HomeMy WebLinkAboutDTS-08-176 - Official Plan 08/05/COK/TMW - Requirements for complete applications1
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Qevelopment &
Technical Services
Report To: Development & Technical Services Committee
Date of Meeting: December 1, 2008
Submitted By: Alain Pinard, Interim Director of Planning (741-2319)
Prepared By: Tina Malone-Wright, Senior Planner (741-2765)
Ward(s) Involved: All
Date of Report: November 25, 2008
Report No.: DTS-08-176
Subject: CITY INITIATED OFFICIAL PLAN AMENDMENT
OP08/05lCOKlTMW
TO IMPLEMENT NEW REQUIREMENTS FOR COMPLETE
APPLICATIONS UNDER THE PLANNING ACT
RECOMMENDATION:
1. That City Initiated Official Plan Amendment OP081051COKITMW, which implements
new requirements for complete applications under the Planning Act, be adopted in
the form shown in the Official Plan Amendment attached to Report DTS-08-176,
and accordingly forwarded to the Region of Waterloo for approval; and further
2. That the by-law to require Pre-Submission Consultation Meetings for applications
for Plans of Subdivision, Plans of Vacant Land Condominium, for amendments to
the City's Official Plan, Zone Changes and Site Plans, be approved in the form
shown in the "Proposed By-law", dated October 29, 2008, attached to Report DTS-
08-176.
BACKGROUND:
On January 1, 2007, Bill 51 (the Planning and Conservation Land Statute Law Amendment Act
2005) came into effect thereby implementing several changes to the Planning Act and
associated regulations. Specifically, it provided regulations to authorize municipalities to require
pre-submission consultation meetings in advance of applicants submitting development
applications and provided the ability of municipalities to require the inclusion of additional
information and materials in order to support and accept an application as complete under the
Planning Act. Municipalities are only able to require pre-submission consultation meetings and
additional information and materials to accept an application as complete where such
requirements are incorporated in an Official Plan. The pre-submission consultation meeting
process must also be implemented by by-law.
The purpose of this City initiated official plan amendment is to provide policy direction that
defines what constitutes a complete application under the Planning Act. A schedule to the
amendment will list the most common studies/reports and the other information and materials
that may be required as part of a complete application. The by-law will formally establish the
pre-submission consultation process and enable the City to require other information and
materials at the beginning of the application process which the City considers necessary to
conduct a thorough review of the development application.
REPORT:
Currently, the City of Kitchener has an informal pre-consultation process for subdivision and site
plan applications. At the present time, applicants have the ability to set up apre-submission
meeting with City Staff and persons from outside agencies to discuss proposed draft plans of
subdivision and site plans. These meetings provide an opportunity for staff to suggest changes
to the plans and advise of any additional supporting information which may be required and
useful for staff and outside agencies to have in order to review the planning application.
However, these pre-submission meetings are not mandatory and some applicants choose not to
attend these meetings in advance of submitting a development application. Also, despite the
identification of supporting reports/studies and other information in the pre-submission meeting,
applicants may choose not to submit this additional information with their applications. Although
this additional information was deemed necessary by staff in order to review and appropriately
assess a development application, there was nothing in the Planning Act to allow planners to
require this additional supporting information prior to accepting a development application as
complete. Without the supporting information, Councils were still required to make a decision on
a planning application within 180 days of accepting a complete application for a plan of
subdivision or condominium and 120 days of accepting a complete application for an official
plan amendment or zone change, and 30 days of accepting an application for site plan
approval.
Recent changes to the Planning Act now allow municipalities to require additional information
and materials up front at the time of application submission where the appropriate official plan
policies are in place. There have been instances in the past where planning applications have
been submitted without all the necessary supporting information in order for staff to
appropriately review and made a recommendation to Council. Where staff has refused to accept
the applications as complete, applicants have appealed these applications to the Ontario
Municipal Board for a decision. The new official plan policies and the mandatory pre-submission
consultation meeting will assist the City of Kitchener in identifying the necessary information that
must be submitted to ensure a complete application and to appropriately review planning
applications within the time frame for a municipality to make a decision on a planning application.
All planning applications will be affected by the new submission requirements and applications
for Plans of Subdivision, Plans of Vacant Land Condominium, amendments to the City's Official
Plan, Zone Changes and Site Plans will be subject to the new requirement for apre-submission
consultation meeting. The new by-law will formalize the current pre-submission process that
currently takes place for plans of subdivision and site plans.
Upon a request for apre-submission consultation meeting, the applicant will need to provide
details of the proposed development and a meeting will be set up within 30 days of the request.
After the pre-submission consultation meeting has taken place, planning staff will provide a
written record of the meeting which will outline the requirements and any necessary supporting
information and materials that the applicant will need to submit with the application in order that
staff can deem the application as complete.
2
It should be noted that by accepting and deeming an application as complete, this in no way
means neither that it constitutes support for the application nor that the other supporting
information and materials are acceptable to the City.
FINANCIAL II~PLICATIQNS:
No direct capital financial implications to the City.
CaMIUIUNICATI~NS:
Notice of the December 1, 2oa8 public meeting of the Development and Technical Services
Committee was advert'fsed in The Record on November 1, ~ao8. A copy of the advertisement is
attached.
The proposed complete applications amendment was discussed at the Home Builder's Liaison
Meeting on Friday, November 2, ~aoa. In response to verbal comments received from the
vllaterloo Region Home Builders' Association at that meeting and comments from the Regional
Municipality of ~Illaterloo, Planning Staff made revisions to the proposed complete applications
official plan amendment. The changes relate to removing references and the association of the
existing Staging of Development Plan and the proposed Growth Management Plan from the
complete applications amendment.
Representatives from the Home Builders also questioned the completeness of the notice of
public meeting that was adverkised in The Record on November 7, 2aa8. The concern was
discussed with our Legal Division and they have advised that with or without the revisions to the
proposed complete applications amendment, the notice of the public meeting placed in The
Record on November 7, 2aa8 was appropr'ate and in accordance with the requirements of the
Planning Act. No additional notification of the proposed amendment is required.
CC~NCl.US10N:
The proposed official plan amendment and pre-submission consultation by-law will provide
efficiency, clarity, consistency and predictability in the development review process. It will
ensure that planning applications are complete upon submission and facilitate the decision
making process within the specified Planning Act timeframes. The amendment should also help
reduce the number of premature Qntario Municipal Board hearings that arise for `failure to make
a decision' within the prescribed review period that is triggered upon deeming an application as
`complete' under the Planning Act.
Tina Malone-1lvright, MCIP, RPP
Senior Planner
Alain Pinard, MCIP, RPP
Interim Director of Planning
List of Attachments
Appendix `A' ~-Newspaper Advertisement
Appendix `B' -~ Proposed Gfficial Plan Amendment
Appendix `C' -Proposed Pre~Submission Consultation Meeting By-law
3
APPENDIX A
All IlUards
OP08/05ICOKITMW
City Initiated
Advertised in The Record -November 7, 2008
CITY OF KITCHENER
COMMITTEE OF COUNCIL DEALING WITH PLANNING MATTERS
Invites
PROPERTY OWNERS AND INTERESTED PARTIES
To attend a
PUBLIC MEETING
TO DISCUSS A
PROPOSED OFFICIAL PLAN AMENDMENT
UNDER SECTIONS 17 AND 22 OF THE PLANNING ACT
New Requirements For Complete Applications
The purpose of the Official Plan Amendment is to introduce new policy requirements for complete
applications and to define what constitutes a complete application under the Planning Act. The
proposed amendment will establish by by-law the requirement for apre-submission consultation
meeting for applications for a Plan of Subdivision, a Plan of Vacant Land Condominium, an
amendment to the Official Plan, a Zone Change and a Site Plan, whereby any other necessary
information to accept these types of applications as complete will be indentified and required to be
submitted at the time the applications are made to the City for review and processing.
The public meeting will be held by the City's DEVELOPMENT AND TECHNICAL SERVICES
COMMITTEE, a Committee of Council dealing with planning matters, on MONDAY, DECEMBER
1, 2008 AT 6:00 P.M. IN THE COUNCIL CHAMBERS, 2ND FLOOR, CITY HALL, 200 KING
STREET WEST, KITCHENER.
Any persons may attend the Public Meeting and make written and/or verbal representation either in
support of or in opposition to the proposed Official Plan Amendment. If a person or public body
that files a notice of appeal of a decision of The Regional Municipality of Waterloo in respect
of the proposed official plan amendment, does not make oral submissions at a public
meeting or make written submissions to the City of Kitchener before the proposed official
plan amendment is adopted by City Council, the Ontario Municipal Board may dismiss all or
part of the appeal.
If you wish to be notified of the adoption of the proposed official plan amendment, you must
make a written request to:
Mr. Randy Gosse, City Clerk
The City of Kitchener
City Hall, P.O. Box 1118
200 King Street West
Kitchener, Ontario
N2G 4G7
4
ADDITIONAL INFORMATION relating to the proposed Official Plan Amendment is available for
inspection between 8:30 a.m. and 5:00 p.m. at the Department of Development and Technical
Services, Planning Division, 6th Floor, City Hall, 200 King Street West, Kitchener.
Tina Malone-Wright, MCIP, RPP
Senior Planner
741-2765 (TTY-TDD - 741-2385)
ti na. malonewrig ht@kitchener. ca
5
AMENDMENT N0. TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
TO IMPLEMENT NEW REQUIREMENTS
FOR COMPLETE APPLICATIONS
AMENDMENT N0. TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
TO IMPLEMENT NEW REQUIREMENTS
FOR COMPLETE APPLICATIONS
TNnF,X
SECTION 1 TITLE AND COMPONENTS
SECTION 2 PURPOSE OF THE AMENDMENT
SECTION 3 BASIS OF THE AMENDMENT
SECTION 4 THE AMENDMENT
SCHEDULE `A' Schedule `I' -Other Information and Materials That May
Be Required to Process an Application
APPENDICES
APPENDIX 1 Notice of Public Meeting of Development and Technical
Services Committee -November 7, 2008
APPENDIX 2 Minutes of the December 1, 2008 Public Meeting of the
Development and Technical Services Committee
APPENDIX 3 Minutes of Council - , 2008
AMENDMENT NO. TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
SECTION 1-TITLE AND COMPONENTS
This Amendment shall be referred to as Amendment No. _ to the Official Plan of the City of
Kitchener. Sections 1 to 4 inclusive of this document shall constitute the Amendment.
SECTION 2 -PURPOSE OF THE AMENDMENT
The purpose of the amendment is to update the Official Plan policies related to the pre-
submissionand submission requirements for development applications under the Planning Act.
SECTION 3 -BASIS OF THE AMENDMENT
Bill 51, now known as the Planning and Conservation Land Statute Law Arnendrnent Act
received Royal Assent on October 19, 2006. Bill 51 makes numerous amendments to the
Planning Act. Bill 51 also amends the Conservation hand Act and makes consequential
amendments to other acts. Implementing regulations under the Planning Act came into effect on
January 1, 2007.
One of the primary objectives of the Planning Act amendments is to establish "clearer rules" and
to give municipalities more tools "to help them develop in a sustainable fashion". The additional
tools include new provisions related to pre-submission and submission requirements for
development applications. The Planning Act now gives municipalities the clear authority to:
~ Require applicants to consult with municipalities before submitting planning or
development applications; and
~ Require a complete application in terms of other information and materials upfront in the
eve opment review process.
A municipality is required to have enabling official plan policies in place in order to implement
these new tools. The new official plan policies proposed in this amendment are to enable the City
of Kitchener to use the new Planning Act tools related to pre-submission and submission
requirements for development applications.
SECTION 4 -THE AMENDMENT
The Official Plan for the City of Kitchener is hereby amended as follows:
1. Part 4, Policy 1.9.1 is hereby deleted and replaced with the following:
1. Applications for a Plan of Subdivision, a Plan of Vacant Land Condominium, an
amendment to the Official Plan, a Zone Change, a Consent and/or Site Plan for
which the city and/or Regional Municipality of Waterloo is the approval
authority will not be accepted by the City for processing in the absence of a
complete application. To be deemed complete an application must satisfy the
following:
i) All applicable statutory requirements, including the submission of the
prescribed information and the requirements as listed on the application
forms including the required studies, plans/drawings, the prescribed
fee and any other information and materials that have been identified
necessary to support the application.
ii) In the case of an application for a Plan of Subdivision, a Plan of Vacant
Land Condominium, an amendment to the Official Plan, a Zone Change
and/or a Site Plan, participation in aPre-submission Consultation Meeting
is required.
The purpose of the Pre-Submission Meeting is to indentify any other
information and materials, as listed in Schedule `I', which may be
necessary and required to review the application. Some of these other
materials as listed in Schedule `I' may be scoped or waived through Pre-
SubmissionConsultation.
The other information and materials to be required as part of a complete
application will be indentified in a Record of Pre-submission Consultation
issued by the Director of Planning, or his/her delegate, pursuant to the
City's Pre-Submission Consultation By-law.
iii) Other information and materials submitted in accordance with i) and ii)
above are subject to the following stipulations:
a) The content, scope and necessity of the other information and
materials will be determined through a Pre-Submission
Consultation Meeting with the City, the Region, and other agencies
as required and shall be in keeping with the scope and complexity
of the application(s);
b) The other information and materials submitted must be prepared
by a qualified professional (as defined in applicable legislation or
alternatively to the satisfaction of the City of Kitchener) retained
by and at the expense of the applicant;
c) The other information and materials submitted must be in
accordance with any applicable Federal, Provincial and Regional
Guidelines and Policies and any City Guidelines or Policies that
have been authorized, adopted or endorsed by Council;
d) The City may refuse other information and materials submitted if it
considers the quality of the submission unsatisfactory;
e) The City may request electronic versions of all submissions and
any other information and materials submitted and stipulate the
format of the digital submissions;
f) The City may conduct a peer review of any part of the submission
or other information and materials submitted where necessary to
determine whether the quality of the submission is satisfactory.
Such peer review will be completed by an appropriate agency or
professional consultant retained by the city at the applicant's
expense; and
g) Additional information or reports may be required as part of the
complete application in addition to the other information and
materials listed in Schedule `I' where circumstances necessitate the
need for such information in the decision-making process.
iv) The City may require applicants who amend development applications to
participate in an additional pre-submission consultation meeting or
meetings and may require the submission of revised or additional
supporting information and materials before the City will consider the
amended application complete under the Planning Act.
3. Part 4, Policy 1.9.2 is hereby deleted and replaced with the following:
2. Through the course of the review process for an application(s) which has otherwise
been deemed a complete application, additional reports, studies, maps, plans or other
information may be required to address specific issues to enable City Council or its
delegated authorities to make informed decisions.
4. Part 5, Schedule `A' is hereby amended by adding the following terms in alphabetical order:
"Other Information and Materials
The particular studies, reports, maps, plans and other documentation that may be
required of the applicant in addition to the requirements of subsections 22(4),
34(10.1), 41(4), 51(17) and 53(2) of the Planning Act to satisfy the requirements of a
complete application. The study requirements for applications for Official Plan
Amendments, Zone Changes, Site Plans, Plans of Subdivision and Plans of Vacant
Land Condominium will be determined on a case-by-case basis through the Pre-
SubmissionConsultation process."
"Pre-Submission Consultation Meeting
The opportunity for staff to consult with an applicant prior to the applicant preparing
and submitting an application, in order to outline the information and materials that
the applicant will be required to submit concurrently with the application form and
prescribed fees."
"Record ofPre-Submission Consultation
The written documentation of aPre-submission Consultation Meeting as issued by
the Director of Planning, or his/her delegate, which outlines the information and
materials identified for inclusion of the complete application."
5. Part 5 is hereby amended by adding Schedule `I' thereto.
SCHEDULE I
OTHER INFORMATION AND MATERIALS THAT MAY BE REQUIRED TO PROCESS AN
APPLICATION
Cultural/Heritage
• Archaeological Assessment
• Heritage Impact Assessment (HIA) (For Heritage Resources and/or Cultural Heritage
Landscapes)
• Conservation Plan
• Structural Assessment (Building Conditions Report)
• Heritage Design Guidelines or Brief
Digital Plans
• Subdivision Plan or Condominium Plan in accordance with City digital submission standards
• Site Plan in accordance with City digital submission standards
EnvironmentaUNatural HeritagelNatural Hazards
• AggregatelMineral Resource Analysis
• Floodline Delineation Study
• Hydraulics Study
• HydrogeologicalAsessment
• Environmental Impact Study (EIS) and/or Environmental Implementation Report (EIR) or
equivalent
• Studies and/or Plans required by Kitchener's Tree Management Policy (General Vegetation
Overview, Detailed Vegetation Plan, Tree PreservationlEnhancementP/an)
• Slope StabilitylErosionRazard Study and Report
• Cut and Fill Analysis
• Chloride Impact Study
• Local Air Quality Study
• Subwatershed Master Plan
EnvironmentaUServicing and Infrastructure
• Environmental Site Assessment and/or Record of Site Condition
• Preliminary Grading Plan
• Environmental Implementation Report as required by an approved (sub)watershed plan
• Preliminary Stormwater Management Report and Plan
• Update to an existing Stormwater Management Plan
• Sanitary Sewer Capacity Analysis Study
• Municipal or Private Water Supply Analysis Study
• Private Servicing Study
• Soils or Geotechnical Study
Land Use Compatibility
• Agricultural Impact Assessment
• Dust Impact Assessment
• Land Use Compatibility Study
• Landfill Impact Study
• Minimum Distance Separation Assessment
• Noise Study
• Vibration Study
• Odour Impact Assessment
• Building Elevation Drawings
• Shadow Study
• Wind Study
• Snow Deposition Study
• CPTED (Crime Prevention Through Environmental Design) Report
Planning
• Affordable Housing Report
• Rental Conversion Assessment
• Planning Justification Report
• Neighbourhood Design Report or Brief
• Urban Design Report or Brief
• Existing Conditions Plan
• Concept Plan
• Site Plan
• Retail/Commercial Impact Analysis Study
• Site Walk in accordance with the Neighbourhood Design Guidelines
• Design and Vision Session in accordance with the Neighbourhood Design Guidelines
• School Accommodation Issues Assessment
Transportation
• Transportation Impact Study
• Parking Analysis
• Driveway Location and On-Street Parking Plan
• Pedestrian Route and Sidewalk Analysis
• Roundabout Feasibility Analysis
• Traffic Calming Options Report
• Transit Assessment
• Transportation Demand Management Options Report
PROPOSED BY-LAW
October 29, 2008
BY-LAW NUMBER
OF THE
CORPORATION OF THE CITY OF KITCHENER
(A by-law to require Pre-Submission Consultation
prior to submitting applications for Amendments to
the City's Official Plan, Zone Changes, Site Plans,
Plans of Subdivision and Plans of Vacant Land
Condominium)
WHEREAS Subsections 22(3.1), 34(10.0.1), 41(3.1) and 51(16.1) of the Planning Act,
R.S.O. 1990, Chapter P.13, as amended, permit Council, by by-law, to require applicants to
consult with the municipality before submitting requests for an amendment to the City's Official
Plan or an amendment to the City's Zoning By-law or applying for Site Plan approval or applying
for approval of a Plan of Subdivision or a Plan of Vacant Land Condominium,
NOW THEREFORE the Council of The Corporation of the City of Kitchener enacts as
follows:
1. In this By-law,
a) "Director" shall mean the Director of Planning of the City of Kitchener or his/her
delegate;
b) "Planning Act" shall mean the Planning Act, R.S.O., c.P.13, as amended;
c) "City" shall mean the City of Kitchener
d) "Planning Staff" shall mean representatives from the City's Department of
Development and Technical Services and representatives from other public
agencies as required;
d) "Other Information and Materials" shall mean the particular studies, reports,
maps, plans or other documentation that may be required of the applicant in
addition to the requirements of subsections 22(4), 34(10.1), 41(4), 51(17) and
53(2) of the Planning Act to satisfy the City's requirements for a complete
application;
e) "Pre-submission Consultation Meeting" shall mean the opportunity for Planning
Staff to consult with the applicant prior to the applicant preparing and submitting an
application, in order to indentify the other information and materials that the
applicant will be required to submit concurrently with the application form and
prescribed fees; and
f) "Record of Pre-submission Consultation" shall mean the written documentation
of the Pre-submission Consultation Meeting issued by the Director pursuant to this
by-law.
2. Applicants submitting an amendment to the City's Official Plan, an amendment to the
City's Zoning By-law or applying for Site Plan approval or applying for approval of a Plan
of Subdivision or a Plan of Vacant Land Condominium shall be required to attend a Pre-
submission Consultation Meeting with Planning Staff prior to submission of such a
request or application.
3. Applicants submitting concurrent applications are encouraged to consolidate Pre-
Submission Consultation Meetings where possible.
4. The purpose of the Pre-submission Consultation Meeting is to review a proposed
planning application and identify the need for, and scope of, the other information and
materials the Director may consider necessary with respect to the development
application.
5. a) Upon request by the applicant, Planning Staff shall schedule aPre-Submission
Consultation Meeting within 30 business days of such a request and advise the applicant
in writing of the time, date and place of the Meeting; and
b) At the time of the request for aPre-Submission Consultation Meeting the applicant
shall provide a written summary of the proposed application(s) to Planning Staff
including the location of the subject property(ies) and a description of the proposed use
and/or development.
6. A Record of Pre-submission Consultation will be provided not more than 30 business
days after the Pre-submission Consultation Meeting has occurred, which outlines the
required information and materials that must be submitted in conjunction with the
application form and prescribed fees to constitute a complete application.
7. Despite anything in this by-law, the Director may waive the requirement fora Pre-
submission Consultation Meeting where the Director determines in his or her discretion
that no reasonable purpose would be served by such a meeting due to the nature of the
application. Where the requirement has been waived, the Director will issue a Record of
Pre-submission Consultation which may scope or waive the studies, reports, maps or
plans required to constitute a complete application.
8. This By-law shall come into force and effect on the day of final passing hereof.
PASSED in the Council Chambers in the City of Kitchener this
day of , 2008.
Mayor
Clerk
BOUSFIELDS iNC.
December 1, 2008
Project No. 0630
Mr. Randy Gosse, City Clerk
The Corporation of the City of Kitchener
City. Hall, P.O. Box 1118
200 King Street West
Kitchener, Ontario N2G 4G7
DearMr. Gosse:
Re: City-Initiated Official Plan Amendment OP08/05/COK/TW
Complete Applications
Development and Technical Services Committee Meefing December 1, 2008
We are planning consultants to Cook Homes, with respect to their lands located on the
south side of Bleams Road, just west of Fischer-Hallman Road. On their behalf, we have
been working with the City and adjacent landowners over the past year to finalize
subdivision and rezoning applications pursuant to the City Urban Area designation in the
Regional Official Plan, Municipal Plan Amendment application MP 04/03/B/BS and the
Alder/Strasburg Subwatershed Study.
We note that, based on memorandum to the Waterloo Home Builders' Association dated
November 24, 2008, staff have advised that they are proposing to remove Part 4, Policy
1.1.7 and Part 4, Policy 1.9.1(iv) from the proposed Official Plan Amendment. These
revisions have been incorporated in the draft Amendment attached to the revised staff
report dated November 25, 2008. Based on the comments set out below, we would
support these proposed revisions and wish to thank staff for addressing the concerns
that had been expressed.
For the record, we wish to note our strong objection to the previously proposed
amendment to Part 1, Policy 1.1.7 and to the policy that had been proposed to be added
in Part 4, Policy 1.9.1 (1)(iv). Those policies purported to allow the City to refuse an
application for processing if the lands are not included in a Staging of Development Plan
or approved Growth Management Plan or generally in accordance with an approved
Community Plan.
We note that Section 51(8) of the Planning Act regarding complete applications specifies
that an approval authority may adopt Official Plan policies requiring that an application
provide "any other information or material that the approval authority considers that it
may need". Based on the foregoing, the information or material required to be provided
must be such that the applicant can in fact provide it. Accordingly, studies and plans as
set out in Schedule 1 to the proposed Official Plan Amendment are appropriately
included in such an amendment. However, it is inappropriate, and beyond the scope of
Section 51(8), to attempt to impose requirements that cannot be satisfied by the
applicant:
3 Church St., #200, Toronto, ON M5E 1 M2 T 416-947-9744 F 416-947-0781 www.bousfields.ca
I
More fundamentally, the effect of the two policies would have been to purportedly allow
the municipality to refuse to accept applications on the basis of decisions made by City
Council with respect to the Staging of Development Plan and/or the Growth Management
Plan which are not appealable under the Planning Act. The Planning Act does not confer
on municipalities the ability to refuse to accept applications where the applicant has
provided the specified information and material.
Thank-you for your consideration of these comments.
Yours truly,
Bousfields Inc.
~-
Peter F. Smith B.E.S. MCIP, RPP
cc: Tina Malone-Wright, City of Kitchener
Jennifer Passy, Cook Homes