HomeMy WebLinkAboutDTS-07-097 - Plan of Subdivision 30T-04204, ZC 04/20/T/DR, MP 07/04/T/DRii
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Report To: Development and Technical Services Committee
Date of Meeting: June 18, 2007
Submitted By: Jeff Willmer, Director of Planning (741-2325}
Prepared By: Della Ross, Manager of Development Review X741-2327)
Ward~s~ Involved: Ward 4
Date of Report: June 14, 2007
Report No.: DTS-07-097
Sub'ect:
~ Plan of Subdivision 30T-04204
ZC 04120/T/DR
MP 07/04/T1DR
374 Tilt Drive at Stauffer Drive
Doon Creek Ltd.
EXECUTIVE SUMMARY:
Doon Creek Ltd. is proposing to develop Plan of Subdivision 30T-04204, which is located at 374
Tilt Drive. The subject property is 27.882 hectares in size and proposes a maximum of 450
residential units including single and semi detached units, acommercial/residential block as well
as an open space block, a storm water management block and walkway blocks.
RECOMMENDATION:
A. That Municipal Plan Amendment Application MP 07104/T/DR being an amendment to
Amend Map 5, Land Use Plan, by redesignating lands from Low Rise Residential to
Medium Rise Residential, be approved in the form shown in the proposed amendment.
B. That Zone Change Application ZC 04/20/T/DR (Donn Creek Ltd.) requesting a change in
zoning from Agricultural Zone (A-1) to Residential Three Zone (R-3) with Special
Regulation Provision 465, Residential Four Zone (R-4) ,Park Zone (P-1), Open Space
Zone (P-2), Hazard Lands Zone (P-3), Convenience Commercial Zone (C-1) with Special
Use Provision 363 and Special Regulation Provision 466 on lands legally described as Part
of Lot 5, Biehn's Tract, in the City of Kitchener, be approved in the form shown in the
attached "Proposed By-law ", dated May 30, 2007, without conditions.
C. That the City of Kitchener, pursuant to Section 51 (31) of the Planning Act R.S.O. 1990,
Chapter P 13 as amended, and delegation by-law 2002-64, grant draft approval to Plan of
Subdivision Application 30T-04204, in the City of Kitchener, for Doon Creek Ltd., subject to
the following conditions:
1. That this approval applies to Plan of Subdivision 30T-04204 as shown on the plan prepared
by MHBC dated June 11, 2007 and as shown on the attached Plan of Subdivision prepared
by the City of Kitchener dated June 14, 2007, which shows the following:
Sta a One
Blocks 1 to 19
Block 20
Block 21
Blocks 22 &23
Blocks 24 to26
Blocks 27 to 32
Sta e Two
- residential (maximum 177 units)
- walkway
- storm water management
-open space
- park/scenic roads
- 0.3 metre reserves
Blocks 1 to 18 -residential (maximum 168 units)
Blocks 19 & 20 -walkway
Blocks 21 to 23 -open space
Block 24 -park/scenic roads
Block 25 -neighbourhood park
Block 26 -future development
Blocks 27 & 28 - 0.3 metre reserves
Stage Three
Blocks 1 to 6 -residential (maximum 60 units)
Block 7 -walkway
Block 8 - 0.3 metre reserve
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Stage Four
Block 1 -commercial /multiple residential (42 units)
2. CITY OF KITCHENER CONDITIONS:
2.1 That the Mayor and Clerk be authorized to sign a City Standard Residential Subdivision
Agreement, satisfactory to the City Solicitor, with the SUBDIVIDER (Doon Creek Ltd.)
regarding the lands shown outlined on the attached Plan of Subdivision dated June 14,
2007 and which shall contain the following special conditions:
Part 2 -Prior to Area Grading
2.1 The SUBDIVIDER 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, including the Regional
Municipality of Waterloo and Hydro One, to be determined by the CITY's Director
of Engineering Services.
2.8a) In consideration of the wooded character of the subdivision lands and the CITY's
desire to minimize the impact of development on the treed areas worth retaining,
the SUBDIVIDER agrees to submit a Detailed Vegetation Plan including
stewardship initiatives, suitable silt and vegetation protection measures to be
erected along the outer edge of the E.S.P.A. buffer area in consultation with the
Regional Municipality of Waterloo, and trails, as required by the Tree
Management Policy, and to obtain approval from the CITY's Director of Planning
in consultation with the General Manager of Community Services.
b) The SUBDIVIDER shall provide a digital copy of the approved Detailed
Vegetation Plan to the CITY's Director of Planning.
c) The SUBDIVIDER agrees to implement all approved measures for the protection
of isolated trees, tree clusters and woodlands as approved in the Detailed
Vegetation Plan including recommendations from the Corridor Enhancement
Plan and Community Trail Design Guidelines required for the future scenic trails
on Groh Drive and Stauffer Drive, and silt an vegetation protection measures
erected along the outer edge of the E.S.P.A. buffer area, and to provide written
certification from the SUBDIVIDER's Environmental Consultant to the CITY's
Director of Planning that all protection measures have been implemented and
inspected, in accordance with the CITY's Tree Management Policy.
2.11 The SUBDIVIDER agrees to submit, obtain approval of and implement a detailed
"during development" monitoring and response program. The program is to be
approved by the Director of Engineering in consultation with the Director of
Planning, the General Manager of Community Services, 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 Doon South
Creek Subwatershed Plan and to ensure erosion, sedimentation and siltation
control measures are maintained and function as approved. The "during
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development" monitoring program is to extend until substantial completion of the
development to the satisfaction of the City's Director of Engineering.
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 Director of Engineering.
2.12 The SUBDIVIDER agrees to submit, obtain approval of, and implement a detailed
"post development" monitoring program. The program is to be approved by the,
Director of Engineering in consultation with the Director of Planning, the General
Manager of Community Services, the Grand River Conservation Authority and
the Regional Municipality of Waterloo. The purpose of the "post development"
monitoring program is to ensure that stormwater management facilities continue
to satisfy the design criteria specified in the Doon South Creek Subwatershed
Plan and to identify any specific additional maintenance requirements that may
be necessary, including but not limited to erosion, sedimentation and siltation
control measures. The "post development" monitoring program will extend for 24
months from the substantial completion of the development to the satisfaction of
the City's Director of Engineering and coincide with the maintenance guarantee
period required in the City's Standard Form Residential Subdivision Agreement.
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 Director of Engineering.
2.13 The SUBDIVIDER agrees to prepare a Corridor Enhancement Plan, having
regard for the Community Trail Design Study previously prepared for 30T-95018
(Monarch Corp.), for the sections of Stauffer Drive and Tilt Drive adjacent to the
plan which are to be converted to scenic trails, to be approved by the Director of
Planning. The Corridor Enhancement Plan shall examine and address measures
to be implemented to conserve and enhance the scenic-heritage attributes of
Stauffer Drive and Tilt Drive, and shall identify the amount of dedication required
to allow for the protection of existing significant vegetation, identify opportunities
for replanting and enhancement of vegetation along the corridor, address the
preservation of grades and road profile, and the location and design of fencing
separating public and private space. The Corridor Enhancement Plan shall be
prepared in conjunction with the Detailed Vegetation Plan.
2.14 The SUBDIVIDER agrees to prepare, a Community Trail Design Study, having
regard for the Community Trail Design Study previously prepared for 30T-95018
(Monarch Corp.), for the sections of Stauffer Drive and Tilt Drive adjacent to the
plan which are to be converted to scenic trails, to be approved by the General
Manager of Community Services. The Study should consider the
recommendations of the Corridor Enhancement Plan in preparing design
guidelines for the future scenic trail and for the intersections of Robert Ferrie
Drive and South Creek Drive, with a view to conserve and enhance the scenic-
heritage attributes of Tilt Drive and Stauffer Drive. The Study shall address traffic
control measures and other public safety considerations, surface treatment to
delineate traveled roadway from community trail at various stages of
development, opportunities for signage, trail furniture, lighting and shall identify a
recommended landscape plan for the scenic trail.
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Part 3 -Prior to Servicing
3.7 The SUBDIVIDER agrees that prior to the CITY'S approval of servicing
drawings for lotless blocks intended for street townhouse dwellings or single,
semi-detached or duplex dwellings, to submit a draft reference plan for each
lot or block, including an on street parking plan in accordance with Council
Policy I-1070, and obtain approval of such reference plan from the CITY'S
Director of Engineering Services, in consultation with the City's Director of
Planning. The on street parking plan shall generally provide for one on street
parking space for every two dwelling units where reasonable. Other options
such as driveway length, garage space, communal parking facilities may be
considered.
3.16Prior to Servicing or Registration, whichever may come first, 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 Planning and
KW Hydro. 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 replacementlmaintenance, to the satisfaction of
the CITY'S Director of Transportation Planning and KW Hydro.
3.17 The SUBDIVIDER shall prepare a streetscape Plan for the Priority Street, being
Robert Ferrie Drive and the Secondary Priority Streets being South Creek Drive
and Forest Creek Drive , to the satisfaction of the CITY'S Director of Planning in
consultation with CITY'S Director of Transportation Planning, CITY'S Director of
Engineering Services and the CITY'S General Manager of Community Services.
The streetscape Plan shall illustrate a consistent streetscape theme for the
Priority Streets showing:
a) Design and construction details, with preference to low-maintenance,
sustainable plantings and decorative streetscape elements;
b) Design and construction details for defined pedestrian crosswalks;
c) Design and construction details for traffic calming features:
fl Conceptually identify locations and type of flankage lot streetscape features,
such as decorative fencing and landscaping between the side yard fencing
and sidewalk for flankage lots :and
g) Potential locations of utilities and transit stops.
Any centre medians, traffic calming features and crosswalks shall be installed by
the SUBDIVIDER with the initial road construction of Robert Ferrie Drive, Forest
Creek Drive and South Creek Drive.
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Part 6 -Other Time Frames
6.10 The SUBDIVIDER agrees that construction traffic to and from the proposed
subdivision shall be restricted to using Robert Ferrie Drive/Doon South Drive to
Homer Watson Boulevard only and prohibited from using any other streets in the
community. The SUBDIVIDER agrees to advise all relevant contractors, builders
and other persons of this requirement with the SUBDIVIDER being responsible
for any required signage, all to the satisfaction of the CITY'S Director of
Engineering. Any alternate routes must be to the approval of the CITY's Director
of Engineering.
6.11 The SUBDIVIDER shall satisfy the parkland dedication requirements for this
subdivision by conveying Blocks 24, 25 and 26 (Stage 1) and Blocks 24 and 25
(Stage 2) with the remaining dedication taken as cash in lieu of land. The
SUBDIVIDER also agrees to design and construct a neighbourhood park on lands
owned by the City to the north of the subject lands and west of Tilt Drive. The cost
for the design and construction of the park will be approved by the General
Manager of Community Services. Any costs beyond the 5% cash in lieu, for
design and construction of the park shall be refunded to the Subdivider through
Development Charge credits. The SUBDIVIDER further agrees to complete
construction of the neighbourhood park within one year of registration or servicing
of the first stage of the plan, whichever comes first.
6.12 The SUBDIVIDER agrees that prior to the registration of any stage of this plan
that the required upgrades to the Homer Watson Pumping Station be completed
to the satisfaction of the Director of Engineering. It is acknowledged that these
works, including design expenses, are included in the City's Development
Charge By-law 99-106, as amended, and the City shall be responsible for 100%
of the cost of these works.
If sufficient money is not allocated from the appropriate City Development
Charge Account(s) to permit the City to fund these works and the Subdivider
wishes to proceed, the Subdivider agrees to provide and up-front the cost of
these works.
Accordingly, the City agrees to recognize any monies paid by the Subdivider for
any works or services normally paid out of the City's Development Charge
Account, with such monies representing a credit towards any City Development
Charge payable for each lot or block only within the registered plan. Said credit
shall be granted for that portion of the applicable Development Charge with
respect to the engineering services required to be paid prior to the issuance of
building permits for those lots or blocks identified by the Subdivider and included
in the Supplementary Agreement with the City to be registered against the title of
each identified lot or block.
If the registration of the plan is staged, a Supplementary Agreement identifying
each lot or block for which credits are payable shall be registered for each stage
prior to the registration of each stage of the plan of subdivision, until there is no
outstanding balance remaining.
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When no outstanding credit balance remains, then the Development Charges will
be paid in the normal manner in accordance with the City's By-law.
If, following the registration of the entire plan of subdivision and issuance of all
building permits, there is any outstanding balance, it shall remain with the lands
to be used as a credit for future development, or alternatively, the City shall enter
into an agreement with the Subdivider, under Section 40 of the Development
Charges Act, to enable the transfer of Development Charge credits to other
benefiting lands within the community, subject to satisfactory arrangements being
made between all parties.
6.13 The SUBDIVIDER agrees to submit a functional design plan for the curb
extensions required on Forest Creek Drive where it crosses Doon Creek to the
satisfaction of the City's Director of Transportation Planning, prior to finalization
of the street design for Forest Creek Drive.
6.14 The SUBDIVIDER agrees to submit and implement a functional design plan to
the satisfaction of the Director of Transportation Planning and convey any
additional lands required for the roundabout at the intersection of Robert Ferrie
Drive, Evens Pond Crescent and South Creek Drive.
6.15 The SUBDIVIDER agrees that Forest Creek Drive from the north limit of the
subdivision to Robert Ferrie Drive, Robert Ferrie Drive from its existing terminus
at Tilt Drive to South Creek Drive and South Creek Drive from Robert Ferrie
Drive to Stauffer Drive be constructed to City standards or alternatively
temporary road standards, and open to public vehicular traffic to the satisfaction
of the City's Director of Engineering prior to application for building permits.
6.16 The SUBDIVIDER agrees that the culverts required for the construction of Forest
Creek Drive over Doon Creek and where Robert Ferrie Drive crosses Tilt Drive
shall be designed and constructed to the satisfaction of the Director of
Engineering during road design and construction. It is acknowledged that these
works, including design expenses, are included in the City's Development
Charge By-law 99-106, as amended, and the City shall be responsible for 100%
of the cost of these works.
If sufficient money is not allocated from the appropriate City Development
Charge Account(s) to permit the City to fund these works and the Subdivider
wishes to proceed, the Subdivider agrees to provide and up-front the cost of
these works.
Accordingly, the City agrees to recognize any monies paid by the Subdivider for
any works or services normally paid out of the City's Development Charge
Account, with such monies representing a credit towards any City Development
Charge payable for each lot or block only within the registered plan. Said credit
shall be granted for that portion of the applicable Development Charge with
respect to the engineering services required to be paid prior to the issuance of
building permits for those lots or blocks identified by the Subdivider and included
in the Supplementary Agreement with the City to be registered against the title of
each identified lot or block.
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If the registration of the plan is staged, a Supplementary Agreement identifying
each lot or block for which credits are payable shall be registered for each stage
prior to the registration of each stage of the plan of subdivision, until there is no
outstanding balance remaining.
When no outstanding credit balance remains, then the Development Charges will
be paid in the normal manner in accordance with the City's By-law.
If, following the registration of the entire plan of subdivision and issuance of all
building permits, there is any outstanding balance, it shall remain with the lands
to be used as a credit for future development, or alternatively, the City shall enter
into an agreement with the Subdivider, under Section 40 of the Development
Charges Act, to enable the transfer of Development Charge credits to other
benefiting lands within the community, subject to satisfactory arrangements being
made between all parties.
6.17 The SUBDIVIDER agrees to design the neighbourhood parks on Block 25 and
Block 26 (Stage 1) and Block 25 (Stage 2) to the satisfaction of the General
Manager of Community Services prior to registration. The SUBDIVIDER further
agrees to complete construction of all neighbourhood parks within one year of
registration or servicing, whichever is first, of Stage One. Any construction costs,
such as playground equipment and landscaping, shall be paid for by the
developer and refunded through development charge credits.
6.18 The SUBDIVIDER agrees that if the existing private water supply is disrupted to
properties located adjacent to the plan, within two years of the completion and
acceptance of underground services for the entire subdivision, as a result of the
development of the subdivision, it shall provide at its cost a water supply, to the
said properties, to the satisfaction of the CITY's Director of Engineering.
6.19 The SUBDIVIDER shall install a permanent 1.5 metre high chain link fence to the
satisfaction of the satisfaction of the CITY'S General Manager of Community
Services along the eastern perimeter of Block 23 (Stage 2) prior to application of
any building permit.
6.20 The SUBDIVIDER agrees to implement all of the recommendations of the
Environmental Implementation Report (Ecoplans September 2004).
6.21 The SUBDIVIDER agrees that the site plan approval for Block 1 Stage 4 shall
include provision for an unobstructed pedestrian access through this site from the
Hydro Corridor to Robert Ferrie Drive.
6.22 The SUBDIVIDER agrees to submit a functional design plan for curb extensions
required on Forest Creek Drive located generally where it connects with Plan of
Subdivision 30T-04208 (Hallman Construction Ltd.) to the satisfaction of the
City's Director of Transportation Planning, prior to finalization of the street design
for Forest Creek Drive.
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6.23 The SUBDIVDER agrees that the site plan approval for Block 1, Stage 4 shall
consider the panoramic views in the community in any decisions regarding the
placement, height and massing of the building(s) proposed in this block.
2.2 That prior to final approval of the plan to be registered, the SUBDIVIDER shall fulfill the
following conditions:
1. The City Standard Residential Subdivision Agreement be registered on title.
2. The SUBDIVIDER shall submit copies of the final plan for registration to the CITY'S
Director of Planning and shall obtain approval therefrom.
3. The SUBDIVIDER agrees to commute all local improvement charges outstanding on any
part of the lands and to pay all outstanding taxes on the lands.
4. The SUBDIVIDER agrees to stage the plan to the satisfaction of the Director of
Planning.
5. The final plan for registration shall show all lots intended for development as single
detached, semi detached or duplex dwellings and a City Standard Supplementary
Residential Subdivision Agreement showing such lotting shall be registered for each
stage prior to the registration of such stage. This condition shall not apply if the plan is
to be registered prior to the approval of servicing plans.
6. The SUBDIVIDER agrees to show emergency access/secondary access, if required in
accordance with City policy, on the final plans for registration to the satisfaction of the
Director of Planning.
7. The SUBDIVIDER shall install within the subdivision any required geodetic monuments
under the direction of the CITY'S Director of Engineering, with co-ordinate values and
elevations thereon and submit for registration the plans showing the location of the
monuments, their co-ordinate values, elevations and code numbers as prescribed by the
Surveyor General of Ontario.
8. The SUBDIVIDER shall make satisfactory arrangements with Kitchener Wilmot Hydro
for the provision of permanent electrical services to the subdivision and/or the relocation
of the existing services. Further, the SUBDIVIDER acknowledges that this may include
the payment of all costs associated with the provision of temporary services and the
removal of such services when permanent installations are possible.
9. 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.
10. 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
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plans) showing the easements to HYDRO, and telephone companies and the
City, to the CITY'S Director of Planning.
(b) to ensure that there are no conflicts between the desired locations for utility
easements and those easement locations required by the CITY'S Director of
Engineering Services for municipal services;
(c) to ensure that there are no conflicts between utility or municipal service
easement locations and any approved Tree Preservation/Enhancement Plan;
~d) if utility easement locations are proposed within lands to be conveyed to, or
presently owned by the CITY, the SUBDIVIDER shall obtain prior written
approval from the CITY'S Director of Planning or, in the case of parkland, the
CITY'S General Manager of Community Services; and
fie) to provide to the CITY'S Director of Planning, a clearance letter from each of
HYDRO and telephone companies. Such letter shall state that the respective
utility company has received all required grants of easement, or alternatively, no
easements are required.
10. The SUBDIVIDER shall dedicate all roads, road widenings and public walkways to the
CITY by the registration of the Plan of Subdivision.
11. The SUBDIVIDER shall erect and maintain a subdivision billboard sign at each major
entrance to the subdivision, in accordance with a plan approved by the CITY'S Director
of Planning, in accordance with the following criteria:
a) The sign shall be located outside the required yard setbacks of the applicable
zone and outside the corner visibility triangle, with the specific, appropriate
location to be approved by the CITY's Director of Planning;
b) The sign shall have a minimum clearance of 1.5 metres, a maximum height of 6
metres, and a maximum area of 13 square metres;
c) Graphics shall depict the features within the limits of the subdivision including,
without limiting the generality of the foregoing, approved street layout, including
emergency access roads, zoning, lotting and specific land uses, types of parks,
storm water management areas, hydro corridors, trail links and walkways,
potential or planned transit routes and bus stop locations, notification regarding
contacts for school sites, noise attenuation measures, environmentally sensitive
areas, tree protection areas, special buffer/landscaping areas, water courses,
flood plain areas, railway lines and hazard areas and shall also make general
reference to land uses on adjacent lands including references to any formal
development applications, all to the satisfaction of the CITY'S Director of
Planning;
d) Approved subdivision billboard locations shall be conveniently accessible to the
public for viewing. Low maintenance landscaping is required around the sign and
suitable parking and pedestrian access may be required between the sign
location and public roadway in order to provide convenient accessibility for
viewing; and,
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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 Department of Development and Technical
Services.
13. The SUBDIVIDER agrees that the streets shall be named to the satisfaction of the
CITY'S Director of Planning in accordance with Council Policy I -1070.
14. To expedite the approval for registration, the SUBDIVIDER shall submit to the City's
Director of Planning, a detailed written submission documenting how all conditions
imposed by this approval that require completion prior to registration of the subdivision
plan(s), have been satisfied.
15. The SUBDIVIDER agrees to convey to the City the following lands for the purposes
stated therein, at no cost and free of encumbrance, concurrently with the registration of
the plan of subdivision:
a) Block 21 (Stage 1) as Storm water management pond;
b) Blocks 22 & 23 (Stage 1), Blocks 21-23 (Stage 2) as Open Space;
c) Blocks 24, 25 and 26 (Stage 1), Block 24 (Stage 2) as Park/Scenic Roads;
d) Blocks 27 - 32 (Stage 1), Blocks 27 & 28 (Stage 2), Block 8 (Stage 3) as 0.3
metre reserves.
16. That prior to registration of each stage, the SUBDIVIDER shall submit a detailed "during
development" monitoring and response program and obtain approval from the City's
Director of Engineering in consultation with the City's Director of Planning, the City's
General Manager of Community Services, the Grand River Conservation Authority and
the Regional Municipality of Waterloo.
17. That prior to the registration of each stage, the SUBDIVIDER agrees to submit a
detailed "post development" monitoring program and obtain approval from City's
Director of Engineering in consultation with the City's Director of Planning, the City's
General Manager of Community Services, the Grand River Conservation Authority and
the Regional Municipality of Waterloo.
18. The SUBDIVIDER agrees to include a statement in all Offers of Purchase and Sales
Agreements that advises:
i. that the home/business mail delivery will be from one or more
designated Centralized Mail Boxes.
ii. that the subdividers be responsible for officially notifying the
purchasers of the exact Centralized Mailbox locations prior to the
closing of any home sales
iii. that the location of all centralized mail receiving facilities shall be
shown on maps, information boards and plans, including maps
displayed in the sales office(s).
19. The SUBDIVIDER shall satisfy the total 5% parkland dedication for the entire
subdivision by the conveyance of Blocks 23 to 26 (Stage 1), Blocks 21 to 24 (Stage 2)
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in addition to the construction of the park facilities on lands west of Tilt Drive which are
currently owned by the City, as described in Condition 6.11 of Section 2.1 of this report
and The SUBDIVIDER agrees to prepare a reference plan and convey, at no charge, to
the City of Kitchener the additional lands owned by the applicant consisting of 6.515 ha
of land commonly known as Evens Pond and the land surrounding it to the limits of the
plan. The SUBDIVIDER further agrees to convey, at no charge, additional lands owned
by the applicant consisting of 5.720 ha in the southeast corner of the plan, along Tilt
Drive and Groh Drive also known as ESPA 34.
20. 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 to and approved by
the City's Director of Planning. The Detailed Vegetation Plan shall also show approved
grading. The SUBDIVIDER agrees to implement all of the measures identified in the
approved Detailed Vegetation Plan including delivering all information contained in the
approved Detailed Vegetation Plan to prospective purchasers to ensure that the
requirements are carried out as specified.
21. The SUBDIVIDER agrees to have all proposed tree and shrub plantings on public rights
of way reviewed and approved by the General Manager of Community Services.
22. 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 1.22a) of the
Subdivision Agreement.
23. The SUBDIVIDER shall submit and obtain approval of landscape plans of the
stormwater management facilities and buffer areas of ESPA 34 to be prepared by an
environmental professional acceptable to the City's General Manager of Community
Services in consultation with the Regional Municipality of Waterloo.
24. The SUBDIVIDER agrees that completion of required upgrades to the Homer Watson
Pumping Station shall be completed, to the satisfaction of the Director of Engineering.
25. Prior to the registration of the first stage, the SUBDIVIDER agrees to provide an
easement to the CITY, for the purpose of providing servicing to adjacent lands, if
necessary, to the satisfaction of the CITY's Director of Engineering in consultation with
the consulting engineer for the SUBDIVIDER. The CITY agrees to quit claim the
easement when appropriate.
26. The SUBDIVIDER agrees to make arrangements with the adjacent subdivider to the
north (30T-04208, Hallman Construction Limited) for the conveyance of an easement
and/or licence to the City in a form satisfactory to the City Solicitor such that Forest
Creek Drive from the north limit of the subdivision to the existing terminus of Apple
Ridge Drive, Robert Ferrie Drive from its existing terminus at Tilt Drive to South Creek
Drive and South Creek Drive from Robert Ferrie Drive to Stauffer Drive will be
constructed as part of the development of either subdivision.
3. REGIONAL MUNICIPALITY OF WATERLOO CONDITIONS
1) That the owner agrees to stage the development for this subdivision in a manner
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satisfactory to the Regional Commissioner of Planning, Housing and Community
Services;
2) That the subdivision agreement be registered by the City of Kitchener against the lands
to which it applies and a copy of the registered agreement be forwarded to the Regional
Commissioner of Planning, Housing and Community Services prior to final approval of
the subdivision plan;
3a}That the owner enter into an Agreement for Servicing with the Regional Municipality of
Waterloo to preserve access to municipal water supply and municipal wastewater
treatment services prior to final approval or any agreement for the installation of
underground services, whichever comes first. Where the owner has already entered into
an agreement for the installation of underground servicing with the area municipality,
such agreement shall be amended to provide for a Regional Agreement for Servicing
prior to registration of any part of the plan. The Regional Commissioner of Engineering
shall advise prior to an Agreement for Servicing that sufficient water supplies and
wastewater treatment capacity is available for this plan, or the portion of the plan to be
registered;
3b) That the owner include the following statement in all agreements of lease or purchase
and sale that may be entered into pursuant to Section 52 of the Planning Act, prior to the
registration of this plan:
"The lot, lots, block or blocks which are the subject of this agreement of lease or
purchase and sale are not yet registered as a plan of subdivision. The fulfillment of all
conditions of draft plan approval, including the commitment of water supply and sewage
treatment services thereto by the Region and other authorities, has not yet been
completed to permit registration of the plan. Accordingly, the purchaser should be aware
that the vendor is making no representation or warranty that the lot, lots, block or blocks
which are the subject of this agreement or lease or purchase and sale will have all
conditions of draft plan approval satisfied, including the availability of servicing until the
plan is registered."
4) That prior to final approval, the owner prepare a noise study to indicate to the Regional
Municipality of Waterloo, methods to be used to abate traffic noise levels for all lots
adjacent to Robert Ferrie Drive and if necessary, shall enter into a subdivision
agreement with the City of Kitchener to provide for implementation of the approved noise
study attenuation measures;
5) That prior to final approval, the owner prepare an inventory of current/historic private
wells on the subject property as well as obtain aplan/documentation for abandonment to
the satisfaction of the Regional Commissioner of Planning, Housing and Community
Services;
6) That prior to final approval, the owner prepare a water distribution study to ensure that
units with finished floor elevations above 33o MASL have sufficient water pressure levels
to meet the minimum requirements for domestic use and enter into an agreement if
necessary with the City of Kitchener;
7) That prior to final approval, the owner enter into an agreement to satisfy the
requirements of Grand River Transit relating to the operation of bus service within the
13
plan, and to the satisfaction of the Regional Commissioner of Planning, Housing and
Community Services;
8) That prior to any grading and/or site alteration and final approval, construction fencing be
erected along the limits of ESPA 34 - Doon South Woods (dripline) and wetland limits to
demarcate a no touch zone to prevent equipment and debris intrusion into these areas;
9) That prior to final approval, the owner enter into an agreement with the City of Kitchener
to ensure that water balance completed to date be updated with the "as built" infiltration
gallery data (based on the suitability of soils encountered during construction) and that
this data be reported to the Region of Waterloo in the event that a ground water deficit
results and mitigation measures may be required to maintain the existing water balance
sustaining the wetland and ESPA features;
10) That the Owner design the Forest Creek Drive crossing of the floodplain (east side of
site) to the satisfaction of the City of Kitchener in consultation with the Region of
Waterloo so as to enhance the potential for wildlife movement from north to south
between the wetland and ESPA by way of oversized culverts;
11) That prior to final approval, the Owner install fencing along the rear of all lots abutting
ESPA 34 - Doon South Woods, and westward as indicated by the permanent fencing
designated on figure 5 (Ecoplans, October 2004) to the satisfaction of the City of
Kitchener.
4. OTHER AGENCY 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 storm water management report in accordance with the 2003 Ministry of
the Environment Report entitled "Stormwater Management Planning and Design
Manual" and in keeping with the Preliminary Stormwater Management Report (October
2004) and Addendum (January 2006) and revisions (February and September 2006),
Environmental Implementation Report (September 2004) and Addendum (March 2006)
and revisions (July and September 2006), as well as additional information provided by
MTE Consultants and Ecoplans Limited.
b) A detailed Lot Grading, Servicing and Storm Drainage Plan.
c) 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.
d) The submission and approval of a Development, Interference with Wetlands and
Alterations to Shorelines and Watercourses Permit from the GRCA prior to the
construction in a wetland and/or grading in a regulated area and/or construction of the
Stormwater Management outlet in a regulated area.
2. Prior to registration, the owner agrees to make arrangements satisfactory to Hydro One
14
Networks Inc. for the crossing of the hydro right of way by proposed South Creek Drive
and Elmbank Trail.
5. CLEARANCE CONDITIONS
1. That prior to the signing of the final plan by the City's Director of Planning, the Director
shall be advised by the Regional Commissioner of Planning, Housing and Community
Services Conditions 3.1 to 3.11 have been carried out to the satisfaction of the Regional
Municipality of Waterloo. The clearance letter from the Region shall include a brief
statement detailing how each condition has been satisfied.
2. That prior to the signing of the final plan by the City's Director of Planning, the Director,
shall be advised by the telephone company that Conditions 2.2.9 and 2.2.10 have been
carried out satisfactorily. The clearance letter should contain a brief statement as to how
the conditions were satisfied.
3. That prior to the signing of the final plan by the City's Director of Planning, the Director
shall be advised by Kitchener Wilmot Hydro that Conditions 2.2.8 and 2.2.10 have been
carried out satisfactorily. The clearance letter should contain a brief statement as to how
the conditions were satisfied.
4. That prior to the signing of the final plan by the City's Director of Planning, the Director
shall be advised by 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 condition was satisfied.
5. That prior to the signing of the final plan by the City's Director of Planning, the Director
shall be advised by Hydro One Networks Inc. that Condition 4.2 has been carried out
satisfactorily. The clearance letter should contain a brief statement as to how the
condition was satisfied.
6. NOTES
Development Charges
~. The ownerldeveloper is advised that the provisions of the Development Charge By-laws
of the City of Kitchener and the Regional Municipality are applicable.
Registry Act
2. The final plans for Registration must be in conformity with Ontario Regulation 43/96, as
amended, under The Registry Act.
Updated Information
3. It is the responsibility of the owner of this draft plan to advise the Regional Municipality of
Waterloo and the City of Kitchener Business and Planning Services Departments of any
changes in ownership, agent, address and phone number.
Agreement
4. Most of the Regional Municipality of Waterloo conditions can be satisfied through an
agreement. The onus is on the owner to contact Regional staff in writing to request the
preparation of such an agreement. A copy of a reference plan showing the lands to be
registered that are affected by the agreement and the conditions to be covered by the
15
agreement should be provided. The fees for the preparation and registration of this
agreement, payable to the Regional Municipality of Waterloo, are currently $375.00 and
$50.00 respectively.
Fees
5. The ownerldeveloper is advised that the City of Kitchener and the Regional Municipality
of Waterloo have adopted By-Laws, pursuant to Section 69 of the Planning Act, R.S.O.
1990 c. P.13, to prescribe a tariff of fees for application, recirculation, draft approval,
modification to draft approval and registration release of plans of subdivision.
Approvals for Servicing Systems
6. The proposed water distribution system meets the definition of a "water works" as
defined in the Ontario Water Resources Act. Prior to the construction of the proposed
water supply system. The proponent must ensure that the application for approval of
water works, and appropriate supporting information, is submitted to the Ministry of the
Environment for approval.
stormwater Management
1. The proposed stormwater management system meets the definition of a "sewage works"
as defined in the Ontario Water Resources Act. Therefore, approval of the Director must
be obtained under Section 53 of the Ontario Water Resources Act prior to the
construction of the proposed stormwater management system. The proponent must
ensure that the application for approval of sewage works, and appropriate supporting
information, is submitted to the Ministry of the Environment for approval.
Sewage System
8. The proposed sanitary sewage collection system meets the definition of a "sewage
works' as defined in the Ontario Water Resources Act. Therefore, approval of the
Director must be obtained under section 53 of the Ontario Water Resources Act prior to
the construction of the proposed sanitary sewage collection system. The proponent
must ensure that the application for approval of sewage works, and appropriate
supporting information, is submitted to the Ministry of the Environment for approval.
9. Hydro One
The transmission line within this subdivision operates at 500,000, 230,000 or 115,000
volts. Section 186 -Proximity - of the Regulations for Construction Projects in the
Occupational Health and Safety Act, require that no object be brought closer than 6
metres X20 feet) to an energized 500 kV conductor. The distance for 230 kV conductors
is 4.5 metres X15 feet) and for 115kV conductors it is 3 metres X10 feet). It is the
proponent's responsibility to be aware, and to make all personnel on site aware, that all
equipment and personnel must come no closer than the distance specified in the Act.
They should also be aware that the conductors can raise and lower without warning
depending on the electrical demand placed on the line. Further, during construction,
there will be no storage of materials or mounding of earth or other debris on the right-of-
way.
Planning Act Applicability
10. This draft plan was received on October
disposed of under the Planning Act, R.S.O.
18, 2004 and shall be processed and finally
1990, c. P.13, as amended as of that date.
16
Regional Servicing Agreement
11. The ownerldeveloper isadvised 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 and Culture
Department initiate preparation of the agreement. When sufficient capacity is confirmed
by the Region's Commissioner of Engineering 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, 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.
Registration Release
12. To ensure that a Regional Release is issued by the Regional Commissioner of Planning
and Culture 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.
Final Plans -Subdivision
13. 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 applicable clearance agencies that the
necessary arrangements have been made, the signature of the CITY's Director of
Planning will be endorsed on the plan and it will be forwarded to the Registry Office for
registration.
The following is required for registration and under The Registry Act and for our use:
One (1) original mylar
Four (4) mylar copies
Four (4) white paper prints
REPORT:
Description
Doon Creek Ltd. is proposing to develop Plan of Subdivision 30T-04204, which is located on
Stauffer Drive at Tilt Drive. The subject property is 27.882 hectares in size and proposes a
maximum of 450 residential units including singles and semis, acommercial/multiple residential
block, as well as storm water management and open space amenities.
17
nffi~ial Plan
These lands are designated Low Rise Residential in the Official Plan. The type and density of
development proposed conforms to the municipal plan. An Official Plan Amendent is proposed to
redesignate Block 1 (Stage 4) from Low Rise Residential to Medium Rise Residential in order to
permit a commercial building with residential above to a maximum of eight storeys..
Community Plan
These lands are designated Low Density Residential, Convenience Commercial and
Open Space in the Doon South Community Plan Phase 1 and the proposed
development conforms to the Doon South Community Plan.
Provincial Policy Statement and Places to Grow
The applications were submitted prior to the 2005 Provincial Policy Statement and the
recommendations of this report have regard to the 1997 Provincial Policy Statement. This plan
was submitted prior to the 2006 Growth Plan for the Greater Golden Horseshoe. This area/plan
is designated Greenfield in the Places to Grow Plan, which sets a density target of 50 persons
and jobs per hectare. This density target is intended to be achieved on a Region wide basis so
that some developments may be below the density target and some may exceed it.
Zoning
A Zone Change Application is required to change the zoning on the property from Agricultural Zone
(A-1) to Residential Three Zone (R-3) with Special Regulation Provision 465, Residential Four
Zone (R-4), Park Zone (P-1), Open Space Zone (P-2), Hazard Lands Zone (P-3), Convenience
Commercial Zone (C-1) with Special Use Provision 363 and Special Regulation Provision 466 to
permit additional uses in the commercial zone as well as special regulations with respect to
setbacks and height.
Stormwater Management
A stormwater management facility is located on the subject lands and will be dedicated to the
City of Kitchener. Final design of the facility to the satisfaction of the Director of Engineering is
a condition of draft approval.
Sanitary/Water Servicing
All lots will be serviced with gravity sanitary drainage and municipal water servicing in
accordance with City of Kitchener standards. The services are to be extended through the
Monarch Subdivision (30T-95018) located to the east of the subject plan.
Parks/ Open Space and Community Trails
Two small neighbourhood parks are proposed. One park is north of Stauffer Drive, adjacent to
the trail to be located on the hydro corridor, and the second park fronts Forest Creek Road
adjacent to the storm water management pond. All open space blocks within the Hydro corridor
will be conveyed to the city and used for parkltrail purposes including road crossing features to
give prominence to the trail and to act as a traffic calming measure. The general location of
these trails are shown on the draft plan and generally reflect the community trail network (Map 2
Doon South Community Plan) where feasible. As well, the portion of Evens Pond and ESPA
34, located outside the plan, are to be dedicated to the City as public open space prior to
registration of the plan. The City will be responsible for constructing trails west of Forest Creek
Drive along the creek and pond as those lands are outside the subdivision plan.
As part of the parkland dedication required for this development the owner will be responsible to
18
grade, sod, design and construct the neighbourhood park located on city lands, west of Tilt
Drive and north of Apple Ridge Drive. The completion of this park will ensure adequate
parkland for the larger Doon South community.
The Doon South Greenspace Management Plan, in combination with the Doon South
Community Plan, establishes a scenic road network including Tilt Drive and Stauffer Drive
abutting this plan. The portions of these scenic roads abutting the draft plan will be converted to
community trails according to the timing identified in the Doon South Community Plan (i.e., in
phases as each section of scenic road is no longer required as a road).
This plan was submitted prior to City Council's direction not to include natural areas as part of
the 5% parkland dedication. In this situation, within the community proposed west of Tilt Drive
and north of Stauffer Drive, there are sufficient neighbourhood parks, acquired natural areas
and the completion of the Tilt Drive neighbourhood park adjacent to Apple Ridge Drive. City
staff feel that the parks and open space needs of this community are more than adequately
addressed .
Corridor Enhancement Plan and Community Trail Design
Conditions of draft approval require the owner to prepare a corridor enhancement plan for the
sections of Stauffer Drive and Tilt Drive adjacent to the draft plan which are to be converted to
scenic trails, to identify things such as opportunities for replanting, preservation of grades etc.
As well a community trail design study is required to identify methods to conserve and enhance
the scenic-heritage attributes, surface treatment and safety considerations.
Environmental Monitoring
A monitoring program is required in both the Doon South Subwatershed Plan and the
Greenspace Management Plan (Doon South Community Plan). The purpose of the monitoring
program is to aid in determining whether the objectives of the Subwatershed Management Plan
are being achieved until the system has stabilized. Conditions have been incorporated into the
draft approval which require submission of a monitoring and response program detailing "during
development" and "post development" timelines. The program is required prior to registration to
the satisfaction of the City of Kitchener, in consultation with the Grand River Conservation
Authority and the Regional Municipality of Waterloo. There will also be requirements included in
the City of Kitchener subdivision agreement for the developer to implement the monitoring and
response program.
Comments from Neighbourhood Circulation
Four comments were received from the neighbourhood circulation. The issues raised are
summarized below with staff comments.
Impact on Wildlife - This is a common concern among residents adjacent to new
developments. City staff always ensure that as many natural linkages as possible are
maintained in order to permit wildlife to travel in their natural environment. It is acknowledged
that new development does result in the movement of some animals, but that the animals do
adjust to new habitats relatively easily.
Impact on Rural Roads - It is noted that several roads in this area, including Stauffer Drive and
Tilt Drive adjacent to this plan, are to be closed and converted to scenic trails once appropriate
connecting roads are extended through the community.
19
Increased Garbage -This is a behavioural issue which can be helped with public education.
City staff do provide clean up of garbage on all city roads as necessary.
Subdivision Design & Urban Sprawl -These lands are contiguous with the established
community and are already designated for urban development so that the proposed subdivision
is not an example of urban sprawl. Appropriate services and roads will be provided as well as
protection of the natural environment. This plan proposes single detached and semi detached
units to provide some diversity of unit type. An on street parking plan has been submitted and
transit service, with associated pedestrian walkways/trails, is proposed in this area to assist with
some of the concerns identified about car use.
Community Trail Network/Open Space -With respect to the Open Space network shown in
the Community Plan, it is intended to show an approximate location for open space which will
be more precisely determined through appropriate studies during draft plan review. This plan
and the two plans to the north (30T-04208 and 30T-04209) provide an extensive trail network
around the natural features in the area, connections through the community as well as the
scenic trails provided through the eventual closure of Tilt Drive and Stauffer Drive.
FINANCIAL IMPLICATIONS:
There will be immediate and ongoing Operations costs for the maintenance of the open space,
parkland, storm water management facilities, streets, walkways and underground services. In
the long term, there will be repair and replacement costs for all of the foregoing engineering
services.
COMMUNICATION:
Agency and Department Circulation
This plan was circulated to all required agencies and city departments. The comments received
have either been addressed or included as conditions of draft approval.
Neighbourhood Circulation
The plan was circulated to all property owners on December 14, 2004 and was advertised in the
Kitchener Waterloo Record May 25, 2007. In accordance with Council policy notice of the public
meeting was provided by letter and the report was made available to all property owners within
120 metres as it has been more than a year since the initial circulation.
CONCLUSION:
City staff recommend that Plan of Subdivision 30T-04204 and Zone Change Application ZC
04/20/T/DR be approved and Official Plan Amendment MPA 07/04/T1DR be adopted.
Della Ross, M.A., MCIP, RPP
Manager of Development Review
Jeff Willmer, MCIP, RPP
Director of Planning
Attarhmpntc
Plan of Subdivision 30T-04204
Proposed Zoning By-law (ZC 04/20/T/DR)
Official Plan Amendment (MPA 07/04/T/DR)
Newspaper Advertisement
Appendix A -Department/Agency Comments
Appendix B -Neighbourhood Comments
20
21
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PROPOSED BY-LAW
May 30, 2007
BY-LAW NUMBER
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a by-law to amend By-law 85-1, as
amended, known as the Zoning By-law for the City
of Kitchener - Doon Creek Ltd. - 374 Tilt Drive)
WHEREAS it is deemed expedient to amend By-law 85-1;
NOW THEREFORE the Council of the Corporation of the City of Kitchener
enacts as follows:
1. Schedule Nos. 204, 205, 210 and 211 of Appendix "A" to By-law Number
85-1 are hereby amended by designating as Residential Three Zone (R-3)
with Special Regulation Provision 465R, Residential Four Zone (R-4),
Public Park Zone (P-1 }, Open Space Zone (P-2}, Hazard Lands Zone (P-
3) and Convenience Commercial Zone (C-1) with Special Use Provision
3630 and Special Regulation Provision 466R, instead of Agricultural (A-1 }
the parcel of land described as Part of Lots 5 and 8, Biehn's Tract, being
Parts 1, 2 and 3 on Reference Plan 58R-14852 and municipally known as
374 Tilt Drive, in the City of Kitchener. These lands are shown on Map
No. 1 attached hereto.
2. Schedule Nos. 204, 205, 210 and 211 of Appendix "A" to By-law Number
85-1 are hereby further amended by incorporating additional zone
boundaries as shown on Map No. 1 attached hereto.
3. Appendix "D" to By-law 85-1 is hereby amended by adding Section 465
thereto as follows:
"465. Notwithstanding Section 37.2 of this By-law, within the lands
zoned R-3 as shown on Schedule Nos. 204, 205, 210 and
211 of Appendix "A", the minimum lot width shall be 12
metres and the minimum lot area shall be 360 square
metres."
4. Appendix "C" to By-law 85-1 is hereby amended by adding Section 363
thereto as follows:
"363. Notwithstanding Section 7.1 of this By-law, within the lands
zoned C-1 as shown on Schedule No. 210 of Appendix "A",
the following uses shall also be permitted in accordance with
the regulations of Section 7.2 and 466R:
- health clinic
- religious institution
- studio
- multiple dwelling
- day care facility
- artisans establishment
5. Appendix "D" to By-law 85-1 is hereby amended by adding Section 466
thereto as follows:
"466. Notwithstanding Section 7.2 of this By-law, within the lands
zoned C-1 as shown on Schedule No. 210 of Appendix "A",
the following special regulations shall apply:
a) Maximum Building Height - 24 metres
b) Minimum Front Yard - 3 metres
c) Minimum Side Yard Abutting aStreet - 3 metres
d) Minimum Side Yard or Rear Yard Abutting an H.E.P.C. -
0 metres
e) Gross Leasable Commercial Space shall be a maximum
of 33% of the total building floor area
f) Maximum Gross Leasable Commercial Space shall be
2,000 square metres, and further, that a single
convenience retail outlet can exceed 225 square metres
6. This By-law shall be deemed to have come into force on the date of
passing thereof.
PASSED atthe Council Chambers in the City of Kitchener this day of
2007.
Mayor
Clerk
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