Loading...
HomeMy WebLinkAboutDSD-2025-400 - Draft Plan of Subdivision 30T-23201 - 1700 Strasburg Road and McBrine Drive - 2140221 Ontario Inc.Staff Report J IKgc.;i' r� R Development Services Department www.kitchener.ca REPORT TO: Planning and Strategic Initiatives Committee DATE OF MEETING: October 27, 2025 SUBMITTED BY: Garett Stevenson, Director of Development and Housing Approvals, 519-783-8922 PREPARED BY: Andrew Pinnell, Senior Planner, 519-783-8915 WARD INVOLVED: Ward 5 DATE OF REPORT: October 16, 2025 REPORT NO.: DSD -2025-400 SUBJECT: Draft Plan of Subdivision Application 30T-23201 1700 Strasburg Road and McBrine Drive 2140221 Ontario Inc. RECOMMENDATIONS: That the City of Kitchener, pursuant to Section 51 (31) of the Planning Act R.S.O. 1990, Chapter P 13 as amended, grant draft approval to Plan of Subdivision Application 30T-23201 in the City of Kitchener, for 2140221 Ontario Inc., subject to the draft plan and draft plan conditions attached to Report DSD -2025-400 as Attachment `A'; and, That the Mayor and Clerk be authorized to approve and execute an industrial Subdivision Agreement securing the Draft Plan of Subdivision conditions set out in Report DSD -2025-400, to the satisfaction of the City Solicitor, and that the City Solicitor be directed to register said agreement on title to the Subject Lands identified in Attachment `A' to report DSD -2025-400; and further, That the Updated Urban Design Brief Strasburg Technology Business Park, prepared by GSP Group, dated May 2025, amended September 2025, attached as Attachment `B' to report DSD -2025-400, be endorsed, and that staff be directed to implement this Brief through subdivision conditions and through future Site Plan Applications for individual lots at the discretion of the City's Director of Development and Housing Approvals with significant changes to this Brief to the satisfaction of Council. REPORT HIGHLIGHTS: • The purpose of this report is to evaluate and provide a planning recommendation regarding a Draft Plan of Subdivision Application to develop the subject lands into a business park subdivision containing 10 industrial lots, ranging in size from 0.67 to 1.22 hectares. McBrine Drive would be extended to connect with a new street (`Street *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 108 of 295 A'). `Street A' would outlet to Strasburg Road. McBrine Drive would terminate at a new cul-de-sac bulb. Another cul-de-sac, `Street B', is proposed off `Street A'. A 4.00 hectare (9.9 acre) block is proposed for the purposes of a created wetland (not a stormwater management pond) as an expansion to the abutting Huron Natural Area (HNA) and as a setback / buffer to protected natural features. Another block is proposed as a 30 -metre -wide wildlife corridor to facilitate wildlife passage from the HNA to a nearby wetland / pond to the northeast. Official Plan and Zoning By-law Amendment applications are not required to facilitate the proposed subdivision. The subdivision is for the technical division of land only (e.g., to create conveyable lots and streets); the land use permissions that permit industrial / employment uses have been in place since 1983. Development and Housing Approvals staff recommends approval of the application, subject to the draft approval conditions outlined in this report (see Attachment `A'). Staff also recommends that the associated Urban Design Brief be endorsed and be implemented through subdivision conditions and future Site Plan Applications (see Attachment `B'). The development proposal represents good planning and will allow for industrial development, while protecting and expanding the abutting Huron Natural Area. Community engagement included: o A preliminary postcard notice was mailed to all residents and property owners within 240 metres of the subject property (February 2023); o A Virtual Neighbourhood Meeting was held on September 4, 2025, the invitation for which was mailed in July 2025 to all residents and property owners within 240 metres of the subject property and all those who responded to the preliminary notice; o Installation of two notice signs on the property; o Follow-up communication with respondents; o A Postcard advising of the statutory public meeting would normally be forwarded to all residents and property owners within 240 metres of the subject property and those who responded to the preliminary notice, however due to the Canada Post Strike this was unable to be done. Instead, an email notice was provided on October 10, 2025 to everyone who provided written comments. o Notice of the public meeting was published in The Record on October 3, 2025. • This report supports the delivery of core services. • The application was deemed complete on February 5, 2023. The Applicant could appeal this application for non -decision after June 6, 2023. EXECUTIVE SUMMARY: The applicant is proposing a Plan of Subdivision to develop the subject lands into a business park subdivision containing 10 industrial lots, ranging in size from 0.67 to 1.22 hectares. Moreover, the abutting Huron Natural Area (HNA) would be expanded through the conveyance to the City of a 4.00 ha (9.9 ac) created wetland and buffer block. A wildlife corridor block would also be conveyed to the City to facilitate wildlife passage from the HNA to a nearby wetland / pond. A City -owned Boulevard Multi -Use Trail (BMUT) is proposed to allow access from Strasburg Road, through the subdivision, to the east entrance of Huron Natural Area. Additional BMUTs and sidewalks are proposed to provide further pedestrian opportunities. Official Plan and Zoning By-law Amendment applications are not required to facilitate the proposed subdivision. The subdivision is for the technical Page 109 of 295 division of land only (e.g., to create conveyable lots and streets); the land use permissions that permit industrial / employment uses have been in place since 1983. Also, the subject lands do not currently form part of the HNA, nor are they currently part of the related environmental features. Figure 1 — Map showing the Subject Property BACKGROUND: The subject property is owned by 2140221 Ontario Inc. and is located within the Huron Park Planning Community. The property is composed of 2 abutting, irregularly-shaped lots: 1. Northern Lot: One lot is addressed as 1700 Strasburg Road, and is located south of the current terminus of McBrine Drive, with approx. 250 metres of frontage on Strasburg Road (10.58 ha / 26.14 acres); and 2. Southern Lot: The other lot is unaddressed and located to the south, of 1700 Strasburg Road, with a small frontage on Strasburg Road and opening up to the rear, behind Treehouse Foods (4.66 ha / 11.51 acres). Altogether, the subject property is 15.25 ha (37.7 acres) in area. The subject property is vacant, being devoid of buildings and structures. The subject property borders on Huron Natural Area (HNA) to the west, Strasburg Road to the east, lots used for industrial purposes and a large stormwater management pond (Strasburg Creek North Branch) to the north. Treehouse Foods is located to the south and east of the subject property. Activa Holdings owns the lands to the west and southwest, which are zoned 'Natural Conservation Zone (NHC-1)' as are all the lands that comprise Page 110 of 295 ir' n i e ai „un' L'1 Jb M1, kip �;i ✓ (.Y NSM o p v f N OSP Op kr `b C 4.7 yaks`' CA, Figure 1 — Map showing the Subject Property BACKGROUND: The subject property is owned by 2140221 Ontario Inc. and is located within the Huron Park Planning Community. The property is composed of 2 abutting, irregularly-shaped lots: 1. Northern Lot: One lot is addressed as 1700 Strasburg Road, and is located south of the current terminus of McBrine Drive, with approx. 250 metres of frontage on Strasburg Road (10.58 ha / 26.14 acres); and 2. Southern Lot: The other lot is unaddressed and located to the south, of 1700 Strasburg Road, with a small frontage on Strasburg Road and opening up to the rear, behind Treehouse Foods (4.66 ha / 11.51 acres). Altogether, the subject property is 15.25 ha (37.7 acres) in area. The subject property is vacant, being devoid of buildings and structures. The subject property borders on Huron Natural Area (HNA) to the west, Strasburg Road to the east, lots used for industrial purposes and a large stormwater management pond (Strasburg Creek North Branch) to the north. Treehouse Foods is located to the south and east of the subject property. Activa Holdings owns the lands to the west and southwest, which are zoned 'Natural Conservation Zone (NHC-1)' as are all the lands that comprise Page 110 of 295 the HNA, which prohibits development. Huron Heights Secondary School and the Strasburg Stormwater Management Pond are located on the opposite side of Strasburg Road. Significantly, both parcels have been zoned "Business Park" since 1983 (Zoning Bylaw 4830) and are currently zoned "Service Business Park Employment" in Kitchener's (2019- 051) Zoning Bylaw. All of the adjacent HNA is now protectively zoned 'NHC-1'. Previous to the City's property - by -property acquisition of the HNA commencing in the early 1990s, what is now known as the HNA, was largely privately owned and blanket zoned for Business Park development under the 1983 Zoning By-law 4830. A City -initiated study was commissioned and undertaken during the early 1990s to guide the City's acquisition of the significant and sensitive features of what has become the HNA. Through this study, the subdivision lands under review now were determined to not be lands that needed to be acquired by the City to protect the area's natural features. Development in the form of area grading commenced on the subject properties in the late 1980s. That development was abandoned, leaving irregular topography and depressions which created ponding water. Since that time, due to abandonment, anthropogenic ("human -made") wetlands have formed and vegetation has grown on the Northern Lot, while the Southern Lot has remained a meadow, mostly devoid of trees (see Figure 3). It should also be noted that the subject lands are not a pristine natural area. They have been heavily disturbed by machinery throughout the previous decades and were previously used for agriculture. In addition, unlike the abutting HNA, the subject lands are not considered part of the Core Natural Heritage Feature. Through an aerial photography review, the subject properties appear to be untreed and cropped from 1946 to 1963. Aerial photography from 1997 shows the properties almost entirely graded / de -vegetated (see Figure 2). Page 111 of 295 Figure 2 — Subject Property in 1997 Figure 3 — Subject Property in 2023 (prior to installation of Wildlife Exclusion Fencing) Page 112 of 295 In June 2018, the current owner / Subdivision Applicant, 2140221 Ontario Inc., entered into an Agreement of Purchase and Sale (APS) to acquire the subject property from the City of Kitchener. The real estate transaction closed in June 2022, when the Purchaser (Subdivision Applicant) completed their due diligence. The APS included various conditions, that required the Purchaser to, for example: • Acknowledge that any development must include the provision of a trail link through the Property to link to the trails in Huron Natural Area to Strasburg Road. • Enter into a restrictive covenant to prohibit the following land uses, despite any zoning permissions: o Transportation Depot (not permitted under current zoning); o Truck Transport Terminal (permitted under current zoning); o Warehouse (permitted under current zoning); o Wholesale (permitted under "Warehouse" under current zoning); or o Service and Storage of Motor Vehicles (not permitted under current zoning). There are several transit routes in proximity to the sub ro Route 12 — Westmount 1,275 metres Bleams Road Route 16 — Strasburg -Belmont 0 metres (abutting) Strasburg Road Route 26 — Trillium 345 metres Trillium Drive Route 33 — Huron 0 metres (abuttina) Strasbura Road The applicant has applied to the City of Kitchener for a Plan of Subdivision to develop the subject lands into a business park subdivision containing 10 industrial lots. Moreover, a 4.00 hectare (9.9 acre) block is proposed for the purposes of a created wetland (not a stormwater management pond) as an expansion to the abutting Huron Natural Area (HNA) and as a setback / buffer to protected natural features. Another block is proposed as a wildlife corridor to facilitate wildlife passage from the HNA to a nearby wetland / pond. The current `Business Park Employment' land use Official Plan designation and `Service Business Park Employment' (EMP -4) zoning permit the proposed industrial uses and Official Plan and Zoning By-law Amendment applications are not required to facilitate the proposed subdivision. REPORT: The applicant is proposing a Draft Plan of Subdivision to develop the subject lands into a business park subdivision containing 10 industrial lots, ranging in size from 0.67 to 1.22 hectares (see Figure 4). Page 113 of 295 . � 1 Ntim. "N Iwr r"mn p OW,mnr ,r a r Q_ . Lo YGN,� '? drwrml ru .�4. , N �w «� �� � �.,� �*_,'exv° �Nr � �° I � v� s�6 k'an• A�rl `�,� 1'N�,NY ����i Land Vandal LAND n ' rrrrrrrrrrrrr rrrrr rrrrrrrrrr�llllllpl//lll ,,,,,, Figure 4 — Map Highlighting the Industrial Lots Proposed through the Draft Plan of Subdivision. McBrine Drive would be extended from its current terminus 345 metres south of Trillium Drive to connect with a new street (`Street A'). `Street A' would outlet to Strasburg Road. McBrine Drive would terminate at a new cul-de-sac bulb. It is noteworthy that the north side of `Street A' is proposed to contain a 3 -metre wide City -owned Boulevard Multi -Use Trail (BMUT) to allow access from Strasburg Road to the east entrance to Huron Natural Area. The BMUT would turn north and run along the east side of McBrine Drive to the northern boundary of the subdivision. This BMUT would replace the gravel trail that runs along a similar alignment that is currently within private ownership. Additionally, a 1.8 metre wide sidewalk would be provided along the south side of `Street A' and the west side of the McBrine Drive extension. Another cul-de-sac, `Street B', is proposed off `Street A'. 1.8 metre wide sidewalks would be provided along both sides of both cul-de-sacs. See Figure 5. Page 114 of 295 Figure 5 — Map Highlighting the BMUTs and Sidewalks abutting the Roads within the Proposed Subdivision. Page 115 of 295 Figure 6 — Map Highlighting the Created Wetland and Setback / Buffer Block (Block 11) and Wildlife Corridor Block (Block 12). Natural Heritage System and Policy Framework The subject property is adjacent to a Regionally Significant Woodland within the City -owned Huron Natural Area (HNA) to the west which also contains the Strasburg Creek Provincially Significant Wetland (PSW) Complex. Both features are part of the non -developable Kitchener Natural Heritage System (KNHS), and for which an Environmental Impact Study (EIS) is therefore required when development is proposed adjacent. In addition, a record of Blandings Turtle, a Provincially Threatened species, overwintering in a pond in the HNA means that an Overall Benefit Permit (under Section 17(1) and Clause 17 (2) (c) of the ESA) was required from the Province. Conditions of this permit must be implemented through the development process. Despite the history of disturbance on the lands, through the field work for the EIS, habitat of some species of Special Concern was identified on the subject property, for which conditions of approval are required to ensure that mitigation is implemented through the development process. These species are the Snapping and Midland Painted Turtle and the Grasshopper Sparrow. The presence and habitat of terrestrial Chimney Crayfish was confirmed, its habitat Page 116 of 295 considered Significant Wildlife Habitat which will be incorporated in the created habitat Block 11 in the northwest corner of the property. Mitigation measures to be implemented include: • Buffers / setbacks / enhancement plantings adjacent to the woodland and wetland in the HNA to the west; • Temporary (installed March 2024) and permanent wildlife exclusion fencing; • Wetland and terrestrial habitat creation in Block 11 including protected turtle nesting and basking areas; • Creation of a wildlife corridor in Block 12 including passage under the extension of McBrine Drive; • Timing restrictions on vegetation removal to protect Species at Risk and of Special Concern; • Awareness training for on-site contractors / construction workers; and • Stewardship and education of new industrial lot owners. Wildlife habitat and wetland creation is proposed in a 4.00 hectare (9.9 acre) Block (Block 11, see Figure 6) contiguous with the existing HNA to the west. This natural area to be created as part of this development will enlarge the HNA and provide enhanced, protected habitat for target wildlife species over current conditions. The EIS, reviewed and approved by the City, the Region, the GRCA and the Province, has outlined the details of this habitat creation, as well as recommended setbacks from adjacent Core Natural Heritage Features (PSW, Regionally Significant Woodland). This setback / buffer appears as a "tail" in Block 11 that extends south from the larger created upland/wetland habitat. Another block (i.e., Block 12) is proposed as a 30 -metre -wide wildlife corridor to facilitate wildlife passage from the HNA to the Strasburg Creek North Branch Stormwater Management Facility (i.e., a stormwater management pond located immediately to the northeast, outside of the proposed subdivision boundary). This block is nearly 300 metres in length. To protect wildlife from vehicles travelling along the extension of McBrine Drive, an ecopassage under the extension of McBrine Drive would be constructed. Together, Blocks 11 and 12, the purpose of which is to support natural heritage features and functions, comprise 4.88 hectares (12.1 acres) of the 15.25 hectare (37.7 acre) subdivision plan land area or 31.6% (nearly one third). Both Blocks 11 and 12 are proposed to be conveyed to the City through draft approval conditions. An excerpt of the Draft Plan of Subdivision Plan can be found at Figure 7 and statistics regarding the proposed subdivision lots and blocks can be found at Table 1. Page 117 of 295 Figure 7 - Draft Plan of Subdivision. Lot/ Block ID Industrial Lot Private 0.88 5.8% Lot 1 Lot 2 Industrial Lot Private 0.92 6.0% Lot 3 Industrial Lot Private r I r k 8.0% Lot 4 r ry Private q 4.9% Lot 5 Industrial Lot Private 0.89 5.8% IiMI Industrial Lot Private 0.90 5.9% Lot 7 Industrial Lot Private 0.67 4.4% Lot 8 Industrial Lot v INI. 0.90 5.9% Lot 9 Industrial Lot Private 0.70 4.6% Lot 10 Industrial Lot ....... �•� f� ( r ^:) -' � A ry,arcwuroG'rnwn Created Wetland and Setback / Buffer to Protected Natural Features Public 4.00 (9.9 acres) �«' y' � ,. Wildlife Corridor ♦ 0.88 5.8% Streets A, B, &C Roads �m ix` Y.. �� IV 11. N/kiw.) 'dV•M 11.5% B CC `• � y N/A 'rnxul P ��-��� �"..�' 100% o-, c'ur. vmr Ira« � xti 4 rE e,. �w"" '�� ". h� ffi 4 Y'9 V ra mn ar✓h+'m:sW 1q n y1 l� �A, k' ` It t Land Use Schedule LAND USE LOTS F BLKS AREA (ha.) I IndusVIALots 1-10 8xjt B, Or- Sp,,- l L-A d'WrnO..rd 91 4.00 t anrorl 6ufYwm 'V OFR"' span' I VVIdlfe Cork 12 0.88 B R,n'r8f„ '1.16 �Y TOTAL 15.25 Figure 7 - Draft Plan of Subdivision. Lot/ Block ID Industrial Lot Private 0.88 5.8% Lot 1 Lot 2 Industrial Lot Private 0.92 6.0% Lot 3 Industrial Lot Private 1.22 8.0% Lot 4 Industrial Lot Private 0.74 4.9% Lot 5 Industrial Lot Private 0.89 5.8% Lot 6 Industrial Lot Private 0.90 5.9% Lot 7 Industrial Lot Private 0.67 4.4% Lot 8 Industrial Lot Private 0.90 5.9% Lot 9 Industrial Lot Private 0.70 4.6% Lot 10 Industrial Lot Private 0.78 5.1% Block 11 Created Wetland and Setback / Buffer to Protected Natural Features Public 4.00 (9.9 acres) 26.2% Block 12 Wildlife Corridor Public 0.88 5.8% Streets A, B, &C Roads Public 1.76 11.5% Total N/A N/A 15.25 (37.7 acres 100% Table 1 - Statistics Regarding Proposed Subdivision Lots and Blocks. Page 118 of 295 Planning Analysis: Planning Act, R. S. O. 1990, c. P.13 25: Section 2 of the Planning Act establishes matters of provincial interest and states that the Minister, the council of a municipality, a local board, a planning board and the Tribunal, in carrying out their responsibilities under this Act, shall have regard to, among other matters, matters of provincial interest such as, (a) the protection of ecological systems, including natural areas, features and functions; (f) the adequate provision and efficient use of communication, transportation, sewage and water services and waste management systems; (g) the minimization of waste; (h) the orderly development of safe and healthy communities; (k) the adequate provision of employment opportunities; (1) the protection of the financial and economic well-being of the Province and its municipalities; (m) the co-ordination of planning activities of public bodies; (n) the resolution of planning conflicts involving public and private interests; (o) the protection of public health and safety; (p) the appropriate location of growth and development; (q) the promotion of development that is designed to be sustainable, to support public transit and to be oriented to pedestrians; (r) the promotion of built form that, (i) is well-designed, (ii) encourages a sense of place, and (iii) provides for public spaces that are of high quality, safe, accessible, attractive and vibrant; (s) the mitigation of greenhouse gas emissions and adaptation to a changing climate. Through the review of the subject application, staff has recommended conditions to ensure that ecological systems, including that the natural areas, features and functions that form Huron Natural Area are protected. This review involved the coordination of several public bodies, including the Province's Ministry of the Environment Conservation and Parks, Regional Municipality of Waterloo, and the Grand River Conservation Authority. Also, the subject application will help to increase the provision of employment opportunities and will help to protect the financial and economic well-being of the province and the city by facilitating industrial uses on 10 industrial lots — see Need for Employment Uses section of the report for more information (below). These matters of provincial interest are addressed and are implemented through the Provincial Planning Statement, 2024, as it directs how and where development is to occur. The City's Official Plan is the most important vehicle for the implementation of the Provincial Planning Statement, 2024 and to ensure provincial policy is adhered to. Provincial Planning Statement, 2024 (PPS): The Provincial Planning Statement (PPS), 2024 is a streamlined province -wide land use planning policy framework that replaces both the Provincial Policy Statement, 2020 and A Page 119 of 295 Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2019 while building upon housing -supportive policies from both documents. The PPS 2024 came into force on October 20, 2024. The PPS 2024 enables municipalities to: • plan for and support development, and increase the housing supply across the province • align development with infrastructure to build a strong and competitive economy that is investment -ready • foster the long-term viability of rural areas • protect agricultural lands, the environment, public health and safety There are several relevant sections of the PPS 2024 that relate to employment areas, for example: Section 2.1.6 of the PPS 2024 promotes achievement of complete communities by accommodating an appropriate range and mix of land uses, housing options, transportation options with multimodal access, employment, public service facilities and other institutional uses, recreation, parks and open space, and other uses to meet long-term needs. Section 2.8.1 promotes economic development and competitiveness by, for example: "a) providing for an appropriate mix and range of employment, institutional, and broader mixed uses to meet long-term needs; b) providing opportunities for a diversified economic base, including maintaining a range and choice of suitable sites for employment uses which support a wide range of economic activities and ancillary uses, and take into account the needs of existing and future businesses." Section 2.8.2.1 states that, "Planning authorities shall plan for, protect and preserve employment areas for current and future uses, and ensure that the necessary infrastructure is provided to support current and projected needs." Section 2.8.2.3, states that, "Planning authorities shall designate, protect and plan for all employment areas in settlement areas by: a) planning for employment area uses over the long-term that require those locations including manufacturing, research and development in connection with manufacturing, warehousing and goods movement, and associated retail and office uses and ancillary facilities." Note that residential and sensitive land uses, commercial, institutional uses are prohibited in employment areas, to ensure their protection. Also, there are several relevant sections of the PPS 2024 that relate to Natural Heritage, for example: Section 4.1.1 states that, "Natural features and areas shall be protected for the long term." Page 120 of 295 Section 4.1.2. states that, "The diversity and connectivity of natural features in an area, and the long-term ecological function and biodiversity of natural heritage systems, should be maintained, restored or, where possible, improved, recognizing linkages between and among natural heritage features and areas, surface water features and ground water features." Section 4.1.5., states that, "Development and site alteration shall not be permitted in: ... d) significant wildlife habitat... unless it has been demonstrated that there will be no negative impacts on the natural features or their ecological functions." Section 4.1.7., states that, "Development and site alteration shall not be permitted in habitat of endangered species and threatened species, except in accordance with provincial and federal requirements." DHA staff is of the opinion that the proposed development conforms to the PPS 2024 since it would help the city to achieve complete community and would promote economic development and competitiveness by providing additional opportunities for diversified industrial (employment) use to meet long-term needs. The proposal would assist in realizing the employment uses that are planned for this employment area. Moreover, the proposed development would help to protect the natural features and functions of the abutting Huron Natural Area (HNA) by expanding the HNA through the dedication to the City of a 4.00 ha (9.9 acre) parcel of land abutting the HNA as a created wetland block and by establishing a setback / buffer between the proposed industrial lots and natural heritage features. Staff is of the opinion that the proposed purpose-built wetland that will be designed in accordance with the EIS will provide better wildlife habitat than the existing wetlands that were inadvertently created through unplanned grading and dereliction. Also, ecological function and biodiversity of natural heritage systems is promoted through the dedication to the City of a 30 -metre -wide wildlife corridor block to facilitate wildlife passage from the HNA to the nearby wetland / pond to the northeast. Regional Official Plan (ROP): The Region of Waterloo is an upper -tier municipality without planning responsibilities. The More Homes Built Faster Act, 2022, amended the Planning Act by transferring planning responsibilities from upper -tier governments across the Province, including the Region of Waterloo to local municipalities. The Region is responsible for commenting on the infrastructure and service delivery that the Region of Waterloo delivers to the community, such as Public Health and Paramedic Services, Affordable Housing, source water protection, water and wastewater infrastructure, transit and transportation, waste management, and the Region of Waterloo International Airport. As a result, the Region no longer has a ROP as it is now an Official Plan for area municipalities who are responsible for implementation of the ROP until it is repealed through a future Area Municipal planning exercise. The subject property is within the `Urban Area' and `Designated Greenfield Area', as shown on Map 2 — Urban System of the 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 ROP directs most of the region's future growth within the Urban Area to Page 121 of 295 delineated built-up areas through intensification. However, new development is also directed to designated greenfield areas, to accommodate some of the Region's forecasted growth. Development within both the built-up areas and designated greenfield areas is intended to contribute to the establishment of 15 -minute neighbourhoods which contain a broad mix of land uses where people can meet their daily needs for goods, services, and employment within a 15 -minute trip by walking, cycling, and rolling, and where other needs can be met by using direct, frequent, and convenient transit. The majority of the subject property is designated within the Regional Official Plan as 'Employment Area' on Map 3 — Employment Areas. The ROP states that such areas are protected for employment (industrial) uses. Commercial and Residential uses are not permitted in these areas. Part of the reason for these protections is to ensure that compatibility issues do not arise, between industry and more sensitive land uses and to ensure that industry can flourish without the need to scale -back to ensure compatibility. After the review and approval of the Environmental Impact Assessment submitted by the applicant in support of the proposal, the limit of the abutting `Core Environmental Feature' on Map 4 — Greenlands Network abutting the western fringe of the subdivision, has been refined based on site-specific details for the protection of Huron Natural Area. Accordingly, a portion of the subject property is now identified as `Core Environmental Feature' (Block 12). These lands will be conveyed to the City via a draft approval condition. Regarding Core Environmental Features, the ROP states 7.C.1 Core Environmental Features are those environmental features identified as being provincially significant or regionally significant. These features are the most significant elements of the regional landscape in terms of maintaining, protecting and enhancing biodiversity and important ecological functions. Core Environmental Features are designated as shown on Map 4. The Core Environmental Features designation applies to lands that meet the criteria as: (a) Significant Habitat of Endangered or Threatened Species; (b) Provincially Significant Wetlands; (c) Environmentally Sensitive Policy Areas; (d) Significant Woodlands; (e) Environmentally Significant Valley Features; or (f) Significant Areas of Natural and Scientific Interest. DHA staff is of the opinion that the application conforms to the ROP, since it would facilitate development and growth within the `Urban Area' that contributes to the establishment of 15 -minute neighbourhoods (i.e., complete community). Also, the proposal would facilitate the establishment of employment (industrial uses) which are intended within Employment Areas. In addition, the 'Core Environmental Feature' is proposed to be protected from development through the creation of a wetland on Block 11 and a setback / buffer along the western fringe of the subject property — and conveyance of this block to the City— as an expansion of Huron Natural Area. Page 122 of 295 City of Kitchener Official Plan (OP): The City of Kitchener OP provides the long-term land use vision for Kitchener. The vision is further articulated and implemented through the guiding principles, goals, objectives, and policies which are set out in the Plan. The Vision and Goals of the OP strive to build an innovative, vibrant, attractive, safe, complete, and healthy community. The subject lands are primarily within the Designated Greenfield Area, as outlined on Map 1— City Urban Area and Countryside. The Official Plan states that "Although much growth will be accommodated within the Built -Up Area, the Designated Greenfield Area is also an important location for planned growth. Development in these areas will contribute to a healthy, complete and balanced community. Generally, new development in this area will be planned and designed based on transit routes (existing and planned) and walkability." It should be noted that the section of Strasburg Road abutting the subject property is identified as a Planned Transit Corridor on Map 2 — Urban Structure of the Official Plan. Urban Structure: The majority of the subject property is identified as `Industrial Employment Areas' on Map 2 - Urban Structure of the Official Plan. The planned function of Industrial Employment Areas is to support and maintain economic activity in the city by providing an adequate supply of land for a range of industrial -related employment uses and appropriate accessory and ancillary uses. Employment growth and intensification is anticipated and encouraged within Industrial Employment Areas. DHA staff is of the opinion that the proposed subdivision conforms to the Industrial Employment Areas policies of the Official Plan, since the subdivision will facilitate employment uses. After the review and approval of the Environmental Impact Assessment submitted by the applicant in support of the proposal, the limit of the abutting `Green Areas' land use designation abutting the western fringe of the subdivision, has been refined based on site- specific details for the protection of Huron Natural Area. Accordingly, a portion of the subject property is now identified as `Green Areas (Block 12). These lands will be conveyed to the City via a draft approval condition. Per the Official Plan, "The planned function of Green Areas is to protect and conserve the ecological functions and features and passive and active recreation that these areas provide." DHA staff is of the opinion that the proposed subdivision conforms to the Green Areas policies of the Official Plan, since it will protect these lands from development through the creation of a wetland on Block 11 and a setback / buffer along the western fringe of the subject property — and conveyance of this block to the City — as an expansion of Huron Natural Area. Land Use Designation: The majority of the subject property is designated `Business Park Employment' on Map 3 — Land Use. The Business Park Employment land use designation applies to lands which Page 123 of 295 are planned as a unit and tend to be regarded as a prestigious location for certain industrial uses due to its access to major transportation corridors, high visibility, and distinct identity. This designation permits a wide range of manufacturing and other employment uses. DHA staff is of the opinion that the proposed subdivision conforms to the `Business Park Employment' policies of the Official Plan, since the subdivision will facilitate employment uses. Need for Employment Uses: Economic Development staff advises that there are currently less than 40 hectares (100 acres) of undeveloped land held by the private sector that can be developed for industrial / employment use within the City of Kitchener. When this supply of land has been developed, there will be no further land available for future industrial development. It is extremely difficult to create new employment areas. The proposed Plan of Subdivision represents the current demand from prospective industrial users, with lots between 0.7 and 1.2 hectares (1.7 and 3.0 acres). Industrial purchasers want the ability to design -build new spaces to meet their requirements and specifications, rather than divide existing, larger spaces, which is not economical. Advanced manufacturing is a critical industry sector representing 18% of Kitchener's local economy. Manufacturing in the Kitchener Census Metropolitan Area currently employs 71,900 people. The proposed Plan of Subdivision has the potential to create up to 1,800 new high value manufacturing jobs (i.e., 2.5% increase), including advanced manufacturing, with additional new jobs created within the local supply chain. Kitchener is one of the fastest growing Census Metropolitan Areas in Canada. Canada's highly educated and skilled workforce is an asset for manufacturers seeking talented professionals. The second phase of Conestoga College's School of Trades and Apprenticeship is designed to provide trades to support the local manufacturing sector. Innovation is paramount for ongoing success with research completed in partnership with the University of Waterloo and Conestoga College. Furthermore, manufacturers and innovators employ co-op students from the University of Waterloo, Wilfred Laurier University and Conestoga College, providing them with hands on practical experience enabling them to advance their learnings. In summary, partnerships between the manufacturing / employment uses that would be facilitated through the proposed Plan of Subdivision and local post -secondary institutions have the potential to create synergy and innovation that is beneficial to both, thereby benefiting the economy as a whole. In this case, the subject lands are currently planned for employment uses through the Official Plan (and zoning), and the lands are already included within Huron Business Park boundary. The proposed Plan of Subdivision represents a logical next step in developing Huron Business Park, noting that employment uses are the only suitable uses for these lands (not commercial or residential). Moreover, the subject lands have been disturbed since at least the 1940s and are not considered a Core Natural Heritage Feature. After the review and approval of the Environmental Impact Assessment submitted by the applicant in support of the proposal, the limit of the abutting `Natural Heritage Conservation' land use designation abutting the western fringe of the subdivision, has been refined based on site-specific details for the protection of Huron Natural Area. Page 124 of 295 Accordingly, a portion of the subject property is now designated as `Natural Heritage Conservation' (Block 12). These lands will be conveyed to the City via a draft approval condition. Per the Official Plan, "The primary intent of the `Natural Heritage Conservation' land use designation is to protect and/or conserve our natural heritage features and their ecological functions." DHA staff is of the opinion that the proposed subdivision conforms to the Natural Heritage Conservation policies of the Official Plan, since it will protect these lands from development through the creation of a wetland on Block 11 and a setback / buffer along the western fringe of the subject property — and conveyance of this block to the City — as an expansion of Huron Natural Area. As aforementioned, since the proposal conforms fully to the Official Plan, an Official Plan Amendment is not required. Zoning By-law 2019-051: The entirety of the subject property is zoned `Service Business Park Employment Zone (EMP -4)'. The purpose of this zone is to accommodate industrial uses and limited complimentary uses that support adjacent employment lands. Lands that are zoned 'EMP - 4' are to be located within 450 metres of existing or planned transit corridors (note that the subject site directly abuts a Planned Transit Corridor on Strasburg Road). The `EMP -4' Zone permits a wide range of industrial uses, including, for example: manufacturing (excluding noxious uses); repair operations; printing and publishing operations; recycling operations; Computer, Electronic, Data Processing, or Server Establishment. As aforementioned, the proposed industrial lots comply with the Zoning By-law. In this regard, a Zoning By-law Amendment is not required to facilitate the subdivision. In this regard, it is worth noting that the subject lands could be developed now with a large employment use, through a Site Plan Application, without any Council approvals (e.g., a large factory). This application is simply facilitating the technical division of land only (e.g., to create conveyable lots and streets). However, through this subject Subdivision Application, the City is able to leverage the Draft Approval conditions to comprehensively implement the EIS, including requiring the creation of a purpose-built wetland, setback / buffer to key environmental features, etc. Through a future housekeeping amendment to the Zoning By-law, DHA staff will ensure that the zoning is amended to be consistent with the refinements to the boundaries of the Natural Heritage Conservation land use designation (following the review and approval of the Environmental Impact Assessment submitted by the applicant in support of the proposal). Community Input and Staff Responses: Staff received written responses from 14 community members with respect to the proposed subdivision (9 community members provided written comments, while 5 requested additional information only). The comments received are included in Attachment `E'. A virtual neighbourhood meeting was held on September 4, 2025. It should also be Page 125 of 295 noted that staff was made aware of an online petition that relates to this application and a few other planning -related applications, all of which are adjacent to the HNA. At the writing of this report, the petition had not been submitted to staff and it claims to have "3,526 verified signatures." The petition is available here: https://www.change.org/p/stop-the- development-surrounding-the-huron-natural-area-in-kitchener. A summary of what staff heard from the community, and staff responses are noted below. i 1 no Ell I VA 81 no I I ink] N �46 property owners and tenants were circulated and notified. 14 community members provided comments by email or telephone. A City -led Virtual Neighbourhood Meeting was held on fill; � September 4, 2025 and approximately 28 different users logged on. What We Heard This is an area that is attached to the Huron Natural Area and should be maintained as a natural area for wildlife. This area is an invaluable ecological and cultural resource, and further development would significantly harm its delicate ecosystems. The proposed development poses risks to local wildlife, including at -risk species such as turtles, and would contribute to habitat fragmentation and environmental degradation. Staff Comment The City agrees that the Huron Natural Area (HNA) is a significant component of Kitchener's Natural Heritage System (KNHS). That is why the City has been acquiring properties there since the early 1990s, and has protectively zoned all of it as well. The lands that are the subject of this Draft Plan of Subdivision were never part of the HNA and are not part of the HNA. In addition, the subject lands are outside of the Core Natural Heritage Features (Provincially Significant Wetland and Regionally Significant Woodland). The subdivision lands are adjacent to the KNHS / HNA. Therefore, a comprehensive Environmental Impact Study (EIS) was required to be completed, reviewed and approved by the Province, the Region, the GRCA and the City. Recommendations for avoidance and mitigation are made in the EIS and will be implemented through conditions of approval. In this way, no adverse environmental impacts are anticipated. In fact, the biophysical environment will be enhanced with this application to provide higher quality habitat for wildlife. Is the setback / buffer to An EIS was required to be completed, reviewed and Huron Natural Area sufficient? approved by the Province, the Region, the GRCA and the Citv. Recommendations for avoidance and Page 126 of 295 Page 127 of 295 mitigation, including setbacks / buffers are made in the EIS and will be implemented through conditions of approval. The EIS was reviewed and approved by the City, the Region, the GRCA and the Province. How will the wildlife corridor The wildlife corridor connects the larger HNA to the work and how will it be west, the created upland / wetland Block 11, under the maintained? future McBrine extension via an appropriately designed ecopassage to Block 12, a 30m -wide wildlife corridor to be appropriately designed to provide access to a mostly natural wetland / pond to the northeast. Blocks 11 and 12 will be owned and maintained by the City in the fullness of time, after a period of years of monitoring by the Developer to ensure these habitats are functioning as intended. Final detailed design of Block 12 is required through Draft Approval conditions, to satisfaction of applicable agencies. Why are trees permitted to be Trees are permitted to be removed throughout the city removed adjacent to the under certain circumstances, and consistent with any Huron Natural Area? applicable bylaws, conditions of development registered on the title of properties, easements and/or study processes outlined in the City's Tree Management Policy. In this case, the Subdivider is required to follow the methods outlined in the Tree Management Policy and any conditions of approval. Unless hazardous, trees in any setback / buffer areas will not be removed; future study will confirm. The preliminary salt load The Region (responsible for groundwater protection / analysis conducted states risk management) advises that the applicant will be "...mitigative measures will be responsible for the cost of planning and implementing required for the proposed Site the recommended mitigative measures associated with Plan developments to address chloride impacts, including, but not limited to, salt potential impacts on management plans. The recommendations must be groundwater quality and Salt accepted by the Region, prior to implementation. Management Plans should be prepared for all industrial lots The Region must review and accept Salt Management within the proposed Plans (SMP) and Stormwater Management (SWM) development subject to the briefs for individual lots as a condition of draft plan Site Plan Approval process". approval. This review is to ensure that lot -level plans Who is responsible for these align with the overall SWM strategy for the subdivision, recommended mitigative which has been carefully reviewed by Regional staff measures? who are knowledgeable about and responsible for long- term source water protection. These staff will continue to provide input and oversight on how properties are designed and developed to protect groundwater quality from potential salt impacts as the subdivision builds out. Salt Management Plans are educational tools, though they do allow landowners to identify ways to lower winter maintenance costs and qualify for lower Page 127 of 295 Department and Agency Comments: The Draft Plan of Subdivision Application was circulated to all applicable City departments and other review authorities on February 16, 2023. Through the application review and recommended draft approval conditions, staff has addressed all comments. However, it should be noted that Six Nations of the Grand River Elected Council (SNGREC) provided written comments to the City, dated October 15, 2025 (see Attachment `D'). In addition to a discussion with SNGREC staff on October 10, 2025, DHA staff has provided the following response table: SNGREC Comment insurance premiums. Through the review/acceptance This proposal will result in process, they also contribute to final site design (e.g. by particularly severe impacts to identifying designated impervious snow storage Aboriginal and Treaty Rights. The locations). City and Regional staff are committed to land will not be returned to a natural ensuring that Site Plan Approvals for these blocks are state and will impact the reflective of recommendations in both the SWM briefs environment through emissions and and SMPs to reduce salty runoff. use of resources. As noted above, all stormwater from the proposed SNGREC requests a wetland subdivision will be directed through storm sewers to the compensation ratio of 3:1 on-site or Strasburg Stormwater Management Pond, located on 4:1 off-site. the opposite side of Strasburg Road — away from the HNA. No stormwater will be directed towards the HNA. It appears that this proposed DHA staff can confirm that all current Subdivision, development is within 10 km Official Plan Amendment, and Zoning By-law of the Haldimand Tract/Grand Amendment Applications have been circulated to Six River Corridor. What is the Nation of the Grand River Elected Council (SNGREC) plan to include the Indigenous for comments, including the subject application. See community in this proposed below section entitled, Department and Agency development? Comments for SGREC's comments and City staff responses. Department and Agency Comments: The Draft Plan of Subdivision Application was circulated to all applicable City departments and other review authorities on February 16, 2023. Through the application review and recommended draft approval conditions, staff has addressed all comments. However, it should be noted that Six Nations of the Grand River Elected Council (SNGREC) provided written comments to the City, dated October 15, 2025 (see Attachment `D'). In addition to a discussion with SNGREC staff on October 10, 2025, DHA staff has provided the following response table: SNGREC Comment Planning and Housing Policy / Development and Housing Approvals Staff Response This proposal will result in While it is true that the land will not be returned to particularly severe impacts to a natural state, the proposed subdivision will Aboriginal and Treaty Rights. The essentially benefit the abutting Huron Natural land will not be returned to a natural Area by expanding its borders and ensuring state and will impact the adequate setbacks to natural features. environment through emissions and use of resources. SNGREC requests a wetland The existing wetlands are anthropogenic compensation ratio of 3:1 on-site or ("human -made") — a result of abandoned 4:1 off-site. development / area grading, ecologically very immature, and can be considered to be having a negative environmental impact. City; GRCA (prior to recent mandate changes); the Ministry of Page 128 of 295 Page 129 of 295 Natural Resources (MNR); and the Ministry of Environment, Conservation and Parks (MECP) have deemed these wetlands eligible for removal as they are not environmentally beneficial to the Blanding's Turtle habitat, nearby Provincially Significant Wetland and/or Regionally Significant Woodland. Please include SNGREC in City staff confirms that SNGREC has been consultation on the detailed design included in the draft approval conditions as an of the wetland area. agency that must be consulted as part of detailed design of the created wetland. The presence of invasive plant This is part of the Detailed Vegetation and species is also a threat to the Habitat Creation / Buffer Planting Plans to be success of the wetland. SNGREC finalized after Draft Plan Approval and is requests the removal of invasive committed to in the EIS. Also, 5 years of species from the property before monitoring is required by the Overall Benefit wetland creation is finished and a Permit (MECP) as well as by the City. thorough monitoring and management plan for invasive species on the property extending for a minimum of 5 years which resets if invasive species establish in this wetland. What contingency plans will be The City will be taking a Letter of Credit for prepared for the wetlands in case of wetland creation and buffer planting. habitat failure, and how much contingency funding will be allocated for these contingency plans? SNGREC requests 41 m buffers from Buffers are best determined on a site-specific all wetlands. basis through completion, review and approval of a Scoped EIS. This has been done for this application and the proposed buffers in the site- specific EIS are supported by City environmental planning staff. The woodlot around lots 8, 9, and 10 Buffers are best determined on a site-specific is only given a 10m buffer despite basis through completion, review and approval of being directly connected to HNA. a Scoped EIS. This has been done for this application and the proposed buffers in the site- specific EIS are supported by City environmental planning staff. The three proposed turtle nesting The created turtle habitat, most specifically areas are all proposed within the Blandings Turtle habitat, has been assessed by 15m buffer, meaning that the nesting MECP Species At Risk (SAR) staff and an areas themselves do not have their Overall Benefit Permit WC -C-006-23 has been own buffers. issued by the Minister (MECP) under the Endangered Species Act (Section 17(1) and Clause 17 (2) (c)) on January 28, 2025. While exclusion fencing is important The purpose of the proposed Wildlife Corridor to reduce road mortality, it also (i.e., Block 12 on the Plan of Subdivision) is to Page 129 of 295 further restricts animal species, improve wildlife connectivity. Also, exclusion creating new hazards such as fencing specifications are to the satisfaction of predatory choke points, reducing the Minister (MNR) under the conditions of the potential nesting and foraging, and Endangered Species Act (ESA) permit. Further, reducing habitat connectivity. plans for such fencing can be reviewed by SNGREC requests that this is SNGREC as part of design after DP approval. compensated for by reducing the scale of this development and improving habitat connectivity. SNGREC requests that exclusion fencing includes access from the development side for small creatures in case they end up on the wrong side or travel from elsewhere. SNGREC requests the removal or The extension of McBrine Drive is necessary to deviation of the McBrine Drive have two means of access to the subdivision, for southerly extension away from the emergency services reasons [see Section 3.1 c) created wetland. SNGREC of the City's Emergency Services Policy], as well acknowledges that the southerly as to ensure efficient access to and through the extension is needed for emergency subdivision. Also, to protect wildlife from vehicles access, but requests the exploration travelling along the extension of McBrine Drive, of other options that could have an ecopassage under the extension of McBrine reduced environmental impacts. Drive will be constructed. In addition, if the McBrine Drive extension was removed or relocated, it would drastically change the lotting and road layout, significantly reducing the number of industrial lots and subdivision functionality. Through the future detailed design of the created wetland subdivision block, an increased buffer between the created wetland boundary itself and the McBrine Drive extension may be considered. SNGREC requests that native plant All plantings immediately adjacent to the Natural species are prioritized in Heritage System (NHS) must be consistent with landscaping efforts, and that the plant list for areas adjacent to the NHS (e.g. invasive or potentially invasive buffers / Created habitat in Block 11). This will be species are completely avoided. ensured through the City's approval of the design Please provide SNGREC with a for these areas. Staff can certainly share the landscape plant list before plans with SNGREC at that time. Staff has procurement begins. revised a recommended draft approval condition to include that SNGREC must be consulted regarding the species to be planted. SNGREC appreciates the City of The City would not accept the planting and Kitchener's commitment to replant release the Letter of Credit with unacceptable any shrubs that do not survive. levels of "die -off" of planted material. Please clarify what situations would In the City's experience, Landowners observe require tree removal within the bird these removal windows 100% of the time, as it is breeding and active bat season. expensive to have biologist sweeps concurrent SNGREC disapproves of this clause with removals. The City is obligated to give the Page 130 of 295 except for in hazardous situations such as trees that are expected to fall in a dangerous manner. alternative, as that is how relevant governing legislation is written since there may be circumstances like the one identified (e.g., hazards) that may arise. SNGREC requests that the buildings The City's Urban Design Manual contains and streetscapes are designed "Design for Wildlife" Guidelines, which are using bird and light friendly intended to be applied through the Site Plan practices. This includes minimizing Approval Process (includes bird -friendly reflective surfaces, creating visual practices). For example: markers on windows, and directing "All development is to meet a Dark Sky light downwards. compliant standard by using full cut-off fixtures with no uplighting (UO). A Dark Sky standard reduces light pollution, improving the well-being, health and safety of both people and wildlife and resulting in less energy usage." • "Migratory birds move through cities at night. In order to preserve dark skies and to lessen migratory bird strikes, consider automated lighting to reduce unnecessary interior light." • "Design the first 12m of a building to prevent bird strikes by limiting the potential for reflection of trees and sky through material choice and detailing." Copies of the department and agency comments are found in Attachment `D' of this report. The following reports and studies were considered as part of the subject applications: Planning Justification Report Prepared by: GSP Group, February 6, 2023 Updated Urban Design Brief Strasburg Technology Business Park Prepared by: GSP Group, dated May 2025, Amended September 2025 Amended Environmental Impact Study Prepared by: GHD, March 2025 Functional Servicing and Stormwater Management Report Prepared by: Walter Fedy, October 21, 2022 Preliminary Salt / Chloride Loading Analysis Prepared by: Walter Fedy, January 23, 2023 Page 131 of 295 Transportation Impact Study Prepared by: Paradigm Transportation Solutions Limited, June 2022 Planning Analysis and Conclusions: Development and Housing Approvals staff recommends approval of the Draft Plan of Subdivision Application, subject to the conditions outlined in this report. Staff also recommends that the associated Urban Design Brief be endorsed and be implemented through the recommended subdivision conditions and future Site Plan Applications. The development proposal represents good planning. The subject lands are outside of the abutting Huron Natural Area (HNA) and Core Natural Heritage Feature (Provincially Significant Wetland and Regionally Significant Woodland) and have been planned for employment uses since 1983. A wetland and setback / buffer to protect natural features will be created and conveyed to the City as an expansion to the abutting HNA. The proposed development represents a desirable balancing of interests, including creating viable lots for employment growth while protecting, expanding, and enhancing the abutting Core Natural Heritage Feature. STRATEGIC PLAN ALIGNMENT: This report supports the delivery of core services. FINANCIAL IMPLICATIONS: Capital Budget — The recommendation has no impact on the Capital Budget. Operating Budget - Upon registration, there will be ongoing operations costs for the maintenance of the sidewalks, streets, street trees, underground services, created wetland, wildlife corridor, and other infrastructure which is being dedicated to the City. In the long term, there will be repair and replacement costs for streets, sidewalks and services. Following registration, there will be ongoing revenue in the form of industrial property tax revenue. Development Charges will be paid to the City, the Region, and school boards at the time of building permit issuance. COMMUNITY ENGAGEMENT: INFORM — This report has been posted to the City's website with the agenda in advance of the Council / Committee meeting. Two notice signs were posted on the property and information regarding the application was posted to the City's website in February 2023 (and updated, as necessary throughout the review period). An additional postcard advising of the statutory public meeting would normally be forwarded to all residents and property owners within 240 metres of the subject property and those who responded to the preliminary notice, however due to the Canada Post Strike this was unable to be done. Instead, an email notice was provided on October 10, 2025 to everyone who provided written comments. A Virtual Neighbourhood Meeting was held on September 4, 2025. Notice of the Statutory Public Meeting was also posted in The Record on October 3, 2025 (a copy of the Notice may be found in Attachment 'C'). Page 132 of 295 CONSULT — The proposed Draft Plan of Subdivision Application was circulated to residents and property owners within 240 metres of the subject lands in February 2023. In response to this circulation, staff received written responses from 14 community members, which are summarized as part of this staff report and is appended in Attachment `E'. DHA staff also had one-on-one conversations with residents on the telephone and responded to emails. PREVIOUS REPORTS/AUTHORITIES: • Planning Act, R.S.O. 1990, c. P.13 • Provincial Planning Statement, 2024 • Region of Waterloo Official Plan • City of Kitchener Official Plan, 2014 • City of Kitchener Zoning By-law 2019-051 REVIEWED BY: Tina Malone -Wright, Manager of Development Approvals Barbara Steiner, Senior Environmental Planner APPROVED BY: Justin Readman, General Manager of Development Services ATTACHMENTS: Attachment A — Draft Plan and Conditions of Draft Approval Attachment B — Updated Urban Design Brief Strasburg Technology Business Park, prepared by GSP Group, dated May 2025, amended September 2025 Attachment C — Newspaper Notice Attachment D — Department and Agency Comments Attachment E — Community Comments Page 133 of 295 Subdivision Draft Approval Conditions Draft Plan of Subdivision Application 30T-23201 1700 Strasburg Road and McBrine Drive 2140221 Ontario Inc. 1. That this approval applies to Plan of Subdivision 30T-23201 for 2140221 Ontario Inc., as shown on the attached Plan of Subdivision prepared by the City of Kitchener dated October 16, 2025 which shows the following: Lot /Black Lot 1 Industrial Lot 0.88 Industrial Lots: 8.61 Lot 2 Industrial Lot 0.92 Lot 3 Industrial Lot 1.22 Lot 4 Industrial Lot 0.74 Lot 5 Industrial Lot 0.89 Lot 6 Industrial Lot 0.90 Lot 7 Industrial Lot 0.67 Lot 8 Industrial Lot 0.90 Lot 9 Industrial Lot 0.70 Lot 10 Industrial Lot 0.78 Block 11 Open Space / Created Wetland and Buffer 4.00 Open Space: 4.88 Block 12 Open Space / Wildlife Corridor 0.88 Streets A, Roads B, & C 1.76 1.76 Total N/A 15.25 15.25 2. CITY OF KITCHENER CONDITIONS: 2.1 That the SUBDIVIDER shall enter into a CITY Subdivision Agreement, to the satisfaction of the CITY Solicitor, respecting those lands shown outlined on the attached Plan of Subdivision dated October 16, 2025. This Subdivision Agreement shall contain the following conditions: PART 1 GENERAL CONDITIONS The SUBDIVIDER agrees to fulfill each of the following general conditions which follow: Terms 1.1 In this Agreement, a) "Area Grading, Erosion and Siltation Control Plan" means the plan showing the overall the grading plan for each Stage or Phase of a Subdivision being developed. This term applies during the initial grading of the site during the pre -grading stage. b) "Site Grading Plan" means the plan showing grading for a large area, not including single detached lots, usually showing the grades along lot lines and the direction of overland flow. This term applies to sites that will be subject to Section 41 agreements and associated grading and landscaping requirements. c) "Lot Grading and Drainage Plan" means the plan that is submitted to the CITY in concert with a building permit application for an individual lot showing proposed grades along the lot lines in accordance with the Lot Grading Control Plan, internal proposed lot grades, driveway grades, foundation footprint, top of foundation grades, setbacks, lot and building dimensions etc. d) "Lot Grading Control Plan" means the detailed overall grading plan Page 134 of 295 for each Stage or Phase of the Plan of Subdivision being developed showing the final grades for each lot corner, including slopes and embankments, surface water flow from the Lots or Blocks and grades on centerline of roads and overland flow routes. These are approved by the CITY's Director of Engineering During the Servicing Stage. e) "Drainage Control Plan" with Building permit is a plan that shows the site drainage and grading for the individual lot subject of the building permit. f) "Subdivision" means the geographical area of land covered by the draft approval. g) "Subdivision plan" shall mean that plan depicted on the Second Schedule to the Agreement. h) "Stage" means any area which is intended for separate registration. i) "Phase" means a portion of a stage for which separate servicing is intended. J) "Works" referred to in this agreement shall be in accordance with the standards identified in the CITY's Development Manual and shall include Engineering, Operational and Tree Planting and associated work(s) that will form part of public infrastructure. Any deviations therefrom have to be to the satisfaction of the CITY's Director of Engineering Services. k) "Draft Approval means the CITY's conditional approval of the proposed Subdivision Plan(s) for the lands described in the First Schedule hereto." I) "Lot" means a proposed Lot or Block depicted on the Subdivision Plan. Any references therein to a `Lot' also include a Lot or Block depicted on the registered Subdivision Plan." m) "A Streetscape Plan is a comprehensive plan that depicts the inter- relationship between engineering servicing, utility location (including Bell, Canada Post, ENOVA and CITY utilities), tree planting, driveway location, on street parking and priority lot location and coordinates these plan features so as to minimize conflicts between these." n) "A Priority Lot is a lot within a plan of subdivision located on a corner or at the end of a street which forms a terminating view to which particular architectural control and design will be required and may require particular orientation towards the street in order to achieve a desired urban design objective" Plan of 1.2 The final plan(s) for registration purposes shall be prepared in Subdivision accordance with the subdivision plan attached as the Second Schedule, dated October 16, 2025. Plan 1.3 a) Minor changes to said plan, acceptable to the CITY'S Director of Changes Development and Housing Approvals and not affecting the number of lots or blocks may be permitted without an amendment to this Agreement. b) Major changes to the plan or changes affecting the numbering of lots or blocks shall require approval and an amendment to this Agreement; and, c) deleted. Compliance Page 135 of 295 with 1.4 All works referred to within this document will be in compliance with Development the standards described in the CITY's Development Manual as Manual amended from time to time. Any deviation from these standards will require the approval of the CITY's Director of Engineering Services. Service 1.5a) The SUBDIVIDER shall pay the cost of installation of the following Payment and public services: Installation sanitary sewers, drainage works, area grading, lot level grading, multi use pathways, storm water management ponds, storm sewers, watermains, underground electrical distribution plant and lighting with attendant conductors, pipes, pedestals and transformers, driveway ramps, streets, roundabouts, traffic calming measures, pavements, curbs, gutters, fences in public rights-of-way, seeding and sodding, fences or boundary markers, constructed wetland habitat and wildlife corridor (including ecopassage), boulevard landscaping including trees, mailboxes, monuments, street name signs, traffic control signs, sidewalks, multi -use pathways and walkways and all necessary connections, other appurtenances and outlets to the foregoing services. b) The SUBDIVIDER shall install the public services defined in clause a) above to the CITY'S current subdivision standards, as set out in the CITY'S Development Manual and ENOVA'S Manual, each as amended from time to time, in accordance with the engineering plans and procedures approved by the CITY'S Director of Engineering Services or ENOVA'S Engineer. c) Notwithstanding clauses a) and b) above, the SUBDIVIDER shall install any other services including, but not limited to works and services on existing streets as are required to bring the subdivision and abutting and outlet streets up to the CITY'S current subdivision standards, as set out in the CITY'S Development Manual, as amended from time to time, all to the satisfaction of the CITY'S Director of Engineering Services. CITY/ 1.6 If the CITY or ENOVA undertakes to install certain work(s) ENOVA required by this Agreement, the SUBDIVIDER shall pay all costs of Service such work(s) prior to the commencement of such work(s) by the Installation CITY or ENOVA and the CITY or ENOVA may stop such work when funds provided are exhausted. Service 1.7 All service connections to be installed in the subdivision shall be Connection subject to the CITY'S standards and ENOVA'S regulations and no Restrictions connection shall be made to lands not directly abutting a street containing such service without the express consent of the CITY or ENOVA. Workforce 1.8 All work done under this Agreement shall be done expeditiously, in a Qualifi- good workmanlike manner by persons qualified and licensed in cations accordance with all applicable by-laws, statutes and regulations, and so as to cause a minimum of nuisance. Third Party 1.9 The SUBDIVIDER shall indemnify the CITY and ENOVA against any Claims legal liability for losses, damages, claims, demands, actions, suits Indemnity and costs arising directly or indirectly from anything done by the SUBDIVIDER or its employees, contractors or agents, in connection with the subdivision, whether or not in performance of this agreement, and provide proof of public liability and property damage insurance for this purpose in a form and amounts approved by the CITY'S Solicitor. CITY 1.10 The SUBDIVIDER shall be responsible to the CITY and ENOVA for Property the cost of damage done to any public service as defined in Section Page 136 of 295 Damage 1.5 a) on existing street(s) in the immediate vicinity of the subdivision, or the CITY'S or ENOVA's easements, during construction or building by anyone other than the CITY or ENOVA, unless the SUBDIVIDER demonstrates to the reasonable satisfaction of the CITY'S Director of Engineering that such damage was not caused by any employee, contractor, supplier or agent of the SUBDIVIDER, anyone building a home in the subdivision or any employee, contractor, supplier or agent of anyone building a home within the subdivision. If the SUBDIVIDER fails to repair such damage or pay to the CITY the cost of such damage, the CITY'S Chief Building Official may, in his/her discretion, refuse to issue any further building permits within the subdivision. Any dispute between the CITY and the SUBDIVIDER as to the responsibility for any damage shall be resolved in the discretion of the CITY'S consulting engineer and the decision of the CITY'S consulting engineer shall be binding on the CITY and the SUBDIVIDER. ENOVA 1.11 ENOVA shall exercise the CITY'S rights for those CITY works which Rights are under the control and management of ENOVA; however, the CITY'S Director of Engineering Services shall have overriding control with respect to the location and construction of such works. ENOVA shall exercise full rights for those works under its jurisdiction. Servicing in 1.12 Where the SUBDIVIDER has not completed servicing in accordance Public with any approved servicing plan and where the CITY'S Directors of Interest Development and Housing Approvals and Engineering Services consider it is in the public interest to provide such servicing within the subdivision to secure orderly development of the city, the CITY may, in its sole discretion, proceed with the engineering and construction of such services at the SUBDIVIDER'S expense and the cost thereof shall be a charge upon the subdivision and a debt payable by the SUBDIVIDER to the CITY upon receipt by the SUBDIVIDER of notice of the CITY'S decision. This provision shall extend to the servicing of adjacent privately held lands under usual circumstances. Default 1.13 The CITY'S Chief Building Official shall have the power to refuse to grant building permits in the subdivision at any time when the SUBDIVIDER is in default under this Agreement, subject to a period of notice that is reasonable considering the circumstances giving rise to the default. Charge on 1.14 The SUBDIVIDER charges the lands with the performance of this Land Agreement. Where the SUBDIVIDER sells any vacant Lot or parcel of land intended for individual ownership, it agrees to incorporate as a condition of the sale the requirement that the purchaser shall comply with all provisions of this Agreement that specifically deal with grading and work or services to be completed on or in such Lot or parcel. The SUBDIVIDER further agrees that it shall remain primarily liable for full compliance with all provisions of this Agreement dealing with grading and servicing provided, however, that when construction on any lot or block is completed, the grading of the lands is brought into compliance with the approved Lot Grading Control Plan and the requisite certification thereof is provided to the CITY, the obligation of the SUBDIVIDER with respect to the grading and servicing on such lot or parcel or any part thereof shall be at an end. This does not release the owner of such lot or block from being liable to keep the grading of same in compliance with the approved Site Grading Plan as may be required by the CITY. Compliance 1.15 Nothing in this Agreement exempts the SUBDIVIDER or anyone with Laws claiming by, through or under it from compliance with any by-law of the CITY or any statute or regulation of Ontario or Canada or any Page 137 of 295 other law, nor exempts it from any liability accruing to it as the owner of the lands. Further Acts 1.16 Each of the parties agrees to do everything within their power to carry out this Agreement to secure a development of good quality without adversely affecting surrounding development. To achieve the foregoing, and without limiting its generality, the SUBDIVIDER to the extent that it is in its power, agrees in particular as follows: a) to grant any additional easements to the CITY and ENOVA that may be found to be required within five years following the acceptance of the public services defined in Section 1.5; b) to proceed with any grading or other work necessary to facilitate servicing in the public interest by the CITY and ENOVA; c) that no obstructions will be placed on or be allowed to remain on any CITY or ENOVA rights-of-way, easements or streets; d) not to damage any adjacent CITY property; e) to carry out any lawful directions given by the CITY'S Director of Engineering Services or ENOVA'S Engineer; and f) to reserve the right to enter on any lot to do any necessary grading or regrading as required pursuant to Section 4.5 and prior to the completion of grading to the satisfaction of the CITY's Director of Engineering Services. Access for 1.17 a) Where, under the terms of this Agreement, the SUBDIVIDER Local conveys land to the CITY, School Board or other local board or Authorities commission for use for a school site, public park or other municipal purpose, the SUBDIVIDER shall, subject to the approval of the CITY, schedule its road construction to facilitate access to such lands at such time or times as may be required by the CITY in accordance with the approved staging. b) Further, the SUBDIVIDER shall permit the CITY and such local authorities to have temporary passage across any vacant portion of lands owned by the SUBDIVIDER as may be required in the public interest, to facilitate their construction programs. Orderly 1.18 The SUBDIVIDER agrees, when servicing commences, to proceed Servicing with the installation of the public services referred to herein as promptly as good practices permit. The SUBDIVIDER agrees that the CITY'S Director of Engineering Services may specify in what the services are to be installed and may require that such steps be taken as are in his opinion necessary to protect existing work, or to protect works already installed under this Agreement. Servicing 1.19 The CITY'S Director of Engineering Services and ENOVA'S Inspections Engineer shall have the right to inspect the work while it is in progress. This inspection may be done by officers or employees of the CITY or ENOVA or Consulting Engineers appointed by the CITY or ENOVA. In all cases, inspection fees shall be payable by the SUBDIVIDER. Additional 1.20 The SUBDIVIDER shall be responsible for and perform any and all Work additional work found to be necessary by the SUBDIVIDER'S Engineer due to site conditions. Where additional drawings or specifications are necessary, the SUBDIVIDER'S engineers shall prepare same and the SUBDIVIDER and its contractor will comply with such revised drawings or specifications when installing or constructing services or works pursuant to this Agreement. Page 138 of 295 Stop Work 1.21 The CITY'S Director of Engineering Services may cause work to be a) by distributing to prospective purchasers the land use plan for the neighbourhood in which the subdivision is located, prepared by the CITY'S Director of Development and Housing Approvals which is current as of the date of the subdivision approval, including any application(s) for development on the subject or adjacent lands. Notice shall be attached advising that the plan may be subject to change and that for updated information, inquiries be made at the CITY'S Director of Development and Housing Approvals; b) by displaying within all central sales offices, if any, within the plan of subdivision, the land use plan showing all newly registered, draft approved and formally submitted plans of subdivision. This plan shall be posted in areas accessible for public viewing and copies of the plan shall be made available to all prospective purchasers; c) by inserting in all agreements of purchase and sale to original occupants, the following: "The Purchaser has been directed to inquire at the CITY'S Director of Development and Housing Approvals as to any applications or concepts for development of adjacent properties. The SUBDIVIDER has not made any representation to the Purchaser concerning the zoning in effect of the development proposed for any lands adjacent to its development"; d) by inserting a warning clause in all agreements of purchase and sale respecting any lots or blocks in close proximity to a source of noise as may be identified elsewhere in this Agreement, advising prospective purchasers of their proximity to the noise, which may interfere with the enjoyment of property. The affected lots and blocks will be specified at the time of the registration of the plan. e) by inserting a statement in all agreements of purchase and sale for any lots or blocks abutting publicly owned open space, stormwater management areas or Core Natural Heritage Features, advising that permanent 1.2 metre high, chain link fencing (per the CITY's Development Manual), permanent wildlife exclusion fencing and / or an alternative marking system is required to be installed and maintained; and, f) by implementing and delivering all information contained in the approved Detailed Vegetation Plan and Tree Preservation / Page 139 of 295 stopped, when, in his/her opinion, the SUBDIVIDER is in default under this Agreement or the contractor is in default under its agreement with the SUBDIVIDER subject to a period of written notice that is reasonable considering the circumstances giving rise to the default or the effects and consequences of such default. When work has been stopped it shall not be resumed until conditions are satisfactory or safe or any necessary remedial work is done to the satisfaction of the CITY'S Director of Engineering Services, as the circumstances require. CITY 1.22 Where the CITY is a contributor to the cost of any services or work Contribution within the subdivision, any tender procedure or bid invitation to Work procedure shall be subject to the prior written approval of the CITY'S Director of Engineering Services. Dissem- 1.23 The SUBDIVIDER agrees that it shall disseminate, or contractually ination of obligate any person who buys any part of the Land from the Information SUBDIVIDER and who constructs a building on the land to disseminate, information about the subdivision and surrounding land use as follows: a) by distributing to prospective purchasers the land use plan for the neighbourhood in which the subdivision is located, prepared by the CITY'S Director of Development and Housing Approvals which is current as of the date of the subdivision approval, including any application(s) for development on the subject or adjacent lands. Notice shall be attached advising that the plan may be subject to change and that for updated information, inquiries be made at the CITY'S Director of Development and Housing Approvals; b) by displaying within all central sales offices, if any, within the plan of subdivision, the land use plan showing all newly registered, draft approved and formally submitted plans of subdivision. This plan shall be posted in areas accessible for public viewing and copies of the plan shall be made available to all prospective purchasers; c) by inserting in all agreements of purchase and sale to original occupants, the following: "The Purchaser has been directed to inquire at the CITY'S Director of Development and Housing Approvals as to any applications or concepts for development of adjacent properties. The SUBDIVIDER has not made any representation to the Purchaser concerning the zoning in effect of the development proposed for any lands adjacent to its development"; d) by inserting a warning clause in all agreements of purchase and sale respecting any lots or blocks in close proximity to a source of noise as may be identified elsewhere in this Agreement, advising prospective purchasers of their proximity to the noise, which may interfere with the enjoyment of property. The affected lots and blocks will be specified at the time of the registration of the plan. e) by inserting a statement in all agreements of purchase and sale for any lots or blocks abutting publicly owned open space, stormwater management areas or Core Natural Heritage Features, advising that permanent 1.2 metre high, chain link fencing (per the CITY's Development Manual), permanent wildlife exclusion fencing and / or an alternative marking system is required to be installed and maintained; and, f) by implementing and delivering all information contained in the approved Detailed Vegetation Plan and Tree Preservation / Page 139 of 295 Enhancement Plan (if applicable) set out in Sections 2.8 and 4.9, to prospective purchasers to ensure that the requirements of such plan(s) are carried out as specified. g) by inserting a statement in all agreements of purchase and sale for any lots or blocks abutting public open space or multi -use pathway corridors advising of the type and location of the facilities proposed within the public lands. Final 1.24 The SUBDIVIDER agrees that any person who is constructing a Grading and structure on the lands shall complete final grading including the Drainage installation and compaction of tree habitat soils, seeding or sodding of each lot in conformity with any site plan and Lot Grading and Control Plan as set out in Section 4.5 and in compliance with all provisions of the CITY'S Development Manual. Drainage 1.25 The SUBDIVIDER covenants that the grades and levels referred in Section 2.13 will be maintained and no lot will be filled, cut or encumbered so as to interfere with drainage, without the approval of the CITY's Director of Engineering Services. It is intended that this covenant shall constitute a restrictive covenant running with the land and each part thereof for the benefit of the subdivision and each part thereof, so far as may be, as a building scheme and for the benefit of the CITY'S streets in the subdivision provided, however, that when construction on any vacant lot or block is completed, all tree habitat soils are compacted and the grading of such lands is brought into compliance with the approved Lot Grading and Control Plan, and the requisite certification thereof is provided to the CITY'S Director of Engineering after the 2 year warranty period, the SUBDIVIDER shall not be responsible for subsequent filling, cutting or encumbering contrary to this section and the obligation of the SUBDIVIDER with respect to the grades and levels on such lot or block shall be at an end. This does not release the owner of such lot or block from time to time from being liable to comply with the provisions of this section. Street 1.26 The SUBDIVIDER shall maintain all road allowances within the Cleaning vicinity of the works within the subdivision free of mud, dust, litter and obstruction, that may occur directly or indirectly on account of construction within the subdivision, on a daily basis throughout the term of this Agreement. This obligation shall be at an end with respect to each street within the subdivision once all construction of structures on such street has been completed with the requisite certification of compliance with the Lot Grading and Control Plan and CITY's Development Manual provisions for all such structures having been provided to the CITY. The SUBDIVIDER, on receiving either written or oral notification from the CITY that work is required, shall immediately undertake such necessary work to clear and/or clean the road allowances. If the SUBDIVIDER fails to comply, the CITY may arrange for such work to be undertaken at the expense of the SUBDIVIDER. The monies for this work may be drawn from the securities referred to in Section 3.4 hereof. State of Site 1.27 The SUBDIVIDER agrees that, if construction within the subdivision ceases for a minimum period of six months, the site shall be put in a condition so as to prevent erosion including the installation of silt fences, wildlife exclusion fences, seeding, sodding or any other mitigated works to the satisfaction of the CITY's Director of Engineering Services in conjunction with the CITY's Director of Development and Housing Approvals and the CITY's Director of Parks and Cemeteries and that if such remediation is not undertaken by the SUBDIVIDER, the CITY may arrange to take the necessary action at the expense of the SUBDIVIDER. The monies for this work may be drawn from the securities referred to in Section 3.3 hereof. Page 140 of 295 1.28 The SUBDIVIDER agrees that, through Site Plan Applications, lot level infiltration galleries are required, to the satisfaction of the CITY's Director of Engineering Services. 1.29 The SUBDIVDER agrees that all Stormwater Management systems, including infiltration requirements, must meet CITY of Kitchener design standards and applicable Regional Municipality of Waterloo, Grand River Conservation Authority, and Provincial standards, to the satisfaction of the CITY's Director of Engineering Services. A 15% oversizing of infiltration measures must be incorporated in the design. PART 2 PRIOR TO AREA GRADING of the Subdivision: Prior to the commencement of any area grading of the subdivision, the SUBDIVIDER agrees to fulfill each of the following conditions: Area Grading 2.1 The SUBDIVIDER agrees to acquire a qualified Engineering Plan Consultant who shall prepare an Area Grading, Erosion and Siltation Control Plan to the satisfaction of the CITY'S Director of Engineering Services and those applicable CITY Departments or regulatory agencies determined by the CITY'S Director of Engineering Services at the time of draft approval. Soils Report 2.2 The SUBDIVIDER shall provide, as a component of the Area for Tree Grading Erosion and Siltation Control Plan, a soils report which Planting meets the requirements of the Urban Forest -Tree Planting and Establishment Section of the Development Manual to the satisfaction of the CITY's Director of Parks and Cemeteries. Grading 2.3 No area grading shall occur on the lands until such time as the Authorization SUBDIVIDER has received a letter of authorization from the CITY'S Director of Engineering Services to proceed, and then only in accordance with the accepted Area Grading, Erosion and Siltation Control Plan. Design and 2.4 Prior to grading or servicing, whichever shall occur first, the Grading for SUBDIVIDER shall prepare and receive approval of grading, Multi -use erosion and siltation control plan and detailed design drawings, Pathways including a cost estimate for the construction of the multi -use pathway with connection to the existing boardwalk/trail within Huron Natural Area, in accordance with the CITY's Development Manual and to the satisfaction of the CITY'S Director of Parks and Cemeteries and the CITY's Director of Engineering Services, in consultation with the CITY's Director of Development and Housing Approvals. Grading of 2.5 The SUBDIVIDER shall, at the time of area grading, fill, compact CITY Lands and grade in both a preliminary and finished form, topsoil and seed/sod those blocks shown on the plan as walkway or multi -use pathway, to the satisfaction of the CITY'S Director of Parks and Cemeteries. Grading plans and implementation within such blocks may include making a grading allowance for a minimum six metre wide flat area for future multi -use pathway purposes. Topographic al Features Noise Study 2.6 The SUBDIVIDER agrees that so far as good engineering practices permit, the existing topographical features will be preserved. Page 141 of 295 Subsurface 2.7 When the CITY approved Area Grading, Erosion and Siltation Soils Control Plan requires cut or fill, it shall be incumbent upon the Investigation SUBDIVIDER to recognize the details of the soil conditions for the affected portion of the Lands and to take all steps necessary to make the affected portion of the Lands adequate for building foundations. Therefore, immediately following area grading and prior to building construction, the SUBDIVIDER shall submit to the CITY'S Chief Building Official, soils and engineering reports prepared by a qualified Geotechnical Engineer, which shall contain the following: a) Details of such proposed grading operations, including specific areas required to contain structural fill, and a summary sheet and plan designating all lots and blocks within the plan of Subdivision in the following categories: i) lots and blocks with proposed footing elevations in native undisturbed soil; ii) lots and blocks with proposed footing elevations in/on structural fill material, placed under supervision and tested to determine that adequate bearing capacity was achieved; iii) lots and blocks with proposed footing elevations in/on structural fill material, which requires further testing by a qualified geotechnical engineer prior to the footings being poured; and iv) proposed footing elevations are defined as a minimum of 1.2 metres below the proposed finished grade as shown on the approved Lot Grading Control Plan; and, v) lots and blocks that have soils conducive for infiltration, and which could support the construction of infiltration galleries. b) In clauses ii) and iii) above, plans acceptable to the Chief Building Official shall be provided illustrating the limits of the structural fill material placed if it is less than the total lot or block area; and, c) No building permits shall be available for those lots and/or blocks in the affected stage until the required soils report has been submitted to the CITY'S Chief Building Official for approval, a reasonable time for review has transpired and the SUBDIVIDER has submitted to the CITY'S Chief Building Official a detailed list specifying the affected lots or blocks, arising out of the summary sheet provided in clause a) above and has received written approval from the Chief Building Official. Tree 2.8a) In consideration of the wooded character of the subdivision lands Management and the CITY'S desire to minimize the impact of development on /Detailed treed areas worth retaining, the SUBDIVIDER agrees to submit a Vegetation Detailed Vegetation Plan and to obtain approval from the CITY'S Plan Director of Development and Housing Approvals b) The SUBDIVIDER shall provide a digital copy of the approved Detailed Vegetation Plan (where applicable) showing the approved grading, to the CITY'S Director of Development and Housing Approvals C) The SUBDIVIDER shall implement all approved measures for the Page 142 of 295 10 protection of isolated trees, tree clusters and woodlands as approved in the Detailed Vegetation Plan (where applicable) and to provide written certification from the SUBDIVIDER'S Environmental Consultant to the CITY'S Director of Development and Housing Approvals that all protection measures have been implemented and inspected, in accordance with the CITY'S Tree Management Policy. Failure to 2.9 In the event the SUBDIVIDER fails to comply with Section 2.3, the Comply SUBDIVIDER shall be responsible for the regrading of all the lands within the plan, at their own cost and in accordance with the approved Lot Grading Control Plan to the Satisfaction of the CITY'S Director of Engineering Services in consultation with the CITY's Director of Parks and Cemeteries. Topsoil 2.10 The SUBDIVIDER shall topsoil and seed all areas not immediately Future used for development purposes immediately following the completion Development of area grading of such lands and in the event of winter conditions, by June 1 of the following year to the Satisfaction of the CITY's Director of Engineering Services. During 2.11 The SUBDIVIDER agrees to submit, obtain approval of and implement Development a Stormwater Management Report which includes a detailed "during SWM development" monitoring and response program of all Storm Water Monitoring related infrastructure and appurtenances. The program is to be approved by the CITY'S Director of Engineering Services in consultation with the CITY'S Director of Development and Housing Approvals, the CITY's Director of Parks and Cemeteries, the Grand River Conservation Authority and the Regional Municipality of Waterloo. The purpose of the "during development" monitoring program is to ensure the stormwater management facilities satisfy the design criteria specified in the appropriate Subwatershed Plan and/or other approved comprehensive study and to ensure erosion, sedimentation and siltation control measures are maintained and function as approved. The "during development" monitoring program is to extend until substantial completion of the development to the satisfaction of the CITY'S Director of Engineering Services. The developer further agrees to implement any remedial action deemed necessary as a result of the aforementioned monitoring program at their sole expense to the satisfaction of the CITY'S Director of Engineering Services. Post 2.12 The SUBDIVIDER agrees to submit, obtain approval of, and implement Development a detailed "post development" monitoring program in accordance with SWM the approved Storm Water Management Report for the Subdivision and Monitoring in accordance with the Amended Scoped Environmental Impact Study (GHD, March 2025). The program is to be approved by the CITY's Director of Engineering Services in consultation with the CITY's Director of Development and Housing Approvals, the CITY's Director of Parks and Cemeteries, the Grand River Conservation Authority, and Six Nations of the Grand River Elected Council (SNGREC). The purpose of the "post development" monitoring program is to ensure that the constructed wetland habitat and wildlife corridor and stormwater management facilities continue to satisfy the design criteria specified in the Stormwater Management Report, Amended Scoped Environmental Impact Study (GHD, March 2025) and appropriate Subwatershed Plan and to identify any specific additional maintenance requirements that may be necessary, including but not limited to invasive species control, erosion and sedimentation control measures. The "post development" monitoring program shall occur over a 5 year period from the installation of all habitat enhancements in Block 11 (constructed wetland and buffer) and Block 12 (wildlife corridor / ecopassage), in accordance with the recommendations of the Amended Scoped Environmental Impact Study Page 143 of 295 11 (GHD, March 2025) and MECP Permit WC -C-006-23, to the satisfaction of the CITY's Director of Engineering and Director of Development and Housing Approvals in consultation with the CITY's Director of Parks and Cemeteries and the Grand River Conservation Authority. Furthermore, the "post development" monitoring program shall coincide with the maintenance guarantee period required in the CITY's Standard Form Subdivision Agreement. The developer further agrees to implement any remedial action deemed necessary by the CITY'S Director of Engineering Services as a result of the aforementioned monitoring program at their sole expense to the satisfaction of the CITY'S Director of Engineering Services. Lot Grading 2.13 The SUBDIVIDER shall obtain approval of a Lot Grading Control Plan Control Plan showing the required elevation including slopes and embankments of each corner of each lot and block in the Plan and the required elevation(s) of the building site as well as the required direction flow of surface drainage which must be approved by the CITY'S Director of Engineering Services, in consultation with the CITY's Director of Development and Housing Approvals and those applicable regulatory agencies determined at the time of draft plan approval. Further, the SUBDIVIDER agrees to provide a digital copy of the approved Lot Grading Control Plan to the CITY'S Director of Engineering Services, and the CITY's Director of Development and Housing Approvals, once the plan is approved. 2.14 The SUBDIVIDER agrees that individual site plan applications within this subdivision shall be developed in accordance with the Council - endorsed Strasburg Technology Business Park Urban Design Brief, dated May 2025, as amended, and CITY of Kitchener Urban Design Guidelines for the Huron Trillium Industrial Employment Area, to the satisfaction of the CITY's Director of Development and Housing Approvals. 2.15 The SUBDIVIDER agrees that prior to area grading, any required grading and construction within regulated habitat of Species At Risk will be restricted to either the winter dormancy period or restricted to work zones that have been delineated with temporary fencing that prevents Species At Risk from entering work areas in accordance with Amended Scoped Environmental Impact Study (GHD, March 2025), all to the satisfaction of the CITY'S Director of Engineering Services and the CITY'S Director of Development and Housing Approvals the Ministry of Environment, Conservation and Parks (MECP) or Provincial Successor thereof. The SUBDIVIDER further agrees to regularly inspect and maintain the temporary exclusion fencing until such time as permanent exclusion fencing has been installed. 2.16 The SUBDIVIDER agrees that prior to area grading, servicing and registration of any stage within the plan of subdivision, whichever shall occur first, to obtain if necessary any permits and/ or approvals from the Ministry of Environment, Conservation and Parks (MECP) related to species at risk identified on the subject lands in accordance with the Endangered Species Act (ESA). Any measures required by MECP including but not limited to Overall Benefit Permit WC -C-006-23 issued by the MECP under the ESA (Section 17(1) and Clause 17 (2) (c)). and/or Mitigation Plan shall be to the satisfaction of the CITY's Director of Development and Housing Approvals with the MECP. Mitigation measures that are to be owned and maintained by the CITY shall be to the satisfaction of the CITY'S Director of Parks and Cemeteries and the CITY'S Director of Development and Housing Approvals, MECP or other Page 144 of 295 12 Provincial successor thereof. 2.17 A Planting Enhancement Plan for the buffer of the Core Natural Heritage Feature to the west, including the area of Block 11 immediately to the rear of Lots 8-10, shall be submitted and approved as part of the design of the subdivision to the satisfaction of the CITY's Director of Parks and Cemeteries in consultation with the CITY's Director of Development and Housing Approvals, the Grand River Conservation Authority in areas regulated under the Ontario Conservation Authorities Act, and Six Nations of the Grand River Elected Council (SNGREC), and the plan shall be implemented by the SUBDIVIDER, prior to registration. 2.18 All environmental mitigation measures outlined in the Amended Scoped Environmental Impact Study (GHD, March 2025), including but not limited to a wildlife relocation strategy focused on amphibians and reptiles, shall be implemented by the SUBDIVIDER to the satisfaction of the CITY's Director of Development and Housing Approvals appropriate milestone in the development of the lands. PART 3 PRIOR TO SERVICING Prior to the servicing of each stage of the plan, the SUBDIVIDER agrees to fulfill each of the following conditions: Engineering 3.1 The SUBDIVIDER shall obtain all engineering approvals from the Approvals Ministry of the Environment, Conservation and Parks (MECP), the Regional Municipality of Waterloo and the CITY and no servicing work shall commence except in accordance with engineering drawings approved by the CITY'S Director of Engineering Services. Stormwater 3.2 The SUBDIVIDER agrees to acquire a qualified Engineering Management Consultant who shall prepare a detailed engineering design and Design and report for storm water management and the constructed wetland Landscaping habitat and wildlife corridor (Blocks 11 and 12), and obtain approval thereof, from the CITY'S Director of Engineering Services, in consultation with the CITY'S Director of Parks and Cemeteries, CITY's Director of Development and Housing Approvals Division, Grand River Conservation Authority, Six Nations of the Grand River Elected Council (SNGREC), and those applicable regulatory bodies determined by the CITY'S Director of Engineering Services at the time of draft approval. In addition, the SUBDIVIDER shall have landscape plans for the constructed wetland habitat and wildlife corridor (Blocks 11 and 12) prepared by a Landscape Architect to the satisfaction of the CITY's Director of Parks and Cemeteries in consultation with the CITY's Director of Engineering Services and CITY's Director of Development and Housing Approvals Division. Page 145 of 295 13 Securities 3.3a) The SUBDIVIDER shall deposit securities in an amount not less than 60 per cent of the estimated cost of the public services set out in Section 1.5, as determined by the CITY'S Director of Engineering Services to ensure satisfactory performance of the SUBDIVIDER'S obligations under this Agreement as they pertain to the public services. b) Said security shall be an irrevocable letter of credit or other form of security acceptable to the CITY Solicitor and the CITY'S Treasurer. c) The CITY may reduce these securities proportionately when part of the public services are accepted and in accordance with the requirements of the Overall Benefit Permit WC -C-006-23, as may be amended , provided, however, that the reduction shall not result in less than 110 percent of the cost of the following above ground works or $5000.00 whichever is greater, not yet accepted in accordance with Section 3.4: surface course of asphalt, paved driveway ramps, curbs, gutters, fences, boulevard landscaping including trees and required soil habitat, constructed wetland and wetland habitat, multi -use pathways, street name signs, traffic control signs, walkways, and sidewalks. d) The SUBDIVIDER shall deposit securities in an amount not less than 100 per cent of the estimated cost of the Multi -Use Trail set out in Section 2.4, as determined by the CITY'S Director of Engineering Services to ensure satisfactory performance of the SUBDIVIDER'S obligations under this Agreement as they pertain to the public services in consultation with the CITY's Director of Parks and Cemeteries. At the CITY's discretion, the CITY may draw upon these securities to complete any uncompleted work related to the Multi -Use Trail, should the SUBDIVIDER not meet timeframes specified in Conditions 3.24 and 6.7. Warranty 3.4 The SUBDIVIDER shall warrant and guarantee and hereby warrants Period and guarantees all works and services provided for in Section 1.5, against all defects of material and workmanship for a minimum period of 5 years from its completion and acceptance and in accordance with the requirements of the Amended Scoped Environmental Impact Study (GHD, March 2025) and Overall Benefit Permit WC -C-006-23 issued by the MECP under the Endangered Species Act (Section 17(1) and Clause 17 (2) (c)). Acceptance of all services set out in Section 1.5 shall be in writing by the CITY'S Director of Engineering Services or the Engineer of ENOVA, under whose control and management the work falls. Underground works, up to and including the first course of asphalt, curb and gutter, may be accepted separately from above ground works. Each above ground work may be accepted on a street -by -street basis within each Stage. Warranty 3.5 Before release of the security set out in Section 3.3, the Securities SUBDIVIDER shall provide securities in a form set out in Section 3.3b) above in an amount equivalent to the value of fifteen percent of the value of works being considered for initial acceptance, or $5,000.00 whichever is the greater, to support the warranty and guarantee as provided in Section 3.4. Admin- 3.6 The SUBDIVIDER agrees to pay to the CITY'S Director of istration Fee Engineering Services, an administration fee of a percentage amount of the value of the cost of the public services, as determined by the CITY'S Director of Engineering Services, for the approval of engineering drawings. The said percentage amount of the fee shall be as prescribed by Council from time to time. Fifty (50%) per cent of the fee is to be paid prior to the first submission of engineering Page 146 of 295 14 drawings with the balance of the fee (50%) being paid prior to approval of the final set of engineering drawings. Contract/ 3.7 All servicing contracts between the SUBDIVIDER and any contractor Contractor for any work to be done pursuant to this Agreement shall be subject Approval to the approval of the CITY'S Director of Engineering Services and without limiting the generality of the foregoing, every contract shall: (a) be with a contractor acceptable to the CITY'S Director of Engineering Services; (b) contain a provision binding the contractor to file performance and material and labour bonds and liability insurance satisfactory to the CITY'S Director of Engineering Services, with in the case of liability insurance, the CITY named as an additional insured; (c) provide that the work of the contractor shall at all times be subject to the inspection of the CITY or CITY'S consulting engineer and be performed in accordance with the terms of this Agreement; (d) provide that the contractor shall co-operate with the inspectors and engineers at all times, submit materials used for any tests required and comply with any directions given by the inspectors and engineers, to ensure compliance with the plans and specifications; (e) provide that the contractor shall supply a work schedule which may be updated as deemed necessary by the CITY, for the approval of the CITY'S Director of Engineering Services which work calendar shall provide for the work to be carried forward with reasonable expedition and which work calendar shall be adhered to so far as is reasonably possible; (f) include an acknowledgment by the contractor that the contractor looks only to the SUBDIVIDER and not to the CITY for payment of this work. Servicing 3.8 If the SUBDIVIDER wishes to proceed with the installation of Prior to services set out in Section 1.5 prior to registration of the Subdivision Registration Plan, in addition to any other requirements set out in Part 3, the following shall also be required: (i) Approval of any required Detailed Vegetation Plans as set out in Section 2.8; (ii) Approval from the CITY'S Director of Development and Housing Approvals of the draft subdivision plan showing the final Lotting for registration of those lands being serviced. Such plan shall be submitted by the SUBDIVIDER and prepared in accordance with the plan modification required before registration and the approved Engineering drawings; and (iii) Written authorization from the CITY'S Director of Engineering Services following the completion of clauses i) and ii) above. (iv) Approval of an Overall Benefits Permit from the Ministry of the Environment, Conservation and Parks (MECP) Servicing 3.9 If the SUBDIVIDER receives authority to proceed under Section 3.8 Risk it acknowledges and agrees that such servicing is done at its sole risk and the SUBDIVIDER agrees to indemnify the CITY with respect to any claim or loss which may occur as a result of the registration of a Plan of Subdivision other than that approved in clause 3.8 ii). The cost of rectifying any works carried out under Page 147 of 295 15 Section 3.8 will be at the sole responsibility of the SUBDIVIDER. Decorative 3.10 The SUBDIVIDER shall confirm whether decorative street signage Street and street lighting will be used for the subdivision to the satisfaction Signage and of the CITY'S Director of Transportation Planning and ENOVA. Lighting Should these decorative elements be utilized, they shall be installed at the appropriate time frame and to the SUBDIVIDER'S cost, including the provision of 10% of the materials for future replacement/maintenance, to the satisfaction of the CITY'S Director of Transportation Planning, CITY's Director of Development and Housing Approvals, Kitchener Utilities, and ENOVA. Master Tree 3.11 The SUBDIVIDER shall prepare a Master Tree Planting Plan and Planting Plan associated details in accordance with the Urban Forestry Tree Planting & Establishment Section of the Development Manual, to the satisfaction of the CITY'S Director of Parks and Cemeteries in consultation with the CITY's Director of Development and Housing Approvals, and Six Nations of the Grand River Elected Council (SNGREC). Streetscape Plan 3.12 The SUBDIVIDER shall prepare a Streetscape Plan in general accordance with the Council -endorsed Strasburg Technology Business Park Urban Design Brief, dated May 2025, as amended, and CITY of Kitchener Urban Design Guidelines for the Huron Trillium Industrial Employment Area, to the satisfaction of the CITY's Director of Development and Housing Approvals, CITY's Director of Engineering Services, CITY's Director of Parks and Cemeteries, CITY's Director of Transportation Services and ENOVA. The Streetscape Plan shall be a comprehensive plan in accordance with Development Manual standards and other CITY standards that illustrates and coordinates the following in order to minimize any conflicts: a) Design and construction details for any centre median boulevards including low -maintenance sustainable plantings and decorative elements; b) Design and construction details for pedestrian crosswalks at key intersections identified in the plan as well as any multi -use pathways; C) Identify the potential locations for utilities including decorative light standards, decorative signage (including Huron Natural Area signage related to wayfinding, regulatory signage, and other information), transit stops and central mailbox facilities; d) Lot flankage treatment including such elements as decorative fencing, landscaping including boulevard trees where appropriate between the side yard fence and the sidewalk on corner lots; e) The location of priority lots, terminating lots or at gateway locations for which specific Architectural Features such as but not limited to windows, grills, porches, roof lines and architectural style on buildings located thereon will be enhanced; f) Design and construction details for traffic calming features including the centre median for the community multi use pathway crossings, alternate intersection treatment at the intersection such as a neighbourhood traffic circle or curb extensions, and traffic calming measures along such as Page 148 of 295 16 pavement narrowing, curb extensions, centre medians or other; g) Conceptually identify neighbourhood -scale entrance features within the daylight triangle and landscape buffer blocks at the main entrance into the subdivision as identified on the plan; These should only be located on private lots/blocks, not in the municipal right-of-way; h) Conceptually identify potential street tree planting locations for primary/priority streets and any intersections therewith, with enhanced treatments to be considered for the first street block (gateway entrance) location; Conceptually identify tree planting locations within the boulevard and associated infrastructure in accordance with the Urban Forestry Tree Planting & Establishment Section of the Development Manual and the Electrical Safety Authority Ontario and in consultation with Six Nations of the Grand River Elected Council (SNGREC) staff; j) Identify the location of driveways along the street; k) Identify the areas along the streetscape for on -street parking. The approved Streetscape Plan shall also ensure the following be considered in the approval of the Servicing drawings: Do not conflict with preliminary driveway locations and potential locations for utilities hydrants or community mail box facilities or Master Tree Planting Plan to the satisfaction of the CITY'S Director of Development and Housing Approvals and CITY's Director of Engineering Services in consultation with the CITY'S Director of Transportation Services, CITY'S Director of Parks and Cemeteries, Canada Post and Kitchener Utilities. ii. Provide that no driveways shall be installed within 1.0m of a street light pole or hydro pole or where the wheels of a vehicle would pass over any part of a submersible transformer vault in accordance with the CITY's Development Manual and to the satisfaction of the CITY's Director of Engineering Services in consultation with the CITY's Director of Transportation Services and Kitchener Utilities. iii. Provide that no sewer or water service will be installed within 1.5m of the centre of proposed submersible transformer vault or within 0.9m of a proposed electrical service stub and that no fire hydrant will be installed within 3.Om of a proposed street light pole or hydro pole. The SUBDIVIDER shall be responsible for ensuring that these separations are maintained to the satisfaction of the CITY's Director of Engineering Services in consultation ENOVA. iv. The location of concrete pads for the placement of the Community Mail Boxes shall be approved by Canada Post and shall be shown on the servicing drawings. Said pads are to be poured at the time of curb and or sidewalk installation within each Stage of the plan of subdivision to the satisfaction of the CITY's Director of Engineering Servicing, in consultation with Canada Post, the CITY's Page 149 of 295 17 Director of Transportation Services and the CITY's Director of Parks and Cemeteries. Should temporary locations be required prior to the installation of all curbs, sidewalks and boulevards for each phase, the temporary locations will be determined in consultation with Canada Post. 3.13 The SUBDIVIDER agrees that prior to area grading, servicing and registration of any stage within the plan of subdivision, whichever shall occur first, to obtain if necessary any permits and/ or approvals from the Ministry of Environment, Conservation and Parks (MECP) related to species at risk identified on the subject lands in accordance with the Endangered Species Act (ESA). Any measures required by MECP including but not limited to Overall Benefit Permit WC -C-006-23 issued by the MECP under the ESA (Section 17(1) and Clause 17 (2) (c)). and/or Mitigation Plan shall be to the satisfaction of the CITY's Director of Development and Housing Approvals in consultation with the MECP. Mitigation measures that are to be owned and maintained by the CITY shall be to the satisfaction of the CITY'S Director of Parks and Cemeteries and the CITY'S Director of Development and Housing Approvals with the MECP or other Provincial successor thereof. 3.14 The SUBDIVIDER shall submit a Detailed Geotechnical / Hydrogeological Investigation Report, to the satisfaction of the CITY's Director of Engineering Services. This report must distinguish the suitability of soils to support the infiltration of roof water. 3.15 The SUBDIVIDER shall submit a detailed water servicing report for the extent of lands that can be serviced by municipal water distribution network, to the satisfaction of the CITY's Director of Engineering Services, Kitchener Utilities, and Regional Municipality of Waterloo. 3.16 Prior to Servicing or Registration which ever shall occur first, the SUBDIVIDER agrees to retain a qualified Engineering Consultant who shall prepare a detailed engineering design and report for the storm water management in accordance with the Strasburg Creek Master Watershed Plan, Huron Road Construction Environmental Impact Study Implementation Report: Stormwater Management Report and the City of Kitchener Integrated Stormwater Management Master Plan (ISWM-MP) volume retention policy (the most stringent policy will apply) to the satisfaction of the CITY's Director of Engineering Services in consultation with the CITY's Director of Operations, the Regional Municipality of Waterloo and the Grand River Conservation Authority. The approved engineering design for Storm Water Management will include a maintenance program for a period of 2 years post 95% build out of the subdivision, which will ensure stormwater management facilities function as designed to the satisfaction of the CITY's Director of Engineering Services. Any maintenance required during this period, prior to the municipality assuming the facilities, shall be at the sole expense of the SUBDIVIDER. 3.17 Prior to Servicing, the SUBDIVIDER agrees to retain a qualified Engineering Consultant who shall prepare a detailed engineering design to upgrade the storm water outlet under Strasburg Road to the existing SWM facility, to the satisfaction of the CITY's Director of Engineering Services. The CITY's off-site works procedure is to be adhered to including posting of securities, signing agreements and the engineering consultant providing full-time inspection of works within CITY property. All off-site works are subject to a minimum two-year Page 150 of 295 18 warranty period from the time of initial acceptance. The cost of outlet upgrade is at the sole expense of the SUBDIVIDER. 3.18 Prior to Servicing, the SUBDIVIDER shall submit a detailed water balance, to the satisfaction of the CITY's Director of Engineering Services. 3.19 Prior to Servicing, the SUBDIVIDER agrees to provide a maintenance security that will form part of the SUBDIVIDER'S Letter of Credit as the current CITY of Kitchener standards as this site will outlet into an existing stormwater management facility. The amount will be 100% of the Engineer's estimated cost to clean out the pond a total of two (2) times, proportionately reduced by a percentage which equals the contributing volume of the subject lands compared to the total contributing volume of the pond, to the satisfaction of the CITY's Director of Engineering Services. Also, the SUBDIVIDER will be required to add the estimated cost to flush the storm sewers up to the SWM facility one (1) time. This estimated cost will be based on the CITY's current sewer flushing rate per metre of pipe, to the satisfaction of the CITY's Director of Engineering Services. 3.20 Prior to Servicing, SUBDIVIDER shall complete a pre -construction geotechnical/hydrogeological study to establish seasonally high groundwater elevations. Monitoring through construction shall continue to ensure established groundwater elevations are not impacted through construction. Individual site plan monitoring is not a requirement, however, foundation elevations will generally be set a min. 0.6m above groundwater elevation. 3.21 Prior to Servicing, the SUBDIVIDER shall submit municipal authorization and alteration of the Environmental Compliance Approval (ECA) issued to the CITY of Kitchener from the Ministry of the Environment, Conservation, and Parks (MECP) for any alterations to the CITY of Kitchener Municipal Sewage Collection and/or Stormwater Management system (including addition, modification, replacement or extension). 3.22 Prior to grading or servicing, whichever shall occur first, the SUBDIVIDER shall prepare and receive approval of grading, erosion and siltation control plan and detailed design drawings, including a cost estimate for the construction of the multi -use pathway with connection to the existing boardwalk/trail within Huron Natural Area, in accordance with the CITY's Development Manual and to the satisfaction of the CITY'S Director of Parks and Cemeteries and the CITY's Director of Engineering Services, in consultation with the CITY's Director of Development and Housing Approvals. 3.23 The SUBDIVIDER shall complete the construction of all multi -use pathways located within the associated Stage, within one year of registration or servicing, whichever shall occur first, in accordance with the CITY's Development Manual and to the satisfaction of the CITY'S Director of Parks and Cemeteries in consultation with the CITY'S Director of Engineering Services in accordance with the approved detail design drawings and development budget as detailed in clause 3.22, approved engineering drawings and the CITY's Development Manual. The SUBDIVIDER shall install at their cost the multi -use pathway with connection to the existing boardwalk/trail within Huron Natural Area including the grading of, granular base courses, all works to connect the multi -use trail to the existing boardwalk/trail within Huron Natural Area; surfacing, topsoiling, seeding, sodding and Page 151 of 295 19 restoration planting, and signage related to Huron Natural Area (e.g., wayfinding, regulatory signage, and other information). The SUBDIVIDER shall undertake all aspects of tendering and constructing the approved works. The SUBDIVIDER shall warrant and guarantee all multi -use pathway construction, including plant material warranty, against all defects of material and workmanship, and maintenance including watering for a period of 24 months from acceptance of the works. Within six months of issuance of the occupancy permit, the SUBDIVIDER shall complete all street tree soil habitat installation within the private lot and adjacent road allowance to meet the requirements of the CITY's Development Manual. Street tree planting shall be completed within one year of issuance of the occupancy permit. PRIOR TO APPLICATION OF ANY BUILDING PERMITS IN EACH STAGES Prior to the application of any building permits in each stage or phase of the subdivision, except as otherwise entitled prior to plan registration, and, notwithstanding any security arrangements set out in Section 3.3, the SUBDIVIDER agrees to fulfill each of the conditions which follow: Lot Grading 4.1 If not already undertaken, the SUBDIVIDER agrees to prepare a Lot Control Plan Grading Control Plan as required in Section 2.13 for each individual lot or block within the subdivision No building permit shall be issued in absence of the Lot Grading Control Plan. Soil 4.2 The CITY'S Chief Building Official may withhold the granting of Stabilization building permits until any required work such as soil stabilization, the placing of structural fill, installation of flood protection, special foundations, retaining walls or other work is completed to his/her satisfaction and has absolute discretion to refuse to grant building permits on any lots or blocks in the plan which, in the opinion of the CITY'S Chief Building Official, are unsuitable for building because of their rocky, low lying, marshy or unstable characteristics or which may be subject to flooding, until such time as all work which may be required to make such land suitable for building or protected from flooding, is completed to the satisfaction of the CITY'S Chief Building Official. Copy of 4.3 The SUBDIVIDER shall lodge both a mylar and digital copy of the Registered registered plan with the CITY'S Director of Development and Housing Plan Approvals immediately after the registration of the plan. Development 4.4 The SUBDIVIDER shall pay the CITY any applicable development Charges charges required by the CITY'S Development Charge By-law, as it may be amended from time to time. Lot Grading 4.5 The SUBDIVIDER agrees: and Drainage a) that a Lot Grading and Drainage Plan which shows foundation Plan elevations and the location of the proposed building, street furniture, all municipal services and any other submission requirements shall be submitted to the CITY'S Chief Building Official with every application for a building permit. The site grading plan shall also show the elevation of the top of the foundation wall(s) of the proposed building, in conformance with the approved Lot Grading Control Plan; b) verification from the CITY'S consulting engineer shall be provided that the site plan will comply with the approved Lot Grading Control Plan and Driveway Location Plan; and Page 152 of 295 20 Letters of 4.6 a) The SUBDIVIDER agrees that no building permits shall be issued Credit- with respect to any lot or block until such time as storm and sanitary Building sewers, water mains, hydro, gas (if applicable), first course of asphalt Permits/ road surface together with curb and gutter, and their related Occupancy appurtenances thereto are installed and accepted to the satisfaction of the CITY'S Director of Engineering Services and ENOVA. b) Notwithstanding clause a) above, the SUBDIVIDER may, at its option, provide a letter of credit for 100% of the estimated cost of the public services as set out in Section 1.5a) as determined by the CITY'S Director of Engineering Services and, subject to all conditions in this Agreement and in accordance with the requirements of the Overall Benefits Permit that require performance prior to the issuance of building permits, shall be entitled to building permits with respect to the lots to be serviced thereby; c) The CITY hereby agrees to reduce the said 100% performance guarantees from time to time to a minimum of 60% as services are installed and proof of payment therefor from the contractors involved is verified to the satisfaction of the CITY'S Director of Engineering Services and in accordance with the requirements of the Overall Benefits Permit. Further reductions may take place in accordance with Section 3.3 c); and, d) The SUBDIVIDER further acknowledges that there shall be no occupancy of any building until such time as storm and sanitary sewers, water mains, hydro, gas (if applicable), and first course of asphalt road surface together with curb and gutter, and their related appurtenances are installed and accepted to the satisfaction of the CITY'S Director of Engineering Services. Lot Grading 4.7 The SUBDIVIDER shall make a Lot Grading and Drainage Plan and and Master Tree Planting Plan of the subdivision available to all Drainage/Ma prospective purchasers, including builders. ster Tree 4.8 The SUBDIVIDER shall reassess all needs of trees to be maintained Manage- as set out in Section 2.8, immediately following the completion of area ment/Tree grading of a particular Stage or Phase. A Tree Maintenance Report as Maintenance outlined in the CITY'S Tree Management Policy detailing all Report recommended tree maintenance measures shall be submitted to and approved by the CITY's Director of Development and Housing Approvals, in consultation with the CITY'S Director of Parks and Cemeteries and Six Nations of the Grand River Elected Council (SNGREC). Page 153 of 295 ii) corner Lots where site service locations and building type have not been predetermined; iii) interior Lots having street frontage greater than 13.7 metres; iv) those Lots where buildings or structures are proposed to be located deeper on the Lots than as approved on the Detailed Vegetation Plan; and v) those Lots on which the revised grading will have an adverse effect on the vegetation which is to be saved, as determined by the CITY'S Development and Housing Approvals and as shown on the Detailed Vegetation Plan. b) The SUBDIVIDER shall implement all measures for the protection of trees to be retained as approved in the Tree Preservation / Enhancement Plan and in accordance with the recommendations of the Amended Scoped Environmental Impact Study (GHD, March 2025) and requirements of the Overall Benefit Permit WC -C-006-23 issued by the MECP under the ESA (Section 17(1) and Clause 17 (2) (c)) and to provide written certification from the SUBDIVIDER'S Environmental Consultant to the CITY'S Director of Development and Housing Approvals that all protection measures have been implemented and inspected in accordance with the CITY'S Tree Management Policy. Temporary 4.10 The SUBDIVIDER agrees: Access Roads a) to construct any required temporary access or temporary emergency access roads in the locations shown on the subdivision plan for the Stage or Phase to the satisfaction of the CITY'S Director of Engineering Services in consultation with the CITY's Director of Transportation Services at the cost of the SUBDIVIDER. The SUBDIVIDER hereby grants irrevocable licences to the CITY for access purposes on the lands on which such roads will be located, which the CITY will release when such roads are no longer required as determined by the CITY'S Director of Engineering Services; and b) that the temporary access or temporary emergency access roads shall remain in place until a second permanent access to the lands being serviced by such temporary access or emergency access is available. No building permits shall be issued for any Lots or Blocks subject to the foregoing licencees until the temporary access or emergency access roads on such Lot or individual parcel of land are no longer required, as determined by the CITY'S Director of Engineering Services, and are removed by the SUBDIVIDER to the satisfaction of the CITY'S Director of Engineering Services. Planting 4.11a) The SUBDIVIDER shall obtain approval of plans/drawings from the Strips CITY'S Director of Development and Housing Approvals for any lots/blocks abutting a Regional Road, showing a planting strip having a minimum width of 4.6 metres and a 1.8 metre high chain link fence. Such planting strip shall be developed at the SUBDIVIDER'S cost in Page 154 of 295 21 Tree 4.9a) Where the Detailed Vegetation Plan required in Section 2.8 has Manage- identified that there are trees to be retained in a Stage or Phase or ment/Tree that require further study, the SUBDIVIDER shall submit a Tree Preservation Preservation/Enhancement Plan for the same to the CITY'S Director Enhance- of Development and Housing Approvals in accordance with the ment Plan CITY'S Tree Management Policy for the following Lots or Blocks within the Stage or Phase: i) those Lots which are subject to site plan approval under Section 41 of the Planning Act. This is particularly important for Lot 9, which contains a small portion of the required 10 metre setback from the Regionally Significant Woodland; ii) corner Lots where site service locations and building type have not been predetermined; iii) interior Lots having street frontage greater than 13.7 metres; iv) those Lots where buildings or structures are proposed to be located deeper on the Lots than as approved on the Detailed Vegetation Plan; and v) those Lots on which the revised grading will have an adverse effect on the vegetation which is to be saved, as determined by the CITY'S Development and Housing Approvals and as shown on the Detailed Vegetation Plan. b) The SUBDIVIDER shall implement all measures for the protection of trees to be retained as approved in the Tree Preservation / Enhancement Plan and in accordance with the recommendations of the Amended Scoped Environmental Impact Study (GHD, March 2025) and requirements of the Overall Benefit Permit WC -C-006-23 issued by the MECP under the ESA (Section 17(1) and Clause 17 (2) (c)) and to provide written certification from the SUBDIVIDER'S Environmental Consultant to the CITY'S Director of Development and Housing Approvals that all protection measures have been implemented and inspected in accordance with the CITY'S Tree Management Policy. Temporary 4.10 The SUBDIVIDER agrees: Access Roads a) to construct any required temporary access or temporary emergency access roads in the locations shown on the subdivision plan for the Stage or Phase to the satisfaction of the CITY'S Director of Engineering Services in consultation with the CITY's Director of Transportation Services at the cost of the SUBDIVIDER. The SUBDIVIDER hereby grants irrevocable licences to the CITY for access purposes on the lands on which such roads will be located, which the CITY will release when such roads are no longer required as determined by the CITY'S Director of Engineering Services; and b) that the temporary access or temporary emergency access roads shall remain in place until a second permanent access to the lands being serviced by such temporary access or emergency access is available. No building permits shall be issued for any Lots or Blocks subject to the foregoing licencees until the temporary access or emergency access roads on such Lot or individual parcel of land are no longer required, as determined by the CITY'S Director of Engineering Services, and are removed by the SUBDIVIDER to the satisfaction of the CITY'S Director of Engineering Services. Planting 4.11a) The SUBDIVIDER shall obtain approval of plans/drawings from the Strips CITY'S Director of Development and Housing Approvals for any lots/blocks abutting a Regional Road, showing a planting strip having a minimum width of 4.6 metres and a 1.8 metre high chain link fence. Such planting strip shall be developed at the SUBDIVIDER'S cost in Page 154 of 295 22 accordance with the approved plans; b) Such planting strip shall be installed within the affected lots/blocks prior to the transfer of title of such lots/blocks to the first time occupants, or in the event of winter conditions shall be installed by June 1, immediately following such transfer of title; c) The SUBDIVIDER agrees to attach the approved planting plan to all agreements of purchase and sale of lots/blocks in which the required planting strip has not been installed due to winter conditions; and d) Further, if a physical noise attenuation barrier is required, the installation of such barrier shall substitute for the planting strip and fence. Traffic Signs- 4.12 The SUBDIVIDER shall install temporary street name and emergency Emergency access signs in each Phase or Stage of the subdivision at the cost of Response SUBDIVIDER to the satisfaction of the CITY'S Director of Engineering Services in consultation with the CITY'S Fire Chief and the CITY's Director of Transportation Services. Such signs shall indicate that such roads are not assumed by the CITY and are used at one's own risk. 4.13 The SUBDIVIDER shall design and construct all public rights-of-way and all services to the standards specified in the CITY of Kitchener Standards, Development Manual, Regional Standards and other applicable Provincial Standards, to the satisfaction of the CITY's Director of Engineering Services. 4.14 Prior to issuance of building permits, Street A, B, and C shall be constructed by the SUBDIVIDER to appropriate municipal standards and shall thereafter by dedicated to the CITY as public roads. In respect of these dedications, the SUBDIVIDER shall prepare and register any necessary reference plans and prepare all other documents required to complete the conveyances at the SUBDIVIDER's cost and expense. The dedications shall be free of all financial encumbrances to the satisfaction of the CITY's Solicitor. 4.15 For each Lots 1-3 and 8-10, a Scoped Environmental Impact Study shall be completed and submitted to the satisfaction of the CITY's Director of Development and Housing Approvals to demonstrate how lot development complies with the Amended Scoped Environmental Impact Study (GHD, March 2025) and the Overall Benefit Permit WC- C -006-23 issued by the MECP under the ESA (Section 17(1) and Clause 17 (2) (c)). PART 5 PRIOR TO RELEASE OF THE AGREEMENT Prior to the release of the Agreement from the title of any lot, the SUBDIVIDER agrees to fulfill each of the conditions which follow: Final 5.1 a) Prior to issuance of occupancy of the building and in accordance with Grading the current Building By-law, the SUBDIVIDER shall submit to the Consent CITY'S Director of Engineering Services in consultation with the Certificate Chief Building Official, a Final Grading Control Certificate prepared by the CITY'S consulting engineer which shall evidence that the final grading of the lot conforms to the Lot Grading Control Plan within reasonable tolerances, and that as so graded, the lot will provide for surface drainage in accordance with proper engineering practices. Failure to so provide the certificate within the timeline stipulated from occupancy of a building may result in the CITY'S Chief Building Official taking whatever action he or she deems necessary to obtain such certificate at the cost of the SUBDIVIDER. Receipt of the Final Page 155 of 295 23 Grading Control Certificate from the CITY does not absolve the SUBDIVIDER from their obligations as set out in Section 3.3 b) Within six months of the issuance of an occupancy permit for the building within each lot, the SUBDIVIDER shall submit to the CITY'S Director of Parks and Cemeteries a certificate prepared by the SUBDIVIDER'S Engineer which certifies that the final topsoil installation, compaction and grading of the lot meets the requirements of the Development Manual. c) Notwithstanding the sale of any land within the Plan, the SUBDIVIDER shall remain responsible for completing the final grading in accordance with the approved Lot Grading Control Plan, reserves the right of entry to enter on such land to complete any necessary excavation, filling, compaction, grading or regrading. d) When the CITY'S Chief Building Official has received a certificate from the CITY'S consulting engineer with respect to a particular lot or block, the CITY'S Chief Building Official may, upon an application, grant a certificate to confirm whether the lot or block is graded in accordance with Section 2.13 and 4.5 Once the Grading Certificate is issued by the CITY'S Chief Building Official, and the SUBDIVIDER'S consulting Engineer has certified the installation and compaction of the topsoil to meet the Development Manual requirements, the SUBDIVIDER is deemed to have met the obligations set out in Section 1.14. Final 5.2 The SUBDIVIDER acknowledges that upon satisfactory completion of Release all works and services in the affected stage or phase of the subdivision, completion of any remedial or maintenance work required and payment of all CITY accounts, the CITY may give a release on behalf of itself and ENOVA on the Plan or lots and blocks thereof, which release shall not, however, serve to release the Section 5.1 and other grading and restrictive covenant sections. ENOVA hereby constitutes and appoints the CITY its true and lawful attorney for the purpose of executing and granting the said releases. PART 6 OTHER TIME FRAMES The SUBDIVIDER agrees to fulfill each of the conditions which follow: Traffic Signs 6.1 The SUBDIVIDER shall pay for the cost for the installation by the CITY of permanent street name signs, emergency access signs, traffic control signs/devices, and Huron Natural Area signage related to wayfinding, regulatory signage, and other information in the subdivision prior to the placement of the first course of asphalt on a road, all at the cost of SUBDIVIDER, to the satisfaction of the CITY'S Director of Engineering Services in consultation with the CITY's Director of Transportation Services and CITY's Director of Parks and Cemeteries. The SUBDIVIDER shall provide a Letter of Credit for the cost of these signs and their installation to be paid to the CITY of Kitchener at time of issuance of building permits. At such time as the permanent signs are installed, the SUBDIVIDER shall remove, at its cost, the temporary signs referred to in Section 4.12. Monu- 6.2 The SUBDIVIDER will cause all necessary survey work to be done mentation and all necessary survey stakes to be provided at its expense as and Certification when required by the CITY'S Director of Engineering Services. Any standard iron bars, concrete monuments or monumentation of higher standards which are disturbed in the course of servicing or building shall be restored by and at the expense of the SUBDIVIDER. A certificate from an Ontario Land Surveyor or other evidence satisfactory to the CITY Solicitor shall be provided on a street by street Page 156 of 295 24 basis, prior to the release of performance securities for this item to the SUBDIVIDER. Surveyor's 6.3 The SUBDIVIDER shall submit to the CITY'S Chief Building Official a Certificate Surveyor's Certificate (Foundation Certificate) prepared by an Ontario Land Surveyor or professional engineer or certified engineering technologist confirming that the elevation of the top of the constructed foundation wall(s), conforms, plus or minus six (6) inches, to the elevation shown on the site plan. The SUBDIVIDER agrees that no further construction of the building beyond the foundation will proceed until the Surveyor's Certificate has been received by the CITY'S Chief Building Official. Tree 6.4a) Where a tree designated to be saved suffers minor damage due to Management- construction, the SUBDIVIDER shall implement remedial measures Implement- such as trimming, dressing, or bark doctoring at its cost and as Ation/ directed by its Environmental Consultant who prepared the approved Remediation Detailed Vegetation and Tree Preservation/Enhancement Plan (if applicable). b) Where a tree designated to be saved suffers major irreparable damage or is judged to be unsafe in the opinion of the SUBDIVIDER'S Environmental Consultant or the CITY'S Director of Development and Housing Approvals, the SUBDIVIDER shall remove and replace, at its cost, each such tree with one at least of equal value based on the tree value formula as set out in Guide for Plant Appraisal of the International Society of Arboriculture, Latest Edition. c) Tree replacements shall be located on the same Lot or Block as the tree requiring removal or at a location requiring enhancement within the subdivision. d) Furthermore, such remedial measures or tree replacements shall be approved and implemented to the satisfaction of the CITY'S Director of Development and Housing Approvals, prior to occupancy of the unit(s) where the damaged tree is located or, due to weather conditions, by the next planting season. Subdivision 6.5 The SUBDIVIDER agrees to maintain, to the satisfaction of the CITY'S Sign Director of Development and Housing Approvals, the subdivision Installation billboard signs in approved locations in conformity with the Sign By - and Removal law or subsequently approved locations and on lands under its title or under the title of its heirs, successors, or assigns, until ninety percent of the building permits for the subdivision have been issued or at such time as directed by the CITY'S Director of Development and Housing Approvals. Constructed 6.6 The SUBDIVIDER shall install all landscaping of constructed wetland Wetland habitat (Block 10) and wildlife corridor (Block 11), as outlined in the Landscaping Amended Scoped Environmental Impact Study (GHD, March 2025), and according to the timing/sequencing outlined in the Amended Scoped Environmental Impact Study (GHD, March 2025) and in consultation with Six Nations of the Grand River Elected Council (SNGREC). Construction 6.7 The SUBDIVIDER shall complete the construction of all multi -use of Multi -Use pathways located within the associated Stage, within one year of Pathway registration or servicing whichever shall occur first, in accordance with Construction the CITY's Development Manual and to the satisfaction of the CITY'S and Warranty Director of Parks and Cemeteries in consultation with the CITY'S Director of Engineering Services in accordance with the approved detail design drawings and development budget as detailed in clause 3.22, approved engineering drawings and the CITY's Development Manual. The SUBDIVIDER shall install at their cost the multi -use pathway with Page 157 of 295 25 connection to the existing boardwalk/trail within Huron Natural Area including the grading of, granular base courses, all works to connect the multi -use trail to the existing boardwalk/trail within Huron Natural Area; surfacing, topsoiling, seeding, sodding and restoration planting, and signage related to Huron Natural Area (e.g., wayfinding, regulatory signage, and other information). The SUBDIVIDER shall undertake all aspects of tendering and constructing the approved works. The SUBDIVIDER shall warrant and guarantee all multi -use pathway construction, including plant material warranty, against all defects of material and workmanship, and maintenance including watering for a period of 24 months from acceptance of the works. Within six months of issuance of the occupancy permit, the SUBDIVIDER shall complete all street tree soil habitat installation within the private lot and adjacent road allowance to meet the requirements of the CITY's Development Manual. Street tree planting shall be completed within one year of issuance of the occupancy permit. Priority Lots 6.8 The SUBDIVIDER agrees that no building permit shall be applied for or issued for the following Priority Lots unless the building designs are in accordance with the Council -endorsed Strasburg Technology Business Park Urban Design Brief, dated May 2025, as amended, and CITY of Kitchener Urban Design Guidelines for the Huron Trillium Industrial Employment Area and any elevation drawings signed -off by the CITY's Director of Development and Housing Approvals, to the satisfaction of the CITY'S Chief Building Official, in consultation with the CITY'S Director of Development and Housing Approvals: a) Corner (C) Priority Lots, being Lots 5, 6, and 7. b) Terminating Vista (T) Priority Lots, being Lots 2, 3, 8, and 9. c) Gateway (G) Priority Lots, being Lot 4. d) Lots Fronting Open Space and Strasburg Road, being Lots 1 and 10 Fencing 6.9 Prior to occupancy of the first unit or in accordance with the Core Natural recommendations of the Amended Scoped Environmental Impact Study (GHD, March 2025), the SUBDIVIDER shall install permanent 1.5 metre high, chain link fencing, permanent wildlife exclusion fencing and/or an alternate marking system which meets the fencing specifications of the Development Manual to the satisfaction of the CITY'S Director of Parks and Cemeteries along the perimeter of all lots /Public areas and blocks abutting publicly owned open space, Core Natural Heritage Features/Areas, stormwater management areas, or constructed wetland habitat and wildlife corridor, where required by the CITY. The CITY of Kitchener standard property boundary markers will be required along the perimeter of open space blocks where fencing is not required. Purchase/ 6.10 The SUBDIVIDER agrees to include a clause in Agreements of Sale notice to Purchase and Sale with buyers, or in Agreement of Purchase and Sale Home buyers with builders that will require the builders to include a statement in all Agreements of Purchase and Sale and/or Rental Agreements with buyers, that: a) Identify the presence of water pressure reduction devices, where applicable, and advises that these not be removed by the owner/ occupant; b) Advise that there may be of lot level infiltration galleries present and the requirement to maintain such facilities (as applicable). Page 158 of 295 26 Further, occupants/owners shall be notified in the agreement of the exact location, size and intent of the infiltration galleries. The wording of the statement shall be to the satisfaction of the CITY's Director of Engineering Services. c) Advise that due to the sensitive nature of groundwater and the proximity of GUDI wells in this area, the installation of geothermal wells may be prohibited. Sidewalks / 6.11 The SUBDIVIDER acknowledges that sidewalks and/or multiuse trails Multi -Use are required to be constructed on both sides of all streets within the Trails subdivision in accordance with the CITY'S Sidewalk Location Policies and Council -endorsed Strasburg Technology Business Park Urban Design Brief, dated May 2025, as amended. MECP 6.12 The SUBDIVIDER agrees that prior to area grading, servicing and Permits registration of any stage within the plan of subdivision, whichever shall occur first, to obtain if necessary any permits and/ or approvals from the Ministry of Environment, Conservation and Parks (MECP) related to species at risk identified on the subject lands in accordance with the Endangered Species Act (ESA). Any measures required by MECP including but not limited to Overall Benefit Permit WC -C-006-23 issued by MECP under the ESA (Section 17(1) and Clause 17 (2) (c)) and/or Mitigation Plan shall be to the satisfaction of the CITY's Director of Development and Housing Approvals in consultation with the MECP. Mitigation measures that are to be owned and maintained by the CITY shall be to the satisfaction of the CITY'S Director of Parks and Cemeteries and the CITY'S Director of Development and Housing Approvals in consultation with the MECP or other Provincial successor thereof. Agreement re 6.13 Prior to final approval, the SUBDIVIDER agrees to enter into an Permanent Agreement with the CITY to install the permanent fencing, wildlife Fencing and exclusion fencing, temporary paige wire fencing and the Core Natural Signage Heritage Area/Feature limit and interpretive signage, and that the fencing and signage be installed on public land to the satisfaction of the CITY's Director of Development and Housing Approvals. Construction 6.14 Prior to occupancy of each block, the SUBDIVIDER or subsequent of At -Source owner agrees to construct at source infiltration galleries where soils Infiltration permit, to the satisfaction of the CITY's Director of Engineering Galleries Services. Installation of infiltration galleries shall be supervised and certified by a qualified Geotechnical and or Engineering Consultant, at the SUBDIVIDER's or subsequent Owner's expense and to the satisfaction of the CITY's Director of Engineering Services through the Site Plan Approval Process. Conveyance 6.15 The following blocks identified by the Draft Plan of Subdivision dated to City and October 16, 2025 are acceptable as open space conveyance: Timing of Open Space/ Created Wetland and Buffer Block 11 4.00ha Constructed Wetland & Open Space / Wildlife Corridor Block 12 0.88ha Buffer Block Total Open Space blocks 4.88ha and Wildlife Corridor Block The Open Space Blocks shall be conveyed to the CITY immediately following: a) All requirements of the Overall Benefit Permit WC -C-006-23, as may be amended, have been discharged by the SUBDIVIDER, not before, and, b) The required monitoring period as outlined in the Amended Scoped Environmental Impact Study (GHD, March 2025), including invasive species monitoring, and monitoring or reports associated with the Overall Benefit Permit WC -C-006-23, as may be amended, have been successfully completed and accepted Page 159 of 295 27 by the CITY, including any required remediation, and c) That any required mitigation works or remedial measures related to the Overall Benefit Permit WC -C-006-23, as may be amended, have been successfully implemented, accepted by the CITY and Province, as appropriate (at the discretion of the CITY, and d) The lands have been inspected by the CITY and are in an acceptable condition, and e) The Management / Maintenance Plan for the turtle habitat, as outlined in the Amended Scoped Environmental Impact Study (GHD, March 2025) and Detailed Vegetation Plan / Implementation Report has been submitted to the satisfaction of the CITY's Director of Development and Housing Approvals Division. Moreover, the SUBDIVIDER agrees to convey to the CITY Block 11 and Block 12, at no cost and free of encumbrance. 6.16 All environmental mitigation measures outlined in the Amended Scoped Environmental Impact Study (GHD, March 2025), including but not limited to a wildlife relocation strategy focused on amphibians and reptiles, shall be implemented by the SUBDIVIDER to the satisfaction of the CITY's Director of Development and Housing Approvals at the appropriate milestone in the development of the lands 6.17 Pursuant to section 51(32) of the Planning Act, that this draft plan approval shall lapse 10 years from the date of draft plan approval unless an extension has been granted in writing by the CITY prior to that date. If an extension is not obtained before the lapse date, this draft plan approval shall be deemed to have lapsed under the provisions of the Planning Act, and the SUBDIVIDER shall have no further rights to proceed with registration of the plan unless and until draft plan approval is reinstated or re -issued by the CITY at the sole discretion of the CITY and subject to any revised conditions of approval as may be required by the CITY at the time of reinstatement or re -issuance. 2.2That prior to final approval of the plan to be registered, the SUBDIVIDER shall fulfil the following conditions: 1. The CITY Subdivision Agreement shall be registered on title, to the satisfaction of the CITY Solicitor. 2. The SUBDIVIDER shall submit copies of the final plan for registration to the CITY'S Director of Development and Housing Approvals and shall obtain approval therefrom. 3. The SUBDIVIDER agrees to commute all local improvement charges outstanding on any part of the lands and to pay all outstanding taxes on the lands. 4. The SUBDIVIDER shall install within the subdivision any required geodetic monuments under the direction of the CITY'S Director of Engineering Services, with co-ordinate values and elevations thereon and submit for registration the plans showing the location of the monuments, their coordinate values, elevations and code numbers as prescribed by the Surveyor General of Ontario. 5. The SUBDIVIDER shall make satisfactory arrangements with ENOVA for the provision of permanent electrical services to the subdivision and/or the relocation of the existing services. Further, the SUBDIVIDER acknowledges that this may include the payment of all costs associated with the provision of temporary services and the removal of such services when permanent installations are possible. Page 160 of 295 28 6. The SUBDIVIDER shall make satisfactory arrangements for the provision of permanent telephone services to the subdivision and/or the relocation of the existing services. Further, the SUBDIVIDER acknowledges that this may include the payment of all costs associated with the provision of temporary services and the removal of such services when permanent installations are possible. 7. The SUBDIVIDER shall make arrangements for the granting of any easements required for utilities and municipal services. The SUBDIVIDER agrees to comply with the following easement procedure: a) to provide copies of the subdivision plan proposed for registration and reference plan(s) showing the easements to ENOVA, and telephone companies and the CITY, to the CITY'S Director of Development and Housing Approvals. b) to ensure that there are no conflicts between the desired locations for utility easements and those easement locations required by the CITY'S Director of Engineering Services for municipal services; c) to ensure that there are no conflicts between utility or municipal service easement locations and any approved Tree Preservation/Enhancement Plan; d) if utility easement locations are proposed within lands to be conveyed to, or presently owned by the CITY, the SUBDIVIDER shall obtain prior written approval from the CITY'S Director of Development and Housing Approvals and CITY'S Director of Engineering Services or, in the case of parkland, the CITY'S Director of Parks and Cemeteries; and e) to provide to the CITY'S Director of Development and Housing Approvals, a clearance letter from each of ENOVA and telephone companies. Such letter shall state that the respective utility company has received all required grants of easement, or alternatively, no easements are required. 8. The SUBDIVIDER shall dedicate all roads, road widenings, and public walkways to the CITY by the registration of the Plan of Subdivision. 9. The SUBDIVIDER agrees that the streets shall be named, to the satisfaction of the CITY's Director of Development and Housing Approvals and the Region of Waterloo. Street names shall be shown on the final plan to be registered. 10. The SUBDIVIDER shall erect and maintain a subdivision billboard sign at each major entrance to the subdivision, in accordance with a plan approved by the CITY'S Director of Development and Housing Approvals, in accordance with the following criteria: a) The sign shall be in accordance with the CITY'S Sign by-law and shall be located outside the required yard setbacks of the applicable zone and outside the corner visibility triangle, with the specific, appropriate location to be approved by the CITY'S Director of Development and Housing Approvals; b) The sign shall have a minimum clearance of 1.5 metres, a maximum height of 6 metres, and a maximum area of 13 square metres; c) Graphics shall depict the features within the limits of the subdivision including, without limiting the generality of the foregoing, approved street layout, including emergency access roads, zoning, lotting and specific land uses, types of parks, storm water management areas, hydro corridors, trail links and walkways, potential or planned transit routes and bus stop locations, notification regarding contacts for school sites, noise attenuation measures, environmentally sensitive areas, tree protection areas, special buffer/landscaping areas, water courses, flood plain areas, railway lines and hazard areas and shall also make general reference to land uses on adjacent lands including references to any formal development applications, Page 161 of 295 29 all to the satisfaction of the CITY'S Director of Development and Housing Approvals; d) Approved subdivision billboard locations shall be conveniently accessible to the public for viewing. Low maintenance landscaping is required around the sign and suitable parking and pedestrian access may be required between the sign location and public roadway in order to provide convenient accessibility for viewing; and, e) The SUBDIVIDER shall ensure that the information is current as of the date the sign is erected. Notice shall be posted on the subdivision billboard signs advising that information may not be current and, to obtain updated information, inquiries should be made at the CITY'S Director of Development and Housing Approvals. 11. To expedite the approval for registration, the SUBDIVIDER shall submit to the CITY'S Director of Development and Housing Approvals, a detailed written submission documenting how all conditions imposed by this approval that require completion prior to registration of the subdivision plan(s), have been satisfied. 12. The SUBDIVIDER agrees that if servicing or grading has not commenced prior to final approval of the plan, a Detailed Vegetation Plan is to be submitted for approval by the CITY'S Director of Development and Housing Approvals. The Detailed Vegetation Plan shall also show approved grading. The SUBDIVIDER agrees to implement all of the measures identified in the approved Detailed Vegetation Plan including delivering all information contained in the approved Detailed Vegetation Plan to prospective purchasers to ensure that the requirements are carried out as specified. 13. The SUBDIVIDER agrees to have all proposed tree and shrub plantings on public rights of way reviewed and approved by the CITY'S Director of Parks and Cemeteries. 14. The SUBDIVIDER agrees to obtain the appropriate land use plan, from the City of Kitchener, for the area being subdivided in order to satisfy Condition 1.23 of the Subdivision Agreement. 15. The SUBDIVIDER agrees that prior to servicing or registration, whichever occurs first, to prepare an updated water servicing report which shall make recommendations that address water pressure within the limits of the subdivision to the satisfaction of the CITY'S Director of Engineering Services and the Regional Municipality of Waterloo. 16. The SUBDIVIDER shall confirm whether decorative street signage and street lighting will be used for the subdivision to the satisfaction of the CITY'S Director of Transportation Services and CITY'S Director of Development and Housing Approvals and ENOVA. Should these decorative elements be utilized, they shall be installed at the appropriate timeframe and at the SUBDIVIDER'S cost, including the provision of 10% of the cost of materials for future replacement/maintenance, to the satisfaction of the CITY'S Director of Transportation Services and ENOVA. 17. Prior to final approval, the SUBDIVIDER agrees to enter into an Agreement with the CITY to install the permanent fencing, wildlife exclusion fencing, temporary paige wire fencing and the Core Natural Heritage Area/Feature limit and interpretive signage, and that the fencing and signage be installed on public land to the satisfaction of the CITY's Director of Development and Housing Approvals. 18. Prior to Registration of all or any part of this Subdivision Plan, the SUBDIVIDER shall submit a detailed monitoring plan for the (largely adjacent) Core Natural Heritage Feature (containing Regionally Significant Woodland, Provincially Significant Wetland), its buffer areas, and created wildlife habitat and corridor (Blocks 11 and 12) on the subject lands as outlined in the Amended Scoped Page 162 of 295 30 Environmental Impact Study (GHD, March 2025), to the satisfaction of the CITY's Director of Development and Housing Approvals and the Grand River Conservation Authority, in consultation with Six Nations of the Grand River Elected Council (SNGREC). The detailed monitoring plan shall incorporate all of the on -property monitoring requirements outlined in permit WC -C-006-23 issued by the Minister of Environment, Conservation and Parks under the Endangered Species Act (Section 17(1) and Clause 17 (2) (c)). Furthermore, that the SUBDIVIDER enter into an Agreement with the CITY to implement any required remedial action deemed necessary as a result of the monitoring plan. 19. Prior to Servicing or Registration which ever shall occur first, the SUBDIVIDER agrees to retain a qualified Engineering Consultant who shall prepare a detailed engineering design and report for the storm water management in accordance with the Strasburg Creek Master Watershed Plan, Huron Road Construction Environmental Impact Study Implementation Report: Stormwater Management Report and the City of Kitchener Integrated Stormwater Management Master Plan (ISWM-MP) volume retention policy (the most stringent policy will apply) to the satisfaction of the CITY's Director of Engineering Services in consultation with the CITY's Director of Operations, the Regional Municipality of Waterloo and the Grand River Conservation Authority. The approved engineering design for Storm Water Management will include a maintenance program for a period of 2 years post 95% build out of the subdivision, which will ensure stormwater management facilities function as designed to the satisfaction of the CITY's Director of Engineering Services. Any maintenance required during this period, prior to the municipality assuming the facilities, shall be at the sole expense of the SUBDIVIDER. 20. The SUBDIVIDER agrees that prior to area grading, servicing and registration of any stage within the plan of subdivision, whichever shall occur first, to obtain if necessary any permits and/or approvals from the Ministry of Environment, Conservation and Parks (MECP) related to species at risk identified on the subject lands in accordance with the Endangered Species Act (ESA). Any measures required by MECP including but not limited to Overall Benefit Permit WC -C-006-23 issued by the MECP under the ESA (Section 17(1) and Clause 17 (2) (c)). and/or Mitigation Plan shall be to the satisfaction of the CITY's Director of Development and Housing Approvals in consultation with the MECP. Mitigation measures that are to be owned and maintained by the CITY shall be to the satisfaction of the CITY'S Director of Parks and Cemeteries and the CITY'S Director of Development and Housing Approvals in consultation with the MECP or other Provincial successor thereof. 21. A Planting Enhancement Plan for the buffer of the Core Natural Heritage Feature to the west, including the area of Block 11 immediately to the rear of Lots 8-10, shall be submitted and approved as part of the design of the subdivision to the satisfaction of the CITY's Director of Parks and Cemeteries, in consultation with the CITY's Director of Development and Housing Approvals and the Grand River Conservation Authority in areas regulated under the Ontario Conservation Authorities Act, and Six Nations of the Grand River Elected Council (SNGREC), and the Plan shall be implemented by the SUBDIVIDER, prior to Registration. 22. To satisfy all conditions in the Subdivision Agreement with timing identified as "prior to registration" and/or "prior to final approval". 23. Pursuant to section 51(32) of the Planning Act, that this draft plan approval shall lapse 10 years from the date of draft plan approval unless an extension has been granted in writing by the CITY prior to that date. If an extension is not obtained before the lapse date, this draft plan approval shall be deemed to have lapsed under the provisions of the Planning Act, and the SUBDIVIDER shall have no further rights to proceed with registration of the plan unless and until draft plan approval is reinstated or re -issued by the CITY at the sole discretion of the CITY and subject to any revised conditions of approval as may be required by the CITY at the time of reinstatement or re -issuance. Page 163 of 295 31 3. Regional Municipality of Waterloo Conditions: 1. That this approval applies to Plan of Subdivision 30T-23201 for 2140221 Ontario Inc. in the City of Kitchener, dated October 16, 2025, which shows the following: Lots 1 to 10 Industrial Block 11 Open Space Block 12 Open Space / Wildlife Corridor 2. That prior to final approval, Streets A, B and C be named to the satisfaction of the City of Kitchener and the Regional Municipality of Waterloo. 3. That prior to final approval, the subdivision agreement be registered by the City of Kitchener against the land to which it applies and a copy of the registered agreement be forwarded to the Regional Municipality of Waterloo prior to final approval of the subdivision plan. 4. That prior to final approval, the SUBDIVIDER submit detailed engineering drawings which show the removal and proper disconnection of the existing 300mm water service stub that was previously installed near the stormwater sewer outlet to service this property, to the satisfaction of the Regional Municipality of Waterloo. 5. That prior to final approval, the SUBDIVIDER complete a detailed stormwater management report to the satisfaction of the Regional Municipality of Waterloo. The report must include: ■ an assessment of whether the soils and the noted high water table can accommodate the infiltration volumes being proposed; and ■ the oversizing of infiltration galleries by 15% to account for decreased performance and/or disconnection. Furthermore, the SUBDIVIDER enter into a registered development agreement with the Regional Municipality of Waterloo to indicate that any future grading and drainage plan/SWM report submitted for site plan approval for Lots 1 to 10, all inclusive be in accordance with the approved Stormwater Management Plan for this subdivision, to the satisfaction of the Regional Municipality of Waterloo. 6. That prior to final approval, the SUBDIVIDER enter into a registered development agreement with the Regional Municipality of the Waterloo to require the completion prior to Site Plan approval, implement a Salt Management Plan for Lots 1 to 10, all inclusive, to the satisfaction of the Regional Municipality of Waterloo. 7. That prior to final approval, the SUBDIVIDER enter into a registered development agreement with the Regional Municipality of Waterloo to prohibit the installation of vertical open -loop and vertical closed-loop geothermal energy systems for Lots 1 to 10, all inclusive, to the satisfaction of the Regional Municipality of Waterloo. 8. That prior to final approval, the SUBDIVIDER enter into a registered development agreement with the Regional Municipality of Waterloo to prohibit Category A Land Uses (as described in Schedule B of the Regional Official Plan) for Lots 1 to 10, all inclusive, to the satisfaction of the Regional Municipality of Waterloo. 9. That prior to final approval, the SUBDIVIDER provide the Region sufficient funds for the future installation of two (2) 9.5m x 2m transit landing pads by the Region, to the satisfaction of the Regional Municipality of Waterloo. The cost of the landing pads to be determined based on the cost of construction at time of payment. Page 164 of 295 32 4. OTHER AGENCY CONDITIONS: Grand River Conservation Authority 1. Prior to any grading or construction on the site and prior to registration of the plan, the owners or their agents submit the following plans and reports to the satisfaction of the Grand River Conservation Authority. a. A detailed stormwater management report in accordance with the 2003 Ministry of the Environment Report entitled "Stormwater Management Planning and Design Manual". b. A detailed Environmental Impact Study. c. A detailed Lot Grading, Servicing and Storm Drainage Plan. d. An Erosion and Siltation Control Plan in accordance with the Grand River Conservation Authority's Guidelines for sediment and erosion control, indicating the means whereby erosion will be minimized and silt maintained on-site throughout all phases of grading and construction. e. The submission and approval of a permit under the Prohibited Activities, Exemptions and Permits Regulation from the GRCA prior to construction and/or grading in a regulated area and/or construction of the stormwater management outlet in a regulated area. 5. CLEARANCE CONDITIONS: 1. That prior to the signing of the final plan by the CITY'S Director of Development and Housing Approvals, the Director shall be advised by the Regional Commissioner of Planning, Development and Legislative Services that Conditions 3.1 to 3.10 have been carried out to the satisfaction of the Regional Municipality of Waterloo. The clearance letter from the Regional Municipality of Waterloo shall include a brief statement detailing how each condition has been satisfied. 2. That prior to the signing of the final plan by the CITY'S Director of Development and Housing Approvals, the Director, shall be advised by the telephone company that Conditions 2.2.6 and 2.2.7 have been carried out satisfactorily. The clearance letter should contain a brief statement as to how the conditions were satisfied. 3. That prior to the signing of the final plan by the CITY'S Director of Development and Housing Approvals, the Director shall be advised by ENOVA that Conditions 2.2.5 and 2.2.7 have been carried out satisfactorily. The clearance letter should contain a brief statement as to how the conditions were satisfied. 4. That prior to the signing of the final plan by the CITY'S Director of Development and Housing Approvals, the Director shall be advised by the Grand River Conservation Authority that Condition 4.1 has been carried out satisfactorily. The clearance letter should contain a brief statement as to how the conditions were satisfied. NOTES 1. The owner/developer is advised that the provisions of the Regional Development Charge By-law 14-046 are applicable. 2. The final plans for Registration must be in conformity with Ontario Regulation 43/96, as amended, under The Registry Act. 3. It is the responsibility of the Owner of this plan to advise the Regional Municipality of Waterloo and the City of Kitchener Development and Housing Approvals Division of any changes in ownership, agent, address, and phone and fax numbers. 4. The owner/developer is advised that the Regional Municipality of Waterloo has adopted By -Law 17-076, pursuant to Section 69 of the Planning Act, R.S.O. 1990 c. P.13, as amended, to prescribe a tariff of fees for application, recirculation, draft approval, modification to draft approval and registration release of plans of subdivision. Page 165 of 295 33 5. The owner/developer is advised that pursuant to Regional By -Law 17-076, the current fee for review of a road traffic noise study is $250.00, payable to the Regional Municipality of Waterloo upon submission of the study for review. 6. This draft plan was received on or after January 1, 2007 and shall be processed and finally disposed of under the Planning Act, R.S.O. 1990, c. P.13, as amended by S.O. 2006, c. 23 (Bill 51). Pursuant to section 51(32) of the Planning Act, that this draft plan approval shall lapse 10 years from the date of draft plan approval unless an extension has been granted in writing by the CITY prior to that date. If an extension is not obtained before the lapse date, this draft plan approval shall be deemed to have lapsed under the provisions of the Planning Act, and the SUBDIVIDER shall have no further rights to proceed with registration of the plan unless and until draft plan approval is reinstated or re -issued by the CITY at the sole discretion of the CITY and subject to any revised conditions of approval as may be required by the CITY at the time of reinstatement or re -issuance. 7. The Owner is advised that draft approval is not a commitment by the Regional Municipality of Waterloo to water and wastewater servicing capacity. To secure this commitment the owner/developer must enter into an "Agreement for Servicing" with The Regional Municipality of Waterloo by requesting that the Region's Planning, Development and Legislative Services Department initiate preparation of the agreement. When sufficient capacity is confirmed by the Region's Commissioner of Transportation and Environmental Services to service the density as defined by the plan to be registered, the owner/developer will be offered an "Agreement for Servicing". This agreement will be time limited and define the servicing commitment by density and use. Should the "Agreement for Servicing" expire prior to plan registration, a new agreement will be required. The owner/developer is to provide the Regional Municipality of Waterloo with two print copies of the proposed plan to be registered along with the written request for a servicing agreement. 8. To ensure that a Regional Release is issued by the Regional Commissioner of Planning, Development and Legislative Services to the City of Kitchener prior to year end, it is the responsibility of the Owner to ensure that all fees have been paid, that all Regional conditions have been satisfied and the required clearance letters, agreements, prints of plan to be registered, and any other required information or approvals have been deposited with the Regional Planner responsible for the file, no later than December 15th. Regional staff can not ensure that a Regional Release would be issued prior to year end where the Owner has failed to submit the appropriate documentation by this date. 9. The Owner is advised that the lands, or a portion of the lands, are subject to the Region of Waterloo International Airport Zoning Regulations issued under the federal Aeronautics Act. The purpose of the Regulations is two -fold: 1) to prevent lands adjacent to or in the vicinity of the Region of Waterloo International Airport site from being used or developed in a manner that is incompatible with the safe operation of the airport or an aircraft; and 2) to prevent lands adjacent to or in the vicinity of facilities used to provide services relating to aeronautics from being used or developed in a manner that would cause interference with signals or communications to and from aircraft or to and from those facilities. It is the landowner's responsibility to be aware, and to make all users of the land aware of the restrictions under these Regulations which may include but not limited to height restrictions on buildings or structures, height of natural growth, interference with communications, and activities or uses that attract birds. 10. The Owner is advised that the lands, or a portion of the lands, may be subject to Canadian Aviation Regulations Standard 621.19 issued under the federal Aeronautics Act. This Standard allows aviation officials to assess individual obstructions, namely buildings, structures or objects, to determine if they are likely to constitute a hazard to air navigation and consequently require marking and/or lighting in accordance with the Standards. Persons planning to erect an obstruction, namely a building, structure or object, including a moored balloon, either permanently or temporarily, should contact the Regional Manager, Aerodrome Safety (Ontario Region), Transport Canada at (416) 952-0248 as early as possible and provide the necessary information on the planned Page 166 of 295 34 obstruction using the Aeronautical Obstruction Clearance Form (#26-0427) issued by Transport Canada. 11. When the survey has been completed and the final plan prepared to satisfy the requirements of the Registry Act, they should be forwarded to the City of Kitchener. If the plans comply with the terms of approval, and we have received an assurance from the Regional Municipality of Waterloo and the applicable clearance agencies that the necessary arrangements have been made, the Manager of Development Review's signature will be endorsed on the plan and it will be forwarded to the Registry Office for registration. The following is required for registration under The Registry Act and the Region's purposes: One (1) original mylar Three (3) mylar copies Four (4) white paper prints Page 167 of 295 �. C3) ca a L� a woo coco(oN IN Q - o L6 N U M U) N J � � CO O (B Cl) M w�,, � 3 0 a W aai .0� � _ m y ��� U =� � = ca 10 H uj U) o --__� 5 N N 0 jai Q CL 90 0 O O aci > in■� N N U E \ — M � N ui 3lm d OON N r°S�b • ��� '' w Cl LU y �t^^ �`- Z�w. �U 5p2 O m \ B U \ 1 — Cl O E N � m r 1.3 `, N Q mcS o o (n D oo U 2 _ m d a _ /. -i ` Q� ,- 5 ' �iasrs��'°'•w' �m� c�� tcom Z� `--� , = Q oow ----------- % - I Er co moi o- J --- \ 0 a \ �o- v L N °o \ ¢ H U Q N a" 1 Z _ ► 04 a� I Al LO D q 0 D � @ O _ � n FM co Ln 0 0 Is cq (N rq LU CY) C) LU ul Lju. Lu kD cln ...... n . ...... cz.. Q ED U CD U) .......... tn Lu > LL LU . . ......... 4 1 nil 0- W Z U ! 5 CD 0 .... 0 LU 10 0 Z W n... .......... ......... z w w ID C..) U) w o (N. 0 w C4 IN) „.......i (N . ..... :: 1�0 N u N m q Ln IX lld� Isi co a) 0 0 LU CY) C) ul Lu kD cln ...... n . ...... cz.. Q ED U CD U) m I 11 11 c El ED] Im 0 11 lim 0C6 Ut Y u 0 I- (U 0 4� u i 0 rz 4� C: � 4 0 — U Q 0 4� '.6- 07 E 0 U cq O (1). Ln - 0Qi 0 U) Q t6 E u N m U +, Cq 0- 0— ma) > > 4-j wD M vT E to :-L- Q) o U m a) u 0) ID 07 a) (n -W 0 O E > -Y' u u 4� C •0- ru U - 4- -- u 0 a) 0 O 4� �O ur) -0 '-- (D (n C: 0 4� (1) 0 4� OL -0 c o a) m 4� 04 0 U m 0 u to cn a-) a 0 C: 4� 0 4� u m rl� DL .0 u V) r6 0 °o Ln a) > U) Ul) E 4� 0 a) o 0 > a) a) 4- m o c- a) 0 O L 0 C) C 0 t 0 OL w E — u LF-- c a) D . - m &-- u -= a) -1-1 4� 0 0 0 0 U) > in m Q) 4-j O%- > u u 0 M 0 Ln m D Ln 4� W m (3) r<' u o 0 Ul 0 D— D cl 0- 0 4� C)L 0 +JU u 0 o 0• o -j a) u -0 4� 4- a) a) L.. a) C: a) 4' Or) U c: ro L' — m v) -c- c C: (U U N (D CL 0 U C: (D (D Q- 0- a- ro - — Z - (u T -Z - < 45 C) (U U 1-- 00 0) 0 (0 Go I T 4- ()) V) va 00 O U 4-j 0 u Ln 4� C: a) Z a LO Ln a) a) 0) m :5 4- 4J 0 4� 4- C: 3: 0 C: c2 IV 0 m -- r- E c -0 -Q E 0 0 4-� Q) :3 0 a) n 0 -J 4� E LF- u u 0 CC 0 4� M u 4-j 4� U U U 41 4� u Cf) 42) loo a) 4� -r- ru 0 O U 4� 0 U) L(D a) C3) C: 4� o to m — Q)O O> 4- r 4- 0-M D' 0 o ru 0) 0 'o E 0 'cn: ?� 4-j w -0 u C: ru 0 .0 > 0 E C: ' - — ra 3) 4 U m V) 41 uU V) 0 W C 41 U -0 < 4� 4� u o 4�U >1 U) 4� 0- 0) U E uj 'X u o OLL z Z 0 r. w LL CO w w in 5z < A z6 "I ry 06 d" AL M z > w z Ye zoo m 4� 00 >) 4� U (-) 4- (a (1) (3) Ln 0 4� Ul) 0 4� 0 0 Ln > U) to T vi V) >M O)o o N 4J 41 Ln a) 4� 0) V) Ul) M- 0 4- 0 o 4- — 0 4- M 0 Lf) V) 4-j u > o 0 0 0 0 0 0'` 0 o x 0 �: 0 V) 0 4� 4 ' y vy (n 0 V) E S Ln -F- > 0 x V) 0 4� E t6 0 U 0 4� 0 0 OL V) Ln 0 Ln 0 -2 0 0 — Ln Cas 0 Z u > (D E 0 U E U -0 0) Ln a) 4-j > o U) ruE a E a -0 Q) o 0 0 0 (3) c 4� (3) 1 Ds,-- =4� 42 xa)mcwo LIJ -a c: '4� -a = 4- 0 4� (U L.. 0 c U) 0 o (3) (D 0 > 4-d # # V) 0 0 V) ru Q) of (D (D ♦ 4-j 4� (VD) Xx 0 wm 4� :3 (D u E (D (D rr E 0 0 > > m o 0 0 -0 _0 (D (D V) -,, a) C: E 0 >1 -0 #N 4� (D :3 0, W o 4- 0 4-j# (D (3) 7 4� o > (n L cc (Vn) (D 0) UO C: V) :3 0 F- ED E ED LL 6� 0) _0 4- c 4- u 0 0 a) V) q) :3 a) Z 7 v) Lnu) a) (U Ln c: M O>JM3ODOO -0 0 o 4� D- :L 0 0 0 0 c Ln Ln m 0 M > c u 0 (DQ) �7 -0 (3) > 4- 0 (3) u• 0 #V) (3 0) 0 u 4-j 4-j V) 0 4- 0 4� 0 :3 C LL C- 4- > > :3 7 4� 4-j C: (1) (1) 41 D- D- 0 0 0 0 0- CL (3) 0 4� Q) C) 0 -0 (3) (3) (3) C: (3) -- -- > 4-1 (3) m • • U V) V)# #V) 4� 0 -0 • CL 0 7 .��) 4� 4�• 0 0 0 0 Ln 0 4� 0 Ln > U 0 iii vi V) O)o o N > Ln a) 4� 0) 4N Ul) (3)E 0 :L- o 4- — 0 4- M 0 Lf) V) 4-j u > o 0 M 4� 0 o x 0 (n • 0 4� 0 0 Ln 0 > 'n E L.. a) 0 0 4� u 4- c 4- u 0 0 a) V) q) :3 a) Z 7 v) Lnu) a) (U Ln c: M O>JM3ODOO -0 0 o 4� D- :L 0 0 0 0 c Ln Ln m 0 M > c u 0 (DQ) �7 -0 (3) > 4- 0 (3) u• 0 #V) (3 0) 0 u 4-j 4-j V) 0 4- 0 4� 0 :3 C LL C- 4- > > :3 7 4� 4-j C: (1) (1) 41 D- D- 0 0 0 0 0- CL (3) 0 4� Q) C) 0 -0 (3) (3) (3) C: (3) -- -- > 4-1 (3) m • • U V) V)# #V) 4� 0 -0 • CL 0 7 .��) 4� 4�• ✓! G�,1WNir 1/!%rur, g r % 1/// //r ✓J Prr yfi>,'l r't �. rillr�riila i / rq %Ir°, r rl�lrp ( ron„iii Ai v .0 a) i , it rr / /r il9 rrr a!f m 2 U) [ b r 1J Y m 0r, /,j a 0 t- 71 1 /i0, a1)��� r/ r p�� /r p �- / �/i/rlD6i/D/%/%�l D � r✓Rr�I` '� ' OD d ' � ,, r ; � CU N r �- ' Cn u ... ra a� »>rMJ fir` ' r par//rr ✓ /( � / �� ��6��� �l l/, °s / u b/ �/ ll yl - fl, l/rr� r���j�/ '� ,l /al ur'✓a'"„ IBJ dui, //�// lrr /� ���a et/00; � ��� ll//r frr I n11 �r/ r//rr(rI//7 f(aOI` lil''r lo, ,r rn✓✓i% to O / G Gr O i„ I/ e r0 O /Diu „Ji r O U/ s Y, ` / / � "' (n U II N1u U / / ►',/ / / arrAl rr. a J 3 / ri n» »I&9,,a 7 / r li/f y� ✓ / ri�';, G!'/� r!, ✓// /!” %�'/ r/ % �� J/0", "r //�rlr/ll +1//J�IU I m J////ill/r r iib "Nyt J p i, ✓i„�,., ,;, �r„ °° r �///i/ri, r��,�, ,�j 'n Pj � ,;r6 y �r��� lilt/ /�.,r �i /i ' I/ * ',,, Jul/�1 �i��,/i/ilYrr r a ,/i�„ i ' nit '>// ///i Z,,,<,/,lrllA+r / ,. i► / ;, U U /r/ Q �/ fi � /��/l��/� � /%// al � mill: ✓ 1 ' /�/ �r� i Jrv� ,,r r �fi u romAOI lu�r /r ,t /yrrr�r S rG /r WAY, OfYZ % ri r r / o r fin /l�/i%/ � J � ✓ �/� r �J/� / G ,4 % �/i /rir �� Rg" / / /r / il'e+ O sir rigr� �,,� pug i r / ” � � � M ,� a Imo✓/� r J'"Yrn �r ' �r �/ 1, ° �� ��jr, rm +u O /Garr �ibirG r ( ji IJJ �� it r/ z '� ryYl Z O r/Am" //Uv � f!r / l Al / r / �ii 1i / /ip � r // �✓� , / / q %ill/i///// � o (,`llrfllli»1�� rr vir mr, I / G "If io i ll 31.�I����/f i i ,� u �.-, �. u HIM I n4 affiffew D .Ln c C 0 0 V) >1 > a) Ln 41Ql -r- • Z5 4w C: 4-j0vi 07 0 DL Ln CO u Ln 4� 0 Ln o E Ln EL m ro cn Y - •Ln 4-1 ra 0 4- > 1 V)Ln O 0 E u 0 u 0 •in 0 o 0 U m 41Ql -r- Z5 4w C: 4-j0vi 07 0 DL 4� u E Ln 0 — m cn Y - m M:a 4-1 ra > 1 V)Ln O o E u 0 u :3 41 cn >,.— 0 a) I.- (a u (n ru -61 u 0 a) > C: 41 4-j - 0 0 V; C: 0 V) yr cn U 0- > a) > 4-j -0-0 > -Y 0 4— -�-j ra ro E 0- -0 41 > 0 x o -0 :3 m 4� C: C7 ro 0 CL ro u4� 4� U 4- U C U M-0 ra 0 4- :3 O cn 0 0 0 -C OL (A ra ru CL fuo 4 0 (D 4-1 m - V� 0 4- :3 (a u)- 4� (A 4 � a) �c Q) ra 0 U — 07 -�) (n , 0 -T) (3) u U -0 (D a) 4� Fn D- a) 41 > U® > U0) c (3) C: > -Q 0 0 -E - 2 U V0 u 4� E 4a—) Q) n L- n -0 ur : 0- 0) V) M Gj :3C • a) ro -0 V) 0 LLJ >M CU —4CC�) o u >N 0 0 0 4Ca1 �) (a•o ): cc 0 u Q) CL) 0 > 0 :3 ru 0 U Q u M M M•4 -j m • E1 0 M M CL C: 0 ra m•au -- ra m 0 E o CL .2) Y 'M - c (a — C - u m v U q: -0 a) u f: -0 0 0 Ln C) U D 0- 0 0- -0 E > 0 C: u 0 E ro a (D 0 4- z a • C: U (U 4- LLJ 4- M 41 4- -U u 0 C: M 0 ■ c- V) u n Ln > ( u 4.j C: L > Ln c 0 (a = -C a) m Lu uj 0 (3) (1) o 0 4- U v 4F u (3) (f) 0 4� -0 w 0 V) (f) > 0 LL u - E 0) .2 4- (U 4� -6� -�.j -0 -0 c C: 0 (3) n Q) (1) = > > o o a) a) (3) ro 0 0 w 0 .2 o (7) 0• 4� :L� D L- - 0 .- 0 N 0 m m Z a) 0 'u- 0 U) V Vu) C7 0- r7 a) m 0- Ln Ln LO LLJ 0.- 0 -0 •Ln cn a o E 4� C: u 0 4� 0 u 0 4� C: 0 1- C: G) -a (1) E u CL) a) Ln 2! -r- U) 0 0 0 C: u x Q) > 4 41 Ln > 0 04� 4� C: -0 (n x Q) 0 vi V) ra 4-; c (3) W V) M (D (1) (3) 0 Uyr -0 ro E 0 > > .0 o (1) U 0 .- w C: u E m > (n 0 c- 0 .2 I-_ 0 z (n (D M m 0 4� 0 o > u d) m (a -0 m u 4-j z in m E E ro- >1 00 C: 0 MEN= D -0 C� 76 0 u -� 0 , --- c a) m w miQy U L4 — -- 4-j c: �-; U %— (n m -0 -61 LU 0 a) C: a) -0 E -0 CD r a) u) ai E 0 > u 0 Zi 4� E ` 0 -1-j 4-j 0 L .— 4� (n u -0 o co U c: -,, (D iT) 0 u 0) (n 0 0 in a) a) C:Q — u 0 :3 4-j 5 E a) C: w :3 (n < m > 0 cn u m -0 m D U -0 a) 0 Zj a) -0 u m m ui V) V) n -0 ur : 0- 0) V) M Gj :3C • a) ro -0 V) 0 LLJ >M CU —4CC�) o u >N 0 0 0 4Ca1 �) (a•o ): cc 0 u Q) CL) 0 > 0 :3 ru 0 U Q u M M M•4 -j m • E1 0 M M CL C: 0 ra m•au -- ra m 0 E o CL .2) Y 'M - c (a — C - u m v U q: -0 a) u f: -0 0 0 Ln C) U D 0- 0 0- -0 E > 0 C: u 0 E ro a (D 0 4- z a • C: U (U 4- LLJ 4- M 41 4- -U u 0 C: M 0 ■ c- V) u n Ln > ( u 4.j C: L > Ln c 0 (a = -C a) m Lu uj 0 (3) (1) o 0 4- U v 4F u (3) (f) 0 4� -0 w 0 V) (f) > 0 LL u - E 0) .2 4- (U 4� -6� -�.j -0 -0 c C: 0 (3) n Q) (1) = > > o o a) a) (3) ro 0 0 w 0 .2 o (7) 0• 4� :L� D L- - 0 .- 0 N 0 m m Z a) 0 'u- 0 U) V Vu) C7 0- r7 a) m 0- Ln Ln LO LLJ 0.- 0 -0 •Ln cn a o V) U (L) 0 4� C: 0 U — Jf; i 4- 4� 0 2 0 LO > 0 c u V) a) L.. 4� 2 D u m 4� 4� U Lo +; a) 4- (1) >; ro — 4� 41 ra — CZ u IM Q- Q- 4� < M 0O u C: a) U > u Q) U) ru > u > U) 0 CZ 4-j o mom, >E C: - a)4 -j (a) ra u _ 0 U Q) > Q 4� Zj 0 0- -C C: u U U a) C 0 0 0 a) -C- C -0 u E 0 E 4� 0 0) 7a 4-j m 4-j -C 0 > fu -Q u 0) V) 0 -a (D a > 0 > - > -0 w C: M U E m 4-j a) a) a) -0 L.. C: r < 0 —a) a) 0 a o -0 a) u C: u .- >, -1-1 &- ro U) m E 0u 0 0 4- a) n la Ln > 4-j -,., C: C: -i� -= Q) C: 4-J 4-j Q) u C: c 14- (n a) m m C: E > 0). , — 4- u :3 .- (a - 4-j LU :3 U) a) n- u -- a) :-L' 0 y 0 E a) Ln > (n 4-0 -0 (D M q- F- u ra > 0 > > V) m C: 2) u (1) L: > (n -a 4- UQa) D :3 0 u -r- u ra C: 0 M 4� M _r - a) -- —n m 0 4� (3 u) -a �: 0 0) 4� M 4� 0 4� (0 -,5 Q- u) 0 4� 4-j a) (3) I. - E 76 4-j 4-a > 0C: 0 HLi6 >1 U '-- 4� Ca 4� W Z 41 0i � 4� 4� 0 0 C: U Ln 0 0 >) 4� 0 U) — 'C V) 0 U > -Q u) -a 3: Q) c - U :3 _y u _y M 4� 0 c m DO- mu 0 M V) Q) C: 0 (D 0 0 a) ro C: 0 < -0 U -0 42' -.0- c- a) m 0) 0 E U V) ru Q) -0 -0 v) co -0 CL ro 4� — -0 4-j -0 u co (3) 4� M 0 (10++ 0) - c u) 0 a) 0to 4� _r 4- Z o 4� -- 4, -0 M 0- (nm 0 C_ m 0 C-4 C: u M c)) -Y C: u -0 4� a)(n 0 m 0) E 0 ra - 0) 0 m (n M Aj co D- Tj 4� 4-4 (D -5; (n Lf) a) -a o iz :-L- vT E Q) -6 o (D X !- C U) -0 -YU m ui < 0- -0 -0 0 -0 u m -0 LU Q) u E -o — m 0 -(OD () > W 4- 0 C: z MEN= 0 Ln a) (D < U 0 4-j 41 E m 0 m 0)— E W T u m m u u 0 4� 03 > E -C T3 > V) 0 0 O C6 7a.u- Q) 0 ro 0 !- 0 Lr) s.® :3 0 0 0 > U N C: -C: -0 C: 0 - C) 0 4- a) 3: U) E E co 4� 4� (1) > u C: > InIn a) o 0 0 l-. > E W 4- 0 E (n U) 4� U) 0 (1) - 4� CD -0 (3) U 4- r (a) u (J) 0 4� 0 4� m > 4- 0 Z� .- 0 m > o 0 T -u >3 - 0 C: E 0 -�-j 41 C: u 76 -0 4� 4- V) O m E m fu >, -,, 0 u OU Q) -0 0 0 0 Q) r C6 a 0 ONE= m m (D m U 4- -0 0 -0 (D 4-J — a E T 0 0 U 0 U 0 a) U Co 0 u 0 > 0 a) : : �� .¥ Q © t k � t # � o 0) 4-j 0 U) u) 0 4-j 0 (o I- u 4� m . FI) u 4- 0 4� C: .- M E 0) U Lo U) > 'n 0 o — ra CL C: 0 > > 0 4, . ul) U 0 :3 V)> 4� rCITC: ro ?: - -i 0 0 -- -0 u 0) 0 m :3 a) -,-o V) a) 0 (A 4� C: C: C) GL > (n 0 a) -�-) o 4- C: C6 ru u C: 0) Fn o 0 - V) ra (n 0 0 -0 - L') U) 4'- 0 V) 4' M > m C: C: 0 E CM: — 0 Cff 4� 0 4-j U M 0 4- V) E c -C- 0 u u o -j o 0 0 a) a) :D - Z; - iE m 4-j .0 a) I u -C a c a) c: 4-j 0 m cl� 0 4� ro 4� C)) C: Lo 4- a) a) 4-j (o -c- a 4� 0- a) a) — 4, - u 0- 4-j 0 (n V) (a 0 :3 -w 0 0 QL 0 U C) — C) :3 c -c- Ln Ln E OL 0) (n 0 0 > 4J C: 4� u o o o 0 4J 4� 4� 0 (1) 4� 0 C: 1-'1) 0 E a) 4, > o U) u CL o o - 0 4- 0 C: 0 0 (A J O0 4� I- QL V) Ln 4- 0 0 .— Ln 4� I- o Lo Ln -01� 0 C: 4-j -Q m (n Ln w :D a) 4- E = 0) C: 4� Z 0 0 Ln u 0 0- 4-j M (7) 5- Q Q (n > o 0 0 0 (L) Q) a) - 0 4� a) 0- a) -I- -- o o 4� CL Ln 0 U (n 42) 41 o 4� (a 0 d7 r 76 4- 07 Uf o 0) C: -0 (1) 0 0 .92 0 u -F, a) > (1) CU O 4- 4- 0 -6 E Fn 0 Q- UO0 > u > 0 >o > 0 .0 0 ' 4- U D D- m o (n 4� z u 0 4� - C: -0 cn 4-j y Q- 4� 4-j M U C— U u a) U 0 Evi "E E (n 0 V) 0 = U) 0 Q- -0 76 0 u C 0 > (A c 0 0 C: a) a m a) m a) 2 ro C6 0 > > 0 :3 0 C: m 0 E -z-; > T E 4-j a) U -4-� 0 0 C) ro 0 > u 0 4-j (n u 0 o 0 E 0 C37 a) > a) 4� Q- -0 Lp a) (D 4-j 0 ro -W % a) 0 (D C 4� 0 I- 0 o m o o E a, C: m — — a) a) 0 o a) u > y N vi 43 C6 0 E u w -W 0 > a) 0 V) a) 0 14- 0 0 W 0) 0 P M 0 a) u 0 0 (n u (1) U) QL S: M 4� 4� ((j (D u 0 -0 a) a) 0 C: 0 0 0 0 u 0) m U) m (a < a) n E -u ou -M In IN 10101 Im V) 4� V) 4� (A 1 0 Q) • 0 ► (L) 0 -Q(� 4� E >I a) 04� 0 -I.., LL 0 4� 0 4� -I.-j 4.1 a) 0 Ln a) 16 -8 E • a) (D 4� 0-0 0 Ln o o 4� U 4�CL r- -Q 0 U 41 Ln -C c1 L- 1E a) F -- LO 4� C) 4 -J 4� 4� 4� L.- E•11 ra -0 C: 4� 72 (1 (n - C) o .- ru > 0 0 U 0 , 0 0 a) (j) -a - �) u o u '(3 u u U) E- a) u 4� u 4� C: E E 0 0 4- a) 4� 4- M U a) 0 4, u 4� V) Lo o (1) c 4� 4� u o :3 m V) s2 cu 4� >t u o "w 4- Lf) a) � :3 E M (3) o 0 > u :3 � (3) C: a) QL -0 . La > a) 4� 0 4� 0 U 4- V) (D 0 u 0-- 0 cn (1) a) u (3) -0 a) u 4� 71 U U) U a) (1) Cf) -a 0OL E U r -r- V) Lo m -0 a.- 0L E 0 Ln n 0 4-J 4� U U Ln E u > (n 4-j 0 .0 U) 40 (n 'n > 4 u (n (n Ua) a) U a) 4� U 4� U(D < u > u a) 4-j a) 0 V) C: a) W a) w 4 -0 C: m E a) 0 (n — 4� 4(n � -C a) m F-- -0 a) �;3 Q -z"§ a" 81 4� 4� V) u 0 E 0 0 4-jL.. ®terL 4� O u U C 4-1 0 E 4- 4� u u x M 0 4-j OL e- U)i u> U 4'� 0 4� V) Ln CL (Tu U 4, �j . 4� 4- M a) a) a) Ln 0 4-j si� 44� 4� 4� 0) � 4� u -0 u U) Ln Lf) u u o u) 0 4� 2 4a U AZ M -- > r_ vO (3) U u C: 4� I.- 4-� 0 amp u U (D (D a) 4� Ln a) UuO -W -0 m u 0 0 = L.. U U 0 4--; O.® 0 [n T) a) o E --a m E tlu- -i E 40- E -Fo C: -2 >1 >1 u o C: In In a) In E ro 0 c: 0) In (D C: E U In Q) 0 ♦(A ro 0 C: > In ro In C:# # # 0 ra C: • M (D u In '-- w W 6 -0 c: u ro .— 0) a) M 0 E > ou rC3 0 U 0- 0 ui ro 0 0 0 In U .'-:: ro m u E 4-1 -C In :3 0 -4-1 ra (D► U In• > D U U ro U In • In a) In o In 0 a) u OMO wc:a)o%-.c 2� V) Ln 4-j o < > 4- 0 4-j C 0 0 8- 4- V)C) Q) 0 Ln • D 0 C) 0 07— N �7 0 -0 C) 17 •— V r- o m VM -u E -0 0 U-0 0 C 0 M3:C-Qo )U L.. -cmu 0 Q) > 4� V) 0 • U) # # V 0 o .2 u C) C) C) C) M 0 0 C) IA U N E m -- m . > 0 0 = 0 -0 tA 0) 0 0 u (A :E 4- E C) 0 -0Zi Ln .- C) u L) 0) Ln E V)(A M 0 Z3 V) Q 4 1 • Ln Ln 0 Q) 0 0 c 0 C ) -6� (A 0 4- C) c- 0 ( C) V) ) 0 C) C) 0 0c - Ln C) 0 E 4-j M C) CO ,m 40 0 4- Z -0 (D 0 4- 4� ro • 0 ID N• — 4-j M CL C (D a) rr4� . (o 0--C 0 0 M a) u (1) o Lo o M 0 E CL Crr L 0 c: o Q) 4'n u 0 U .- > U C C u 0U M 4� M E N c u u w Ln o 2- (1) E• - Q) 0) 0 (D cn 4� U) (1) 4-j 0 .- M o • QL 5 a) Q) -U 0 (n (D 0 a) 4- (D C M 0 0 4� ru (D > • rD #U M D ro (D ro 0 CLU- ro — u M (D m m E U C M 4� (0 (1) MI 775 U (1) # (D #E ( > 0 ) (1> -a ru E u 3: m M C 0C 0) w •— C 4- ro .- (1) 4- N Fn 0 —u 4� u m c- W -L' 0 :7- (U u 0- T (D o ro CC -4-1 M W 0 x W a o lu E 0 u ' 4- (a a)L.. 2� V) Ln 4-j o < > 4- 0 4-j C 0 0 8- 4- V)C) Q) 0 Ln • D 0 C) 0 07— N �7 0 -0 C) 17 •— V r- o m VM -u E -0 0 U-0 0 C 0 M3:C-Qo )U L.. -cmu 0 Q) > 4� V) 0 • U) # # V 0 o .2 u C) C) C) C) M 0 0 C) IA U N E m -- m . > 0 0 = 0 -0 tA 0) 0 0 u (A :E 4- E C) 0 -0Zi Ln .- C) u L) 0) Ln E V)(A M 0 Z3 V) Q 4 1 • Ln Ln 0 Q) 0 0 c 0 C ) -6� (A 0 4- C) c- 0 ( C) V) ) 0 C) C) 0 0c - Ln C) 0 E 4-j M C) CO ,m 40 0 4- Z -0 0 4-j M E ro 0 a) a) m (1) -4-1 --C 0 0 Q) 0 Q) u C 0 U .- > C c u Ln (1) 0 (1) E• cn (1) 4-j M o • 5 -U (n (D C: 0 x VT -0 1- 0 c — -0 M -4-1 a) C: 0 Ln 0 , a) -r- — u C: 0) C: u a) U C: -W m 1.- 0 u a = 0 (D -C- 4� V� 4 4- U a) ( - 4� 4� fu � 3: to C a) 3: 4� Ln 0-0 0 u w U) > 0 0 < u a) u 4-j u 0 0 0 U C)) a) -C C o 0 4- V) M 4� V) 4� 4� 0 o) -o ru < 0 4� :3 C: V) 0 Q) u U 4� -0 -0 4- U 4- (o a) > V) -Y -r- — a) > 0 4' to >1 m 0 a) (o u U 4� 0— to 0 L. D 0- U> y0 N U oC: U -0 m a) a) u -F- 0 C: CL (n O 4 :3 ur6 ' Q1 0-0 w 0--- 0 :3 o V) (D c: 0 u > 4� 4'L) 4 C: CL -0 1 t6 0 o w 0 L.: 4� -0 0 U -0 0 (D a) 1— 0 N 0) -r- > > 0 5 u u u-r- 4� c- cn 0 (D cn m V) u cq E > U a) -0 0-0 < a) V) U) '-, > 0 -0 0 u > a) -0 E 0- 4-j 4 0 � 0 4� Q) 0 -0 0 4- 4� C %-- C: V) 0 0 0 C, > M U 0 4- (L) %-- 0 :3 4- Q- (a a Ln z _ (a 4a M< (n Z 14-- 07 -77 aj 0 of (a c 0 0)0) r Z; 4- (1) U) E: U 4� c 4` a) U cn > - > > 14 a) 0 a) — C: V) U 0 — -0 -0 U -C a) tn L.. (a V) S.- E 0 0- as -0 C: a) 4� 41 m -0U d 0 -0 u U LLJ > E 4� 4� 0) 0 0 -0 Q (a > :E 0) 4� 4- u C: m C: > 0 0 u c CL (c C: u 0 (0 (a 0 0- V) a) LU > .T-- M a) E < 0) Q- > 0 C: 0 M 0 0 0 0 U) 0 a) 4- E q to Q m Ln -0 4� u of 4w a) u C: to M a) Ln u -0 U) 0) 0) u Ca N 0 4� Ln u C: -0 -0 0 U) -0 -0 Ln c C 0 71 V) -0 rc; :3 Zi co u 0 u 4- U 0 E m -0 0 m 0 Of 0 4-1 to a) C 0 C: a) 0 r 4- 0 0) < :D 4- C: M Z; -0 u _j a) U) a) (an' < 14E I- -C- 1--: CA r-) --I LO (n • Ln • > c 0 0 4-j 0 0).t= C: - U • a) Ln 0 o 0) 0 4-j (A• 0 C•) aj o 0Oo —woo C- () o CC) • 4-j V) 0 0 o -Q -Q'�) ul u - < 0 0• u < -0 Lo w 0 0 a) a) 0 Cu) 0 •C) M 1-.0) OL 0 M >; 0 LL - 0 0 0 -- w 0 0 -0 C) D 0 V) n- ,- 0 o0 C) -0 U 4� 4� (L) u U 0 -0•a) u E -0 :D U - 0 6� E•4 -j :3 E 0 0 # > 41 u LL 4� L6 < m 1 M m 0 7 0 f u 4.1 a) .-L 0 > a) U) ME E :3 E w 0 -c a) C: .E M E .0- - > 4 E +,a) 4- E 0 4- a) n- 3 — : M (A m 0 > 4, o 4- 0) 0 u 0 C: o N 4- ru•E '1-- ru • M M 4- > 0 4� L- Q- ra 0 (a -0 L.. 0 o D- — -�-j u u a) 0 • _ 41 a) or O u N -- V) 0- > u u 4-j > x -C • C: 0 0 a) u M OD �: 0) M 0 0 0 • 4� > -a • M > 0• Q) > 0 (n c- — a) x u D U) a) 41 M w < 0 v i > • Ln • > c 0 0 4-j 0 0).t= C: - U • a) Ln 0 o 0) 0 4-j (A• 0 C•) aj o 0Oo —woo C- () o CC) • 4-j V) 0 0 o -Q -Q'�) ul u - < 0 0• u < -0 Lo w 0 0 a) a) 0 Cu) 0 •C) M 1-.0) OL 0 M >; 0 LL - 0 0 0 -- w 0 0 -0 C) D 0 V) n- ,- 0 o0 C) -0 U 4� 4� (L) u U 0 -0•a) u E -0 :D U - 0 6� E•4 -j :3 E 0 0 # > 41 u LL 4� L6 < m 1 M m 0 7 0 f u a) .-L .r- :3 E w E4 -c a) C: -0 < -j 4-j -C ru a) 0 4 4� > +,a) 4- a) V) U) 0 4- a) n- 3 — : (A 0 0 4, 0 > 4, o 0 u 4- o C: o -C 4� 4� 4- 4� 0 '1-- ru U C: M M 4- > 0 4� L- Q- (1) > C 0 0 (a -0 L.. 0 o D- — -�-j u 0 DL L- o a) (3) _ C_ a) a Z O u (n C E -- V) 0- u 0 U :3 -C vi a) u 4-j 0 0 Ln M 4-j 5-. U) (n c- — a) a W u D 07 w a) 41 M N v i > u4� 41 V) 4' a) a) 4- L- 4� U 0 -4-1 L,) 4� 4- 0 U c: 0 E 0 0 M 04� U C\0 0 0 :�J- U C . > 4� 4� fu 0 o u M Q- M E 4-j U 0 (n -Q u U M M 0 4-j 0 M 4-j 0 Ln 0 < C: 0 M u Ma)a) ?: 3: 3: M - - • Ln • > c 0 0 4-j 0 0).t= C: - U • a) Ln 0 o 0) 0 4-j (A• 0 C•) aj o 0Oo —woo C- () o CC) • 4-j V) 0 0 o -Q -Q'�) ul u - < 0 0• u < -0 Lo w 0 0 a) a) 0 Cu) 0 •C) M 1-.0) OL 0 M >; 0 LL - 0 0 0 -- w 0 0 -0 C) D 0 V) n- ,- 0 o0 C) -0 U 4� 4� (L) u U 0 -0•a) u E -0 :D U - 0 6� E•4 -j :3 E 0 0 # > 41 u LL 4� L6 < m 1 M m 0 7 0 f u � (3) V) C: Q) 4� U O34� V)> V) •-E = 4� 0 4� 2: L�- V) C- z L- > 4� 0 U) 0 4� U c MEN= (3) 0 0 ro OL mi Lf) 4 0 0 V) U 4� V) 4� (3) Q) W 0 C 4- 4� E (n (D 4- 4� 0 r- m 0) a 0 — 4� m V) 4�0 1'. &.. D- V) — " 0 0 Q) M E 0 a) 42 41 m a) o - S- 4- 0 -F- Ln V) 0 U (D — i® (D D 4� — > 0 E C: 4-a 0 0 0 - m -C- -- --o 4- 0 C: U (A - 4� 0 4-j -r- C: — "?-: 0 L "53 a) (a a) C: OL V) D -0 > L- E To —m ro u) Lq 0 (D LU u >, 0) w m o Z V)- U C ro V) a) > :3 m E 0)?0 : - U) > 4� 4� 0 4� 4� (3) _j V) (a >= (u ?: E C6 UU :3 :3 Ln u 41 M 4� X oa (D Q) U 4w (D E Ln EL V) (n (3) r) w V) m 4� 4' 4- E Q) 0 0 (3) E � (D (a 0 > u 0 4 M 4� u 4� U i6 (3) V) 4-> V) U) 0 4�. LF� m to ul 4� —0 E OLU 4-j 4- 0 0 U) 4� 4 + 0 4� (1) -- (0 M E 4cn -j ell 4� 4 o Ln 2 E 57< 4� V) (D V) a) u (3) U 0 1-- = olW LLJ U) Ln 4� V) (1) 0 U) -0 -0 b a) (3) 4� 4-J U Ln E 0 (n 0 ® 0-0 CL a ® 0 a 6- E (n 4� -0 V) o E m > v) > C: cn 0 (3) 0 > I.- o (1) 0 0 a.u) D 0 D- 4� -0 4 u E 7) E > 0 v) E ED- � Ej Ea p --a 0 --a 0 0) E -2 U® 0 -0 4� < -0 a -0 F-- Q) u UJ 0 0- m LL 0 m m N LL F r D 4- u 0 4� 0 > -0 0 :3 4� U7 -0 U 6J 4-j . C: a) u -:3 a) r6 L 4-j U 0 c: U — u 0 0 C: 0 U _0 4- -4-1 -c ru O to 0 G) 4-1 u 0 0 0 Ln w 4-j ry:3 D x C: E 0 Ln :E -0 w m a) -6j C: c: -Do V) U 0 mm - > a) -4-1 m -0 4� 4� M to C6 0 0) L- U (n 4-j > > O LI) (n U 0 q) O. c U') 4- < 5- 40 1 > U) :3 0 0 4� C: a) 0 Z, 4- D 4- z; c Ln U Q) QL > . .4-1 0 - a) D Q 0 QL 4-j a) "E " O 0 > 0 4+ M < m z LO 4� I X01 0 0 m Gl m E O E uu m 75 4- :3 > 0 va 0 0 • 4� 0 U • > L - OL 4� > 4� 71 5 o 4- 0 4-j 4-j 0 Zi7 ra > 4� 4- - 4� V) V) Q) CD LO C) U a) o > (D 0 2! C: 4� cn V) ro I-- ro 4� in a "'-- m 4� 0 4- :3 Z 4� 4-j 4� 0 u 4- 0 Z; 0 U U (D U 0 4- 0 > aJ V) 0 4� M z; U I.. o 4-1 L5 (D 4� > 4� U)U f: E 4� 0 4-j -0 Z- o s-. a) W 0 > 0 4-j 4� U > i 0 0 41 M U 0 3:EL (3) a) 4� 4� 4� 0 C: r u 4� (3) C: ob > Q) — GL (a (3) (3) u Uc m E 0 m> U CZ (n > u u V) -0 (D(n V) z;0 D D Q) °—y C: --a — u (n in -0 E -1 (7) E LL -b -6-6 o- Z - 0 m Gl m E O E uu m 4- :3 0 -0 0 • • • Lo Ln 4� 71 u 0 > 4� 4- 4� V) < o.. E ♦ C) 0 a) (D u •u Ln Ln 0 4- > Z 4� cnm 4� 0 u 4- Z; 0 _0 4� 0 > 4- :3 4- E 0 Lo Ln 4� 71 u 0 > 4� 4- 4� V) < o.. E .g) V) (D (D •u 0 4- Z 4� cnm 4� 0 u 4- 0 _0 4� 0 > V) 0 4� M I.. o 4� u L5 (D 4� 0 E 4� 0 4� uE L.. (n 0 0-0 E 4� a) 0 4- U) vi 0— z- D- D - Ln z a) < Ln U) 0 o E D > E 4- S-. I... t 0 -0 4-j -0-0 a 0 0 0-0 4� V) u a) U (n 0 U) DL L)> _r O_ C)) (.r) .0U -0 Ouj JQ (3) I.- (3) :3 U D- 0 (3) u (3) 4-j o Z 4- (ul) > C: 0 U M 4, z my 07 C: m u u (1) & 0 4-j (n 4� 4� -r-, 4- 4-j 0 CUs- 0- U W -0 > W V) co a) a) a E < 'a-) -ao) a E - a) 0 0 a) o— o -0 >0 u a) c Ln Lo '- 'n0L a) o -0 0 0 4- D 'n L- — — U) Ln -0 4� 4� 4� 0- -0 0 'n Ln 0 U CL 4- 0) 0) m 4- 4-j 0.fib — 0 m 4-P :3 p1r) 0 0 (D ro 0 :3 0 (o U 0 !- 0) 4-j 4-j U E z U) C sJ-1 0 0 to -w < E ato02 LL o 'S u u U U > x 0 0 _0 IE 0 ra >.> > 0 4� (1) C 0 .4� 4- 0 U CL ro (1) V) 4-j -- u -c- U) M 4- > 't 0-5 m E -0 > _0 -0 a) 0) D- c: _c -0 :D a) L I- — - ro a) o c oh— -0 V) 0 0 IV = u o c ra fa a) -0 (n (n . 0 4� 4� M -r- — 4� > (3) C C: u m U U a a) 0 C U " -- ra Q) 0 &.- 4� L.- (3) (3) -0 0 (n — m V) f6 f6 U) 4' (n 0 u 4� -0 > 0 (3) 4-� 4� u 4� 4� (3) (A V) w r) 4� lu S2 m (n - E 1 S� CD > 0 M > 0 M C)) 0 4- U) U — 4� m 0 D- Z L- EU 0 0) U a 4� M (o > (D ro Lf)CL (1) w OL u 0 0 C: u u 2 0 m > o V) 0 (a) 0 1-- (U (2) — 0 (3) C6 a) N 0 a) ro a) V) 4� &-. 0) ul E > o -6, ? - < o LU m 0) u :3 -0 :3 0 4' -0 U (n -a CD rD 4, m V) V) 11 V) m -0 4- 4-0 m 0 u o Q) E 4-0 L- :!:! 4-0 m (n 0. u • (f) Q) U (3) 4� c U rZ -0 -0 C _r (1) 0 0 (1) (3) rG 4� -C ro �2 D- L�- U m 4' L.- > V) o :3 (n -0 ro ra (D a) - N U as 0 C: - -0 > — a) :3 5 - M 4� rG 4� M - -- (n (1) L- — ur) -C c: fu a)C: 3: 0 CO a) E a) 4� 0 o 0 C: U 0 E Q) 0 m 0 ra 0 ra U U 0 U :3 co — m 0 U 4-j ro 0(n 4� U .- Ln In 0) a — w ra W ro 2:1 Ln 4-j m :3 a) o oUrio 1 0) U W W U 0) c m z U D- Q) -C 4-j 0 41 a) c U — :3 1 (0 -0 c 4� :3 4-j 0 up, > 4� U 0 -- > ro i U CL 4- 0 4- OL -0 U c (3) 0 0 (3) .0 ro C CL :3 0 0 rC$ U 4� (n ro V) 4� (U :3 4- CD U M (1) -C a -- C U -0 0 U 0 U In 0) 1 0 1 0--a (1) 0) 0 0 a) w > U U �: —u 4� C,) a) U ra E (a ru E ra a) ra C — n 4� V) -0 v; - (10 — U 4- LLJ 4� > ro (5 > > >k ul U) (n c- a) C ro 4- U E u) 0 a) 0 ro ro (0 0 4� 4� - Q) L- U a) U 0 a) 5; c (1) -0 c: U) 4-1 4- tn C: 4� -a a) 'n >1 a -r- > 0 , u a) a) U 0 U) . 4� a C E rO LO rO 0 a) s® �: .- 0) m V) L- > U V) 0 Lu c Q) > Q) _0 a) V) rn U 0) ro U a) (n 0 'n (n (D -0 -0 U U > E -a — S..C6 r0 > U — D U 0 (D 4- 0 LL Vr-) _YM 4u- -r- Q) 0 E U — r- - r6 i -1-j ' c 0 0 (n to 4� 0 OL > I-- 4� ui to u .9 ul) >1 C: 0 ro -0 4- ro m V) Ln ro ul)U) E U a) > (1) V) U '4- a) 4- -cj j) Ln a) > 4, ro E 0 V) c6 ra > U 4� (n = ro 4� > (a — I.. U 4� 4- OL a) 0 0 0 Ln 14.- > (3) .— -0 01 U 0 0 0- 4: -0 c 0 0 0) E U 0) U V) C: M C)) >N 0 Q- V) - 3: -C: a 0 C: 4� . V) a) u U 0 (D 4-J Ln C: E a) 4 r6 a) (Cl a) E 4� E U U 10 A a) U m -F- :3 N -C - Z 6- U O 4� S.- Ln Ln 0 cu 0 0 � > 4� C: CL C: 0 E U, o m 4� U a) Cn Ln (n 0 E 03 -0 6) 0)• 4-j 0 0 ru -0 a) 4� M 0 1- 0 ra 4-j OL U-0 C:0- Lo E U U Oa) E o .- 0) '0) C: m a U m cL o E v) V) Q) Q) Lu 0) Lu O = 0 D V) -CZ u) -o 0 C: j;j E 0 > N a) 7i Ln -0 E 0 0 CU) E a) LL 4-0 *V) 0 a) :3 o 0 o U V) E _j -- C7 :3 _j E u U o 0 (1) < IS- (DOT (1) >. M (a (1) Z -A C 4h E U (1) 0 41 (D 0 4- 0 -r- C: 0 4 Cli U va >'> CL E -0 4� 0 V) 0 fu 4- z 0 4� 4- ru 4� U U p O Ln s2 LL 4w a) I- 0 0) Ln -m 4� 4� 0 U) 4-1 4� V) CL C: D X Ln 0 U Q) a) cn 4� 0 4-j 4� 41(n 4-j 4-j® 4-1 0 U 4� E V) 0 2 W > 4� W CO a -0 u (n 4, W -0 a E cy a) 71 In E U 4- > (2) > (A > 4� r6 t6 Q Q L- — E OL 4-P I- ul 0 (n vi (n c (1) c6 Y t6 4�CL "U-) Lf) 0 > 4� ®4� n 4- — > E (D -Fu V) Q) V) D- 4� Q) Ln U,) Q) > (D (D U 0) 0 (D V) LU 4� u (3) ro 41 V) U V) U*) U 43 Fn (n C 4� V) x 0 E ±2 M C: u a) 0 U) C 4- Q} Q' * r- (D (D Q) 0 0) 4� U (D 4� (D L< V) -0 (D 0 -0 Fli a U 4� LJ -J M 0 3 (n 4� < 4� • 0 4-j >1 07 M C: OLr- o < -L- -0 V) 4� ro OL •C: 00 0•0 C)L C: V� - 0 4- LA V) G) Z C - c- ]�L 4� L/) f. i i41 U 4� u C (2) u 4� 42 u (D (D (a (f) 0- o u — (5 4t M C 4h E U (1) 0 41 (D 0 4- 0 -r- C: 0 4 Cli U va >'> CL E -0 4� 0 V) 0 fu 4- z 0 4� 4- ru 4� U U p O Ln s2 LL 4w a) I- 0 0) Ln -m 4� 4� 0 U) 4-1 4� V) CL C: D X Ln 0 U Q) a) cn 4� 0 4-j 4� 41(n 4-j 4-j® 4-1 0 U 4� E V) 0 2 W > 4� W CO a -0 u (n 4, W -0 a E cy a) 71 In E U 4- > (2) > (A > 4� r6 t6 Q Q L- — E OL 4-P I- ul 0 (n vi (n c (1) c6 Y t6 4�CL "U-) Lf) 0 > 4� ®4� n 4- — > E (D -Fu V) Q) V) D- 4� Q) Ln U,) Q) > (D (D U 0) 0 (D V) LU 4� u (3) ro 41 V) U V) U*) U 43 Fn (n C 4� V) x 0 E ±2 M C: u a) 0 U) C 4- Q} Q' * r- (D (D Q) 0 0) 4� U (D 4� (D L< V) -0 (D 0 -0 Fli a U 4� LJ -J M 0 3 (n 4� < 4� j 4-j o 0 2, 4� a) 0 Ln E Qy Ln C Ln Ln -W 4- -0 > 0 u a) 0 u m C C -.0 --- > S- c E 0-2 -0 a -2 Ln 4- Ln V) 0 (n -�e -6j M 0 C: -Y Q) Ln o Ln Ln Ln Q- :!2 0 Ln U Ln (a 4- ma M (3) 4- 4-O Ln 0 V) CD (D 0) 0 V) Ln V) 41 D Ln 0 41Q 07-0 o > a— m -- > 0 U (n E Ln -ai Ln Ln (n U 0 > 0 0 4� 0 en im "v) a) cz 0 U > 4- U D E (n :3 Ln C: a 0) C: —. C: -C Ln V) V) U') sOnO V) (D C: 0) a) - S -c- 0) 0 (f) (3) C: a 0) U — -0 -2 D 0 0 OL u) 0 D L) (D (D 0 0 o > U C: 4- 04� 0 co u "FA 07 � 3 w� Q LO w"t��I �LL �cqcq� ry o Q o0r)or L(7 �I U X Y \ CD va m Q I N E 0 00 d Cf)�� cy) N g z0 z = E s - w �Q U)Q o so as Uv ° Z�� _ U) o aLU m L.L d / '\ m\ o m \ o U / f6 Q Q Q ' Q cl), 'cl),o o �s000 Z c OE glCaSbUCg ��, Im LU , e tj (n N A s StCee�aVYm�����VYm C � ��ouuummm�u (D o ��Wmiumann� — �.�• W wm o ooqry �. LUtip Z r ) O N U m N ]oo`D oo N m e5 0 LO 1 \ \ d$m0 Ro w-mNmNmmi 50 2 r NO O m N °. um �uupu�O U m a�ommm'eU � O oO° o. mmmmmioom�ouuu uouoommm o�a� Hv�u H tl W pAu W mmmwm J 6i mNNWID �✓ ' o a m UQ V � �VPUWN!m0l'� o m fn C) \ � ipmRllmlilmiVNPlW1� aw,N:�='': • .� � o N 00 s?v mss• d U mo 4 \\�\:,• O /' /., 1 as l➢ fl "f8 �y \ V 4g -a \,1�•• I 70 70 \\ \ m cu cu \ \ � 5 rya �"� f E ♦ I ci r C ti L : ----------- \ \ _ : '\ 0 N O Z. 1 0 NOTICE OF PUBLIC MEETING for a development in your neighbourhood McBrine Drive & 1700 Strasburg Road Concept Drawing Have Your Voice Heard! Planning & Strategic Initiatives Committee B tj s" I � 1i e s!,,,G 11 "°a r ( II �i c)y r i. er i.i l II�Ilu(:111t.isii��aa11 ids Weai IV a rI� d & j i f E B1,(cn1< aih�id W i 0 e C oII"�,'id :urB11.ox l<, Date: October 27, 2025 Location: Council Chambers, Kitchener City Hall 200, King Street West rVirtual Meeting Go to kitchener.ca/meetings and select: • Current agendas and reports (posted 10 days before meeting) • Appear as a delegation • Watch a meeting To learn more about this project, including information on your appeal rights, visit: www.kitchenenca/ PlanningApplications or contact: Andrew Pinnell, Senior Planner andrew.pinnell@ kitchener.ca 519.783.8915 The City of Kitchener will consider a Draft Plan of Subdivision Application to develop the subject lands into a business park subdivision containing 10 industrial lots. The abutting Huron Natural Area (HNA) would be expanded through the conveyance to the City of a created wetland and buffer block. Awildlife corridor blockwould also be conveyed to the City to facilitate wildlife passage from HNA to a nearby wetland / pond. A Boulevard Multi -Use Trail (BMUT) is proposed to allow access fr res4-Wuf,2I96igh the subdivision, to the east entrance of HNA. Additional B Ts and sidewalks are also proposed. rr1=1 011141 Date: 14 July 2025 To: Andrew Pinnell, Kitchener Planning Laura Lawlor / Katherine Ryan, GHD Rebecca Egger / Brandon Flewwelling, GSP From: Barbara Steiner, Senior Environmental Planner cc: Chris Foster -Pengelly, Grand River Conservation Authority Carol Bacon / Josh Shea, Kitchener Parks and Trails Eric Riek, Kitchener Engineering Subject: Draft Plan of Subdivision Application 30T-23201 1700 Strasburg Road — Mill -Gate Holdings Inc. wwwkitchener. ca Amended Scoped Environmental Impact Study. 28 Mar 2025. GHD Arborist's Report and Vegetation Management Plan. 17 Mar 2025. GSP MECP Permit WC -C-006-23 under the Endangered Species Act (ESA). 28 Jan 2025 City Environmental Planning staff has reviewed the (environmental) supporting documentation noted above as well as relevant portions of: • Functional Servicing & Stormwater Management Report, Gateman-Milloy Inc. Strasburg Road Technology Business Park. WalterFedy. October 21, 2022. Subject Property and Environmental Policy Framework The subject property is adjacent to a Regionally Significant Woodland within the City -owned Huron Natural Area (HNA) to the west which also contains the Strasburg Creek Provincially Significant Wetland (PSW) Complex. Both features are part of the non -developable Kitchener Natural Heritage System (KNHS), and for which an Environmental Impact Study (EIS) is therefore required when development is proposed adjacent. In addition, a record of Blandings Turtle, a Provincially Threatened species, overwintering in a pond in the HNA means that an Overall Benefit Permit (under Section 17(1) and Clause 17 (2) (c) of the ESA) was required from the Province in order to remove some (potential) Category 3 habitat of the species on the subject property; conditions of this permit must be implemented through the development process. No permissions under the ESA were required by the Province for three Endangered bat species (presence not confirmed) due to the limited and low value of the roosting habitat on the subject property (one tree). Page 199 of 295 Despite the history of disturbance on the lands, through the field work for the EIS, habitat of some species of Special Concern was identified on the subject property for which conditions of approval are required in order that mitigation is implemented through the development process. These species are the Snapping and Midland Painted Turtle and the Grasshopper Sparrow. The presence and habitat of terrestrial Chimney Crayfish was confirmed, its habitat considered Significant Wildlife Habitat which will be incorporated in the created habitat Block 11 in the northwest corner of the property. Mitigation measures to be implemented include: buffers / setbacks / enhancement planting adjacent to the woodland and wetland in the HNA to the west; temporary and permanent wildlife exclusion fencing; wetland and terrestrial habitat creation in Block 11 including protected turtle nesting and basking areas; the creation of a wildlife corridor in Block 12 including passage under the extension of McBrine Drive; timing restrictions on vegetation removal to protect Species at Risk and of Special Concern; awareness training for on-site contractors / construction workers; and stewardship and education of new industrial lot owners. Comments and Conditions Natural Heritage System 1. City Environmental Planning supports the Draft Plan of Subdivision. It is now supported by an updated Amended Scoped EIS (GHD 28 Mar 2025) and the Overall Benefit Permit under the Ontario Endangered Species Act in respect of (potential) habitat for Blandings Turtle has been issued by the Minister of Environment, Conservation and Parks (28 Jan 2025). 2. The submission of the environmental supporting documents noted above meets the requirements for an Environmental Impact Study required by the Kitchener Official Plan, and responds thoroughly to City Environmental Planning's comments dated 12 December 2024. The submission of the Arborist's Report and Vegetation Management Plan also generally meets the requirements for a General Vegetation Overview (GVO) as required by Kitchener's Council -adopted Tree Management Policy (rev. 2001) with some caveats on methods and conclusions given below. 3. Southwest corner of Draft Plan, Lots 8-10 abutting the NHA— Different figures and drawings attached to the EIS or Permit WC -C-006-23 depict permanent chainlink with attached wildlife exclusion fencing in an incorrect location. This fencing is to be just onto (e.g. 12 inches) the created Block 11 which is to be conveyed into City ownership as an extension of the adjacent HNA. The setback/buffer is to be the subject of a detailed enhancement planting plan in the design stage after Draft Plan approval. The rear property boundary limit shape should be conducive to the installation / relocation of this fence / boundary marker system. 4. The removal of the herbaceous vegetation in the south field where there is potential for the nesting of the Grasshopper Sparrow should be delayed if possible to coordinate with the bat roost tree removal window at the end of September. Grasshopper Sparrows can be late nesters (even into September). Otherwise, nest sweeps as described in the EIS should be undertaken. Page 200 of 295 Sequencing Plan for Site Works and Other Engineering Design Studies 5. The Sequencing Plan attached to the updated EIS and WalterFedy's drawings C2-1, C5-1, and C7.1-4 are acceptable in terms of demonstrating the order of development activities on- site. This does not constitute approval of the engineering details which will be reviewed as part of subdivision design after Draft Plan approval. Timing of these activities is obviously dependent on the date of Draft Plan approval and the several timing windows for wildlife species. Revised sequencing can be reviewed with the detailed design plans, phased for the habitat creation in Blocks 11 and 12 occurring first, and accomplished through normal pre - grading approval policy and methods. 6. The approach to carefully control Erosion and Sedimentation (ESC) is important here due to the sensitive receivers, including the created wetland / upland habitat Block 11 and wildlife corridor Block 12 whose construction is planned to precede grading and servicing of the rest of the subdivision (Lots 1-10 and roads and trail). Monitoring 7. Monitoring concepts outlined in the EIS and ESA permit are acceptable, and are, in addition to Provincial SAR staff, to be copied to GRCA, and City Parks and Environmental Planning staff. Separate monitoring of water management infrastructure, ESC etc. will be required by the City per: conditions of DP approval. Tree Management Policy 8. The Arborist's Report and Vegetation Management Plan (GSP) meet the requirements of a General Vegetation Overview supporting the DP application, and the detailed data collection for individual trees already completed can be used to complete the Detailed Vegetation Plan (DVP) required as part of the detailed design phase after DP approval. No trees may be removed until the grading (phased) and coordinated DVP (can be phased) is approved as part of normal pre -grading methods and approvals. 9. Further to 2 above, the priorities for tree retention or compensation are native trees in fair -excellent condition (Hackberry, Eastern Cottonwood), and/or trees identified as habitat for significant species or Significant Wildlife Habitat. 10. The DVP (after Draft Plan approval) must include as per the requirements of the Tree Management Policy. a. The surveyed location and elevation of all woodland driplines, component trees of hedgerows, and individual trees retained for further analysis in the DVP; Page 201 of 295 b. Permanent fencing and signage recommendations for the woodland / wetland; c. Buffer and enhancement area plantings and treatments for the woodland and wetland, and any wildlife habitat creation; d. Woodland Management Strategy per: Section 3.3.1.3 of the Tree Management Policy which should reference and reflect any approved Stewardship Plan; and e. Stewardship brochure for all residents of the subdivision per: Section 3.3.1.3 and Appendix J of the Tree Management Policy as discussed in any Stewardship Plan. Conditions of DP Approval and for Subdivision Agreement 11. Such conditions have been provided directly into a document provided by Andrew Pinnell, under separate cover. Page 202 of 295 Andrew Pinnell From: circulations@wsp.com Sent: Monday, February 27, 2023 12:48 PM To: Andrew Pinnell Subject: Draft Plan of Subdivision (30T-23201); McBrine Dr. & 1700 Strasburg Rd., Kitchener 2023-02-27 Andrew Pinnell Kitchener 1 1 Attention: Andrew Pinnell Re: Draft Plan of Subdivision (30T-23201); McBrine Dr. & 1700 Strasburg Rd., Kitchener; Your File No. 30T-23201 To Whom this May Concern, We have reviewed the circulation regarding the above noted application. The following paragraphs are to be included as a condition of approval: "The Owner acknowledges and agrees to convey any easement(s) as deemed necessary by Bell Canada to service this new development. The Owner further agrees and acknowledges to convey such easements at no cost to Bell Canada. The Owner agrees that should any conflict arise with existing Bell Canada facilities where a current and valid easement exists within the subject area, the Owner shall be responsible for the relocation of any such facilities or easements at their own cost." Upon receipt of this comment letter, the Owner is to provide Bell Canada with servicing plans/CUP at their earliest convenience to planninganddevelopment@bell.ca to confirm the provision of communication/telecommunication infrastructure needed to service the development. It shall be noted that it is the responsibility of the Owner to provide entrance/service duct(s) from Bell Canada's existing network infrastructure to service this development. In the event that no such network infrastructure exists, in accordance with the Bell Canada Act, the Owner may be required to pay for the extension of such network infrastructure. If the Owner elects not to pay for the above noted connection, Bell Canada may decide not to provide service to this development. Page 203 of 295 To ensure that we are able to continue to actively participate in the planning process and provide detailed provisioning comments, we note that we would be pleased to receive circulations on all applications received by the Municipality and/or recirculations. We note that WSP operates Bell Canada's development tracking system, which includes the intake and processing of municipal circulations. However, all responses to circulations and requests for information, such as requests for clearance, will come directly from Bell Canada, and not from WSP. WSP is not responsible for the provision of comments or other responses. Should you have any questions, please contact the undersigned. Yours truly, Juan Corvalan Senior Manager - Municipal Liaison Email: planninganddevelopment@bell.ca l"Nd."�ld';:a— l8th, r,u::arlwacw,raw¢, 'agl�aaa aawa:9 �,araiw �GYB�Gu;;P„iwtr�rwq'u �!""iVa¢ n crag ;�?� a,f�"",B wrwr�;;r e r,r„t;!ala'a laat,rrwwa!aY.lGrrw ,+rlwlawfa w, trwi,��&�^�4,�r',i,++:m°at'iad,�wl9¢!wl, iror al_rrw, i,�ar�yar,wllrG,^w.ynru „r7 Gwohj+�'� B 9t,, �,adrl, R ,i atd. o &ero,;Rwra Rwrarlow wfr�il"oi ,�af�'+&r &�G��ry,�, i ftp,, wlp �,G,:�a,gG l Va',xrI81a „al r a.ar ,at ghwopaag �a��,�G:� rra pp�l r°bY.o nP, dtrw^�,r' R.ewr��¢¢98wr rp�:,���,f qo., 7, v:9a,, 8rr,a�� p,vpr�,:, oGi��yi¢aj:,:Y, 8f�w a�larra, d¢m,•,ow l4i aBpon ca ,11 mfft�a.0 n r d', co, rdlucapcc a,wl Nags w•acr m„arq, lir! s8ncfly Prrafarhp ed H IYOU h,h�o wcet° ,a id IN's, mess ,p, ira+uwra,r, :,w you �are not :an tlr BY lri➢rldP+ ri or Ia'p'd(I` d ud ,'x,14' nse niAlfiii &f H swvA r h" j,i rgdf wNYu;;,d Io r ll* �rd6-�,�^m, d, �d-�, dub-'! ffi�i> mo ss,upo nnd nH C:r pi m d�ronn r'LU r7:p-w?d, vfll S1 -'t ulw m)d d .t ,y, una pr�n'dr i.d c o'�orl°%; , p rcu ars. nCy4, $rbd.m,"t'":ar'wwrwwdawdda ,':YPI4rowp buu rkv c, r r.av,r .;'flra. fist d l:' "" ".d d ��,o s" a�1.8k`.�,iwt;;Vrw� ro`gordl �i ,,,.�, rr�� u�,v,ur Irw, � �a a Grrror�lY. au �°,��uaawc&,rr.f. iww,¢rRr a.,w hw,a am ru�wl, pw+:�. AW's c'&, I,tr? kw ,.a.,wlw¢rwa„na c utwr ns poli;"',, phua""",e o.orsiflt G wwwAloId-!Spam r�cxwbrwr'lfm^rwd at www.wsp.com/cast. Fo, Grw,a' wr.G;rrn or wV ,a a huli r, ,ou sh ouhl rwr,A ho wccoiv'iiwg gdwps wiw+rr ,u, ia:+, Pioasu fu A rare q,lr s, awwG S,,—Vje @a, caslcomplianceCa�wsp.com si.v that can far+ mpi�dl,w !pvd,tress ycmu rci,pesN hld,uc thf ,A a of Ddu rw.,,rnt by wJwdsr rpu aW G as uarn wonjal a.&,,a,,;ra,,wrl,, repo .aifous, G, PS Ce nw,,.kl pa.. pspa.lawr l gaaA R'i; Ncu nne 9 ' 1, t � � wrwa.wrw,taaq;� a.,p¢ d�) V" on C,rb,Obr.;g'ti a.�d.nr .GOnk lata, �Nu. G,J , ot., LBt ,:;.4.+u?q+. apdr o a � pu.°al. uq+�, pYwto ,rwwl�,at tl,, . f?fr pdoYtnk s nu n: + lk,ukw,ia'l'i„q"I wi"nir tli"Ni p(u, 6Hd 'l+'i!: rh1 de Ila hi, Ce mf : SIq tlr,s[ ol1 sfin6a l°88�, ilf ill! �* + kl s: i'l� du des N;aa-°.,f lrA�ll �JVlq"i; d �, rr:Iulu "B. i ne..tld.a„- o 8dplpS,.Yd.Bo;�m w"(m pk„;Mw?np s,'-, tlllk191,.,a, "wt8o n8?, Ie,'.k Ya..9 p"e, reproduction, lr `$i, ',w"p N"'d'dtl MdlflkmaY.MC::g1, dIdlN q:r C: bp'd ,aa8 ,f8'irdp'If atl Bd M, brp o: St lntemflte, E3N `wu ad.81';,V ' w hrt,'U Ce Pa A4➢!":;S, IYi l,fl' 5KMM, Cfl detl i'Rd..m p"d'M° -s Pas 1..m �81pa incl¢ ,mtorws6 rm�rr ukr en nvwsr r prmna::wviw,Gdem N et +d,I njlre & messnom 0 fume copie G leiAlrGaalprprd 1:! ou lrwyr4n6 vow, ru: eve,�ceM- r nrc'prcmfl aflnn is aro „aoi w f"nlW s porde �dl sc,raraf rfi° rfo V%1SP :::�i mN; a e,, des rfpesfi arawwc,::n eni ant l a C,N¢B'u,l:,jp.ae de: +;da "Allsp, °,, rdp8le�:, r ora^ uL h -r nNre rrgap m ent nnfi pi:mrrwd au www.wsr).com/Icap. Pour q¢alate qG sH ,rw Gm s� Dale+",„m , ne cle wie / dr,as air 61/,:.H COwade,, ��rru�p,�, pnere,t, to ¢ ansf,"om r µw conformitelcan(dwsp.com aln que „pr rrw^s deo s kxis!a mpai,fimrr ent t wider uMre dkflnande. iNkAe: , vii ¢e , e ne scN pas inus les c es:� Aajps fid' nsrc k tanr'i113 qp dow°:s idq eni, es: apo rr8,mnlcpe:s, rarpt¢apa,�rirA,aw.p,,�:. Page 204 of 295 Andrew Pinnell From: Mike Seiling Sent: Friday, February 17, 2023 3:51 PM To: Andrew Pinnell Subject: FW: Circulation for Comment - McBrine Drive & 1700 Strasburg Road (OPA/ZBA) Attachments: Standard Agency Circ letter for OPA and ZBA_McBrine.pdf Building; no concerns From: Christine Kompter<Christine.Kompter@kitchener.ca> Sent: Friday, February 17, 2023 3:40 PM To: _DL_#_DSD_Planning <DSD-PlanningDivision@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Carlos Reyes <Carlos.Reyes@kitchener.ca>; Darren Kropf <Darren.Kropf@kitchener.ca>; Dave Seller <Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; Ellen Straus <EIIen.Straus@kitchener.ca>; Enova Power Corp. - Greig Cameron <greig.cameron@enovapower.com>; Enova Power Corp. - Shaun Wang <shaun.wang@enovapower.com>; Feds <vped@feds.ca>; GRCA- Planning (planning@grandriver.ca) <planning@grandriver.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango <landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; Justin Readman <Justin.Readman@kitchener.ca>; Katherine Hughes <Katherine.Hughes@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; Ontario Power Generation <Executivevp.lawanddevelopment@opg.com>; Park Planning (SM) <Park.Planning@kitchener.ca>; Region - Planning <PlanningApplications@regionofwaterloo.ca>; Property Data Administrator (SM) <PropDataAdmin@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder <Steven.Ryder@kitchener.ca>; Sylvie Eastman <Sylvie.Eastman@kitchener.ca>; WCDSB - Planning <planning@wcdsb.ca>; WRDSB - Board Secretary (elaine_burns@wrdsb.ca) <elaine_burns@wrdsb.ca>; WRDSB - Planning <planning@wrdsb.ca> Cc: Andrew Pinnell <Andrew.Pinnell@kitchener.ca> Subject: Circulation for Comment - McBrine Drive & 1700 Strasburg Road (OPA/ZBA) Please see attached. Additional documentation can be found in AMANDA folder 23-102603 and S_ha_Le-il (external agencies). Comments or questions should be directed to Andrew Pinnell, Senior Planner ( 2jEp er.o..piu n VL@Vc t h neer.c�; 519-741-2200 x7668). Christine Kompter Administrative Assistant Planning Division I City of Kitchener 200 King Street West, 6th Floor I P.O. Box 1118 Kitchener ON N2G 4G7 519-741-2200 ext. 7425 TTY 1-866-969-9994 christine.kompter@kitchen er.ca Page 205 of 295 M.�rzr� Date: April 24, 2025 To: Andrew Pinnell From: Eric Riek cc: Chris Spere Subject: Draft Plan of Subdivision Application 30T-23201 Owner: 2140221 Ontario Inc. Site Address: McBrine Drive and 1700 Strasburg Road Conditions of Draft Plan Approval: PART 2 PRIOR TO AREA GRADING of the Subdivision: Include all standard grading conditions 2.1-2.15 PART 3 PRIOR TO SERVICING of the Subdivision: iia i'u fi NFR Engineering 3.1 The SUBDIVIDER shall obtain all engineering approvals from the Approvals Ministry of the Environment, the Regional Municipality of Waterloo and the CITY and no servicing work shall commence except in accordance with engineering drawings approved by the CITY'S Director of Engineering Services. Securities 3.3a) The SUBDIVIDER shall deposit securities in an amount not less than 60 per cent of the estimated cost of the public services set out in Section 1.5, as determined by the CITY'S Director of Engineering Services to ensure satisfactory performance of the SUBDIVIDER'S obligations under this Agreement as they pertain to the public services. b) Said security shall be an irrevocable letter of credit or other form of security acceptable to the CITY Solicitor and the CITY'S Treasurer. c) The CITY may reduce these securities proportionately when part of the public services are accepted, provided, however, that the reduction shall not result in less than 110 percent of the cost of the following above ground works or $5000.00 whichever is greater, not yet accepted in accordance with Section 3.3: surface course of asphalt, paved driveway ramps, curbs, gutters, Page 206 of 295 Internal memo Kqw-��.N_ Development Services D partmentww.kitch norca fences, boulevard landscaping including trees and required soil habitat, multi -use pathways, street name signs, traffic control signs walkways and sidewalks. Warranty 3.4 The SUBDIVIDER shall warrant and guarantee and hereby warrants Period and guarantees all works and services provided for in Section 1.5, against all defects of material and workmanship for a minimum period of 24 months from its completion and acceptance. Acceptance of all services set out in Section 1.5 shall be in writing by the CITY'S Director of Engineering Services or the Engineer of HYDRO under whose control and management the work falls. Underground works, up to and including the first course of asphalt, curb and gutter, may be accepted separately from above ground works. Each above ground work may be accepted on a street by street basis within each Stage. Warranty 3.6 Before release of the security set out in Section 3.3, the Securities SUBDIVIDER shall provide securities in a form set out in Section 3.6 above in an amount equivalent to the value of fifteen percent of the value of works being considered for initial acceptance, or $5,000.00 whichever is the greater, to support the warranty and guarantee as provided in Section 3.3. Admin- 3.7 The SUBDIVIDER agrees to pay to the CITY'S Director of istration Fee Engineering Services, an administration fee of a percentage amount of the value of the cost of the public services, as determined by the CITY'S Director of Engineering Services, for the approval of engineering drawings. The said percentage amount of the fee shall be as prescribed by Council from time to time. Fifty (50%) per cent of the fee is to be paid prior to the first submission of engineering drawings with the balance of the fee (50%) being paid prior to approval of the final set of engineering drawings. Contract/ 3.8 All servicing contracts between the SUBDIVIDER and any contractor Contractor for any work to be done pursuant to this Agreement shall be subject Approval to the approval of the CITY'S Director of Engineering Services and without limiting the generality of the foregoing, every contract shall: (a) be with a contractor acceptable to the CITY'S Director of Engineering Services; (b) contain a provision binding the contractor to file performance and material and labour bonds and liability insurance satisfactory to the Page 207 of 295 iia p'6 fi NF1 Development Services Department wwwkitch n rca CITY'S Director of Engineering Services, with in the case of liability insurance, the CITY named as an additional insured; (c) provide that the work of the contractor shall at all times be subject to the inspection of the CITY or CITY'S consulting engineer and be performed in accordance with the terms of this Agreement; (d) provide that the contractor shall co-operate with the inspectors and engineers at all times, submit materials used for any tests required and comply with any directions given by the inspectors and engineers, to ensure compliance with the plans and specifications; (e) provide that the contractor shall supply a work schedule which may be updated as deemed necessary by the CITY, for the approval of the CITY'S Director of Engineering Services which work calendar shall provide for the work to be carried forward with reasonable expedition and which work calendar shall be adhered to so far as is reasonably possible; (f) include an acknowledgment by the contractor that the contractor looks only to the SUBDIVIDER and not to the CITY for payment of this work. Staging/ 3.9 Staging and phasing shall be established to the satisfaction of the Phasing CITY'S Directors of Planning and Engineering Services. Any necessary facilities such as temporary roads, temporary emergency accesses, and temporary turning circles shall be shown on all engineering drawings for lands subject to this agreement, to the satisfaction of the CITY'S Director of Engineering Services in consultation with the Director of Transportation Services. Servicing 3.11 If the SUBDIVIDER wishes to proceed with the installation of Prior to services set out in Section 1.5 prior to registration of the Subdivision Registration Plan, in addition to any other requirements set out in Part 3, the following shall also be required: (i) Final approval of any implementing zoning by-law; (ii) Approval of any required Detailed Vegetation Plans as set out in Section 2.10; (iii) Approval from the CITY'S Director of Planning of the draft subdivision plan showing the final Lotting for registration of those Page 208 of 295 iia i'u fi NF1 lands being serviced. Such plan shall be submitted by the SUBDIVIDER and prepared in accordance with the plan modification required before registration and the approved Engineering drawings; and iv) Written authorization from the CITY'S Director of Engineering Services following the completion of clauses i), ii) and iii) above. Servicing 3.12 If the SUBDIVIDER receives authority to proceed under Section 3.11 Risk it acknowledges and agrees that such servicing is done at its sole risk and the SUBDIVIDER agrees to indemnify the CITY with respect to any claim or loss which may occur as a result of the registration of a Plan of Subdivision other than that approved in clause 3.11 iii). The cost of rectifying any works carried out under Section 3.11 will be at the sole responsibility of the SUBDIVIDER. Decorative 3.13 The SUBDIVIDER shall confirm whether decorative street signage Street and street lighting will be used for the subdivision to the satisfaction Signage and of the CITY'S Director of Transportation Planning and KW Hydro. Lighting Should these decorative elements be utilized, they shall be installed at the appropriate time frame and to the SUBDIVIDER'S cost, including the provision of 10% of the materials for future replacement/maintenance, to the satisfaction of the CITY'S Director of Transportation Planning, Kitchener Utilities, Director of Planning and KW Hydro. PART 4 PRIOR TO APPLICATION OF ANY BUILDING PERMITS IN EACH STAGE Lot Grading 4.5 The SUBDIVIDER agrees: and Drainage a) that a Lot Grading and Drainage Plan which shows foundation Plan elevations and the location of the proposed building, street furniture, all municipal services and any other submission requirements shall be submitted to the CITY'S Chief Building Official with every application for a building permit. The site grading plan shall also show the elevation of the top of the foundation wall(s) of the proposed building, in conformance with the approved Lot Grading Control Plan; b) verification from the CITY'S consulting engineer shall be provided Page 209 of 295 M.�rzr� iia i '6 Ti,-M`R that the site plan will comply with the approved Lot Grading Control Plan and Driveway Location Plan; and Temporary 4.12 The SUBDIVIDER agrees: Access Roads a) to construct any required temporary access or temporary emergency access roads in the locations shown on the subdivision plan for the Stage or Phase to the satisfaction of the CITY'S Director of Engineering Services in consultation with the Director of Transportation Services at the cost of the SUBDIVIDER. The SUBDIVIDER hereby grants irrevocable licences to the CITY for access purposes on the lands on which such roads will be located, which the CITY will release when such roads are no longer required as determined by the CITY'S Director of Engineering Services; and b) that the temporary access or temporary emergency access roads shall remain in place until a second permanent access to the lands being serviced by such temporary access or emergency access is available. No building permits shall be issued for any Lots or Blocks subject to the foregoing licencees until the temporary access or emergency access roads on such Lot or individual parcel of land are no longer required, as determined by the CITY'S Director of Engineering Services, and are removed by the SUBDIVIDER to the satisfaction of the CITY'S Director of Engineering Services. PART 6 OTHER TIME FRAMES Monu- 6.3 The SUBDIVIDER will cause all necessary survey work to be done mentation and all necessary survey stakes to be provided at its expense as and Certification when required by the CITY'S Director of Engineering Services. Any standard iron bars, concrete monuments or monumentation of higher standards which are disturbed in the course of servicing or building shall be restored by and at the expense of the SUBDIVIDER. A certificate from an Ontario Land Surveyor or other evidence satisfactory to the CITY Solicitor shall be provided on a street by street basis, prior to the release of performance securities for this item to the SUBDIVIDER. Surveyor's 6.4 The SUBDIVIDER shall submit to the CITY'S Chief Building Official a Certificate Surveyor's Certificate (Foundation Certificate) prepared by an Ontario Land Surveyor or professional engineer or certified engineering Page 210 of 295 M.�rzr� iia i'6 fi NFR technologist confirming that the elevation of the top of the constructed foundation wall(s), conforms, plus or minus six (6) inches, to the elevation shown on the site plan. The SUBDIVIDER agrees that no further construction of the building beyond the foundation will proceed until the Surveyor's Certificate has been received by the CITY'S Chief Building Official. Other Engineering Conditions: 1. All public right-of-ways and all services shall be designed and constructed to the standards specified in the City of Kitchener Standards, Development Manual, Regional Standards and other applicable Provincial Standards to the satisfaction of the Director of Engineering. 2. Detailed Geotechnical/Hydrogeological Investigation Report must be submitted to the City for review. This report must distinguish the suitability of soils to support the infiltration of roof water. 3. A detailed water servicing report is required to review the extent of lands that can be serviced by municipal water distribution network. A copy of this report should be directed to Engineering, Region of Waterloo and Utilities Division for approval. 4. Prior to Servicing or Registration which ever shall occur first, The SUBDIVIDER agrees to retain a qualified Engineering Consultant who shall prepare a detailed engineering design and report for the storm water management in accordance with the Strasburg Creek Master Watershed Plan, Huron Road Construction EIS Implementation Report: Stormwater Management and the City of Kitchener Integrated Stormwater Management Master Plan (ISWM-MP) volume retention policy (the most stringent policy will apply) to the satisfaction of the City's Director of Engineering Services in consultation with the Director of Operations, the Region of Waterloo and the Grand River Conservation Authority. The approved engineering design for Storm Water Management will include a maintenance program for a period of 2 years post 95% build out of the subdivision, which will ensure stormwater management facilities function as designed to the satisfaction of the CITY's Director of Engineering. Any maintenance required during this period, prior to the municipality assuming the facilities, shall be at the sole expense of the SUBDIVIDER. 5. Prior to Servicing, the Subdivider agrees to retain a qualified Engineering Consultant who shall prepare a detailed engineering design to upgrade the storm water outlet under Strasburg Road to the existing SWM facility. The City's off-site works procedure is to be adhered to including posting of securities, signing agreements and the engineering consultant providing full-time inspection of works within City property. All off-site works are subject to a minimum two-year warranty period from the time of initial acceptance. The cost of outlet upgrade is at the sole expense of the Subdivider. 6. A detailed water balance is required to the satisfaction of the Director of Engineering. Page 211 of 295 iia p'6U,-NVR 7. Lot level infiltration galleries are required to the satisfaction of the Director of Engineering. 8. All SWM systems including infiltration requirements must meet City of Kitchener design standards and applicable Regional, GRCA and Provincial standards. A 15% oversizing of infiltration measures must be incorporated in the design. 9. Prior to Servicing, the subdivider agrees to provide a maintenance security that will form part of the Subdivider's Letter of Credit as the current City of Kitchener standards as this site will outlet into an existing stormwater management facility. The amount will be 100% of the Engineer's estimated cost to clean out the pond a total of two (2) times, proportionately reduced by a percentage which equals the contributing volume of the subject lands compared to the total contributing volume of the pond, to the satisfaction of the City's Director of Engineering Services. Also, the subdivider will be required to add the estimated cost to flush the storm sewers up to the SWM facility one (1) time. This estimated cost will be based on the City's current sewer flushing rate per metre of pipe, to the satisfaction of the City's Director of Engineering Services. 10. Prior to Servicing, the Subdivider agrees to undertake a two (2) -year monitoring program of groundwater elevations to demonstrate the difference in elevation between the seasonally high groundwater table and the underside of footings to the satisfaction of the City's Director of Engineering Services. 11. Municipal authorization and alteration of the Environmental Compliance Approval (ECA) issued to the City of Kitchener from the MECP will be required for any alterations to the City of Kitchener Municipal Sewage Collection and/or Stormwater Management system (including addition, modification, replacement or extension). Other Time Frames: 12. Prior to occupancy of each block, the Subdivider or subsequent owner agrees to construct at source infiltration galleries where soils permit, to the satisfaction of the City's Director of Engineering Services. Installation of infiltration galleries shall be supervised and certified by a qualified Geotechnical and or Engineering Consultant, at the Subdivider's or subsequent Owner's expense and to the satisfaction of the City's Director of Engineering Services through the Site Plan Approval Process. 13. Street A, B and C shall be constructed by the Subdivider to appropriate municipal standards and shall thereafter by dedicated to the City as public roads. In respect of these dedications, the Subdivider shall prepare and register any necessary reference plans and prepare all other documents required to complete the conveyances at the Subdivider's cost and expense. The dedications shall be free of all financial encumbrances to the satisfaction of the City's Solicitor. Page 212 of 295 M.�rzr� Eric Riek, C.E.T. Project Manager, Development Engineering iia i'u U NFR S:\General\03-03-544 Subdivision Files\30Ts - 58M\30T-23201 Strasburg Industrial Lands\Correspondence\30T- 23201 Revised Draft Plan Conditions-Engineering.doc Page 213 of 295 Andrew Pinnell From: Cheng Lin <cheng.lin@enovapower.com> Sent: Wednesday, October 1, 2025 9:06 AM To: Andrew Pinnell Cc: Greig Cameron Subject: Re: Circulation for Comment - McBrine Drive & 1700 Strasburg Road (OPA/ZBA) You don't often get email from cheng.lin@enovapower.com. Learn why this is important Hi Andrew, This is to confirm the following statements are correct. Please feel free to let me know if you have any more questions. Kind regards, Cheng Lin, P.Eng, MBA III rireA:ior cCngiri 7 7rio°ng nova IPoweir Corp 301 Victoria Street, Kitchener, ON N2G 41-2 Office: 226-896-2200 EXT 6197 Cell: 226-750-4211 Il.ien I in5enovapoweir.coin I vw m_emavapower,.cam_ From: Andrew Pinnell <Andrew.Pinnell@kitchener.ca> Sent: Tuesday, September 30, 2025 5:19 PM To: Cheng Lin <cheng.lin@enovapower.com> Cc: Greig Cameron <greig.cameron@enovapower.com> Subject: FW: Circulation for Comment - McBrine Drive & 1700 Strasburg Road (OPA/ZBA) Hi Cheng, Are you able to assist in Shaun's absence? See below. Thanks, Andrew Pinnell, MCIP, RPP Senior Planner I Development & Housing Approvals Division I City of Kitchener 519-7kw,81i9irT� TY 1-866-969-9994 andrew.pinnell(&kitchener.ca MI. s'r! � ", From: Andrew Pinnell Sent: Tuesday, September 30, 2025 5:17 PM To: 'Shaun Wang' <shaun.wang@enovapower.com> Cc:'Enova Power Corp. - Greig Cameron' <greig.cameron@enovapower.com> Subject: FW: Circulation for Comment - McBrine Drive & 1700 Strasburg Road (OPA/ZBA) Importance: High Page 214 of 295 Hi Shaun, I'm just finalizing my report for this subdivision. I'll be including the following standard Enova comments (below). But note that I don't think I heard from Enova on this one (please forward me your comments if I'm incorrect). Please confirm ASAP that the following standards conditions are sufficient to proceed with approval of this subdivision: The SUBDIVIDER shall make satisfactory arrangements with Enova Power for the provision of permanent electrical services to the subdivision and/or the relocation of the existing services. Further, the SUBDIVIDER acknowledges that this may include the payment of all costs associated with the provision of temporary services and the removal of such services when permanent installations are possible. 2. The SUBDIVIDER shall make arrangements for the granting of any easements required for utilities and municipal services. The SUBDIVIDER agrees to comply with the following easement procedure: a) to provide copies of the subdivision plan proposed for registration and reference plan(s) showing the easements to ENOVA, and telephone companies and the CITY, to the CITY'S Director of Planning. b) to ensure that there are no conflicts between the desired locations for utility easements and those easement locations required by the CITY'S Director of Engineering Services for municipal services; c) to ensure that there are no conflicts between utility or municipal service easement locations and any approved Tree Preservation/Enhancement Plan; d) if utility easement locations are proposed within lands to be conveyed to, or presently owned by the CITY, the SUBDIVIDER shall obtain prior written approval from the CITY'S Director of Development and Housing Approvals and CITY'S Director of Engineering Services or, in the case of parkland, the CITY'S Director of Parks and Cemeteries; and e) to provide to the CITY'S Director of Development and Housing Approvals, a clearance letter from each of ENOVA and telephone companies. Such letter shall state that the respective utility company has received all required grants of easement, or alternatively, no easements are required. Thanks and I look forward to hearing from you at your earliest convenience. Andrew Pinnell, MCIP, RPP Senior Planner 1 Development & Housing Approvals Division 1 City of Kitchener 519-783-8915r-11 1 TTY 1-866-969-9994 andrew.pinnellPkitchener.ca IM CM1151i" o!uyy�,. , On I T11 From: Christine Kompter<Christine.Kompter@kitchener.ca> Sent: Friday, February 17, 2023 3:40 PM To: _DL_#_DSD_Planning <DSD-PlanningDivision@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Carlos Reyes <Carlos.Reyes@kitchener.ca>; Darren Kropf <Darren.Kropf@kitchener.ca>; Dave Seller <Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; Ellen Straus <EIIen.Straus@kitchener.ca>; Enova Power Corp. - Greig Cameron <greig.cameron@enovapower.com>; Enova Power Corp. - Shaun Wang <shaun.wang@enovapower.com>; Feds <vped@feds.ca>; GRCA- Planning (planning@grandriver.ca) <planning@grandriver.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango <landuseplanning@hydroone.com>; Jim Edmondson Page 215 of 295 <Jim.Edmondson@kitchener.ca>; Justin Readman <Justin.Readman@kitchener.ca>; Katherine Hughes <Katherine.Hughes@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; Ontario Power Generation <Executivevp.lawanddevelopment@opg.com>; Park Planning (SM) <Park.Plan ning@kitchener.ca>; Region - Planning <PlanningApplications@regionofwaterloo.ca>; Property Data Administrator (SM) <PropDataAdmin@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder <Steven.Ryder@kitchener.ca>; Sylvie Eastman <Sylvie.Eastman@kitchener.ca>; WCDSB - Planning <planning@wcdsb.ca>; WRDSB - Board Secretary (elaine_burns@wrdsb.ca) <elaine_burns@wrdsb.ca>; WRDSB - Planning <planning@wrdsb.ca> Cc: Andrew Pinnell <Andrew.Pinnell@kitchener.ca> Subject: Circulation for Comment - McBrine Drive & 1700 Strasburg Road (OPA/ZBA) Please see attached. Additional documentation can be found in AMANDA folder 23-102603 and S_ a..iref-.-JJe (external agencies). Comments or questions should be directed to Andrew Pinnell, Senior Plannerire�nr....piirgn V_I@Ikii t..gl.h e ineir.e ; 519-741-2200 x7668). Christine Kompter Administrative Assistant I Planning Division I City of Kitchener 200 King Street West, 6th Floor I P.O. Box 1118 Kitchener ON N2G 4G7 519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.kompter@kitchener.ca This correspondence is directed in confidence solely to the addressees listed above. It may contain personal or confidential information and may not otherwise be distributed, copied or used by the intended recipient. If you are not the intended recipient, please delete the e-mail and any attachments and notify the sender immediately. Click on the link to read the additional disclaimer. https.Ilenovapower. com/disclaimer Page 216 of 295 Adrnnistr-ation Centre: 400 Oy�Jc, 1'0, Box 121) (',imbrldge, ONJ I\11 F( '0(5 0 >' o n e 9 621 ,'/61 "FOH ftee: I '�1,66 900 4 Fax; 19 6111 4844 mAwq�'a rid viverca 0 tion April 28,2025 Andrew Pinnell Senior Planner City of Kitchener 200 King Street West Kitchener ON N2G 4V6 and rew.pin nell (a_) kitchener.ca Re: Draft Plan of Subdivision 30T-23201 1700-1760 Strasburg Road, Kitchener 2140221 Ontario Inc. Dear Andrew Pinnell, Grand River Conservation Authority (GRCA) staff have reviewed the re -submission for the above -noted applications for an industrial subdivision. Recommendation The GRCA recommends conditional draft plan approval of this application. Page 1 of 3 of Con,,(­rwilion r(-I'Dresen��ng Ont,�rio',' 'k) Con,,Ierv,ilion AuOlorities I IN,, (Irand A h',,ril,age River Page 217 of 295 Documents Reviewed by Staff Staff have reviewed the following documents submitted with this application: • Urban Design Brief (GSP, June 2023) • Environmental Impact Study (GHD, March 2025) • Functional Servicing Stormwater Management Report (WalterFedy, April 2023) • Site Water Balance Analysis (GHD, February 23, 2024) • Draft Plan (GSP, dated September 14, 2022) This follows our July 15, 2024 comments on the previous submission. GRCA Comments Our previous concerns have now been addressed at this stage in the subdivision process. As a result, we are now in a position to recommend draft plan approval with the following conditions: 1. Prior to any grading or construction on the site and prior to registration of the plan, the owners or their agents submit the following plans and reports to the satisfaction of the Grand River Conservation Authority. a. A detailed stormwater management report in accordance with the 2003 Ministry of the Environment Report entitled "Stormwater Management Planning and Design Manual". b. A detailed Environmental Impact Study. c. A detailed Lot Grading, Servicing and Storm Drainage Plan. d. An Erosion and Siltation Control Plan in accordance with the Grand River Conservation Authority's Guidelines for sediment and erosion control, indicating the means whereby erosion will be minimized and silt maintained on-site throughout all phases of grading and construction. e. The submission and approval of a permit under the Prohibited Activities, Exemptions and Permits Regulation from the GRCA prior to construction and/or grading in a regulated area and/or construction of the stormwater management outlet in a regulated area. We trust that the municipality will ensure the Subdivider's Agreement between the owners and the municipality contain provisions for the completion and maintenance of the works in accordance with the approved plans and reports noted in Condition 1) above. Once the above has been met, we can issue GRCA's clearance of the subdivision to the municipality. Page 2 of 3 Page 218 of 295 We wish to acknowledge receipt of the remaining fees for this subdivision ($6,648.38). Additional fees will be required for draft plan clearance, and a separate fee will be required for a GRCA permit. We trust this information is of assistance. If you have any questions or require additional information, please contact me at 519-621-2763 ext. 2292 or theywood(c-grand river. ca. Sincerely, Trevor Heywood Resource Planner Grand River Conservation Authority Page 3 of 3 Page 219 of 295 Andrew Pinnell From: Deeksha Choudhry Sent: Friday, May 12, 2023 10:13 AM To: Andrew Pinnell; Jessica Vieira Subject: Re: Circulation for Comment - McBrine Drive & 1700 Strasburg Road (OPA/ZBA) Hi Andrew, Yes, we don't have any heritage comments or issues. I thought I had replied, but looks like I hadn't, apologies! Kind Regards, Deeksha Choudhry, MSc, BES Heritage Planner I Planning Division I City of Kitchener 519-741-2200 ext. 72911 TTY 1-866-969-9994 deeksha.choudhry@kitchener.ca 6001115 0od1,111,1"q IG Re,si(le,nts are er:ccaun,.3e to vhsit kitchener.cei/co vi(119 f6r the n-iost a )...to... ate inf r :ation about City services, ........................................................................................................................................... Page 220 of 295 Ministry of the Environment, Ministere de PEnvironnement, de la Conservation and Parks Protection de la nature et des Pares Ontario O PERMIT UNDER subsection 17(1) in accordance with the criteria in clause 17(2)(c) of the ENDANGERED SPECIES ACT, 2007 Permit #: WC -C-006-23 Issued to: 2140221 Ontario Incorporated 270 Shoemaker Street Kitchener, Ontario N2E 3E1 Term: This permit comes into force on the date it is issued and expires after submission of a final report that meets the requirements of condition 35. Location: PT LT 17 RCP 1471 Kitchener PTS 1 & 2, 58R6642, S/T 1004437; S/T 1487182 City of Kitchener and PT. LOT 1 RCP 1382, BEING PT. 8 ON 58R-12866, SAVE & EXCEPT PT. 1 ON 58R-15153 City of Kitchener in the area identified in Schedule B (the "Site"). Project Description: Construction of a 10 -lot industrial subdivision, including grading and servicing, two (2) new roads, and an extension of McBrine Drive at the Site (the "Project"). 1. Authority: This permit is issued to 2140221 Ontario Incorporated (the "Permit Holder") under subsection 17(1) of the Endangered Species Act, 2007 ("ESA") in accordance with the criteria in clause 17(2)(c) of that Act. 2. Application to Species: This permit applies to Blanding's Turtles, which is a species listed as threatened in Ontario Regulation 230/08 "Species at Risk in Ontario List" (the "SARO List"), and its habitat. 3. Authorization: This permit authorizes the Permit Holder to engage in the following activities at the Site that would otherwise be prohibited by subsections 9(1) and 10(1) of the ESA, for the purpose of carrying out the Project or fulfilling conditions of this permit: Page 221 of 295 (a) harming, harassing, capturing, possessing, collecting, and transporting Blanding's Turtle; (b) destroying up to 10.70 hectares of Category 3 Blanding's Turtle habitat; and (c) damage up to 2.10 hectares of Category 3 Blanding's Turtle habitat. 4. Conditions: Pursuant to subsection 17(6) of the ESA, the authorizations in section 3 of this permit do not apply unless the Permit Holder complies with the requirements imposed by conditions in this permit. 5. Compliance: Section 36 of the ESA provides that non-compliance with the prohibitions in subsections 9(1) and 10(1) of that Act and any provision of this permit constitute offences. 6. Schedules: The following appendices form part of this permit: • Schedule A: Conditions • Schedule B: Project Location and Impacts (the Site) • Schedule C: Mitigation Measures at the Site • Schedule D: Overall Benefit Activites at the Site Pursuant to subsection 17(1) of the ESA and in accordance with the criteria in clause 17(2)(c) of the ESA, I hereby issue this permit authorizing the activities described above, subject to the conditions set out herein. Ae Date of Issuance. Andrea anjin Minister of the Environment, Conservation and Parks 28/01/25 (dd/mm/yy) 2 Page 222 of 295 From: Stewart, Catherine IMECPI To: Katherine Ryan Cc: Laura Lawlor Subject: RE: Meeting Request RE Strasburg Road IGF Date: Tuesday, August 30, 2022 11:42:54 AM Attachments: 2022-06 Bat Survey Standards MECP.Ddf 2021 Bats & Buildings Exit & Roost Surveys MECP.udf 2022-06 Bats & Treed Habitats MaternitvRoostSurvevs MECP.udf Hi Katherine, Your proponent is now the landowner — great news for this project moving forward! I have vacation and other commitments that make the next available day I can call you likely next Wednesday, if still needed just let me know. For Blanding's Turtle, the ministry's position remains that the property contains general habitat protected under the ESA 2007, and so, the proposed development will need to seek authorization (i.e. overall benefit C permit) under the Act prior to site alteration. Please submit a revised IGF and Avoidance Alternatives Form toI 0n_tarii0. of tairio,.ca to begin the permit process. For Tri -coloured Bat, the ministry accepts the conclusion in the IGF that the 1 potential tree has low likelihood of being used by the species, and so, no further authorization under the ESA 2007 is needed for this species. However, removal of this tree should be done outside the active season for Tri -coloured Bat (i.e. outside April 1 — September 30). Also, please see the attached updated SAR bat guidance documents, which GHD should use for applicable files moving forward. Regards, Catherine Stewart Management Biologist Permissions Section, Species at Risk Branch Ministry of the Environment, Conservation and Parks From: Katherine Ryan <Katherine.Ryan @ghd.com> Sent: August 30, 2022 9:00 AM To: Stewart, Catherine (MECP) <Catherine.A.Stewart@ontario.ca> Cc: Laura Lawlor <Laura.Lawlor@ghd.com> Subject: RE: Meeting Request RE Strasburg Road IGF CAUTION -- EXTERNAL E-MAIL - Do not click links or open attachments unless you recognize the sender. Hi Catherine, Just following up on the email below. The coordination of a meeting is very timely for this project could you please call me at 289 795-5422. Thank you, Page 223 of 295 City of Kitchener Draft Plan of Subdivision Comment Form Address: McBrine Drive and 1700 Strasburg Road Owner: 2140221 Ontario Inc Application: Draft Plan of Subdivision 30T-23201 Comments Of: Parks and Cemeteries Commenter's Name: Lenore Ross Email: Lenore. ross@kitchener.ca Phone: 519-741-2200 ext 7427 Date of Comments: August 2023 0 I plan to attend the meeting (questions/concerns/comments for discussion) ❑ No meeting to be held ❑ I do NOT plan to attend the meeting (no concerns) 1. Documents Reviewed: I have reviewed the documentation noted below submitted in supportof a business park subdivision containing 10 industrial lots, ranging in size from 0.67 to 3.01 hectares. McBrine Drive would be extendedto connectwith a new street ("StreetA"). StreetAwould outletto Strasburg Road. McBrine Drive would terminate at a new cul-de-sac bulb. Another cul-de-sac is proposed off Street A. A 3.86 hectare open space/wetland block adjacentto Huron NaturalArea (HNA) is proposed. Asecond open space / wildlife corridor would provide wildlife passage from the HNA to a nearby stormwater management pond. Official Plan and Zoning By-law Amendments are not proposed. 1. ArevisedFunctionalServicingandStormwaterManagementReport- WalterFedy,dateclApril 18, 2023; 2. A letter prepared byWalterFedy, dated April 18, 2023, to the GRCA (Chris Foster -Pengelly) in response to the GRCA comments of March 13, 2023; 3. A letterfrom GHD in response to GRCA comments on the Scoped Environmental Impact Study, dated June 28, 2023 that includes a Feature -Based Water Balance Analysis 4. Revised Urban Design Report - GSP Group dated June 2023; S. A Response Matrix to the Post -Circulation Comments - GSP Group dated July 2023 2. Site Specific Comments & Issues: Parks and Cemeteries has no significant concerns with the proposed Draft Plan of Subdivision and can provide conditional support subject to the minor updates to submitted studies are noted below. PRELIMINARY SUBDIVISION CONDITIONS These preliminary comments will also include all Standard Conditions of Subdivision in their entirety, latest version, including the Condition requiring that the developer meet the latest revision of the Development Manual which is updated from time to time. All requirements noted below will be included as part of the subdivision agreement and at the cost of the developer. A City for Everyone Working Together— Growing Thoughtfully — Building Community Pe129 of 295 City of Kitchener Draft Plan of Subdivision Comment Form 1 Grading Plan 2 Coordinated Utilities Plan .3 General Vegetation Overview/Detailed Vegetation Plan .4 Landscape Plans a. Street Tree Planting Plan showing street trees along all proposed streets according to the relevant section of the latest Development Manual and Urban Forest Guidelines. All specified trees should be native species. Street tree plantings to be confirmed at Site Plan Application and any required compensation fordeficiencies provided as CIL prior to final acceptance. b. Open Space, SAR habitat creation / compensation, wetland Replacement/Restoration Plans, Wildlife Corridor Planting Plans as identified through the EIS. Plans to include plantings, temporary and permanent fencing including wildlife fencing at limits of development lots 1, 2, 3, 8, 9 and 10 as well as for the reconstructed wetland . Signage should be included c. Trail Block Plans —trail design and landscape plantings d. Construction of new/replacement habitat should occur and be functional prior to removal of existing habitat e. Species relocation strategy f. Signage for multi use trails and connections 5 Conveyance of Open Space, Natural Heritage Conservation and Trail blocks to the City 6 Construction/ installation of required trails, multiuse pathways, street trees, Wetland replacement plantings, fencing, signage. 7 Management strategy and monitoring of invasive species for a period of 5 years from initial acceptance and SAR monitoring for a period of time as determined through EIS recommendations 8 Securities for all required works 9 Parkland Dedication will be deferred at the Draft Plan of Subdivision application and taken as cash in lieu of land at each of the required site plan applications. Dedication requirements are subjectto the Parkland Dedication Bylaw and Policy current at the time of a formal Site Plan application. 3. Comments on Submitted Documents The following comments should be addressed at this time. 1) Urban Design Brief a) Several site diagrams do not reflect the MUT and sidewalk locations as communicated by Transportation Services and Parks & Cemeteries e.g. pg 16 Concept Plan and pg 18 Priority Lotting. b) Pg 21 -'The intersection of Street'A' and Strasburg Road will have entryfeatures using local materials and complementary landscape features such as double row of planting beds and ornamental planting." This should be clarified to indicate that all entry features will be located on the development blocks not within the public right of way. A City for Everyone Working Together— Growing Thoughtfully — Building Community OW219 of 295 City of Kitchener Draft Plan of Subdivision Comment Form c) Pg 22 —"Sidewalks will be provided at least on one side of the public streets" This should be revised to indicate that sidewalks will be provided according to Development Manual and Complete Streets standards." d) Pg 22 #4 Landscape along Created Wetland/Stormwater Management Facility — GRCA has noted that "the proposed constructed wetland will be regulated by the G RCA. The G RCA does not support the creation of trails/walkways and seating areas within the wetland or wetland buffer." The reference to walkways and seating should be clarified to indicate these new features will be outside of regulated areas. A revised Urban Design Brief is required. 4. Policies, Standards and Resources: • Kitchener Official Plan • City of Kitchener Park Dedication Bylaw 2022-101 and Park Dedication Policy • City of Kitchener Development Manual • Cycling and Trails Master Plan (2020) • Chapter 690 of the current Property Maintenance By-law • Places & Spaces: An Open Space Strategy for Kitchener • Multi -Use Pathways &Trails Masterplan • Urban Design Manual 5. Anticipated Fees: The Parkland dedication requirement will be deferred at the Draft Plan of Subdivision and assessed at future Site Plan Applications. Parkland dedication will be assessed based on the land use class(es) and required as a condition of Site Plan Approval as cash in lieu. Dedication requirements are subjecttothe Parkland Dedication Bylaw, Policy and rates in effect. Please be advised that an updated Parkland Dedication Policy and By-law were approved by City of Kitchener Council on August 22 2022. This update includes but is not limited to changes to the classes of lands requiring Parkland Dedication, standard land assessment values for determining Parkland Dedication, Parkland Dedication exemption categories and transition provisions for in -progress applications. The Bylaw is under appeal. Further changes to the Bylaw may be required as a result of the Bill 23— More Homes Built Faster Act. A City for Everyone Working Together— Growing Thoughtfully — Building Community Oe9 of 295 Andrew Pinnell, MCIP. RPP Senior Planner DSD — Planning Division City of Kitchener 200 King Street W. Kitchener, ON N2G 4G7 Dear Mr. Pinnell: PLANNING, DEVELOPMENT AND LEGISLATIVE SERVICES 150 Frederick Street, 81h floor Kitchener Ontario N2G 4.13 Canada Telephone: 519-575-4400 Fax: 519-575-4449 www.regionofwaterloo.ca Shilling Yip (226) 753-1064 (c) File: D18-20/23201 June 4, 2025 Post Re -circulation (2025) Comments Plan of Subdivision 30T-23201 McBrine Drive & 1700 Strasburg Road CITY OF KITCHENER Regional staff has reviewed the above -noted re -circulation and provides the following comments for your consideration at this time. Comments were previously provided on March 28, 2023, September 19, 2023 and November 1, 2024. This latest re -circulation deals with an updated Scoped EIS, and related environmental matters. As these environmental matters are now the responsibility of the City of Kitchener, Regional staff has no further comments in this regard. The purpose of these comments is to identify the items pertaining to the Region's responsibilities that can be imposed as conditions of approval. The draft plan (GSP, September 14, 2022) proposes 10 industrial lots ranging from 0.67ha to 1.22ha (1.65ac to 3.01 ac) in size, an open space block, and an open space/wildlife corridor block, on full municipal services. The lands are designated Urban Area, Delineated Built -Up Area and Core Environmental Feature on Maps 1, 2 and 6, respectively in the Regional Official Plan, and further designated Business Park Employment in the City's Official Plan. The lands are zoned EMP -4 Service Business Park Employment in the City Zoning Bylaw 2019-051 which permits a broad range of industrial business park uses. Official Plan and Zoning By-law amendments are not proposed. Document Number: 4997706 Version: 1 Page 1 of 4 Page 227 of 295 Region Planning Fees It has come to staff's attention that the applicant's cheque for the original subdivision application fee ($14,150.00, Cheque #841 dated November 10, 2022) had become stale -dated before staff was able to deposit. As such, this cheque needs to be replaced. In addition, the Region's comments of September 19, 2023 indicated the Region's re -circulation fee applies ($1,150.00). To staff's knowledge this fee remains outstanding. By copy of this letter, the applicant is asked to submit these fees to the Region (total $15,300.00). Subject to the above -noted comments, the Region's comments of March 28, 2023, September 19, 2023 and November 1, 2024 continue to apply. Draft Plan of Subdivision Conditions The Region has no objections to draft approval of Plan of Subdivision 30T-23201, subject to receipt of the Regional planning review fees (total $15,500.00), and the inclusion of the following conditions of draft approval set out below: 1) That this approval applies to Plan of Subdivision 30T-23201 for 2140221 Ontario Inc. in the City of Kitchener, Dwg File Name: dp18161f.dwg by GSP Group dated September 14, 2022 which shows the following: Lots 1 to 10 Industrial Block 11 Open Space Block 12 Open Space / Wildlife Corridor 2) That prior to final approval, the Subdivider agrees to stage the development of this plan of subdivision in a manner satisfactory to the City of Waterloo and the Regional Municipality of Waterloo. 3) That prior to final approval, Streets A, B and C be named to the satisfaction of the City of Kitchener and the Regional Municipality of Waterloo. 4) That prior to final approval, the subdivision agreement be registered by the City of Kitchener against the land to which it applies and a copy of the registered agreement be forwarded to the Regional Municipality of Waterloo prior to final approval of the subdivision plan. 5) That prior to final approval, the Subdivider submit detailed engineering drawings which show the removal and proper disconnection of the existing 300mm water service stub that was previously installed near the stormwater sewer outlet to service this property, to the satisfaction of the Regional Municipality of Waterloo. Document Number: 4997706 Version: 1 Page 2 of 4 Page 228 of 295 6) That prior to final approval, the Subdivider complete a detailed stormwater management report to the satisfaction of the Regional Municipality of Waterloo. The report must include: ■ an assessment of whether the soils and the noted high water table can accommodate the infiltration volumes being proposed; and ■ the oversizing of infiltration galleries by 15% to account for decreased performance and/or disconnection. Furthermore, the Subdivider enter into a registered development agreement with the Regional Municipality of Waterloo to indicate that any future grading and drainage plan/SWM report submitted for site plan approval for Lots 1 to 10, all inclusive be in accordance with the approved Stormwater Management Plan for this subdivision, to the satisfaction of the Regional Municipality of Waterloo. 7) That prior to final approval, the Subdivider enter into a registered development agreement with the Regional Municipality of the Waterloo to require the completion prior to Site Plan approval, implement a Salt Management Plan for Lots 1 to 10, all inclusive, to the satisfaction of the Regional Municipality of Waterloo. 8) That prior to final approval, the Subdivider enter into a registered development agreement with the Regional Municipality of Waterloo to prohibit the installation of vertical open -loop and vertical closed-loop geothermal energy systems for Lots 1 to 10, all inclusive, to the satisfaction of the Regional Municipality of Waterloo. 9) That prior to final approval, the Subdivider enter into a registered development agreement with the Regional Municipality of Waterloo to prohibit Category A Land Uses (as described in Schedule B of the Regional Official Plan) for Lots 1 to 10, all inclusive, to the satisfaction of the Regional Municipality of Waterloo. 10)That prior to final approval, the Subdivider provide the Region sufficient funds for the future installation of two (2) 9.5m x 2m transit landing pads by the Region, to the satisfaction of the Regional Municipality of Waterloo. The cost of the landing pads to be determined based on the cost of construction at time of payment. General Comments Any future development on the lands subject to the above -noted applications will be subject to the provisions of Regional Development Charges By-law 19-037 or any successor thereof. Document Number: 4997706 Version: 1 Page 3 of 4 Page 229 of 295 Please accept this letter as out request for a copy of the decision pertaining to this application. Should you have any questions, please do not hesitate to contact me. Yours truly, Shilling Yip, MCIP, RPP Senior Planner cc. Brandon Flewwelling, GSP Group (via email) Document Number: 4997706 Version: 1 Page 4 of 4 Page 230 of 295 Andrew Pinnell From: Dave Seller Sent: Friday, March 22, 2024 10:09 AM To: Eric Riek Subject: TS comments: 30T-23201, 1st Submission, (McBrine Drive & 1700 Strasburg Road Kitchener) Attachments: 2020 COK MUT standards.pdf General Comments 1. Multi -use Trail Sign and Pavement Marking Standards (attached) and OTM Book 18 be used in combination for submission. 2. Cycling/pedestrian signs and pavement markings to follow OTM Book 18 — Cycling Facilities June 2021. C�.�1(:Im...Ii oolk 18 • See page 157 of 387 (combined crossride to be in accordance with Figure 6.3) • See page 184 of 387 (Adjacent Crossing Intersection Approach with Multi -use Paths be in accordance with Figure 6.4) 3. A 0.30m offset be provided between back of sidewalk/MUT to property line. 4. Stop bars be increased to 0.60m. 5. Stop bars be offset a minimum 1.5m from back of sidewalk/MUT. 6. Vehicle travel - solid yellow centre lines at stop locations be a minimum of 15m in length. 7. Solid yellow center line width— 0.10m. 8. LED streetlighting is required. 9. Property lines must be identified more clearly on the plan and profile drawings. For example, see green highlights below, a solid black line was used. 10. Below is an example of a right-of-way cross section that must be provided for each street. 1 Page 231 of 295 Drawing number Comments • See below - existing MUT along Strasburg Road. Dimensioning of MUT at Street A must be noted on the plan. C4-1 Plan & Profile Street A • Street A is a Major Collector roadway and based on the city's Geometric Standards for vertical curves, a K value of 20 be provided for a sag curve, rather than the K value of 12 noted on the plan. (LVC 65.77) • Street A is a Major Collector roadway and based on the city's Geometric Standards for vertical curves, a K value of 15 be provided for a crest curve, rather than the K value of 12 noted on the plan. (LVC 41.74) • Street A is a Major Collector roadway and should have a maximum 1.5% grade for a stop road at Strasburg Road. The distance should be measured 20 metres back from the pedestrian cross walk. • Fully separated drop curbs/Tactile Walking Surface Indicator (TWSI) be provided at intersections and noted on the plan. • TWSI (purple line) and concrete (green hatching) be installed for existing MUT along Strasburg Road. See below. Page 232 of 295 • TWSI (purple line) and concrete (green hatching) be installed at Street B. See below. I ULIN � kfa""oncrete :a 03 VII i i • TWSI (purple line), concrete (green hatching) and stamped concrete (brown hatching) be installed. See below. 3 Page 233 of 295 AI UHLINt SPHALT MUS" • Street B is a Minor Collector roadway and based on the city's Geometric Standards for vertical curves, a K value of 20 be provided for a sag curve, rather than the K value of 12 noted on the plan. (LVC 40.00) C4-2 Plan & Profile Street A is a Minor Collector roadway and based on the city's Geometric Standards for vertical curves, a K value of 15 be provided for a crest curve, rather than the K value of 8 Street B noted on the plan. (LVC 33.20) • Street B is a Minor Collector roadway and should have a maximum 1.5% grade for a stop road at Steet A. The distance should be measured 20 metres back from the MUT. • Fully separated drop curbs/Tactile Walking Surface Indicator (TWSI) be provided at intersections and noted on the plan. • Street C is a Minor Collector roadway and based on the city's Geometric Standards for vertical curves, a K value of 20 be provided for a sag curve, rather than the K value of 12 noted on the plan. (LVC 26.24) • Fully separated drop curbs/Tactile Walking Surface Indicator (TWSI) be provided at intersections and noted on the plan. • Transition sidewalk and MUT to McBrine Drive. See below. rMT% UZiiMIL krI III V=040 If SHEET C5-1 IM C4-3 Plan & Profile Street C NMI 4 Page 234 of 295 CB -1 Pavement Marking & Signage Plan Pavement Markings 0 Street A at Strasburg Road (see below). Stop, sign and stop bar must be relocated. � K � A �� ~ . �� � � ��� ° All Rb-51'obaremoved from the plan. ° Install "No Exit" VVa-31 signs for Streets 8&C.See below. ns W 4 A Ra -1 A SOILD WHITE LADDER —,,ZRO,SSWALK 3.6m WIDE 3.6m; WIDE ASPH. MUT s Page 235 of 295 NO EXIT Sign 12.5 N 0 -I EXIT "k a- 1 45 ain't x 45 am Dave Seller, C.E.T. Traffic Planning Analyst I Transportation Services I City of Kitchener 519-741-2200 ext. 7369 1 TTY 1-866-969-9994 1 dave.seller()kitchener.ca Page 236 of 295 City of Kitchener Comment Form Project Address: McBrine/Strasburg Road — Industrial Subdivision Application Type: Draft Plan of Subdivision Comments Of: Urban Design Commenter's Name: Katey Crawford Email: Katey.Crawford@kitchener.ca Phone: 519-741-2200 ext. 7157 Date of Comments: March 13th, 2024 ❑ I plan to attend the meeting (questions/concerns/comments for discussion) ❑x No meeting to be held ❑ I do NOT plan to attend the meeting (no concerns) 1. Documents Reviewed • Urban Design Brief, prepared by GSP Group — dated October 2023 2. Site Specific Comments & Issues: Urban Design Brief • Page 15. Update plan as per comments on page 18. • Page 17. Update plan as per comments on page 18. • Page 17. See mark-up provided with regards to terminating vista lots and revise. • Page 18. See mark-up provided with regards to lots fronting Strasburg Road and revise. • Page 18. Pavement marking and signage plans show additional sidewalk connection and MUT running up to Mcbrine Street. Coordinate and revise accordingly. • Page 18. Sidewalk adjacent to Building F is shown within ROW on pavement marking and signage plans. Coordinate and revise accordingly. Prior to draft approval the following is required: • Updated Urban Design Brief A City for Everyone Working Together— Growing Thoughtfully— Building Community Page 237 of 295 Urban Design conditions of draft approval: The SUBDIVIDER agrees that the subdivision shall be developed in accordance with the endorsed Strasburg Technology Business Park Urban Design Brief and City of Kitchener Urban Design Guidelines for the huron trillium industrial employment area. Prior to registration, pre -grading or pre -servicing as required, the SUBDIVIDER agrees to receive final approval of a Priority Lotting Plan and of Design Guidelines for Priority Lots to the satisfaction of the CITY'S Director of Planning. A City for Everyone Working Together— Growing Thoughtfully— Building Community Page 238 of 295 Andrew Pinnell From: Planning <planning@wcdsb.ca> Sent: Thursday, March 9, 2023 4:43 PM To: Andrew Pinnell Subject: RE: Circulation for Comment - McBrine Drive & 1700 Strasburg Road (OPA/ZBA) Good Afternoon Andrew, The Waterloo Catholic District School Board has reviewed the subject application and based on our development circulation criteria have the following comment(s)/condition(s): A) That any Education Development Charges shall be collected prior to the issuance of a building permit(s). If you require any further information, please contact me by e-mail at Jordan. NeaIe@wcdsb.ca. Thank you, Jordan Neale Planning Technician, WCDSB 480 Dutton Dr, Waterloo, ON N2L 4C6 519-578-3660 ext. 2355 From: Christine Kompter<Christine.Kompter@kitchener.ca> Sent: Friday, February 17, 2023 3:40 PM To: _DL_#_DSD_Planning <DSD-PlanningDivision@I<itchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Carlos Reyes <Carlos.Reyes@kitchener.ca>; Darren Kropf <Darren.Kropf@kitchener.ca>; Dave Seller <Dave.Seller@I<itchener.ca>; David Paetz <David.Paetz@kitchener.ca>; Ellen Straus <EIIen.Straus@kitchener.ca>; Enova Power Corp. - Greig Cameron <greig.cameron@enovapower.com>; Enova Power Corp. - Shaun Wang <shaun.wang@enovapower.com>; Feds <vped@feds.ca>; GRCA- Planning (planning@grandriver.ca) <planning@grandriver.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango <landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; Justin Readman <Justin.Readman@kitchener.ca>; Katherine Hughes <Katherine.Hughes@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; Ontario Power Generation <Executivevp.lawanddevelopment@opg.com>; Park Planning (SM) <Park.Planning@kitchener.ca>; Region - Planning <PlanningApplications@regionofwaterloo.ca>; Property Data Administrator (SM) <PropDataAdmin@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder <Steven.Ryder@kitchener.ca>; Sylvie Eastman <Sylvie.Eastman@kitchener.ca>; Planning <planning@wcdsb.ca>; WRDSB - Board Secretary (elaine_burns@wrdsb.ca) <elaine_burns@wrdsb.ca>; WRDSB - Planning <planning@wrdsb.ca> Cc: Andrew Pinnell <Andrew.Pinnell@kitchener.ca> Subject: Circulation for Comment - McBrine Drive & 1700 Strasburg Road (OPA/ZBA) Caution - External Email - This Message comes from an external organization. Do NOT click on unrecognized links or provide your username and/or password. Page 239 of 295 Please see attached. Additional documentation can be found in AMANDA folder 23-102603 and Sha e,6-H (external agencies). Comments or questions should be directed to Andrew Pinnell, Senior Planner ( U�.Ep.yy.._pinneHktchener.ca; 519-741-2200 x7668). Christine Kompter Administrative Assistant I Planning Division I City of Kitchener 200 King Street West, 6th Floor I P.O. Box 1118 Kitchener ON N2G 4G7 519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.kompter@kitchener.ca Disclaimer - This email and any files transmitted with it are confidential and contain privileged or copyright information. You must not present this message to another party without gaining permission from the sender. If you are not the intended recipient you must not copy, distribute or use this email or the information contained in it for any purpose other than to notify us. If you have received this message in error, please notify the sender immediately, and delete this email from your system. We do not guarantee that this material is free from viruses or any other defects although due care has been taken to minimize the risk. Any views expressed in this message are those of the individual sender, except where the sender specifically states them to be the views of the Waterloo Catholic District School Board. Page 240 of 295 Andrew Pinnell From: Brandon Coveney <planning@wrdsb.ca> Sent: Tuesday, March 14, 2023 10:47 AM To: Christine Kompter; Andrew Pinnell Cc: Planning Subject: Re: [Planning] Circulation for Comment - McBrine Drive & 1700 Strasburg Road (O PA/ZBA) March 14, 2023 Re: Circulation for Comment - McBrine Drive & 1700 Strasburg Road (OPA/ZBA) Municipality: Kitchener Location: McBrine Drive & 1700 Strasburg Road Owner/Applicant: 2140221 Ontario Inc. Hello and apologies for the late response, The Waterloo Region District School Board (WRDSB) has reviewed the above -noted application that proposes the development of a business park subdivision consisting of 10 industrial lots. The WRDSB offers the following comments: Student Transportation The WRDSB supports active transportation, and we ask that pedestrians be considered in the review of all development applications to enhance safety and connectivity. Strasburg Road is a primary access route for student transportation at Huron Heights Secondary School and it is imperative that it remain accessible and unencumbered throughout the construction process. We request that the City consider limiting construction vehicle traffic on Strasburg Road during arrival and dismissal times to ensure that active transportation pathways and bus routes are maintained. Noise and Debris The proposed development is situated roughly 250m from Huron Heights Secondary School. The WRDSB asks that the appropriate debris containment and noise considerations are enacted to avoid negative school site impacts. The WRDSB requests to be circulated on any subsequent submissions on the subject lands and reserves the right to comment further on this application. If you have any questions about the comments provided, don't hesitate to contact the undersigned. Regards, Page 241 of 295 Seinliioi I1l::1aininer, Waterloo Region District School Board 51 Ardelt Avenue, Kitchener ON, N2C 2R5 Email: brandon coven ey(o)w rdsb. ca On Fri, Feb 17, 2023 at 3:40 PM Christine Kompter <Christine.Kompter kitchener.ca> wrote: Please see attached. Additional documentation can be found in AMANDA folder 23-102603 and ShareFile (external agencies). Comments or questions should be directed to Andrew Pinnell, Senior Planner (Andrew. pin nell@kitchener.ca; 519-741-2200 x7668). Christine Kompter Administrative Assistant I Planning Division I City of Kitchener 200 King Street West, 6th Floor I P.O. Box 1118 1 Kitchener ON N2G 4G7 519-741-2200 ext. 7425 1 TTY 1-866-969-9994 1 christine.kompter I<itchener.ca Page 242 of 295 Six Nations of the Grand River Elected Council — Lands and Resources — Land Use Teai7 1721 Chiefswood Road, Ohsweken ON NOA 1M0 Tel: 519-445-0330 Fax: 519-753-3449 October 15, 2025 To: City of Kitchener Via: Email Dear Garett Stevenson and other relevant individuals, Included are my environmental comments on behalf of Six Nations of the Grand River Elected Council (SNGREC) regarding the development at 1700 Strasburg. Haldimand Tract and 1701 Nanfan Treaty preamble Six Nations of the Grand River (SNGR) Territory is within the most highly urbanized land in Canada. Development has occurred on Six Nations' traditional territory without consultation or consent of SNGR. The cumulative effects of this intense development has contributed to significant environmental degradation and, as a result, Six Nations has experienced severe impacts on its ability to exercise Aboriginal and Treaty Rights that are not only set out in the treaties themselves but are also recognized and affirmed in Section 35 of the Constitution Act, 1982. These treaty lands are subject to unresolved litigation and any infringement upon our treaty rights must be fully mitigated by the proponent. The 1701 Nanfan Treaty guarantees SNGR's right to harvest and hunt on this property for perpetuity, but this proposal undermines those rights. SNGR must be accommodated to mitigate any harm to its treaty rights caused by the proponent. SNGREC's Stance SNGREC is unsatisfied by this development. The Huron Natural Area is strongly valued by Six Nations of the Grand River (SNGR) members, who regularly advocate for expanded and enhanced protections. While any development near this culturally and environmentally sensitive territory is concerning, this proposal will result in impacts to Six Nations of the Grand River's Aboriginal and Treaty Rights. To be satisfied, SNGREC would need to see the implementation of the following mitigation and compensation measures. Page 1 of 6 Page 243 of 295 Six Nations of the Grand River Elected Council — Lands and Resources — Land Use Teai7 1721 Chiefswood Road, Ohsweken ON NOA 1M0 Tel: 519-445-0330 Fax: 519-753-3449 Next Steps Treaty Rights Compensation Further development of the land infringes on Six Nations Aboriginal and Treaty Rights by essentially guaranteeing land will not be returned to a natural state and by impacting the environment through emissions and use of resources. SNGREC requests that this development is paired with compensation for impacts to these rights and to the environment. Regarding Wetland Creation SNGREC requests a wetland compensation areal ratio of 3:1 onsite or 4:1 offsite. Despite the manmade nature of the removed wetlands, they have had 30 years to develop and moving them will undo those 30 years. To compensate for throwing away that growth and succession time, risk of wetland failure, and negative effects of this development, SNGREC requires a much greater ratio than 1:1. Please include SNGREC in consultation on the detailed design of the wetland area. The presence of invasive plant species is also a threat to the success of the wetland. SNGREC requests the removal of invasive species from the property before wetland creation is finished and a thorough monitoring and management plan for invasive species on the property extending for a minimum of 5 years which resets if invasive species establish in this wetland. What contingency plans will be prepared for the wetlands in case of habitat failure, and how much contingency funding will be allocated for these contingency plans? Regarding wetland buffers SNGREC requests 41m buffers from all wetlands. This means extending HNA wetland buffers from 30 to 41m and increasing the 15m created wetland buffer. The 15m buffer afforded to the constructed wetland is frankly irresponsible. Created wetlands have high failure rates, and in the long run are intended to naturalize and be as functional as an existing, natural wetland. In this case the 15m buffer runs a high risk of water quality issues and habitat failure, especially with something as active as a roadway. This roadway will input salt and other pollutants while producing a great extent of disturbance due to vehicle traffic. SNGREC's proposed buffers are based on indigenous knowledge, experience, and perspectives paired with scientific research using studies such as Beacon Environmental's 2012 Ecological Buffer Guideline Review. Table 7 on page 88 is a potent summary of the effectiveness of various buffer sizes based on real world implementations. Regarding Woodlot Buffers While HNA is given a 15m buffer, the woodlot around lots 8, 9, and 10 is only given a 10m buffer despite being Page 2 of 6 Page 244 of 295 Six Nations of the Grand River Elected Council — Lands and Resources — Land Use Teai7 1721 Chiefswood Road, Ohsweken ON NOA 1M0 Tel: 519-445-0330 Fax: 519-753-3449 directly connected to HNA. SNGREC requests HNA and the adjacent woodlot are given 20m buffers to protect habitat function. SNGREC has had communication with the City of Kitchener that mentioned potential for this woodlot to be considered part of the HNA in the future, and thus it should be treated as part of HNA with regards to protection. Regarding Turtle Nesting Areas and Buffers The three proposed turtle nesting areas are all proposed within the 15m buffer, meaning that the nesting areas themselves do not have their own buffers. SNGREC requests that turtle nesting areas are afforded a minimum buffer of 20m. Additionally, the 3 turtle nesting areas are insufficient relative to the estimated 7.8ha of turtle nesting area being removed. SNGREC requests a sizeable increase to created turtle nesting areas. Further, keeping a minimal size of turtle nesting areas increases the risk of encroachment by surrounding plant life, and thus these areas should be increased in size and count. Regarding Exclusion Fencing While exclusion fencing is important to reduce road mortality, it also further restricts animal species, creating new hazards such as predatory choke points, reducing potential nesting and foraging, and reducing habitat connectivity. SNGREC requests that this is compensated for by reducing the scale of this development and improving habitat connectivity. SNGREC requests that exclusion fencing includes access from the development side for small creatures in case they end up on the wrong side or travel from elsewhere. Regarding the McBrine Drive Southerly Extension SNGREC requests the removal or deviation of the McBrine Drive southerly extension away from the created wetland. SNGREC acknowledges that the southerly extension is needed for emergency access, but requests the exploration of other options that could have reduced environmental impacts. Regarding Landscaping SNGREC requests that native plant species are prioritized in landscaping efforts, and that invasive or potentially invasive species are completely avoided. Please provide SNGREC with a landscape plant list before procurement begins. The natural areas surrounding this development make plant selection even more important than for other sites. SNGREC requests that the proponent uses Kayanase Plant Nursery for procurement of plants if Kayanase's capacity allows. Regarding Section 10.5 Ecological Corridors and Linkages: Native Shrub Planting SNGREC appreciates the City of Kitchener's commitment to replant any shrubs that do not survive. Page 3 of 6 Page 245 of 295 Six Nations of the Grand River Elected Council — Lands and Resources — Land Use Teai7 1721 Chiefswood Road, Ohsweken ON NOA 1M0 Tel: 519-445-0330 Fax: 519-753-3449 Regarding Tree Compensation SNGREC requests a 10:1 tree replacement ratio for all trees removed regardless of DBH and 1:1 for any dead trees/snags removed as these are an important habitat feature. A high tree replacement ratio helps to restore lost ecological function and considers time for regrowth and reduced survivability due to deer browsing and tree die -off. The goal of an increased tree replacement ratio is also to create habitat and strengthen ecological resilience. Further, the higher tree replacement ratio better compensates for the long lasting, permanent impact of the development on the land that will no longer be able to be used by Indigenous people. The removal of or damage to the natural environment has an immense negative impact to Six Nations of the Grand River Aboriginal and Treaty Rights in this area. Planting additional trees and improving the environment helps make up for the negative impacts from development on these rights. With the 750 proposed tree removals, this would require 7500 plantings as compensation. Despite being considered cultural environments, these trees should still be replanted fully. If this seems unfeasible, SNGREC suggests reducing the scale of development to remove fewer trees. Planted trees must be site-specific native species and should be planted as close to the site as possible without impacting existing features and ecosystems. The 10:1 ratio can be achieved by planting plugs or other earlier -growth trees, and they do not all need to be full street -tree size. Planting earlier -growth trees will require protection (i.e. herbivore browsing guards) and minor maintenance. SNGREC requires planting best practices are used and suggests collaboration with Kayanase Plant Nursery for recommendations and guidance. Please be advised, as tree offset is not feasible onsite, SNGREC expects offset plantings to take place as close as reasonably possible to the impacted site. SNGREC encourages collaboration with the Grand River Conservation Authority, City of Kitchener, Region of Waterloo, RARE, or local property owners to achieve these offset plantings. Lastly, the Six Nations of the Grand River Environmental Levy may be considered should closer sites be unavailable. SNGREC expects that the tree replacement is paired with a robust and complete monitoring and maintenance plan complete with contingency actions to ensure successful establishment of the trees for long term success. Expanding upon the Huron Natural Area would be an excellent way to achieve this tree replacement ratio. SNGREC requests that if plant species important to indigenous communities (see Six Nations Significant Plant List) are found and may be impacted, proponents contact Kayanase Restoration Company to collaborate on seed and plant collection and rescue. Contact details found later in this document. Page 4 of 6 Page 246 of 295 Six Nations of the Grand River Elected Council — Lands and Resources — Land Use Tears 1721 Chiefswood Road, Ohsweken ON NOA 1M0 Tel: 519-445-0330 Fax: 519-753-3449 Regarding 12.1.4 Species at Risk and Wildlife Habitat — Bullet Point #31 Please clarify what situations would require tree removal within the bird breeding and active bat season. SNGREC disapproves of this clause except for in hazardous situations such as trees that are expected to fall in a dangerous manner. Regarding EIS Section 10.2 Wetlands — Strasburg Creek Provincially Significant Wetland Complex Please clarify, is silt fencing intended to be removed after construction? Silt fencing is designed to be removed after construction, and a more suitable exclusion fencing should be used for long-term fencing. General Design Comment — Bird and Light Friendly Design SNGREC requests that the buildings and streetscapes are designed using bird and light friendly practices. This includes minimizing reflective surfaces, creating visual markers on windows, and directing light downwards. Please see the City of Toronto's bird friendly practices for glass and for lighting as guidelines and implement them thoroughly across the entire design: https://www.toronto.calwp-contentluploads/2017/08l8dlc-Bird-Friendly-Best-Practices-Glass.pdf https://viww.toronto.ca/wp-content/uploads/2018/03/8ff6-city planning-bird-effective-lighting.pdf References Beacon Environmental. (2012). Ecological buffer guideline review. Prepared for Credit Valley Conservation. Retrieved from https://cvc.calwp-content/uploads//2021 /06/Ecological-Buffer-Guideline-Review.pdf Kayanase Six Nations Native Plant Nursery and Restoration Company httys://www.kayanase.ca/ By Telephone: 519-770-0013 or 519-732-6668 or 519-751-0568 to contact a Department Lead Nursery: salesgkayanase.ca Ecological Services: restorationgkayanase.ca In Person: Office Hours Monday to Friday: Sam to 4:30pm Page 5 of 6 Page 247 of 295 Six Nations of the Grand River Elected Council — Lands and Resources — Land Use Teai7 1721 Chiefswood Road, Ohsweken ON NOA 1M0 Tel: 519-445-0330 Fax: 519-753-3449 Thank you for taking my comments. I look forward to hearing and collaborating more on this project. Please do not hesitate to reach out if you have any questions or concerns. Nid:wen (Thank you) and kind regards Emmett Vanson, Land Use and Stewardship Technician Six Nations of the Grand River Elected Council Page 6 of 6 Page 248 of 295 From: Ray Angod < > Sent: Monday, September 22, 2025 9:58 AM To: Andrew Pinnell Subject: Follow-up on Indigenous consultation - 1700 Strasburg Rd Hi Andrew, I'm following up on an email thread regarding Indigenous consultation for 1700 Strasburg. In an email dated June 23, you wrote "We are currently engaging with Six Nations of the Grand River on this file. We are rolling out a formal engagement process with Six Nations very soon, but we already provided our current subdivisions for now." How has this initiative progressed over the past three months? Our informal discussions with SNGR indicate that they are not keen on development around the Huron Natural Area so we are interested if this engagement has begun and if there is any publicly -available documentation we can review on this matter. Thanks, Ray Page 249 of 295 From: Frank Glew < > Sent: Saturday, May 3, 2025 1:59 PM To: Andrew Pinnell; Chantal Stieler; Fraser Subject: Active Proposal [You don't often get email from . Learn why this is important at https://aka.ms/LearnAboutSenderidentification ] Hi Andrew, It was nice to finally meet with you. The meeting was very informative. The Activa proposal does not seem compatible with a Cold Water Stream which is beside the 10 story residential building. It also is not compatible with the original mission statement for the park. These are not environmentally friendly proposals. I do not know howyou willjustify or handle these requests to suit the ecological integrity of HNA. Frank Glew Page 250 of 295 From: Frank Glew < Sent: Saturday, April 13, 2024 1:57 PM To: Andrew Pinnell Subject: HNA Access Denied [You don't often get email from . Learn why this is important at https://aka.ms/LearnAboutSenderidentification ] No Trespassing (Access Denied) This is the message that greets you at the Southern entrance of Huron Natural Area, a public park. This certainly was not the intention of the founders of the park 26 years ago. HNA is a special jewel in the middle of Kitchener. In the cities' own words Huron Natural Area is Kitchener's biggest natural space. It is an important place to many people. It provides spaces to walk, play and enjoy nature, has unique opportunities for education and research, provides recreational employment, and is a significant place for Indigenous communities. It has a natural playground, hiking trails, lookout areas and lots of nature to explore. It only has two entrances. The main gate is at the North end on Trillium Dr. A South entrance is on Strasburg Rd. by Huron Ht. Secondary School. This South entrance is now closed. GATEMAN-MILLOY, a local developer has fenced off the HNAtrail system denying access to the public. This trail leads to a boardwalk where a most unique natural phenomena occurs. You can feed Black Capped Chickadees, Red Breasted Nuthatches, White Breasted Nuthatches, Downy Woodpeckers and Red Bellied Woodpeckers out of you hand. It is very unusual and a unique privilege to be able to have personal contact with this diverse group of wild birds. Kitchener people are very fortunate. I do not know anywhere else that this can happen with these species of birds. Children never forget this personal encounter. The trail is short in distance for younger children and is wheelchair accessible so all can enjoy the opportunity to literally connect with nature. It is too far for younger children or wheelchair people to travel from the North gate. Parents create a special bond when sharing nature with their children. " If a child is to keep alive their inborn sense of wonder, they need the companionship of at least one adult who can share it, rediscovering with them the joy, excitement, and mystery of the world we live in." Rachel Carson The closure will now deny this special experience. Thousands of nature lovers visit HNA by using this South trail each winter. It alleviates the over parking issue at the North entrance. Now it could be closed for years as GATEMAN-MILLOYgo through the phases of development. When the park was originated, there was an agreement that only environmentally friendly businesses would be allowed to build next to the park. I do not know what GATEMAN-MILLOY has in mind. I have emailed and phoned them to get more information but have had no response. Meanwhile the public has shown how they feel about the fencing at the entrance. Someone has cut the fence down. If GATEMAN-MILLOY wants to exercise their public conscience or stewardship intentions, now is the time to do it. Closing the park for one day is a public travesty let alone the possibility of closure for years. see by the signage the city (Andrew Pinnell -Senior Planner) has knowingly and passively let this happen to the point of closing the trail without taking into consideration the many people who use the trail presently. This should never happen. The city and GATEMAN-MILLOY need to work out an immediate solution. Dr. Frank Glew Phd. environmental Science Page 251 of 295 Jade McGowan From: Yvonne Fernandes < Sent: Monday, April 7, 2025 12:08 PM To: Andrew Pinnell Subject: RE: Development on the border of HNA You don't often get email from Learn why this is important Hello Andrew, It has been some time since we have communicated and I hope this finds you staying well and busy. I am wondering if you can help me with a few questions, I understand that a portion of the HNA off of Strasburg Road has been sold to a developer. There are other lands to the south of the HNA that may also no longer be owned by the City. Would you be able to help me understand why the land off of Strasburg Road that was protected within the HNA boundary has been sold? Did the City own that piece of land? Could you also tell me if there are additional lands that border the HNA that could be sold for development or are they already owned by private landowners? am hearing from many in the community that are concerned the HNA may be subject to "death by a thousand cuts" as land is carved out for industrial or residential development around the HNA. am happy to have a phone conversation with you if that is easier than email. I have included my cell phone number below. Yvonne Fernandes President of the Doon Pioneer Park Community Association Follow your dreams of a better world, and keep on trying, even when there seems to be little hope, because it is the right thing to do. RobertAlan. Page 252 of 295 From: David Danciu < Sent: Saturday, March 29, 2025 9:09 AM To: Andrew Pinnell Subject: HNA Industrial Developement You don't often get email from Learn why this is important Dear Mr. Pinnell, am writing to express my strong opposition to the proposed industrial park development surrounding the Huron Natural Area. This area is an invaluable ecological and cultural resource, and further development would significantly harm its delicate ecosystems. The proposed development poses risks to local wildlife, including at -risk species such as turtles, and would contribute to habitat fragmentation and environmental degradation. I urge you to reconsider this development and prioritize alternative solutions, such as repurposing vacant commercial properties in the area, which would allow for business growth without compromising our natural heritage. Thankyou foryour attention to this critical issue. Sincerely, David Danciu Page 253 of 295 From: Darren BAILEY < Sent: Friday, March 21, 2025 3:16 PM To: Andrew Pinnell Subject: proposed industrial area attached to the huron natural area [You don't often get email from Learn why this is important at https://aka.ms/LearnAboutSenderidentification j Hi Andrew, I just found out that they plan on destroying areas attached to the Huron Natural Area to put in a very large amount of industrial buildings. There are a ton of decrepit areas of kitchener with abandoned buildings or unused land but the city seems to constantly allow developers into fully treed areas to destroy. The canopy keeps disappearing in the city and the city of Kitchener's own mandate for the tree canopy is a 30% target. This is an area that is attached to the huron natural area and should be maintained as that to maintain a natural area for the animals and wildlife that we are trying to maintain in this city. To push an industrial build right onto the very edge of the Huron Natural area and destroy much of its ecosystem by adding in more distribution centres is ridiculous. The shear impact on the Natural Area will be great, and I get real tired of our city saying one thing and then doing the exact opposite for protection of trees and wildlife. This proposal should be turned down and alternatives brought up as ripping apart a lot of a natural area for that amount of industrial buildings doesn't make sense. Thanks Darren Bailey Page 254 of 295 From: Ray Angod < > Sent: Thursday, June 19, 2025 10:43 PM To: Andrew Pinnell Cc: Garett Stevenson; Brian Bennett; Shannon Weber Subject: Re: 1700 Strasburg Rd inquiry of property sale Hi Andrew, Thank you for this additional context. I have reviewed to available documentation and currently have two questions: 1.) The preliminary salt load analysis conducted by WalterFedy in 2023 concluded that "The estimated post -development groundwater Chloride concentration of 624.8 mg/L exceeds the RUC criteria of 132.5 mg/L. As such, mitigative measures will be required for the proposed Site Plan developments to address potential impacts on groundwater quality and Salt Management Plans should be prepared for all industrial lots within the proposed development subject to the Site Plan Approval process". Who is responsible for planning, implementing, and paying the costs of these recommended mitigative measures? https://app2.kitchener.ca/AppDocs/OpenData/AMANDADataSets/674283_Preliminary%20Salt%20Load ing%20AnaLysis.pdf 2.) It appears that this proposed development is within 10km of the Haldimand Tract/Grand River Corridor. I did not notice any mention of consultation with Indigenous communities. Did I overlook something in the documentation provided? If not, what is the plan to include the Indigenous community in this proposed development? Thank you for your time. Ray Page 255 of 295 From: Sent: To: Subject: You don't often get email from Hi Andrew, Justin Krulicki < > Tuesday, April 23, 2024 8:26 PM Andrew Pinnell Details of Sub -division Plan Near Huron Natural Area Learn why this is important I was forwarded your contact information by Catherine Thompson from the Record. She recently published an article on a Gateman Milloy development project that would restrict pedestrian access to Huron Natural Area via Strasburg Road. While I am not really concerned about the access point restriction, as an avid user and enthusiast of HNA trails and land -base, I feel concerned about my ignorance in the scope of this development, and I am hoping you can put my mind at ease. Would you mind tracing a boundary of the proposed, development affected area on this following image? Catherine sent me a draft plan of the proposal (image below) , but I am struggling really hard to precisely locate the coordinates of the boundaries of development, so I am thinking you just tracing on this google map image would be most helpful. Page 256 of 295 Page 257 of 295 Also, what are the next steps for this project? Does it need to be approved by council? If it has already been approved, could you direct me to the date/time where this happened? Also, do you know who owns the land that I've traced an area around in the following images? Even after years of frequenting this forest system, I never noticed it was not a part of Huron Natural Area. Page 258 of 295 Thanking you in advance for the extra detail and clarity. Justin Krulicki Kitchener, Ontario Page 259 of 295 From: Charlotte G < > Sent: Friday, March 21, 2025 10:15 AM To: Andrew Pinnell Subject: Re: Development around Huron Natural Area You don't often get email from Learn why this is important Hi Andrew, It's good to hear from you - thank you for your response. I appreciate you keeping me in the loop regarding future meetings. I will be in touch with any additional questions until then. You may like to include in your staff report a petition circulating to stop the development at 1700 Strasburg Rd. It has nearly 300 signatures as of today: https://www.change.org//p/stop-the-industrial- park-development-surrounding-the-huron-natural-area-in-kitchener Thankyou, Charlotte Goguen On Thu, Mar 20, 2025 at 12:30 PM Andrew Pinnell <Andrew.Pin nellC«okitchener.ca> wrote: Hi Charlotte, Thanks for your comments. I will include them in the staff report. The next step in this process will be the Planning and Strategic Initiatives Committee meeting, wherein the proposal will be discussed by members of the Committee and recommendation will be made. Timing of this meeting is not yet known (the proposal is still in the problem -resolution phase), but I have placed you on the contact list to be notified of the date and details of the meeting when known. Thanks, Andrew Pinnell, MCIP, RPP Senior Planner I Development & Housing Approvals Division I City of Kitchener 519-783-8915 1 TTY 1-866-969-9994 1 andrew.pinnellPkitchener.ca From: Charlotte G < > Sent: Sunday, March 9, 2025 10:10 AM To: Andrew Pinnell <Andrew.Pinnell@kitchener.ca> Subject: Development around Huron Natural Area You don't often get email from Hi Andrew, Learn why this is important Page 260 of 295 I'm writing to voice my opposition to the proposed development at 1700 Strasburg Road. I live next to the HNA and feel this development would bedisruptive to the nearby wildlife. Will there be a town hall meeting on this issue, and if so, when? I am having a hard time navigating the City of Kitchener website and it's not clear tome when and which council will be meeting on this topic. Thankyou, Charlotte Goguen Page 261 of 295 Jade McGowan From: Sent: To: Cc: Subject: You don't often get email fro Hello, Chantal S < Thursday, February 20, 2025 9:54 PM Andrew Pinnell Rachel Voros; Joshua Shea; Lenore Ross; Barbara Steiner; Garett Stevenson; ; Mayor; Gary MacDonald; ; Deran Palvetzian Re: Application for Development in YOUR NEIGHBOURHOOD... Additional signage for neighbours... HNA Learn why this is important Thank you for a timely response Andrew however I'm left feeling like I need to explain my concerns a little further. Is the Huron Natural Area not considered a neighbour, a BIG neighbour aka adjacent landowner/occupant? I believe they share the largest border of the proposed development. As HNA is a shared community space, welcoming all, would it not be important for them to be aware of the big changes that are proposed? I'm only aware as I went looking for this. Most people who visit HNA will not see either of these signs; if they are arriving by foot from the south end of the HNA or if they are arriving by car, with children, pets... their eyes will be on the road, not on a new sign on a fence, especially ones far from the main entrance. Many people do not read The Record and not everyone will be checking your website regularly for updates on what is happening around the city. Adequate signage, regardless of what is standard, would be a more efficient way to inform your public of changes happening so close to our treasured gem, HNA. Signs at the main entrances at the very least. It was seen as important to inform visitors of the HNA of the Trail Closer at the old Strasburg Road entrance with the eye catching yellow signs at all trail crossroads. This is important and many visitors, including myself, assumed this was temporary (the signs for the trail closure do not say permanent closure and say nothing about the proposed development.) When visitors saw the Trail Closure signs go up about a year ago now, we assumed this Trail Closure was for park enhancement, as we have seen this in the past. It is interesting to me that this new proposal for development of the areas bordering the HNA is not recognized as being significant enough to ensure visitors are informed while they are visiting the HNA? Signage throughout the HNA would be more relevant than having to go looking for information on city websites, The Record or spying one of two signs posted on sidewalk fences, especially in winter. Page 262 of 295 This information is of great interest to those who enjoy visiting the HNA. Essentially, we are all neighbours and would appreciate being properly informed. In life there are minimum standards, that doesn't mean we can't choose to do better. With something so important, to so many, I'd like to believe that our City would find it important to go above basic standards, especially at the request from it's citizens, to do their best to inform as many as possible in the community of such a significant proposal of change. Kind regards, Chantal From: Andrew Pinnell Sent: February 18, 2025 2:07 PM To: 'Chantal S' Cc: Rachel Voros ; Joshua Shea ; Lenore Ross ; Barbara Steiner ; Garett Stevenson Subject: RE: Application for Development in YOUR NEIGHBOURHOOD... Additional signage for neighbours... HNA Hi Chantal, Thanks for your feedback. I believe your inquiry relates to the proposed subdivision at 1700 Strasburg Road / McBrine Drive? If so, in keeping with standard City practice, for the proposed subdivision development, one sign per road frontage is required. In this case, two signs were required to be installed: one on the McBrine Drive frontage and the other on the Strasburg Road frontage. We use several other notification means also, including circulating adjacent landowners and occupants via mail, ads in The Record, notices on our website, etc. I believe there is additional signage related to the trail closure. Thanks, Andrew Pinnell, MCIP, RPP Senior Planner Development & Housing Approvals Division I City of Kitchener 519-783-8915 TTY 1-866-969-9994 1 andrew.pinneLL(akitchener.ca From: Chantal S Sent: Thursday, February 13, 2025 9:10 PM To: Rachel Voros ; ; Joshua Shea ; Andrew Pinnell Cc: Subject: Application for Development in YOUR NEIGHBOURHOOD... Additional signage for neighbours... HNA Good day, was finally able to get a better look at one of the new signs that went up on the fence along Strasburg road. I see there is another sign at what used to be a Huron Natural Area access point, now blocked, but could not get close enough to see today. I'm not sure if it is the same sign or a different sign? I will have to try and get closer another day. Can we please have additional "Application for Development" signs posted throughout the Huron Natural Area as soon as possible; this is neighbouring the area of proposed development. The current signage is limited advertising for the public, especially in winter. Page 263 of 295 I missed the details of the Application for Develpoment sign that had gone up between Weber Supply and Parkvale Dr. last summer/autumn. Only seeing this from the road by vehicle. Additional signage for this Application for Development would be beneficial for informing the public of this proposal if they were placed in higher foot traffic areas neighbouring the area, the Huron Natural area. • At the main entrances of the Huron Natural Area. • All other access points of the HNA; • Strasburg Creek Trail access at the boardwalk crossing over the creek, at both ends. This crosses over the Protected Archeological site. • The Brittania Cres. access. • The Parkvale Dr. access. • At the "old" Strasburg road access point, from inside the HNA, where this trail used to continue to Strasburg Road. This is at the board walk where people visit and feed the birds by hand. Special place. • At all trail cross roads and boardwalks. • Where current Yellow TRAIL CLOSED signs are posted. This would be beneficial to the neighbouring community and community at large. Thankyou. Kind regards, Chantal Page 264 of 295 From: Chantal S < Sent: Friday, March 28, 2025 3:35 PM To: Dianna Saunderson <Dianna.Saunderson(a>kitchener.ca> Cc: Barbara Steiner<Barbara.SteinerCcbkitchener.ca>; Stephanie Stretch <Stephanie.StretchC@kitchener.ca>; tova.davidson(&sustainablewaterlooregion.ca; Fionnula Wade <Fionnula.WadeCabkitchener.ca>; Anna Marie Cipriani <AnnaMarie.Cipriani@kitchener.ca>; kyra.chisholmCabsustainablewaterlooregion.ca; clarissa.chanes(@sustainablewaterlooregion.ca; autumn.loosemore@sustainablewaterlooregion.ca Subject: Re: Huron Natural Area Some people who received this message don't often get email from . Learn why this is important Hello Dianna, Thank you so much for taking the time to walk me through this process. I appreciate you confirming that I am on the list of interested parties as well as noting that I would appreciate scheduling notification so that I can be ready for the delegation process. Another question: Am I able to present my/our concerns, of the same topic, to multiple committees? Example, The Climate Change and Environmental Committee in addition to the Standard Planning committee? Our concerns regarding this proposed development over lap the planning of the new proposed subdivision at Strasburg and Mcbrine, as well a the environmental/ climate impact this will have. My question to Barbara Steiner: Hello Barbara, It is my hope, as well as a growing number of supporters in the community, that the City of Kitchener will act proactively instead of reactively going forward. The idea being that the city can try to acquire the additional lands surrounding HNA before they are sold off by private land owners to developers. Other than the now owned Gateman Milloy property at 1700 Strasburg Rd & Mcbrine property, I believe all other lands (please refer to the first image I am sharing above, I've marked these "A" "B" "C") surrounding HNA are privately owned? would hope that we can be proactive as a community and take this opportunity to conserve these lands before they are destroyed aka "developed". There was a zone change at Fischer Hallman Road, area ("A") in recent years. I believe this was previously zoned for agricultural use. A corn field of some kind has been there for years with trees farther back, merging into HNA's forest, as well as Sunfish pond's south side. Are you able to tell me what this area is now zoned for? This is bordering the West side of HNA. Area ("B") is between Weber Supply and Parkvale Dr. on Huron Road. A Stantec sign sits near the side walk now. There are rumors circulating, I have not been able to confirm yet, that an apartment building is proposed to go up here? Area ("C") is a large chuck of land between the HNA's Strasburg Creek trail and the HNA's Woodland Trail. It is obvious why we are interested in conserving these lands. As I learned from reading the Application document (cover letter below), the city was the owner of the land at 1700 Strasburg road until June 2022. I've been urOnj� the citv to consider expanding the HNA borders since 2020. Before the sale. WMININ Page 265 of 295 Asa community, we will be giving all our effort to protect this area surrounding HNA. Preventing the proposed development from happening. It means so much to so many. Worth standing up for. We hope that in the end, the City of Kitchener will also see that this is worth protecting. A beautiful investment for our community. A great step towards meeting our Sustainable Development plan goals! Look forward to hearing back from you. Kind regards, Chantal ' February 6 th , 2023 File No. 18161 City of Kitchener Planning Division, 6th Floor 200 King Street West Kitchener, Ontario N2G 4G7 Attention: Mr. Andrew Pinnell, MCIP, RPP Senior Planner Dear Mr. Pinnell: Re: 2140221 Ontario Inc., c/o Millgate Holdings Formal Application for Draft Plan of Subdivision — Industrial Subdivision McBrine Drive / Strasburg Road, Kitchener GSP Group is the Planning Consultant to 2140221 Ontario Inc. (the "Owner") who has recently acquired lands in the Huron Industrial Parl<from the City of Kitchener (June 2022). Those lands are legally described as Part Lot 17, RCP 1471, being Parts 1 & 2, 58R-6642, s/t 1004437; st 1487182 (being all of PIN 22607-0040 (LT)), and Part 1, RCP 1382, being Part 8, 58R-12866, save and except Part 1, 58R- 15153 (being all of PIN 22607-1237 (LT)), in the City of Kitchener, in the Regional Municipality of Waterloo. GSP is pleased to submit this application for Draft Plan of Subdivision. From: Dianna Saunderson<Dianna.Saunderson@kitchener.ca> Sent: March 28, 2025 11:24 AM To: Cc: Barbara Steiner <Barbara.SteinerC@kitchener.ca>; Natalie Goss <Natalie.GossC@kitchener.ca> Subject: Huron Natural Area Hello Chantel, In addition to the email that was CC'd to Andrew P related to the McBrine Subdivision, you had some questions about the Huron Natural Area and the lands adjacent to that site noting a desire to see the Huron Natural Area expanded. As we chatted about, it is likely the best folks to speak to about this matter would be someone in Planning. By way of this email I have CC'd Barbara Steiner the City's Environmental Planner who may be able to provide you additional information on those lands and their uses. Please feel free to reach out to her further with any questions you may have. Kind Regards, Dianna Saunderson, AMP Manager of Council/Committee Services & Deputy Clerk I Corporate Services I City of Kitchener 519-904-14101 TTY 1-866-969-9994 1 Dianna.Saunderson@kitchener.ca �11�o11nlil(IIMI�1+' Page 266 of 295 From: Chantal S < > Sent: Friday, April 25, 2025 10:46 PM To: Andrew Pinnell; Barbara Steiner; Joshua Shea Cc: Frank Glew Subject: Thank you Thank you for making time to discuss numerous questions/ concerns today. Reviewing some of what we discussed; I'm trying to view the Geo Hub map you were sharing today, zoning is unavailable as open data. I can't find it on Kitchner explore either? I'm trying to find the perimeters/borders of the NHC-1 area. Area "C" on my map. I thought after todays meeting I would be able to look these up again at home? Can you please share the map with all the zoning markers surrounding HNA? I believe there was a P3 near Sunfish pond as well. (133 is similar protection as NHC-1 was my understanding?) I know at some point the border(s) of NHC -1 merge with the land where the proposed plans for the apartment building at Huron road could be. Between Parkvale Dr and Weber Supply. This is all owned by Activa now but there is obviously a zoning change between this and NHC -1. We didn't zoom that far down the map with the zoning layer today. On another note, can someone please direct me to an example where the long wave LED lights such as the amber and red lamps are being used around HNA? When I've visited at night I haven't seen these? We know that the amber and red lights reduce interference with nocturnal wildlife such as bats, owls, and insect populations. This would also reduce stress on other wildlife as well. This change in lighting can have a significant and positive impact on wildlife. I would think that this switch would be fairly straight forward? We all seem to share concerns around salt getting into our ground water, as this should concern us. When I suggested sand/gravel grit for traction in lieu of salt Barbara commented that this could lead to the need to clen the pipes more frequently. Could we not install a membrane/filter to catch/collect/screen sediment/sand which we could clean out every spring? Like we do when construction is happening? Page 267 of 295 This would eliminate our need for salting. Protecting our groundwater, soil, plants, vehicles, shoes.... from the havocs of salt! If we were real smart we would reuse the grit again, after cleaning these out in the spring. This could also save money? Or maybe balance out with the additional fee of needing to manage the debris filters? In the end, protecting our environment and "resources" from salination should be a top priority. Increased salination is compounding with each year that passes. It takes time and specific conditions for this to reduce and with additional paved surfaces spreading rapidly throughout our community it will multiply even quicker. This does not give mother Nature enough time to regenerate and heal. Lets put Waterloo Region on the map for meaningful healthy communities. Lastly for Josh, we briefly discussed earlier. But anyone is welcome to assist. The litter bordering Ficher Hallman Rd going from the Wallaceton Marketplace Shopping mall all the way to Sunfish plaza, both sides of Fisher Hallman, are littered. I 've contacted bylaw to make a report, they've been helpful in the past, but they weren't sure when we talked if this was the Region or the city's responsibility? Usually I get a follow up call from bylaw confirming they will take care of the road side litter. I have not heard anything after a few weeks. It's a mess and the traffic is too great now for citizens to care for this strip of road as we have in the past. There is also a lot of trash collecting on/in the border between Sunfish Plaza and HNA. Likely blowing in from the plaza. Plazas are notorious for waiting too long to empty their trash cans. Lazy shoppers don't help either but a lot of trash will simply blow out from the overflowing trash cans. I've reported these overflowing trash can to numerous stores and they always say, it's the plaza who's responsible for taking care of this. I always wonder why they don't just take it upon themselves to help keep our community clean? Maybe I'm old fashioned? I am! Thanks and have a lovely weekend! Chantal Page 268 of 295 From: Chantal S Sent: Friday, May 2, 2025 10:20 PM To: Andrew Pinnell Subject: I think I have a clearer picture now.... Please clarify /confirm Attachments: 20250502_203141 jpg; 20250502_205703 jpg; 20250502_203322jpg; 20250502_ 202819jpg;20250502_213833.jpg;20250502_213822.jpg;20250502_213759jpg HI Andrew, A few questions after a closer look and time to review, some of this. This is not my familiar territory! My first set of Q's are referring to the proposed development at 485 Huron Rd. (images 1-4) First Q: Please clarify, explain why and where this minor variance was cut in half? 4.5 City of Kitchener Zoning Bylaw The lands are zoned General Commercial with Special Provision 119 (COM -2(119)) in the City of Kitchener Zoning By-law 2019-051. The Special Provision prohibits dwelling units on the lands and permits shared parking, access, amenity space, and other uses associated with the adjacent lands zoned MIX -3, which are proposed to be developed with a ten storey residential building. (Phase II ?) Minor Variance application A2023-102 was conditionally approved on August 16, 2023 and permits a reduced interior side yard setback of 1.5 metres instead of the required 3.0 metres on the subject lands. (is thus referring to the landscaped/ Amenity area?) In my 3r1 picture. (the images shows green space. I'm not so confident it will stay green? there aren't many trees and it says... Amenity area) This may be two questions? The existing community, and I suspect future community, would appreciate this area staying r . A Zoning By-law Amendment to amend Special Provision 119 to additionally add a self -storage use to the permitted uses on the subject lands is required to facilitate the development. Second Q: 3.1 Proposed Development Would establish a multi storey self -storage building along with associated parking and loading spaces on the subjected lands (Fig3) The image in Fig -3 says a 1- storey sellf storage. Which is it, Multi or 1? Third Q: Page 269 of 295 The Natural Heritage area referred to in section 5.2 Scoped Environmental Impact Study (I'm assuming this is the border I was looking for in my last email? This is part of the NHC-1 zoning you showed us last week near the 1700 Strasburg Rd. proposed development?) This backs immediately behind the proposed development at 485 Huron Rd. Meaning iiiriip future development will be able to creep further into the existing Natural Heritage Area boundary. Even though this Natural Heritage area is now owned by the applicant? (this is one of my BIG Q's) *note: I'm concerned that the noise level of a 35 decimal reading for residents will still be too high. The HNA and the Huron Village residents are currently experiencing ongoing increased noise issues, as of 2023. Shortly after Tree House Foods bought JT Bakeries in fall of 2022. We had no noise issues with JT bakeries for over a decade. It is the flour silos' at Tree House Foods that are disturbing the peace for the citizens of HNA and HV. A high pitched piercing Hmmm that even pierces our windows. I can hear this now as I type. It goes 24 hours /5 days a week and sometimes 7 days when it is their busy times. The community would greatly appreciate being able to go back to the peace and quiet we had until a couple years ago. My final Q's will be referring to Fischer Hallman side of HNA border. (images 5,6,7) In my last pic-7 the image shows a B-2 zoning. This mean that the land owner can develop here in the future if they so choose! Currently zoned Restricted Business Park! How do we go about rezoning this Andrew? Rezoning to protect this forested land and I believe wetlands in their as well. This is very important to the community. Your guidance would be greatly appreciated! I hope to hear from you next week. Kind regards, Chantal Page 270 of 295