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HomeMy WebLinkAboutDSD-2024-351 - B 2024-020 - 573 Guelph StreetStaff Report r JR Development Services Department www.kitchener.ca REPORT TO: Committee of Adjustment DATE OF MEETING: August 20, 2024 SUBMITTED BY: Tina Malone -Wright, Manager, Development Approvals 519-741-2200 ext. 7765 PREPARED BY: Ben Suchomel, Student Planner, 519-741-2200 ext. 7074 WARD(S) INVOLVED: Ward 10 DATE OF REPORT: August 7, 2024 REPORT NO.: DSD -2024-351 SUBJECT: Consent Application B2024-020 - 573 Guelph Street RECOMMENDATION: That Consent Application B2024-020 requesting consent to sever a parcel of land having a lot width of 7.5 metres, a lot depth of 40.3 metres, and a lot area of 302.2 square metres, BE APPROVED subject to the following conditions: 1. 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. 2. 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. 3. That the owner provides a digital file of the deposited reference plan(s) prepared by an Ontario Land Surveyor in PDF and either .dwg (AutoCad) or .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. 4. That the Owner provides a servicing plan showing outlets to the municipal servicing system to the satisfaction of the Director of Engineering Services. 5. That the Owner 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. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 135 of 216 6. That the Owner makes financial arrangements for the installation of any new service connections to the severed and/or retained lands to the satisfaction of the City's Director of Engineering Services. 7. 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. 8. That the Owner provides 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. 9. That the owner pay to the City of Kitchener a cash -in -lieu contribution for park dedication of $11,862.00. 10. That the owner make the appropriate arrangements with the City's Director of Parks & Cemeteries for either financial compensation or a Landscape Plan and replanting for a previous City -owned street tree that was removed during construction of the semi-detached dwelling. 11. That, prior to final approval, the applicant submits the Consent Application Review Fee of $350.00 to the Region of Waterloo. REPORT HIGHLIGHTS: • The applicant is requesting consent to sever a parcel of land to permit each half of an existing semi-detached dwelling to be dealt with independently. • 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. BACKGROUND: The subject property is located within close proximity to the intersection of Guelph Street and St. Leger Street, in the Mount Hope Huron Park neighborhood, and is directly south of the Fairfield neighbourhood. The neighbourhood is comprised of a mix of low and mid -rise residential uses, and commercial/retail uses. Page 136 of 216 ypV Figure 1: Location Map — 573 Guelph Street (Outlined in °1,") 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 Four Zone (RES -4)' in Zoning By-law 2019- 051. The applicant is requesting consent to sever a parcel of land to permit each half of an existing semi-detached dwelling to be dealt with independently. The severed lot would have a lot width of 7.5 metres, a lot depth of 40.3 metres and an area of 302.25 square metres, while the retained lot would have a lot width of 7.46 metres, a lot depth of 40.3 metres and an area of 300.6 square metres. In this case, the whole of the semi-detached dwelling was constructed on an existing lot and each semi-detached dwelling unit was designed to be located on a separate lot. The subject lands received approval for Minor Variance A2021-027, to allow one semi-detached dwelling unit to be on a slightly narrower lot with a lot width of 7.46 metres and a reduced side yard setback of 0.91 metres instead of the required 7.5 metres and 1.2 metres respectively. Page 137 of 216 ,05 Figure 2: Proposed Lot Fabric roe o= a�wue an rracwr �ri+u ------------- FRONT ELEVATION Figure 3: Front Elevation 100. r_ 9 FOR PORCH[ CiRAUE, Page 138 of 216 k J 0 m i ...............� rn Figure 2: Proposed Lot Fabric roe o= a�wue an rracwr �ri+u ------------- FRONT ELEVATION Figure 3: Front Elevation 100. r_ 9 FOR PORCH[ CiRAUE, Page 138 of 216 RIGHT ELEVATION Figure 4: Right Elevation � nr nr nr�7.���7�igiiq�iq�YeiuYiq�iu�Y�n�n��ai■ni�nimY�ai�irYmin�Y�aYm Ymi�a Ynu OR - REAR ELEVATION, Figure 5: Rear Elevation Page 139 of 216 IGANNW- Vol, Figure 8: Semi-detached Dwelling at 575 Guelph Street on July 30, 2024 REPORT: Planning Comments: In considering all the relevant Provincial legislation, Regional and City policies and regulations, Planning staff offer the following comments: Provincial Policy Statement (PPS 2020) 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. Page 141 of 216 Planning staff is of the opinion that the proposed application will facilitate a form of gentle intensification of the subject property with the creation of two new lots for the existing semi-detached dwelling that are compatible with the surrounding community and will make use of the existing infrastructure. No new public roads would be required for the proposed development. Therefore, Staff are 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 in close proximity to transit, trails and parks. Policy 2.2.6.1(a) states that Municipalities will support housing choice through the achievement of the minimum intensification targets in this plan by identifying a diverse range and mix of housing options and densities, including additional residential units and affordable housing to meet projected needs of current and future residents. The severance application will help make efficient use of existing infrastructure, parks, roads, trails and transit. 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. The proposed development conforms to Policy 2.D.1 of the ROP as this neighbourhood provides for the physical infrastructure and community infrastructure to support the proposed residential development, including transportation networks, municipal drinking - water supply and wastewater systems, and a broad range of social and public health services. Regional policies require 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. Planning staff are of the opinion that the severance application conforms to the Regional Official Plan. City's Official Plan (2014) 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 proposed severance is in conformity with this aspect of the plan and maintains the residential land use designation. 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: Page 142 of 216 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." The proposed lot width and lot area of the proposed severed lot meets the minimum `RES - 4' zone lot width and lot area requirements. The proposed lot width of the retained lot has previously received relief from the minimum `RES -4' zone lot width requirement. Planning staff is of the opinion that the size, dimension and shape of the proposed lots are suitable for the use of the lands and compatible with the surrounding neighbourhood which is developed with low rise residential uses with lot sizes that vary in width, depth, and area. The subject lands front onto a public street and full services are available. There are no natural heritage features that would be impacted by the proposed consent application. Planning staff is of the opinion that the proposed severance conforms with the City of Kitchener Official Plan. Zoning By-law 2019-051 The property is zoned `Low Rise Residential Four Zone (RES -4)' in Zoning By-law 2019- 051. The `RES -4' zones permit a range of low-rise residential dwelling types including single detached, semi-detached and multiple dwellings. The proposed lot width of the retained lot received relief from the minimum lot width requirement (Minor Variance Application A2021-027) to permit the construction of the semi-detached dwelling on the subject property. The whole of the semi-detached dwelling meets the "RES -4' zone requirements and each half of the semi-detached dwelling will comply as well. Page 143 of 216 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 creation of the severed lots are desirable and appropriate. Planning staff is of the opinion that the size, dimension and shape of the proposed lots are suitable for the use of the lands and compatible with the surrounding community. There are existing schools within the neighbourhood. Staff is further of the opinion that the proposal is consistent with the Region of Waterloo Official Plan, the Provincial Policy Statement, conforms to the Growth Plan for the Greater Golden Horseshoe and is good planning and in the public interest. Environmental Planning Comments: No comments or concerns Heritage Planning Comments: No Heritage comments or concerns Building Division Comments: The Building Division has no objections to the proposed consent. Engineering Division Comments: • Severance of any blocks within the subject lands will require separate, individual service connections for sanitary, storm, and water, in accordance with City policies. • The owner is required to make satisfactory financial arrangements with the Engineering Division for the installation of new service connections that may be required to service this property, all prior to severance approval. Our records indicate sanitary, storm and water municipal services are currently available to service this property. Any further enquiries in this regard should be directed to christine.goulet@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 grading and drainage control plan will be required to the satisfaction of the Engineering Division prior to severance approval. Final approval of on-site grading from the Building Division will be required at building permit stage. • A Development Asset Drawing (digital AutoCAD) is required for the new site infrastructure with corresponding layer names and asset information to the satisfaction of the Engineering Division prior to severance approval. • The owner must ensure that the basement elevation of the building can be drained by gravity to the municipal sanitary sewer. If basement finished floor elevations do not allow for gravity drainage to the existing municipal sanitary system, the owner will have to pump the sewage to achieve gravity drainage from the property line to the municipal sanitary sewer in the right of way. Parks/Operations Division Comments: 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 $11,862.00. Park Dedication is calculated at 5% of the new development lots only, with a land valuation calculated by the lineal frontage of 7.5 metres at a land value of $36,080.00 per frontage meter with a per unit cap of $11,862.00. Page 144 of 216 There is an existing City -owned street tree within the Guelph Street boulevard that does not appear to have been shown on the drawings submitted for either the Demolition Permit #2022 104100 or the Building Permit #2022 10331. Based on the site layout, this tree would be located within the shared driveway at the proposed lot line between 573 Guelph Street and 575 Guelph Street. City of Kitchener Forestry staff do not have records of this tree being approved for removal and financial compensation or replanting is required. Forestry requires replanting and a Landscape Plan will be required to the satisfaction of the City's Director of Parks & Cemeteries along with securities to ensure the establishment of the new tree until final acceptance. Transportation Planning Comments: Transportation Services have no concerns with this application. Region of Waterloo Comments: Regional Fee: Regional Staff are not in receipt of the required consent review fee of $350.00. The fee is required as a condition of final approval for the consent application. Regional Staff has no objection to this application subject to the following condition(s): 1. That the Owner/Applicant submit the required consent review fee of $350 to the Regional Municipality of Waterloo. Grand River Conservation Authority (GRCA) Comments: Grand River Conservation Authority (GRCA) staff has reviewed the above -noted application. GRCA has no objection to the approval of the above application. The subject properties do not contain any natural hazards such as watercourses, floodplains, shorelines, wetlands, or valley slopes. The properties are not subject to Ontario Regulation 41/24 and, therefore, a permission from GRCA is not required. Hydro One Comments: We are in receipt of your Application for Consent B2024-020 dated July 25th, 2024. We have reviewed the documents concerning the noted Application and have no comments or concerns at this time. Our preliminary review considers issues affecting Hydro One's'High Voltage Facilities and Corridor Lands' only. For proposals affecting 'Low Voltage Distribution Facilities' please consult your local area Distribution Supplier. STRATEGIC PLAN ALIGNMENT: This report supports the delivery of core services. FINANCIAL IMPLICATIONS: Capital Budget — The recommendation has no impact on the Capital Budget. Page 145 of 216 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 • DSD -2021-019 Page 146 of 216 N* Region of Waterloo via email Connie Owen Administrative Clerk, Legislative Services City of Kitchener 200 King Street West Kitchener, ON N2G 4G7 PLANNING, DEVELOPMENTAND LEGISLATIVE SERVICES Commissioner's Office 150 Frederick Street, 8t" floor Kitchener Ontario N2G 4J3 Canada Telephone: 519-575-4400 Fax: 519-575-4449 www.regionofwaterloo.ca Will Towns wtowns(a-)regionofwaterloo.ca 519-616-1868 File: D20-20/24 KIT August 6, 2024 Re: Comments on Consent Applications B2024-018 to B2024-022 Committee of Adjustment Hearing — August 20, 2024 City of Kitchener Please accept the following comments pertaining to the above -noted consent applications for consideratiion at the upcoming Committee of Adjustment Hearing. Document Number: 4749612 Version: 1 Page 1 of 9 Page 147 of 216 B2024-017 & B2024-018 135 Gateway Park Drive Owner: 1289193 Ontario Inc. Applicant: MHBC Planning c/o Emily Elliott and Jennifer Gaudet These lands (3.83 ha in total) contain a vacant Landmark Cinema, an operational restaurant, and a wholesale warehouse. The applicant has submitted two applications — B2024-017 proposes to sever 2.01 ha containing the Landmark Cinema and 397 parking spaces, and the second would create an easement for access in favour of the severed lands over the retained lands. The easement would maintain current vehicular circulation and access and avoid the need for new access points. No physical redevelopment is proposed. Archaeological Assessment (Advisory) These lands have been previously assessed for archaeological resources. However, to Regional staff's knowledge, the site has not been cleared of archaeological concerns. While clearance is not required to support this consent application given the level of disturbance on the site, any future Planning Act application proposing physical development will require the submission of the completed Archaeological Assessment and associated acknowledgment letter from the Ministry of Citizenship and Multiculturalism. If possible and in the applicant's possession, please provide a copy of the acknowledgement letter for our records. Regional fee Regional staff acknowledge receipt of the required consent review fees ($350 per application and $700 in total) on July 11, 2024. Regional staff have no objection to this application. Document Number: 4749612 Version: 1 Page 2 of 9 Page 148 of 216 B2024-019 250 Shirley Avenue Owner: Hiddayath Holdings c/o Farhan Hidayath Applicant: 1123766 Ontario Ltd. c/o Sharen Shaw The applicant proposes to sever 0.15 ha from the rear yard of lands at 250 Shirley Ave (an irregularly-shaped 1.35 ha parcel) to be conveyed and added to the abutting property at 260 Shirley Ave (owned by 1123766 Ontario Ltd). The proposed severed lands are vacant, while the retained parcel at 250 Shirely Avenue and the benefitting lands at 260 Shirley Avenue are both used industrially. Regional fee Regional staff acknowledge receipt of the required consent review fee ($350) on June 25, 2024. Regional staff have no objection to this application. Document Number: 4749612 Version: 1 Page 3 of 9 Page 149 of 216 B2024-020 573 Guelph Street Owner/applicant: Jon Crummer The applicant proposes to sever an existing 602 -square metre lot to create a new lot of record and develop both lots with one semi-detached two-storey dwelling. The existing single -detached dwelling on the property would be demolished. The severed and retained lands would each be approximately 300 square metres, with access via Guelph Street. Regional Consent Review Fee Regional staff are not in receipt of the required consent review fee of $350. This fee is required as a condition of approval for the consent application. Fees must be paid individually and separately to the Region. Fees can be submitted in- person, by mail, or EFT. • Arrange EFT by emailing pwalter(o�regionofwaterloo.ca. • Cheque or bank draft can be dropped off at Regional Head Office lobby/security (on the main floor), located at 150 Frederick St, Kitchener. 15 -minute parking is available at the rear of the building, outside the Kitchener Public Library, at the intersection of Queen Street North and Ahrens Street East. Cheque or bank draft can be mailed as follows: o Attention of Peggy Walter, Planning, Development and Legislative Services, Regional Municipality of Waterloo, 150 Frederick St, Kitchener, ON N2G 4J3. Regional Staff have no objection to this application, subject to the following condition: 1. That prior to approval the Owner/Applicant submit the consent review fee of $350 to the Regional Municipality of Waterloo. Document Number: 4749612 Version: 1 Page 4 of 9 Page 150 of 216 B2023-021 62 Gage Avenue Owner/applicant: Jon Crummer The applicant proposes to sever an existing 602 -square metre lot to create a new lot of record and develop both lots with semi-detached two-storey dwellings. The existing single -detached dwelling on the property would be demolished. The severed and retained lands would each be approximately 300 square metres. Regional Consent Review Fee Regional staff are not in receipt of the required consent review fee of $350. This fee is required as a condition of approval for the consent application. Fees must be paid individually and separately to the Region. Fees can be submitted in- person, by mail, or EFT. • Arrange EFT by emailing gwalter(a)regionofwaterloo.ca. • Cheque or bank draft can be dropped off at Regional Head Office lobby/security (on the main floor), located at 150 Frederick St, Kitchener. 15 -minute parking is available at the rear of the building, outside the Kitchener Public Library, at the intersection of Queen Street North and Ahrens Street East. Cheque or bank draft can be mailed as follows: o Attention of Peggy Walter, Planning, Development and Legislative Services, Regional Municipality of Waterloo, 150 Frederick St, Kitchener, ON N2G 4J3. Regional Staff has no objection to this application, subject to the following condition: 1. That prior to approval the Owner/Applicant submit the consent review fee of $350 to the Regional Municipality of Waterloo. Document Number: 4749612 Version: 1 Page 5 of 9 Page 151 of 216 B2024-022 1180 Union Street Owner: Vladan Knezevic Applicant: Urban Insights c/o Ryan Mounsey The applicant proposes to sever an existing 537 square -metre lot and create a new lot of record. The severed lands (235 square metres) would subsequently be developed with a new duplex dwelling with access to Maple Avenue, while the retained lot would be 303 square metres and maintain the existing single -detached dwelling and driveway access to Union Street. Relief from front/side yard setback and lot coverage requirements are required in a separate application. Note that Regional staff provided pre -submission comments to the City and applicant pertaining to this proposal on March 26, 2024 (original) and June 12, 2024 (amended). Record of Site Condition (Advisory) The above -ground heating fuel tank in the basement of the existing dwelling is noted on the Environmental Site Screening Questionnaire. Staff have further evaluated the proposed threat since initial pre -consultation in March 2024, and consider it to be a low risk with respect to the Region's Threats Inventory Database. As such, a Record of Site Condition is not required for this application in accordance with the Region's Implementation Guideline for the Review of Development Applications on or Adjacent to Known and Potentially Contaminated Sites. Environmental and Stationary Noise At this location, the proposed development may encounter environmental noise sources from Lancaster Street West (Regional Road #29), Provincial Highway 85 (Conestoga Parkway), and potential stationary noise sources from existing land uses in the vicinity. In lieu of a detailed noise study, the Region will require as a condition of consent approval that the owner/applicant enter into a registered Development Agreement with the Region of Waterloo to implement the following noise mitigation measures for all dwelling units on the severed and retained lands: a) That all dwelling units be constructed with a central air conditioning system. The location, installation and sound ratings of the outdoor air conditioning devices shall comply with the Ministry of the Environment, Conservation and Parks' NPC -300 noise guideline, as applicable. b) That the following warning clauses be included in all agreements of purchase and sale and/or rental agreements: "Purchasers/tenants are advised that sound levels due to increasing road traffic may occasionally interfere with some activities of the dwelling occupants as the sound levels exceed the sound level limits of the Municipality and the Ministry of Environment, Conservation and Parks." Document Number: 4749612 Version: 1 Page 6 of 9 Page 152 of 216 "This dwelling unit has been supplied with a central air conditioning system which will allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the sound level limits of the Municipality and Ministry of Environment, Conservation and Parks." "Purchasers/tenants are advised that due to the proximity of the adjacent industries, noise from these industries may at times be audible." Regional Consent Review Fee Regional staff are not in receipt of the required consent review fee of $350. This fee is required as a condition of approval for the consent application. Fees must be paid individually and separately to the Region. Fees can be submitted in- person, by mail, or EFT. • Arrange EFT by emailing npwalter(o)regionofwaterloo.ca. • Cheque or bank draft can be dropped off at Regional Head Office lobby/security (on the main floor), located at 150 Frederick St, Kitchener. 15 -minute parking is available at the rear of the building, outside the Kitchener Public Library, at the intersection of Queen Street North and Ahrens Street East. • Cheque or bank draft can be mailed as follows: o Attention of Peggy Walter, Planning, Development and Legislative Services, Regional Municipality of Waterloo, 150 Frederick St, Kitchener, ON N2G 4J3. Regional Staff has no objection to this application subject to the following condition(s): That the Owner/Applicant submit the consent review fee of $350 to the Regional Municipality of Waterloo. 2. That prior to approval, the Owner/Applicant enter into a registered development agreement with the Region of Waterloo to implement the following conditions for all dwelling units on both retained and severed lots: a) That all dwelling units be constructed with a central air conditioning system. The location, installation and sound ratings of the outdoor air conditioning devices shall comply with the Ministry of the Environment, Conservation and Parks' NPC -300 noise guideline, as applicable. b) That the following warning clauses be included in all agreements of purchase and sale and/or rental agreements: i) "Purchasers/tenants are advised that sound levels due to increasing road traffic may occasionally interfere with some activities of the dwelling occupants as the sound levels exceed the sound level limits of the Municipality and the Ministry of Environment, Conservation and Parks." ii) "This dwelling unit has been supplied with a central air conditioning system which will allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the sound Document Number: 4749612 Version: 1 Page 7 of 9 Page 153 of 216 level limits of the Municipality and Ministry of Environment, Conservation and Parks." iii) "Purchasers/tenants are advised that due to the proximity of the adjacent industries, noise from these industries may at times be audible." Document Number: 4749612 Version: 1 Page 8 of 9 Page 154 of 216 General Comments: Any submission requirements may be subject to peer review, at the owner/ applicant's expense as per By-law 23-062. If any other applications are required to facilitate the application, note that fees are subject to change and additional requirements may apply. Any future development on the lands subject to the above -noted consent applications will be subject to the provisions of Regional Development Charge By-law 19-037 or any successor thereof. Prior to final approval, City staff must be in receipt of the above - noted Regional condition clearances. Please accept this letter as our request for a copy of the staff reports, decisions and minutes pertaining to each of the consent applications noted above. Should you require Regional Staff to be in attendance at the meeting or have any questions, please do not hesitate to contact the undersigned. Sincerely, zllw� Will Towns, RPP Senior Planner, Community Planning wtowns(a)regionofwaterloo.ca 519-818-1868 Document Number: 4749612 Version: 1 Page 9 of 9 Page 155 of 216 August 2, 2024 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 Marilyn Mills Secretary -Treasurer Committee of Adjustment City of Kitchener 200 King Street West Kitchener, ON, N2G 4G7 Dear Marilyn Mills, Re: Committee of Adjustment Meeting — August 20, 2024 via email Applications for Minor Variance A 2024-058 175 Hoffman Street A 2024-064 67 Kimberly Crescent A 2024-060 95 Brunswick Avenue A 2024-065 570 Frederick Street A 2024-061 25 Palace Street A 2024-066 1180 Union Street A 2024-062 40 Palace Street A 2024-063 908 Chapel Hill Court Applications for Consent B 2024-017 135 Gateway Park Drive B 2024-018 135 Gateway Park Drive B 2024-019 250 Shirley Avenue A 2024-067 1180 Union Street B 2024-020 573 Guelph Street B 2024-021 62 Gage Avenue B 2024-022 1180 Union Street Grand River Conservation Authority (GRCA) staff has reviewed the above -noted applications. GRCA has no objection to the approval of the above applications. The subject properties do not contain any natural hazards such as watercourses, floodplains, shorelines, wetlands, or valley slopes. The properties are not subject to Ontario Regulation 41/24 and, therefore, a permission from GRCA is not required. Should you have any questions, please contact me at aherreman(o-)_grand river. ca or 519-621-2763 ext. 2228. Sincerely, Andrew Herreman, CPT Resource Planning Technician Grand River Conservation Authority Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand — A Canadian Heritage River Page 156 of 216 From: AMIN Pranav To: mnf MViunme"t (cM) Subject: IG[chener - 573 Gud ph Street- B 202— D.- Wednesday, Idy31, 20242: 53: 18 PM Attachments: Hello, We are in receipt of your Application for Consent, B2024-020 dated July 25th, 2024. We have reviewed the docu ments concerning the noted Application and have no comments or concerns at this time. Our preliminary review considers issues affecting Hydro One's'Hiah Voltage Facilities and Corridor Lands' only. For proposals affecti ng'Low Voltage Distri bution Facilities' please consult your local area Distribution Supplier. To confirm if Hydro One is your local distributor please followthe following link: Please select" Search" and locate address in question by entering the address or by zooming in and out of the map ? q hyd r©�' MENU HELP SEARCH one Customers Affected: 0 -5000 0 501-5000 0 51-500 0 21-50 0 a=20 0 Multiple 0 Crew — Service Area MJ J 51a V Ot11 taw O 0 . Montreal v Huntsville qr7 ql 400 11 a6 C fN,f � a -0lfi 4 0'0llrill+++ilaa Kawariha q Lakes � 15 Burlir + _ Petar6�r0ugh K P in Bella�vflle • o 'rs Dr.,.,.,.s.,...... 0 N tramp C watep own [V - G© rlle a Rochester 9_„ , qo3 ___ _ 1 Mao data02419 G000le 50 km � Terms of Use Repart a map error If Hydro One is your local area Distribution Supplier, please contact Customer Service at 1-888-664-9376 or a -mail CustomerCommunications(cbHvdroOne.com to be connected to your Local Operations Centre Please let me know if you have any questions or concerns. Thankyou, Dennis De Rango Specialized Services Team Lead, Real Estate Department Hydro One Networks Inc. Tel: (905)946-6237 Email: Dennis. DeRa ngoPHvd roOne.com Page 157 of 216 Beverly Lavigne Re; B2024-020 573 Guelph Street August 13, 2024 I have concerns about the Applicant who wishes to sever a parcel of land so that each part of the semi-detached dwelling may be dealt with separately. I am a homeowner whose backyard backs up against the semi-detached dwelling's property. The Guelph street applicant's property is higher than mine and a hill separates our backyards. A portion of the hill is eroding down onto my part of the hill and is destroying my property and vegetation. The Guelph street property owners are responsible to put in a retaining wall to stop the erosion of their land onto mine. If the Applicant is allowed to sever the property, then who is going to be responsible for the retaining wall? Is the developer responsible for putting in a retaining wall? Are both owners of the semi-detached properties responsible? I am concerned about my property that is being damaged by the erosion and I need clarification BEFORE the severance is granted. Thankyou, Beverly Lavigne Page 158 of 216