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DTS-09-044 - Draft Plan of Subdivision 30T-02208 - Glasgow Realignment - Ira Needles Commercial Ctre
Development & Techrr~ca~ Services Report To: Development & Technical Services Committee Date of Meeting: March 30, 2009 Submitted By: Jeff Willmer, Interim General Manager of Development & Technical Services (741-2325) Prepared By: Tina Malone-Wright, Senior Planner (741-2765) Ward(s) Involved: Ward 6 Date of Report: March 23, 2009 Report No.: DTS-09-044 Subject: DRAFT PLAN OF SUBDIVISION APPLICATION 30T-02208 REALIGNMENT OF GLASGOW STREET THE INC CORP. IRA NEEDLES COMMERCIAL CENTRE JOINT VENTURE (INCCJV) ~~ ~ o ~ Plan of Suhdivisian ~~ Boundary 30T-4208 f c~5 5~ b ~ ~ U ~~ ~~ ~~ ~~ ~ C~ ~° {~~ a 4 G ~~ ~' ~ .~ ~,~ Proposed Realignment ~~, of Partian of Glasgow St ~~' ~,^,P 8-1 RECOMMENDATION: A. 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-02208, in the City of Kitchener, for The INC Corp., subject to the following conditions: 1. That this approval applies to Plan of Subdivision 30T-02208 for The INC Corp. as shown on the plan prepared by MHBC, dated February 4, 2009, and as shown on the attached Plan of Subdivision prepared by the City of Kitchener, dated March 2, 2009, which shows the following: Stage 1 -proposed road right-of-way stage 2 Blocks 1-4 -block consolidations 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 (The INC Corp.) regarding the lands shown outlined on the attached Plan of Subdivision dated March 2, 2009 and which shall contain the following special conditions: Part 3 - Prior to Servicing 3.1 The SUBDIVIDER shall prepare and submit for approval a Final Design Report for Glasgow Street to the satisfaction of the City's Director of Engineering in consultation with the City's General Manager of Community Services and the Region's Commission of Planning, Housing and Community Services prior to any servicing or construction on site and prior to registration of the Plan. 3.2 The SUBDIVIDER shall make satisfactory financial arrangements with the Director of Engineering for the construction of a 1.5 metre wide concrete sidewalk along one side of Glasgow Street located within Draft Plan of Subdivision 30T-02028 and along one side of Glasgow Street located within Part 1, 58R-16315 3.3 The SUBDIVIDER agrees to have all proposed tree and shrub plantings on the public rights of ways reviewed and approved by the CITY'S General Manager of Community Services. Part 4 -Prior to the Application or Issuance of Building Permits 4.1 The SUBDIVIDER is responsible for the cost, design and construction of Glasgow Street, through lands owned by the City of Kitchener described as Part 1 on Reference Plan 58R-16315, to the satisfaction of the City's Director of Engineering, and the opening of said road to public vehicular traffic to the satisfaction of the City's Director of Engineering. 8-2 4.2 The SUBDIVIDER agrees that no building permits shall be applied for Blocks 1-4 inclusive, Stage 2 until the legal closure of Glasgow Street is complete and said Blocks are consolidated with the redundant right-of-way of the closed road as shown on the City of Kitchener Plan of Subdivision dated March 2, 2009. Part 6 -Other Time Frames 6.1 The SUBDIVIDER agrees that construction traffic to and from the proposed subdivision shall be restricted to using Ira Needles Boulevard only and prohibited from using Glasgow Street west of the draft plan of subdivision from Highland Road to the railway. 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. 6.2 The SUBDIVIDER shall request the City Solicitor to pass a by-law to open and name as public highway that portion of Glasgow Street, constructed within lands owned by the City of Kitchener described as Part 1 on Reference Plan 58R- 16315, prior to the opening of Glasgow Street (Stage 1) to public traffic. 6.3 a) The City hereby acknowledges that the redundant portions of Glasgow Street will be surplus to its needs. b) The City agrees redundant Glasgow Street is to be closed and conveyed to the SUDIVIDER without any costs associated with the land. c) The SUBDIVIDER agrees to be responsible for all costs associated with the closure of the redundant portions of Glasgow Street including any required advertising, signage, legal fees and the costs and preparation of any required reference plan which will be deposited by the SUBDIVIDER following approval of a draft reference plan by the City's Manager of Development Review. d) The SUBDIVIDER shall be responsible for the physical closure and removal of redundant portions of Glasgow Street and if necessary the installation of temporary barricades relative to redundant Glasgow Street. The temporary barricades shall be installed to the satisfaction of the City's Director of Engineering. e) The closure and transfer of redundant portions of Glasgow Street will take place once the new road system constructed within Stage 1, Draft Plan 30T-02208 and within Part 1 on Reference Plan 58R-16315, is built to City standards, accepted for the commencement of the maintenance guarantee period and open to public traffic, to the satisfaction of the City's Director of Engineering. 2.2 That prior to final approval of the plan to be registered, the SUBDIVIDER shall fulfil the following conditions: 1. The City Standard Subdivision Agreement be registered on title. 8-3 2. The SUBDIVIDER shall submit copies of the plan for registration to the CITY'S Director of Planning and to obtain approval of such applications 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, with co-ordinate values and elevations thereon and submit for registration the plans showing the location of monuments, their co-ordinate values, elevations and code numbers as prescribed by the Surveyor General of Ontario. 5. The SUBDIVIDER shall make satisfactory arrangements with the 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. 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 HYDRO, and telephone companies and 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 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 Engineering, or, in the case of parkland, the CITY'S General Manager of Community Services; and (e) to provide to the CITY'S Director of Planning, a clearance letter from each of the 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. 8-4 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 Planning in accordance with Council Policy I -1070. 10. The SUBDIVIDER shall prepare and submit for approval a Final Design Report of Glasgow Street to the satisfaction of the City's Director of Engineering in consultation with the City's General Manager of Community Services and to the satisfaction of the Region's Commission of Planning, Housing and Community Services. 11. The SUBDIVIDER agrees that the development of the subdivision may proceed in 2 stages, as follows: a) Stage 2 may register at any time following the registration of Stage 1. 12. 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. 13. 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. 3. REGIONAL MUNICIPALITY OF WATERLOO CONDITIONS That the SUBDIVIDER satisfy the following conditions to the satisfaction of the Regional Municipality of Waterloo Commissioner's of Planning, Housing and Community Services: 1. That, if necessary, the applicant enter into an agreement with the Regional Municipality of Waterloo to provide for a Letter of Credit acceptable to the Region for design, construction and installation of illumination that meets Regional standards as per the Region of Waterloo Illumination Policy. 2. That 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 plan of subdivision. 3. That the applicant agrees to stage the development of this plan of subdivision in a manner satisfactory to the City of Kitchener and the Regional Municipality of Waterloo. 4. That a lot grading and drainage plan be submitted for the entire plan of subdivision to the satisfaction of the City of Kitchener and to the Regional Municipality of Waterloo where the lands drain to a Regional facility, for approval. 5. That the applicant prepares a Boulevard Restoration Plan, to the satisfaction of the Regional Municipality of Waterloo. 8-5 6. That a stormwater management plan be submitted for the entire plan of subdivision to the satisfaction of the City of Kitchener and to the Regional Municipality of Waterloo where the lands drain to a Regional facility, for approval. 7. That prior to site plan approval, the applicant agrees to submit a salt management plan to the satisfaction of the Region's Commissioner of Transportation and Environmental Services. 8. That the applicant submit the final designs of Glasgow Street and the intersection of Glasgow Street and Ira Needles Boulevard to the satisfaction of the Region's Commissioner of Planning, Housing and Community Services, including, but not limited to a final functional intersection, utility locations and agrees to fund the required improvements and dedicate any required lands. 9. That the applicant enters 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 occurs first. Where the applicant 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 Transportation and Environmental Services 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. 10. That the applicant 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 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 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 the 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 of lease or purchase and sale will have all conditions of draft approval satisfied, including the availability of servicing, until the plan is registered." 4. CLEARANCE CONDITIONS 1. That prior to the signing of the final plan by the City's Manager of Development Review, the Manager shall be advised by the Regional Commissioner of Planning, Housing and Community 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 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 Manager of Development Review, the Manager shall be advised by Kitchener Wilmot Hydro 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. 8-6 3. That prior to the signing of the final plan by the City's Manager of Development Review, the Manager, 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. 5. NOTES Development Charges 1. The ownerldeveloper isadvised 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 Development and Technical Services Departments of any changes in ownership, agent, address and phone number. Fees 4. The ownerldeveloper isadvised 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. Planning Act Applicability 5. This draft plan was received on October 21, 2002 and shall be processed and finally disposed of under the Planning Act, R.S.O. 1990, c. P.13, as amended as of that date. Registration Release 6. To ensure that a Regional Release is issued by the Regional Commissioner of Planning, Housing and Community 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 cannot 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 7. 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: 8-7 One (1) original mylar Four (4) mylar copies Four (4) white paper prints BACKGROUND: The draft plan of subdivision proposes to realign a portion of existing Glasgow Street from Ira Needles Boulevard to the westerly limit of lands owned by the City of Kitchener as shown in the location map above. Glasgow Street is a local road and extends south-westerly approximately 1.8 kilometres from Ira Needles Boulevard to Highland Road. Currently, Glasgow Street is aligned in a north-east to south-west direction and currently provides access to property owners on Glasgow Street as well as to the Regional Municipality of Waterloo's maintenance facility. In the longer term, Glasgow Street will also provide access to the Regional Municipality of Waterloo's waste transfer station and landfill. The Environmental Study Report for Ira Needles Boulevard provided for the closure and realignment of a small portion of Glasgow Street at Ira Needles Boulevard to rectify the acute angle of the intersection and the inherent traffic safety issues of the intersection. In June of 2007 Council adopted the recommendations in DTS Report DTS-07-081 which were as follows: • Recognized the ultimate realignment of Glasgow Street would be determined through a future Environmental Assessment or a Plan of Subdivision. • The acceptance of lands from the Subdivider to create a `T' intersection at Glasgow Street and Ira Needles Boulevard. • That the lands required to create the `T' intersection would be conveyed back to the Subdivider at such time as they were redundant or surplus to the City's needs. • That the proposed realignment as shown in the Stantec drawing, dated May 28, 2007, be considered as one of the alternative realignments. • Direction to staff to start discussions and negotiations with Hydro One to acquire lands to facilitate the ultimate realignment of Glasgow Street. Since June of 2007, the intersection of Glasgow Street at Ira Needles Boulevard has been realigned and lands have been acquired from Hydro One. It was agreed that the realignment of Glasgow Street could be considered by Plan of Subdivision and the Subdivider proceeded to amend Subdivision Application 30T-02208 to support the realignment as shown in the Stantec drawing, dated May 28, 2007. The purpose of the realignment is to shift Glasgow Street to the south to maximize the development potential of lands owned by The INC Corp. and allow Glasgow Street to function independently of the Subdivider's lands. The Subdivider's intent is to develop the subject property with amixed-use commercial development in conjunction with lands in the City of Waterloo. The lands adjacent to existing Glasgow Street are currently designated and zoned `General Industrial'. Applications have been received and are presently under review to redesignate and rezone the lands to permit the proposed mixed-use commercial development (Files OP06/01lG/TMW and ZC06/05IGITMW). In June of 2007, Planning Staff also brought forward a report to Development and Technical Services Committee asking Committee to support Planning Staff in working with the applicant to retain some employment lands on the subject lands for true industrial uses in the northwest part of Kitchener. Planning staff felt it was desirable to protect and provide some industrial employment lands on the site to encourage and support a complete and balanced community. After consideration of the land use planning question at DTS Committee Council passed a 8-8 resolution to not require the applicant to retain any land for future industrial uses. Planning Staff are continuing to work on the official plan amendment and zone change applications to facilitate the mixed-use commercial development and it is anticipated that these applications will be considered at a future public meeting some time in June of 2009. REPORT: Draft Plan of Subdivision 30T-02208 was originally submitted 2002 and circulated in October 2003 to facilitate the development of the subject lands as an industrial subdivision with blocks for general industrial uses, service industrial uses and free-standing office. In March of 2007, Planning Staff received a request to amend the draft plan of subdivision to realign Glasgow Street to the southerly portion of the subject property. The purpose of the realignment is to enhance property utilization and allow Glasgow Street to function independently of the Subdivider's lands when they are ultimately developed. There are two sections of Glasgow Street that are proposed to be realigned. One of the portions of the road would be realigned through the lands subject to Draft Plan of Subdivision and the other portion of Glasgow Street to be realigned would be located outside of the plan of subdivision within lands owned by the City of Kitchener. Glasgow Street is proposed to be relocated to the southerly end of the subject property within Stage 1 of the draft plan. All of Stage 1 is proposed to be dedicated as public right-of-way. The Subdivider's consultant prepared a preliminary design report to demonstrate that Glasgow Street could be accommodated with the lands comprising of Stage 1. The report provided information on geometric design criteria, preliminary pavement design, roadway cross-sections, landscaping, utilities and services, initial and ultimate designs for Ira Needles Boulevard and preliminary cost estimates. The preliminary design report was reviewed by City of Kitchener Engineering Services as well as Region of Waterloo Transportation Staff and is acceptable in terms of proceeding with draft approval of the plan of subdivision subject to a condition that a final design report for new Glasgow Street be submitted and approved prior to the construction of the new road. The final design and classification of new Glasgow Street will be based on anticipated traffic volumes, the desirable operating speed, service function, desirable traffic movement characteristics, compatibility with the existing roadway system, and integration with the adjacent lands. The other portion of Glasgow Street which is proposed to be realigned would be through lands owned by the City of Kitchener. On October 15, 2008, the City of Kitchener acquired lands from Ontario Hydro to facilitate the proposed realignment. The Subdivider was responsible for the purchase of the subject lands along with all costs associated with the transaction such as appraisal, survey, legal, and registration costs. As the Subdivider has proposed the realignment, they will also be responsible for the costs of the design and construction of new Glasgow Street through the City of Kitchener lands. The existing alignment of Glasgow Street, from Ira Needles Boulevard to the westerly boundary of the applicant's and City of Kitchener's lands, would be closed and these lands would be consolidated with adjacent lands owned by the Subdivider at no cost to the Subdivider, save and except those costs associated with the closure such as a reference plan, signage, legal fees and any other incidental costs. 8-9 As noted, the lands subject to Draft Plan of Subdivision 30T-02028 are designated and zoned `General Industrial'. The Subdivider has submitted an official plan amendment and zone change application to permit their lands to be developed for amixed-use commercial centre in conjunction with lands in the City of Waterloo. These applications are currently under review, however staff are of the opinion that the plan of subdivision can proceed independently of these applications as the realignment of Glasgow Street would enhance the development potential of the Subdivider's lands whether it be for industrial or commercial uses. Any access to new Glasgow Street from the Subdivider's lands would be reviewed and considered through the site plan approval process wherein the exact details of the development would be known. FINANCIAL IMPLICATIONS: No major municipal expenditures are required for the development. All costs associated with the realignment of Glasgow Street have or will be paid by the Subdivider. COMMUNICATIONS: Preliminary circulation of the proposed draft plan of subdivision was undertaken on August 15, 2008 to all prescribed agencies and public bodies and to all property owners within 120 metres of the subject lands. As a result of the circulation Planning Staff did not receive any comments from property owners. All agency and departmental comments have been incorporated as conditions of draft approval. It should be noted that Bell Canada has advised that they have a main 6 concrete encased duct structure which runs down the portion of existing Glasgow Street proposed to be closed. The duct structure contains both copper and fiber optic cables. Bell's preference would be to maintain the location of this duct as major work would be involved in its relocation and an easement would be required over the portion of Glasgow Street proposed to be closed. The Subdivider has indicated that their preference is to have the duct structure relocated to the realigned portion of Glasgow Street rather than have an easement encumbering their proposed development. City Transportation Planning Staff have advised that aright-of-way width of 18 metres is acceptable for new Glasgow Street. They have also reviewed the location, functionality and connectivity of Glasgow Street and have advised that sidewalk should only be required on one side of the street. Cash-in-lieu for the sidewalk would be taken by the City and construction of the sidewalk would take place after monitoring of pedestrian movement after development has taken place. If a sidewalk is not justified the monies that were collected for the sidewalk would be returned to the Subdivider. Both City and Regional Transportation Staff had no objections to approval of the draft plan subject to the Subdivider providing an acceptable final design report for Glasgow Street prior to plan registration. Planning Staff were also advised that approval of the draft plan of subdivision would not impact the Province's GO Environmental Assessment that is currently in process. Since receiving comments from Community Services on the dedication of parkland for the subdivision, discussions have been had with the Subdivider and Community Services where it has been agreed that the dedication of parkland will take place at the time of site plan approval in principle. Accordingly, the dedication of parkland is not a condition of draft plan of subdivision 8-10 approval and will be deferred to site plan application wherein the exact details of the development will be known. Native of the March 30, 2g~9 public meeting of the Development and Technical Services Committee was advertised in The Record on March ~, 2009. A copy of the advertisement is attached. C~7NCLUSIQN: Based on the foregoing, the realignment of Glasgow Street is desirable and appropriate and it is recommended Draft Plan of Subdivision 39T-42248 be approved subject to conditions. Tina Malone-tJVVright, MCIP, RPP Senior Planner k ~ : ~~ Alain Pinard, MCIP, RPP Interir~ Director of Planning ~~ ~. ~w ~~ Jeff vllillmer, MCIP, RPP Interim General Manager of Development & Technical Services List of Attachments Draft Plan of Subdivision 3aT~42248 Newspaper Advertisement Appendix A w DepartmentlAgency Comments 8-11 ~ ° ~ ~ ~ ~ W ~ W N ti ~ ~ ~ Q Q 0 ~ ~ ~_ ~_ Z Z ~ ~ X X = W W ~ ~ ~ ~ ~ ~ ~L Q ~ ~ J J y w O z W W ~ = a a ~ ~ o ~ , ,^^ VJ ,^^ , VJ m J W N W J~dM~ Ids 1dN011dN N'dl adNd~ a ~ ~~ ~°-' m ~ ~ ~ ~ ~ ~~~~ ~~~~ ~o~ I N U ~ I (D N~Q ~ ~ ~~~ o Z ~ I a ~ ~ °oUQ w~ ~~ C }' D~NO =0 h ~ I ~ (n ~ a~~ a } ~ ro ~ N a ~ Z C~ ~ ~ Q 0 0 85L'666 3~~OZ .5Z oZSN ~ z (pa~6il~a~)13~~1S MO~Sd~~ ~~~~, ~~ (~~~~' 60'991 ~---,, ~~~--. ~W V ^(V~ ~ ~ ~ ~ In~ Z ~ X61 ~ o ~ r ~ k o ~ ~ ~ ~ ~ ~~ N I p ~O ~o ZN ~ o { ~ O r ~ ~ ~ ,as ap~"^ Z6 f ~Z! ~ I ZN NM • ~ ~r m~~ N ~ N ~~ ° ~ ~ =t~~ k ~, ~~ ~~~ ~ Nf6U ~~ ~ N ~ ~'~~ ~J~~ ~ ~ ~titi~ ~~~ ~~~ ~ ~ ~ ~ o ~ ~ ~ ~;~ ~~~~ ~~ Q ~ z ~ 3~ ~ ~~,~ c~ - 3 1 (n ~ `L GO I'`~~ ~ ~,~p ~ ~ ~~ ~ 1 a ti~ Pay 05 ~ o it 45.39 ~~ ~ ~ N ~~ ~ ~~ ~ ~ >~00 1~ ~~P N r ~ ~ rr~ - ~ ~~~ ~ ~~ ~ •L M=Q ~~ ~s GJ~ ~0~~ z U ~ ~ ~ ~ ~~ ~ ~ Q m~M G0~ o ~ N °~ ~_ ~ o ~ ~~~ ~° ~w ~ V m~N N 0 ~_Q ~P ~ Q ~ ~ ~/ ~s ~ 0~ - ~ ~~~ ~ ~~ ~ M 47 ~ ~_~~ r n ~+' Q ~ M ~ m `~ N M Z 0 5Z'66Z ~ro O / (~/ lp ~ N W^ z ~~c J ti ~~~ J' a Q p ~ ~ ~Q m ~' (~ f ~~>' ~ W~ ~~~ a ~ ~ ~ ~ o } ~~ ~_ w ~ ~ ~Q z ~ ~ ~ Q ~ . °~ ~ ~ ~~ Z - ~ Q3 ~ I' o ~ ~ I~ ~ ~ ~~ ~ W } 2 .. U a ,, r~ ~ 6~ /~~ ~ ll! ,d ~ l0I Id ~ 3 N ~ ~ M~ A °~ 6a ~! ~~~ H ~, 1'~ ~ 1 a ~~ , I ~ ~ ~ ~~,~ U LL W II ~ ~ ~ ~ ~ 6 f b b ~~ ~' _ ~.~TB L ~ 1 ~ ~ ` ~~ ~~ V ~ I ~ ~ Q ~ ~ ~~~ 10~ ~ ~~ I V ~ , ~ o ~ ~1/,~ v 3 w ~ J LL ~ ~ N U 0 M O N ~ ~ z I Q W Z ~ ~ = U W Q ~ ~n U_ J ~~ _U nJ z 1..~ ~ U W Z 0 z _V ~ L W _ ~ ~ > ~~ o 0 ~ w W O 0 0 O N o N O = O (~ M ~ N r J W Q H o ~ Q O 0 U C~ .~ ~ c~ ~~ 0 Q UJ Z U~ Z W ~ Councillor Christina Weylie West Victoria Park Ward 30T-02208 The INC Corp. Advertised in The Record -March 6, 2009 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 PLAN OF SUBDIVISION UNDER SECTION 51 OF THE PLANNING ACT Glasgow Street at Ira Needles Boulevard The plan of subdivision proposes to realign an existing portion of Glasgow Street from Ira Needles Boulevard to the west to lands owned by the City of Kitchener as shown in the map below. The applicant would also be responsible for the construction of a portion of realigned Glasgow Street through lands owned by the City of Kitchener (portion of road shown in hatching) to facilitate the connection of realigned Glasgow Street with the portion of existing Glasgow Street which extends south-westerly to Highland Road. (insert map) The purpose of the realignment is to shift Glasgow Street to south to maximize the development potential of lands owned by the applicant. The existing alignment of Glasgow Street, from Ira Needles Boulevard to the westerly boundary of the City of Kitchener lands, is proposed to be closed and these lands are proposed to be consolidated with adjacent property. The subject lands are currently designated and zoned `General Industrial'. Applications have been received to redesignate and rezone the lands to permit a mixed use commercial development and will be considered at a future public meeting. (Files OP06101 /GITMW and ZC06105/G/TMW) 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, MARCH 30, 2009 AT 7:00 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 plan of subdivision. If a person or public body does make oral submissions a this public meeting or make written submissions to the City prior to the approval of the plan of subdivision, the Ontario Municipal Board may dismiss the appeal. 8-13 ADDITIONAL INFORMATION related to the proposed plan of subdivision is available for inspection between 8:30 am and 5:00 pm at the Department of Development & Technical Services, 6th Floor, City Hall, 200 King Street West, Kitchener. 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