommodating an appropriate mix of
affordable and market-based residential dwelling types with other land uses, while
supporting the environment, public health and safety. Provincial policies promote 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.
Planning staff is of the opinion that the requested consent will facilitate gentle
intensification of the subject property with the creation of a new lot and will facilitate the
extension of municipal water services to an area of the city that currently does not have
this service, thereby potentially benefitting other existing properties along the route of the
service extension. Planning staff is of the opinion that this proposal is consistent with the
PPS.
A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020
The Growth Plan supports the development of complete and compact communities that
are designed to support healthy and active living, make efficient use of land and
infrastructure, provide for a range and mix of housing types, jobs, and services, at
densities and in locations which support transit viability and active transportation.
The subject lands are located within the City's Built -Up Area, as noted on Map 1 — City
Urban Area and Countryside of the Official Plan. The proposed development represents
gentle intensification and will contribute towards achieving the City's intensification goals
for the Built -Up Area. The severance application will help make efficient use of existing
roads, parks, and nearby transit (including the nearby Npress route). Planning staff is of
the opinion that the development proposal conforms to the Growth Plan.
Regional Official Plan (ROP):
Urban Area policies of the ROP identify that the focus of the Region's future growth will be
within the Urban Area. The subject lands are designated Built -Up Area in the ROP.
Regional policies require Area Municipalities to plan for a range of housing in terms of
form, tenure, density and affordability to satisfy the various physical, social, economic and
personal support needs of current and future residents. The Region has indicated that they
have no objections to the proposed consent, subject to the conditions outlined in the
Recommendation section of this report (e.g., noise mitigation and warning clauses and
consent review fee). Planning staff is of the opinion that the consent application conforms
to the Regional Official Plan.
Regarding servicing, Policy 2.J.8 of the Regional Official Plan permits residential infill
development on individual on-site water and individual on-site sewage services, subject to
the following:
a) it is demonstrated to the satisfaction of the Region that the extension of servicing
from a municipal water and/or wastewater system is not feasible;
b) the site is not located within Wellhead Sensitivity Area 1, a High Microbial Risk
Management Zone, or a Surface Water Intake Protection Zone 1 described in
Chapter 8;
c) studies prepared in accordance with the Regional Implementation Guidelines for
Source Water Protection Studies and accepted by the Region, demonstrate that
such services can operate satisfactorily on the site and will not have a negative
impact on groundwater resources;
d) it is demonstrated to the satisfaction of the area municipality's Chief Building Official
that the site conditions are suitable for the long-term provision of such services with
have no adverse effects; and
e) the development application complies with Policies 5.13.8 and 5.C.6 as applicable.
The owner/applicant submitted to the Region a Scoped Hydrogeological Study authored
by Englobe in support of the proposed application. Regional Staff advise that they have
completed a peer review of the study (September 2023) and subsequent revision
(December 2023). The Region's peer review consultant provided sign off on the Scoped
Hydrogeological Study on December 20, 2023. Regional staff confirm the study is
satisfactory in accordance with the policies of the Regional Official Plan (ROP).
Regional staff notes that the property does not currently have municipal water or sanitary
services. The Region understands that it is not feasible for the City, or the owner/applicant
at their expense, to extend municipal sanitary services to the proposed retained or
severed lot. The subject application proposes private services within the Urban Area.
City's Official Plan (2014)
There are many Official Plan policies that apply to the subject proposal. The subject
property is identified as `Community Areas' on Map 2 — Urban Structure and is designated
`Low Rise Residential' on Map 3 — Land Use in the City's 2014 Official Plan. The
Community Areas section of the Official Plan contains the following policy:
3.C.2.52. Limited intensification may be permitted within Community Areas in
accordance with the applicable land use designation on Map 3 and the
Urban Design Policies in Section 11. The proposed development must be
sensitive to and compatible with the character, form and planned function of
the surrounding context.
Section 17.E.20.5 of the Official Plan implements Section 51 of the Planning Act and
contains policies regarding infill development and lot creation (Consent Policies). These
policies state the following:
17.E.20.5 Applications for consent to create new lots will only be granted where:
a) the lots comply with the policies of this Plan, any Community Plan
and/or Secondary Plan, and that the lots are in conformity with the
Zoning By-law, or a minor variance has been granted to correct any
deficiencies;
b) the lots reflect the general scale and character of the established
development pattern of surrounding lands by taking into consideration
lot frontages, areas, and configurations;
c) all of the criteria for plan of subdivision are given due consideration;
d) the lot will have frontage on a public street;
e) municipal water services are available;
f) municipal sanitary services are available except in accordance with
Policy 14.C.1.19;
g) a Plan of Subdivision or Condominium has been deemed not to be
necessary for proper and orderly development; and,
h) the lot(s) will not restrict the ultimate development of adjacent
properties.
Section 4 of the Official Plan outlines the City's Housing policies. Several Housing policies
are applicable to the proposal, such as:
4.C.1.8. Where a special zoning regulation(s) or minor variance(s) is/are requested,
proposed or required to facilitate residential intensification or a
redevelopment of lands, the overall impact of the special zoning regulation(s)
or minor variance(s) will be reviewed, but not limited to the following to
ensure, that:
a) Any new buildings and any additions and/or modifications to existing
buildings are appropriate in massing and scale and are compatible with
the built form and the community character of the established
neighbourhood...
4.C.1.9. Residential intensification and/or redevelopment within existing
neighbourhoods will be designed to respect existing character. A high
degree of sensitivity to surrounding context is important in considering
compatibility.
Moreover, Section 15.D.3 of the Official Plan outlines the City's Residential policies.
Several Low Rise Residential policies are applicable to the proposal, such as:
15.D.3.8. The Low Rise Residential land use designation will accommodate a full
range of low density housing types which may include single detached
dwellings, additional dwelling units, attached and detached, semi-detached
dwellings, street townhouse dwellings, townhouse dwellings in a cluster
development, low-rise multiple dwellings, special needs housing, and other
forms of low-rise housing.
15.D.3.9. The City will encourage and support the mixing and integrating of innovative
and different forms of housing to achieve and maintain a low-rise built form.
Regarding servicing, the City Official Plan contains many applicable policies, for example
(emphasis added):
17.E.20.5. Applications for consent to create new lots will only be granted where -...e)
municipal water services are available; f) municipal sanitary services are
available except in accordance with Policy 14. C.1.19;
14.C.1.19. Unless otherwise provided for in this Plan, all development, including lot
creation, will be on full municipal sanitary services, with the exception of the
following: a) Development will be permitted on individual on-site sewage
services when associated with severances and existing lots in agricultural
areas and infilling situations in existing unserviced developed areas where
other forms of servicing are not feasible, provided it can be demonstrated to
the satisfaction of the Province or the Region that the individual on-site
sewage services will not result in an unacceptable level of environmental
impact.
14.C.1.15. Unless otherwise provided for in this Plan, all development, including lot
creation, will be on municipal water services.
With respect to the Official Plan, Planning staff is of the opinion that the Severed and
Retained lots reflect the general scale and character of the established development
pattern of surrounding lands as noted above (see Table 1 and Figure 4, above). There are
many lots in the immediate area that have lot widths and lot frontages that are
considerably less than the Severed and Retained lots. The proposal represents
development that is sensitive to and compatible with the character, form and planned
function of the surrounding context. Also, the Severed Lot is sized such that a Detached
Dwelling could be constructed in the future that is of a similar character, scale and
massing to existing dwellings in the immediate area.
In addition, supportable variances have been provided to remedy minor zoning
deficiencies. The proposed lots have frontage on an established public street and
municipal water services will be made available, via conditions, to the Severed Lot. Per
Policy 14.C.1.19, municipal sanitary services are not required in this situation, since the
proposal represents an infilling situation and the subject lands are within an existing
underserviced area where municipal sewers are not feasible and the Region has advised
that a private septic system is acceptable.
Zoning By-law 2019-051
As aforementioned, the subject property is zoned `Low Rise Residential One Zone (RES -
1)' with Site Specific Provision (272) in Zoning By-law 2019-051. Variances have been
requested for both the Retained Lot (A2023-135) and the Severed Lot (A2023-136). See
above Minor Variance comments for more details.
Supporting Materials
To support the applications, the applicant has submitted the following plans / studies /
reports:
• Arborist Report, prepared by Pinnacle Tree & Shrub Care, dated April 20, 2023;
• Scoped Stage 2 Hydrogeological Study for Septic System Servicing, prepared by
Englobe Corp., dated September 25, 2023;
• Revision 1 of the Scoped Stage 2 Hydrogeological Study and Comment Disposition
Table, dated December 14, 2023;
• Planning Justification Letter (author and date not provided); and
• Sketch for Severance Application, prepared by Guenther Rueb Surveying Ltd.
Planning Conclusions/Comments:
With respect to the criteria for the subdivision of land listed in Section 51(24) of the
Planning Act, R.S.O. 1990, c.P.13, staff is satisfied that the Severed and Retained lots are
desirable and appropriate. The lots reflect the general scale and character of the
established development pattern of surrounding lands and Minor Variances have been
requested to resolve minor zoning deficiencies. Servicing to the Severed Lot will be
undertaken in accordance with the Official Plan. The Severed and Retained lots have
frontage on an established public street. Planning staff is further of the opinion that the
proposal is consistent with the Provincial Policy Statement, and the Region of Waterloo
Official Plan, conforms to the Growth Plan for the Greater Golden Horseshoe, and
represents good planning.
Environmental Planning Comments:
Consent Application B2023-042.-
Standard
2023-042:Standard condition for consent to enter into an agreement to complete a Tree
Preservation/Enhancement Plan prior to Demo/Building Permit /grading/servicing etc. on
BOTH severed AND retained parcels.
Minor Variance Application A2023-135 (Retained Lot):
Environmental Planning has no comments.
Minor Variance Application A2023-136 (Severed Lot):
Environmental Planning has no comments.
Heritage Planning Comments:
Heritage Planning has no concerns regarding any of the subject applications.
Building Division Comments:
Consent Application 82023-042:
The Building Division has no objections to the proposed consent provided -
1 .
rovided:
1. A qualified designer is retained to complete a building code assessment as it relates to
the new proposed property line and any of the building adjacent to this new property line
shall addresses such items as spatial separation of existing buildings' wall face to the
satisfaction of the Chief Building Official. Closing in of openings may be required,
pending spatial separation calculation results.
2. A building permit shall be obtained for any remedial work/ upgrades that may be required
by the building code assessment.
Minor Variance Application A2023-135 (Retained Lot):
The Building Division has no objections to the proposed variances.
Minor Variance Application A2023-136 (Severed Lot):
The Building Division has no objections to the proposed variance provided building permit for
the new residential dwelling. Please contact the Building Division at buildinq(a)_kitchener.ca
with any questions.
Engineering Division Comments:
Consent Application B2023-042.-
Severance
2023-042:
Severance of any blocks within the subject lands will require a municipal water
connection and an acceptable sanitary and storm outlet, in accordance with Region
of Waterloo and City of Kitchener approved policies (see applicable references
below). Our records indicate only municipal storm infrastructure is currently
available to service this property. The owner is required to make satisfactory
financial arrangements with the Engineering Division for the installation of new
service connections that may be required to service this property, all prior to
severance approval.
Reference - City of Kitchener Official Plan approved by the Region of Waterloo,
November 19, 2014
Section 17.E.20.5. Applications for consent to create new lots will only be granted
where.-
e)
here:
e) municipal water services are available,-
f)
vailable,f) municipal sanitary services are available except in
accordance with Policy 14. C. 1.19;
Section 14.C.1.15. Unless otherwise provided for in this Plan, all development,
including lot creation, will be on municipal water services.
Section 14.C.1.19. Unless otherwise provided for in this Plan, all development,
including lot creation, will be on full municipal sanitary services,
with the exception of the following.-
a)
ollowing:
a) Development will be permitted on individual on-site sewage
services when associated with severances and existing lots in
agricultural areas and infilling situations in existing unserviced
developed areas where other forms of servicing are not
feasible, provided it can be demonstrated to the satisfaction of
the Province or the Region that the individual on-site sewage
services will not result in an unacceptable level of
environmental impact.
Reference - Region of Waterloo, Regional Official Plan August 18, 2022
Section 2. J. 8. Notwithstanding any policies of this Plan, development
applications proposing residential infill development may be
permitted on partial services, individual on-site water services,
and/or individual on-site sewage services, subject to the
following.-
(a)
ollowing:
(a) it is demonstrated to the satisfaction of the Region that the
extension of servicing from a municipal water and/or
wastewater system is not feasible,-
(b)
easible,
(b) the site is not located within Wellhead Sensitivity Area 1, a
High Microbial Risk Management Zone, or a Surface Water
Intake Protection Zone 1 described in Chapter 8,-
(c)
,
(c) studies prepared in accordance with the Regional
Implementation Guidelines for Source Water Protection Studies
and accepted by the Region, demonstrate that such services
can operate satisfactorily on the site and will not have a
negative impact on groundwater resources,
(d) it is demonstrated to the satisfaction of the area
municipality's Chief Building Official that the site conditions are
suitable for the long-term provision of such services with have
no adverse effects, and
(e) the development application complies with Policies 5.B.8
and 5. C.6 as applicable.
• As municipal sanitary infrastructure is not currently available to the property, the
owner would be required to design to current City of Kitchener standards, and make
satisfactory financial arrangements for, the installation of an extension to the
municipal sanitary sewer, including obtaining the necessary Environmental
Compliance Approval, to the satisfaction of the Engineering Division, all prior to
severance approval. Any further enquiries in this regard should be directed to
Christine Goulet (christine.goulet(a)kitchener.ca). Alternate sanitary servicing
solutions, in accordance with City of Kitchener Official Plan Section 14. C. 1.19. a)
and Regional Official Plan Section 2.J.8. would be considered acceptable. For
alternate solutions, proof of Regional/Provincial satisfaction would be required prior
to severance approval.
• As municipal water infrastructure is not currently available to the property, the
owner would be required to design to current City of Kitchener standards, and make
satisfactory financial arrangements for, the installation of an extension to the
municipal watermain, to service the severed property, including obtaining a Form 1,
to the satisfaction of the Engineering Division, all prior to severance approval. Any
further enquiries in this regard should be directed to Christine Goulet
(christine.goulet(a)kitchener.ca).
• Any new driveways are to be built to City of Kitchener standards. All works are at
the owner's expense and all work needs to be completed prior to occupancy of the
building.
• A servicing plan showing outlets to the municipal servicing system will be required
to the satisfaction of the Engineering Division prior to severance approval.
• A Development Asset Drawing (digital AutoCAD) is required for the new
municipal/site infrastructure with corresponding layer names and asset information
to the satisfaction of the Engineering Division prior to severance approval.
• The owner must ensure that the basement elevation of the building can be drained
by gravity to the street sewers. If this is not the case, then the owner would have to
pump the sewage via a pump and forcemain to the property line and have a gravity
sewer from the property line to the street.
Minor Variance Application A2023-135 (Retained Lot):
Engineering Services has no comments.
Minor Variance Application A2023-136 (Severed Lot):
Engineering Services has no comments.
Parks & Cemeteries / Operations Division Comments:
Consent Application B2023-042.-
Cash-in-lieu
2023-042:
Cash-in-lieu of park land dedication will be required on the severed parcel as 1 new
development lot will be created. The cash -in -lieu dedication required is $11,862. Park
Dedication is calculated at 5% of the new development lots only, with a land valuation
calculated by the lineal frontage and at a land value of $36,080 per frontage meter with a
per unit cap of $11,862.
The submitted Tree Management Plan appears to locate the existing trees primarily within
the proposed lot's property limits rather than within the municipal right of way. Parks and
Cemeteries required no further submissions, documentation or compensation regarding
existing trees.
Minor Variance Application A2023-135 (Retained Lot):
Parks & Cemeteries has no concerns and no comments.
Minor Variance Application A2023-136 (Severed Lot):
Parks & Cemeteries has no concerns and no comments.
Transportation Planning Comments:
All applications: Transportation Services does not have any concerns with the proposed
application.
Region of Waterloo Comments:
Consent Application B2023-042.-
The
2023-042:The applicant is proposing to sever a new residential lot with frontage on Edgehill Drive.
Regional Fee:
The owner/applicant is required to submit the Regional consent review fee of $350.00 prior
to final approval of the consent.
Environmental Noise.-
Regional
oise:Regional staff note that the proposed severed and retained lots are in close proximity
(approximately 95 metres) to King Street East (Regional Road No. 8). Although there are
some existing intervening land uses between the proposed dwellings and the
transportation noise sources, the proposed dwellings on the retained and severed lots will
likely have impacts from transportation and stationary noise sources. It is the responsibility
of the applicant to ensure the proposed development is not adversely affected by
anticipated transportation (traffic) and stationary (commercial) noise impacts. ROP Policy
2.G.13 indicates that a noise study may be required for a development application for a
sensitive land use submitted in the vicinity of an Existing or Planned Regional Road,
Provincial Highway, the rapid transit system, transit terminals, railways or Area Municipal
roads.
In lieu of requiring a detailed transportation and stationary noise study, and because the
primary transportation noise source is a Regional Road, Regional staff require as a
condition of the consent that the owner/applicant of the units on all (retained and severed)
lots will be required to enter into a registered agreement with the Region of Waterloo to
include noise mitigation and warning clauses in all Offers of Purchase and Sale,
lease/rental agreements.
For the severed lot, the owner is to agree that all dwelling unit(s) must be installed with an
air -ducted heating and ventilation system suitably sized and designed with the provision of
adding central air conditioning prior to occupancy. In addition, the following noise warning
clauses will be included in all offers of purchase and sale, deeds and lease/rental
agreements:
a) "Purchasers/tenants are advised that despite the inclusion of noise attenuation control
features in the development and within the building units, sound levels due to
increasing road traffic on King Street East (RR #8) may on occasions interfere with
some activities of the dwelling occupants as the sound levels exceed the sound level
limits of the Region of Waterloo and the Ministry of the Environment Conservation &
Parks (MECP)."
b) "This unit has been designed with the provision of adding a central air conditioning
system at the occupant's discretion. Installation of central air conditioning by the
occupant in low and medium density developments will allow windows and exterior
doors to remain closed, thereby ensuring that the indoor sound levels are within the
sound level limits of the Region of Waterloo and the Ministry of the Environment,
Conservation & Parks (MECP)."
c) "Purchasers/tenants are advised that the stationary noise levels from the existing
commercial land uses in the vicinity may also at times be audible."
For the retained lot, the following noise warning clauses will be included in all offers of
purchase and sale, deeds and lease/rental agreements:
a) "Purchasers/tenants are advised that sound levels due to increasing road traffic on
King Street East (RR #8) may on occasions interfere with some activities of the
dwelling occupants as the sound levels exceed the sound level limits of the Region of
Waterloo and the Ministry of the Environment Conservation & Parks (MECP)."
b) "Purchasers/tenants are advised that the stationary noise levels from the existing
commercial land uses in the vicinity may also at times be audible."
Water and Wastewater Services:
Regional Staff note that the property does not currently have municipal water or sanitary
services. City Staff have previously indicated that it is not feasible for the City, or the
owner/applicant at their expense, to extend municipal sanitary services to the proposed
retained or severed lot. The subject application proposes private services within the urban
area.
Policy 2.J.8 of the Regional Official Plan permits residential infill development on individual
on-site water and individual on-site sewage services, subject to the following:
a) it is demonstrated to the satisfaction of the Region that the extension of servicing from
a municipal water and/or wastewater system is not feasible;
b) the site is not located within Wellhead Sensitivity Area 1, a High Microbial Risk
Management Zone, or a Surface Water Intake Protection Zone 1 described in Chapter
8;
c) studies prepared in accordance with the Regional Implementation Guidelines for
Source Water Protection Studies and accepted by the Region, demonstrate that such
services can operate satisfactorily on the site and will not have a negative impact on
groundwater resources;
d) it is demonstrated to the satisfaction of the area municipality's Chief Building Official
that the site conditions are suitable for the long-term provision of such services with
have no adverse effects; and
e) the development application complies with Policies 5.13.8 and 5.C.6 as applicable.
The owner/applicant submitted a Scoped Hydrogeological Study authored by Englobe in
support of the proposed application. Regional Staff have completed a peer review of the
study (September 2023) and subsequent revision (December 2023). The Region's peer
review consultant provided sign off on the Scoped Hydrogeological Study on December
20, 2023. The peer review comments are attached.
Regional Staff confirm the study is satisfactory in accordance with the policies of the
Regional Official Plan (ROP). Regional Staff have no further concerns on this item.
Well and Septic Decommissioning.-
Regional
ecommissioning:Regional Staff note that should municipal water and/or septic services be provided and
connected to the proposed severed and retained lots, any private well and/or septic
system on the proposed retained lands will have to be decommissioned in accordance
with Regulation 903 of the Ontario Water Resources Act, Ontario Building Code and all
other applicable regulation.
The Region has no objection to the proposed application, subject to the following
conditions:
A. That prior to final approval, the owner/applicant submit the Regional consent review
fee of $350.00.
B. That prior to final approval, the owner/applicant enter into a development agreement,
registered on title, with the Region of Waterloo to include the following noise mitigation
and warning clauses in all Offers of Purchase and Sale, lease/rental agreements for
the severed lands:
i) That all dwelling unit(s) on the severed lands be installed with an air -ducted
heating and ventilation system suitably sized and designed with the provision for
central air conditioning.
ii) "Purchasers/tenants are advised that despite the inclusion of noise attenuation
control features in the development and within the building units, sound levels
due to increasing road traffic on King Street East (RR #8) may on occasions
interfere with some activities of the dwelling occupants as the sound levels
exceed the sound level limits of the Region of Waterloo and the Ministry of the
Environment Conservation & Parks (MECP)."
iii) "This unit has been designed with the provision of adding a central air
conditioning system at the occupant's discretion. Installation of central air
conditioning by the occupant in low and medium density developments will allow
windows and exterior doors to remain closed, thereby ensuring that the indoor
sound levels are within the sound level limits of the Region of Waterloo and the
Ministry of the Environment, Conservation & Parks (MECP)."
iv) "Purchasers/tenants are advised that the stationary noise levels from the existing
commercial land uses in the vicinity may also at times be audible."
C. That prior to final approval, the owner/applicant enter into a development agreement,
registered on title, with the Region of Waterloo to include the following noise mitigation
and warning clauses in all Offers of Purchase and Sale, lease/rental agreements for
the retained lands:
i) "Purchasers/tenants are advised that sound levels due to increasing road traffic
on King Street East (RR #8) may on occasions interfere with some activities of
the dwelling occupants as the sound levels exceed the sound level limits of the
Region of Waterloo and the Ministry of the Environment Conservation & Parks
(MECP)."
ii) "Purchasers/tenants are advised that the stationary noise levels from the existing
commercial land uses in the vicinity may also at times be audible."
455 Phillip Street, Unit 704A
Waterloo, Ontari=o H2L 37[2
Canada
wwrw.ghd.com
Our ret: 12602656 -LTR -4
28 November 2023
Mr. Matey Colley, MCIP, RPP
Senior Planner
Planning, Development and Legislative Services
Regional Municipality of Waterloo
750 Frederick St.
Kitchener, ON N2G 4.13
GHD
Peer Review- 52 Edgehill Drive, Kitchener, HydrogeoIogicaI Study (Englobe Ref No.: 02200643,000)
Dear Mr. Colley,
1. Introduction
G H D Limited (GHD) has prepared this letter to sum n•arize our peer review of the Hydrogedlogical Study (the
Study) to support severance of a lot located at 52 Edg ehi II Drive: in Kitchener, Ontario (Site). The Study was
completed by Englobe Corp. (Englobe) for Mr. James Mellish and is dated September 25, 2023 (Englobe Ref
No_ (10220643.000).
As requested, G H D has prepared this letter to provide the Regional Municipality of Waterloo (Region) with an
opinion concern ing the adequacy of the Study h relation to the Region's HWmgeo1ogic&1 Assessment
Guidehines far Prrva€ely-Servked Developmerds - Scoped Stage 2 Studies - devised November 25, 2020
(Region's Guideline)_ The letter also provides an opinion of the suitability of the interpretations and conclusions
provided within the Study.
. Opinion of Adequacy
Based on the description included in Section 2 (Methodology), Engiobe:s scope of work inc uded advancing
three test prtsr collecting soil samples for laboratory analysis of grain size, completing an in-situ percolation test
and co"lecting one groundwater sample from a previously installed well.
In general, the Study provides relevant details and discussion to support the severance; however, G H D notes
the fol,owing defic iencies when comparing the Study to the Region's Guide lin e.
a, The Study does not comment on the reason why a private septic service is the only practical option.
b_ The Study does not comment on the Site's proximity to G U D I wells or positioning relative to the 10 -year
travel time to Municipal supply wells_ The Site does not appear to be within either; however, the Study
should be updated to explicitly state this.
-+ The Power o1 commitment
GHD
G. Section 3.5 states that 'Englobe collected a groundwater sample from the existing on -Site on 29'", 2023."
It is assumed that this sentence is missing) reference to the well where the sample was collected, and the
month of collection. In Section 2, Methodology, the Study states that the scope of work included 'col lectirig
one groundwater sample from a previously installed monitoring well.' Section 2.5 states that a sample of
untreated well water was collected from a faucet within the basement of the residential dwelling_ Based on
this conflicting information it is not clear where the groundwater sample was obtained from_ This detail
should be clarified. If them -Site potable water supply well was used to detem)ine background nitrate and
nitrite concentrations, then the suitability of these results is questionable considering the proposed private
septic system is presumed to be discharging to a sha How water table flow zone within the overburden.
d. Section 2.5 does not include a water well record number or description of the residential supply -well- G H D
agrees that the local supply aquifer is within bedrock; however, this section would benefit by including a
description of the well sampled_
e. The Study notes that groundwater was not encountered in the test pits excavated, however the Test Pit
Stratigraphy Log for TP2-23 indicates "saturated at the bottom'. This note suggests groundwater was
encountered at 3.0 metres beksw ground surface (BGS) at TP2-23_ This observation is relevant to the
Study as the Region's Guideline specifies "determination of shallow on-site groundwater levels and
groundwater flow direction'. It is unlikely that the Study could determine shalkaw groundwater flow direction
without additional investigation. Notwithstanding, it is likely that the shallow groundwater flow is directed
towards the Grand River.
f_ Though not explicitly required by the Region's Guideline, a map il lustrating the locations of private water
supply wells identified in Table 3.1 and in the private well survey attachments would support the statement
that the wells are located in close proximity to the Site_
g. The Study does not include an analysis of nitrate impacts on the shallow groundwater due to the proposed
on -Site sewage system_
3. Opinion of Suitability
G H D generally concurs with Englobes discussion of the geology and hydrogeologic setting of the Site;
however. an assessment of potential nitrate impacts resulting from the proposed oraSite septic system in
accordance with Condition 3 of the MOEE Procedure D-54 technical guideline for lydiuicdual Ger-Site Sewage
Systems: Water Quality Impact Risk Assessmenf should be included. The presence of a subs antial thickness
of fine-grained soils between the receiving groundwater and the deeper aquifer used for private water supply
may be sufficient evidence of hydraulic isolation of sewage effluent from water supplies. ff deemed sufficient,
this should be explicitly described in time Study in accordance with Procedure D--4.
The use of a groundwater sample from the deeper flow zone in which the private water supply well is
completed is not suitable for character¢ing background nitrate concentrations in the receiving g roundwater.
Depending on the results of the Procedure D-54 assessment, characterization of the background shallow
groundwater quality may be appropriate.
Notwithstanding the above, the shallow soils and hydrogeologic setting at the Site are not inherently unsuitable
for the proposed private on -Site septic system.
4. Conclusion
As documented above, there are deficiencies in the scope of the Study as it relates to the Region's Guldeline.
Notwithstanding, there is substantial physical eviden ce that the Site is likely suitable for servicing with an
appropriately designed private sewage disposal system.
129(12656 -LTR -4 I Peer Reuiew-52 Edgehill Dfije, Kircher€,, Hydrogeologic3 SNdy;;Englobe Ref Na.: 3.000)
Should you have any questions on the above, please do not hesitate to contact us_
Y(aAL�LAAN
tl
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MOLMF IS ;to
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Allan Molenhuis, P.Gm
Protect ManagerfHydrogeologist
519-340-3872
Allen. Molenhui& ghd.corn
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Ben Kempe , . o.
Project DirectoOSenior Hydrogeologist
+1 519 34D-4119
Ben.Kempel@ghd.com
12602d5&L7R-4 I Peer Review -52 Edgehill Drue, Kkhener., Hydragedogical Sbady (Englobe Ref Nn- 0220OM3-ODD)
Minor Variance Application A2023-135 (Retained Lot):
The Region has no concerns.
Minor Variance Application A2023-136 (Severed Lot):
The Region has no concerns.
Grand River Conservation Authority Comments:
No objections to any of the subject applications.
STRATEGIC PLAN ALIGNMENT:
This report supports the delivery of core services.
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget — The recommendation has no impact on the Operating Budget.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance
of the Committee of Adjustment meeting. A notice sign was placed on the property
advising that a Committee of Adjustment application has been received. The sign advises
interested parties to find additional information on the City's website or by emailing the
Planning Division. A notice of the application was mailed to all property owners within 30
metres of the subject property.
PREVIOUS REPORTS/AUTHORITIES:
• Planning Act
• Provincial Policy Statement (PPS 2020)
• A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020
• Regional Official Plan (ROP)
• Official Plan (2014)
• Zoning By-law 2019-051
• Report DSD -2023-498
ATTACHMENTS:
Attachment A - Sketch for Severance Application, prepared by Guenther Rueb Surveying
Ltd.
SKETCH FOR SEVERANCE APPLICATION
OF NO. 52 EDGEHILL DRIVE
CITY OF KITCHENER
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