HomeMy WebLinkAboutCSD-17-096 - Zone Change Application - 588 & 600 Queen Street SouthREPORT TO: Planning & Strategic Initiatives Committee
DATE OF MEETING: December 4, 2017
SUBMITTED BY: Alain Pinard, Director of Planning, 519-741-2200 ext. 7319
PREPARED BY: Katie Anderl,Senior Planner,519-741-2200 ext. 7987
WARD(S) INVOLVED: Ward 9
DATE OF REPORT: November 1, 2017
REPORT NO.: CSD-17-096
SUBJECT: ZONE CHANGE APPLICATION ZC17/007/Q/KA
588 & 600 Queen Street South
Danblo Holdings Inc. & System Tune Inc.
RECOMMENDATION: That Zoning By-law Amendment ZC17/017/Q/KA (Danblo
Holdings Inc. and System Tune Inc.) for the purpose of changing the zoning from
Medium Intensity Mixed UseCorridorZone (MU-2)and Low Intensity Mixed Use
CorridorZone (MU-1) with Special Regulation, Special Use and Holding
Provisions toMediumIntensity Mixed UseCorridorZone (MU-2) withrevised
Special RegulationProvision 450R, Holding Provision53H, and Property Detail
Schedule 42,be approved-
October 31, 2017 attached to Report CSD-17-096
588Queen Street South
600Queen Street South
Location Map 588 & 600 Queen Street South
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
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REPORT:
The subject lands are located at 588 and 600 Queen Street South.The property addressed
as 588 Queen Street South currently contains automobile service and repair uses. The
property addressed as 600 Queen Street South was most recently used as a bakery and
delicatessen (Nougat) but was historically a mill. The owner is requesting a Zone Change
to permit the lands to be developed with a mixed-use building having a maximum height of
11storeysnear Queen Street South and the Iron Horse Trail, and using a crash-wall rather
than a derailment berm.The development proposal includes 102 residential units, 2
commercial units fronting Queen Street, a 1 storey parking structure and the dedication of a
parkette at the David Street frontage.
Policy Conformity
Provincial Policy Statement
The Provincial Policy Statement (PPS) sets the policy foundation for regulating the
development and use of land. The PPS promotes the efficient development of lands;
accommodating an appropriate range and mix of uses;andproviding land use patterns that
are transit supportive, and that support active transportation. Staff are of the opinion that
the proposed zone change is consistent with policies of the PPS.
Growth Plan for the Greater Golden Horseshoe (2017)
The Growth Plan prioritizes intensification and higher density development to make efficient
use of land and infrastructure and supports transit viability. Staff are of the opinion that the
proposed zone change provides for a built form which will conform to the policies of the
Growth Plan.
Regional Official Plan
The subject lands are designated as Built-Up Area within the Urban Area of the Regional
Official Plan (ROP).ROP policies promote directing a greater share of urban development
towards the existing Built-Up Area through reurbanization, and support the redevelopment
of brownfield sites. The proposed zone change complies with policies of the ROP.
City of Kitchener Official Plan
Staff are of the opinion that the proposed Zone Change complies with policies of the Official
Plan.
The subject lands are located within a Major Transit Station Area. The planned function of
the Major Transit Station Areas is to provide densities that will support transit, and achieve a
mix of residential, office, institutional and commercial uses. They are also intended to have
streetscapes and a built form that is pedestrian-friendly and transit-oriented. Staff are of the
opinion that the proposed zone change will support a development that complies with the
policies for a Major Transit Station Area.
(Secondary Plans of the 1994 Official Plan remain in effect). The designation provides for
residential development opportunities, together with commercial uses that serve the
adjacent residential neighbourhood. The MU-2 Zone, which is proposed to be expanded to
the entirety of the lands, implements the designation. The policies permit a Floor Space
Ratio between 1.0 and 4.0 where lands abut arterial or major collector roads, and where
they are well separated from low rise residential development and have adequate municipal
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infrastructure. The site is located along a Regional Road and is well separated from low
rise residential development by the adjacent rail corridor and the Iron Horse Trail.
Official Plan Policy 13.5.1.7 states that all new multiple residential developments adjacent to
a rail line shall be required to maintain a minimum setback and provide a berm. The
purpose of the berm is to ensure safety in the case of a derailment, however a berm is very
space intensive. CN Rail permits the use of an engineered crash-wall in lieu of a derailment
berm. An engineered crash-wall provides the same level of safety as a berm,however has
a much smaller footprint, which is important on a constrained site such as this. Staff are
satisfied that the proposal complies with the policy.
Existing and Proposed Zoning
The property addressed as 588 Queen Street South (auto service centre) is currently zoned
Medium Intensity Mixed UseCorridor Zone (MU-2) which allows for a mix of uses including
apartments, restaurants, personal services, retail, health offices and many other uses.
Special provisions also apply to the lands: Special Regulation Provision 450R permits a
minimum yard abutting a residentially zoned property to be 0.0 metres; and Holding
Provision 53H requires a Record of Site Condition and Noise Study before sensitive uses
are permitted. The maximumpermittedheight is 8 storeys (24 metres) and a 15 metre
setback and a safety/derailment berm are required between residential uses and the
railway, in accordance with General Regulation 5.23.The zoning category of MU-2, 450R,
53H is not proposed to change as a result of this application, however changes are
proposed to the content of provisions 450R and 53H, as described below.
The portion of the lands addressed as 600 Queen Street South (formerly Nougat) is zoned
Low Intensity Mixed Use Corridor Zone (MU-1) which allows for a mix of uses including
apartments, restaurants, personal services, retail, health offices and many other uses.
Special provisions also apply to the lands: Special Regulation Provision 508R requires that
sensitive uses are located 15 metres from the rail right-of-way, and Special Use Provision
401U requires a Record of Site Condition before sensitive uses are permitted. The
maximumpermittedheight is 13.5 metres (4 storeys), but because of the 15 metre setback
to the railway, most of this property cannot be developed with residential uses.
The applicant is proposing to change the zoning of 600 Queen Street South so that it is the
same as 588 Queen Street South (MU-2, 450R, 53H). Staff are of the opinion that it is
appropriate to apply theMU-2zoneto the entirety of the lands. The permitted uses of the
MU-1 and MU-2 zone are nearly identical.Themain differencebetween the MU-1 and MU-
2 zones isthe height and density.With respect to density, the MU-1 zone permits a
maximum density of 2.0 and a maximum height of 4 storeys(13.5 metres) whereas the MU-
2 zone permits a maximum density of 4.0 and a maximum height of 8 storeys(24.0 metres).
With respect to density, Official Plan policy provides for a maximum density of 4.0 within the
Mixed Use Corridor designation, and the appli
2.0 on this portion of the lands, as it will be mainly developed with a one-storey parking
garage.With respect to the increase in height, through Special Regulation Provision 450R
(see below) it is recommended that a maximum height of four storeys(13.5 metres) is
applied toall lands within 15 metres of the CN railcorridorand towards the David Street
end of the site. The proposed special regulation will provide for the same maximum height
as the MU-1 zone, andis extendedto all property lines which are locatedincloserproximity
to established low rise residential areas to provide for a transition.
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Amended Special Regulation 450R
The revised regulation:
a) Provides for the continuation of a 0.0 metre yard abutting a residentially zoned
property (staff note, that while the applicant wishes to preserve this regulation, the
property does not physically abut lands which have a residential zone);
b) Permits an increase in height for a portion of the building located nearest to Queen
Street and the Iron Horse Trail from 8 storeys (24.0 metres), to 11 storeys (37.5
metres), stepping down to 6 storeys (22.0 metres) towards the middle of the site,
and further stepping down to a maximum height of 4 storeys (13.5 metres) on lands
nearest David Street and along the CN railway corridor. These areas are shown and
described in more detail inthe
c) Requires that all residential units will continue to be required to be setback a
minimum of 15 metres from the railway corridor andpermits the use of an
engineered crash wall, instead of a safety/derailment berm. The crash wall would be
incorporated into the wall of the parking garage.
d) Prohibits dwelling units from being located on the ground floor.
Staff are of the opinion that the proposed maximum building height of 11 storeys (37.5
metres) stepping down to 6 storeys (22.0 metres) and further stepping down to 4 storeys
(13.5 metres) is appropriate. This achieves a good transition in height from Queen Street
South to the established residential neighbourhood. The tower placement, and small
footprint minimize shadow impacts along the Iron Horse Trail and on adjacent residential
development (both the existing low-rise residential neighbourhood, and the adjacent 15
storey residential tower) as demonstrated by the Shadow Impact Study submitted in support
of the application.The proposed building envelope achieves an appropriate separation
between tall buildings, as articulated in the Council approved Tall Building Statement of
Expectations. Through the detailed site design process, Planning and Urban Design staff
will work with the applicant to ensure that the proposed development conforms to the Mixed
Use Corridor Design Guidelines of the Urban Design Manual. Additional comments with
respect to the preliminary design is provided in response to Neighbourhood Comments
below.
Staff are supportive of the use of an engineered crash-wall which meets the rigorous criteria
set out by CN Rail. Crash-wall criteria have been incorporated into the revised Special
Regulation 450R, and all residential buildings will be required to maintain a 15.0 metre
setback to the rail right-of-way. The parking garage and commercial components of the
proposed development may be located within 15 metres of the rail right-of-way as they are
not considered sensitive uses.
Staff recommend that residential units be prohibited from being located on the ground floor
for two reasons.First, where a mixed use building is proposed, restricting residential
dwellings to upper floors encourages commercial and other active uses to belocated at
grade, so that the greatest benefit can be had at the street level.Second,
recommendations of the Preliminary Vibration Study find that less vibration will be
experienced by residents when units are above the ground floor.The applicant is proposing
less sensitive commercial and residential service uses (lobby, parking, storage rooms, etc.)
be located at grade where the greatest vibration may be experienced. Other vibration
mitigation measures include registering warning clauses on title, use of vibration reducing
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building components, anddesigning the crash wall so that it is vibration isolated from the
parking slabs andcan be implemented through future stages of the development process.
Amended Holding Provision 53H
The Holding Provision will require:
a) That a Noise Study be completed, addressing traffic and rail noise, based on the
final site plan, to the satisfaction of the Region of Waterloo, and
b) That a Record of Site Condition be acknowledged by the Ministry of the
Environment, confirming that the property is suitable for residential and other
sensitive land uses, to the satisfaction the Region of Waterloo and the City of
Kitchener.
A Noise Impact Assessment was completed in support of the application. This study
confirms that the proposed uses and form of development is feasible, with appropriate
mitigation. The Region is satisfied that these measures are appropriate. Noise mitigation
measures will likely include the registration of noise warning clauses on title, the use of
noise reducing building materials, HVAC requirements such as air-conditioning, and the use
of noise attenuation barriers on outdoor rooftop terraces. The proposed Holding Provision
allows for the completion of a detailed Noise Study based on the final site design, and
specific recommendations would be implemented through future stages of the development
process.
The Holding Provision also requires that a Record of Site Condition be acknowledged by
the Ministry of the Environment. This will ensure that if it is found that the site is
contaminated, that it is remediated to a level appropriate for sensitive uses, before sensitive
uses are introduced. The applicant has advised that a Phase 1 and Phase 2 Environmental
Site Assessment has been initiated.
Heritage Planning
A Heritage Impact Assessment was not required and Heritage Planning staff indicate that
the subject properties do not have cultural heritage status. The lands are located adjacent
to cultural heritage resources, including the Victoria Park Area Heritage Conservation
District, however, as vehicular access and the mass of the building are directed towards
Queen Street South, and away from the heritage district, Heritage Planning staff are of the
opinion there will either be no impact or areasonable method of mitigating potential
impacts.
Operations (Parks)
Parkland Dedication will be required for both commercial and residential components of the
proposed development and will be secured through the future Site Plan process.
Operations will accept a combination of cash together with 0.0376 hectares of land as part
of the parkland dedication in order to create a parkette/trail head area at the end of David
Street. The land dedication will help create a more inviting space and entrance to the trail
which may include a rest area, better wayfinding, andopportunity to retain an existing black
walnut tree.
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Region of Waterloo
Regional Staff have no objections to the proposed Zoning By-law Amendment, subject to
the inclusion of Holding Provision 53H. Regional staff request that the holding provision
should not be removed until such time as:
the City of Kitchener and Region of Waterloo are in receipt of a Record of Site
Condition that has been acknowledged by the Ministry of Environment and
Climate Change; and
a detailed noise study has been submitted to the satisfaction of the Region of
Waterloo.
CN Rail
CN Rail has no objections to the proposed Zoning By-law Amendment,is satisfied with the
use of a crash-wall, and is supportive of residential uses being located above the ground
floor.
Community Input
In response to the preliminary circulation, staff received written responses from twenty-four
the Neighbourhood Information Meeting, which was attended by nineteen residents. A
range of likes, suggestions and concerns were raised by property owners with respect to
the proposal. Staff have summarized the comments and provide responses below. Staff
advise that some of the comments received relate to matters which are not considered
through the zone change application. Staff appreciate the detailed comments and
thoughtful suggestions provided by residents and will take them into consideration through
the Site Plan Approval process.
Many residents are supportive of the proposed development and cited specific aspects of
the proposal that they liked:
That the redevelopment of the lands will clean up the site both environmentally and
physically. Staff note that the applicant is currently undertaking testing to facilitate a
Record of Site Condition and a number of vacant, dilapidated accessory structures,
as well as garbage and debris have been removed.
The at grade commercial units which are proposed to front Queen Street. Several
residents indicate that retail and/or restaurant uses will be a welcome addition to the
neighbourhood.
That the building has been designed to be highest closest to Queen Street South
and that the zoning will require that it steps down and transitions to lower heights
closer to David Street.
Theinclusion of a parkette at the end of David Street.
A number of questions and areas of concern were identified. These include:
Increase in height
o Some residents feel that any increase in height is not appropriate and that the
lands should be developed in accordance with the approved regulations. Staff
suggest that while the height may be increasing on some portions of the site, it is
also decreasing on other parts of the site, and this has been structured in such a
way that it will result in better massing of the development.
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o Some residents are concerned that this will set aprecedent for similar proposals.
Staff comment that each zone change application is considered based on its own
unique circumstances. In this instance, and for the many reasons outlined in this
report, staff are of the opinion that this proposal is appropriate for this site.
o Some residents are concerned with the tall building separation. Specifically,
there are concerns that future residents will be able to see in the windows of the
adjacent 15 storey apartment building and that the new building will block the
views from the adjacent 15 storey apartment building. Staff acknowledge that
views will change for a number of south facing apartments of the adjacent 15
storey building, however this is the case whether the proposed building is eight or
eleven storeys. City Urban Design staff have reviewed this proposal against the
s and confirm that
it meets separation requirements. Through the detailed site and building design
the architect has indicated that they will make an effort to design the building to
stagger windows andto articulate the building in order to preserve privacy.
Interface between the parking garage/crash-walland the railway corridor, specifically
safety.
o staffshare the concerns and interests of residents in this regard. Such details
will be considered in detail through the Site Plan processand thereare measures
that can be implemented to ensure that it isanattractive and safesite. These
includebutarenot limited to:lighting, architectural design,use of graffiti resistant
materials,landscaping, and implementation ofCrime Prevention through
Environmental Designtechniques.Staffwill also work with CNRailto determine
what improvements could be made to the rail corridor to remove the current
parking area and esthetically improve it.
Thesuitability of the crash-wall, rather than a derailment berm.
o Comments with respect to the appropriateness of the crash-wall are provided
in the preceding section of this report.
Increase in traffic on Queen Street South and overflow parking on David Street.
o Staff note that the lands could be developed with a similar amount of square
footage under current rules and it has already been determined that Queen
Street can support traffic associated with this level of development.
o Residents indicate that local streets in the Victoria Park neighbourhood are
often busy, especially during events and during busy park times. Staff
recognize that Victoria Park is a busy park and that on-street parking may be
used by park patrons during events and at other busy times. The subject
development is not proposed to have a driveway connection to David Street,
so there should be no increase in traffic on local streets due to this
development. Furthermore, the applicant is not requesting a reduction to on-
site parking. Parking will be provided in accordance with the zoning by-law
regulations, and these parking rates are designed so that parking will not
overflow onto local roads.
o Ascoped Transportation Study was completed as part of the applicationto
examine the adequacy of the left-turn lane into the site. The study shows that
during the peak period (4:30 pm 5:30pm) there will be sufficient space in
the centre turn-laneon Queen Street South so that cars will not back up onto
the railway tracks when turning left into the site.
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Impacts to the Iron Horse trail including safety, theQueen Street Southcrossing and
tree removals.
o While not related to this proposal, staff note that the City is planning
improvements to the Iron Horse Trail with work expected to begin in the
spring/summer of 2018. As part of the trail works,Operations staff have
indicated thatanumber of safety improvements willbe made to the trail including
resurfacing, installation of lighting, improved signage,and an improved Queen
Street crossing including widening of the centre median landing pad and
improvements to the approaches at Queen Street.
o The proposed building design will also help to incr
to provide better surveillance, and building lighting mayhelp to further illuminate
the trail.
o Operations staff have indicated that four trees will be removed as part of the trail
works, and that about 18 new trees will be added. Through the Site Pan process
the applicant will be required to prepare a Tree Management Plan. This plan will
provide detail on boundary trees and effort will be made to protect trees.If any
removals are necessary, compensation plantings will be required.
A number of suggestions were also received from residents including that:
Consideration be given to microclimate impacts (wind & shadow).
o Staff appreciate that wind may already a problem along this section of the Iron
Horse Trail due to theexisting adjacent 15 storey apartment building. A wind
study will be required at the time of Site Plan Approval and certain mitigation
works such as building design and landscape materials can be used to help
reduce wind impacts.
o Shadow impacts are a concern to nearby residents. A Shadow Impact Analysis
was completed in support of the application. This study shows that there are
minimal shadow impacts to the surrounding low-rise residential properties.
Shadows associated with the proposed 11 storey tower move from west to east,
generally falling over the rear yard parking lots of the low-rise multiples fronting
David Street, over the Iron Horse Trail, towards the 15 storey apartment building,
andacross Queen Street to commercial properties opposite.
Consideration be given to a green building design and sustainability.
o The Sustainability Statement included as part the Urban Design Brief indicates
that the owner is considering a broad range of sustainability measures including:
roof top gardens on terraces, which may include the provision of raised planters
for vegetable/food gardens; low impact stormwater management techniques;
development of a Green Site Maintenance Program that uses drought/heat
tolerant native/adaptive plants in landscape design and low impact landscape
maintenance practices; use of LED light fixtures and other techniques to reduce
energy consumption;and introduction of an organic waste/composting program,
together with development of an education program. These measures will be
further explored and implemented through the Site Plan Approval process.
o The owner will be required to clean up any contamination on the site.
Improvements be made to the Queen Street landscaping.
o Through the Site Plan the applicant will be required to implement landscaping
and hardscaping along the Queen Street frontage.
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ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
vision
through the delivery of core service.
FINANCIAL IMPLICATIONS:
There are no financial implications associated with this recommendation.
COMMUNITY ENGAGEMENT:
INFORM & CONSULT - The proposed zone change was originally circulated to property
owners within 120 metres of the subject lands in June 2017 and notice signs were posted
on the property. In response to this circulation staff received responses from twenty-four
property owners and residents, which are summarized as part of this report and included in
E and
was attended by nineteen nearby property owners and residents. A courtesy notice of the
public meeting will be circulated to all property owners responding to the preliminary
circulation and who attended the Neighbourhood Information Meeting. Notice of the Public
Meeting will be given in The Record on November10, 2017 and a copy of the notice is
attached as h the agenda in
advance of the Council/Committee meeting.
CONCLUSION:
Based on the foregoing, staff are of the opinion that the proposed Zone Change is
appropriate and represents good planning. It provides for a redevelopment of the subject
lands at a height that is appropriate and that will be compatible with the existing
neighbourhood. Therefore, it is recommended that the application be approved.
REVIEWED BY:Della Ross, Manager of Development Review
ACKNOWLEDGED BY: Michael May, Deputy CAO (Community Services)
Attachments:
Proposed By-law, Map 1 & Map 2 (Property Detail Schedule)
Newspaper Notice
Department and Agency Comments
Public Circulation Comments
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Proposed Zoning By-law
PROPOSED BY LAW
October 31,2017
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 Danblo Holdings
Inc. and System Tune Inc. 588 & 600 Queen Street South)
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 No. 86-law Number 85-1is hereby amended by changing the
zoning applicable to the parcels of land specified and illustrated as Area 1 on Map No. 1, in
the City of Kitchener, attached hereto, from Medium Intensity Mixed Use Corridor Zone (MU-2)
with Special Regulation Provision 450R and Holding Provision 53H to Medium Intensity Mixed
Use Corridor Zone (MU-2) with Special Regulation Provision 450R, Holding Provision 53H
and Property Detail Schedule 42.
2. Schedule No. 86-law Number 85-1is hereby amended by changing the
zoning applicable to the parcels of land specified and illustrated as Area 2on Map No. 1, in
the City of Kitchener, attached hereto, from Low Intensity Mixed Use Corridor Zone (MU-1)
with Special Regulation Provision 508R and Special Use Provision 401U to Medium Intensity
Mixed Use Corridor Zone (MU-2) with Special Regulation Provision 450R, Holding Provision
53H and Property Detail Schedule 42.
3. Schedule No. 272 -law Number 85-1is hereby further amended by
incorporating zone boundaries as shown on Map No. 1 attached hereto.
4.-law 85-1 is hereby amended by adding as Property Detail Schedule No.
42 thereto, as shown on Map No. 2 attached hereto.
5.D-law 85-1 is hereby amended by amending Section 450R as follows:
450R. NotwithstandingSections 54.2 and 5.23of this by-law, within the lands zone MU-2
a) theminimum yard abutting a residentially zoned property shall be 0.0
metres.
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Proposed Zoning By-law
b) the maximum building height:
i) within Area A, as shown in Property Detail Schedule No. 42 of By-law
85-1, shall be 13.5 metres and 4 storeys,
ii) within Area B, as shown in Property Detail Schedule No. 42 of By-law
85-1 shall be 22.0 metres and 6 storeys, and
iii) within Area C, shown in Property Detail Schedule No. 42 of By-law
85-1 shall be 37.5 metres and 11 storeys.
c) all new dwelling units, lodging houses and residential care facilities shall
have a minimum setback of 15.0 metres from the lot line of the railway right-
of-way and shall have along such lot line a berm; combination berm and
fence; or a crash-wall having a minimum depth of 0.45m, designed to be
vibration isolated, and designed in accordance with AECOM Submission
Guidelines for Crash Walls, dated June 2005, last revised July 29, 2014, and
to the satisfaction of CN Rail.
d) dwelling units shall not be located at or below grade.
6.-law 85-1 is hereby amended by amending Section 53 thereto as follows:
Notwithstanding Section 54.1 of this By-law, within the lands zoned MU-2 and
shown as affected by this subsection on Schedule 86 of Appendix "A", no
residential or other sensitive land uses shall be permitted until such time as:
a) the City of Kitchener is in receipt of a letter from the Regional Municipality of
Waterloo,
respect to the submission of a noise study addressing road and rail traffic
noise, based on the proposed site plan, and including mechanisms to
implement the study; and this holding provision has been removed by By-
law;
b) the City of Kitchener and the Regional Municipality of Waterloo are in
receipt of a Record of Site Condition, prepared in accordance with the
Guideline for the Decommissioning and Clean-up of sites in Ontario and
acknowledged by the Ministry of the Environment and Climate Change,
confirming that the subject property is suitable for residential and other
sensitive land uses; and
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Proposed Zoning By-law
c) the holding symbol affecting these lands has been removed by By-law.
PASSED at the Council Chambers in the City of Kitchener this
day of ,2017
_____________________________
Mayor
_____________________________
Clerk
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6 - 13
MAP NO. 2
SCHEDULE No. 42
SCHEDULE 85
SCHEDULE 86
AIL
RSE TR
IRON HO
8.24
10
9'40"E
N89°2
B
(617.32m²)
A
(1062.01m²)
C
(887.60m²)
Height Restriction Areas
Area A - Maximum Height
13.5 m and 4 Storeys
Area B - Maximum Height
22.0 m and 6 Storeys
Area C - Maximum Height
37.5 m and 11 Storeys
METRIC SCALE
DETAIL from SCHEDULE NO. 86 of APPENDIX 'A'01020
6 - 14
DATE: NOVEMBER 6, 2017
Meters
´
B Newspaper Notice
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
A PROPOSED ZONING BY-LAW AMENDMENT
UNDER SECTION 34 OF THE PLANNING ACT
588 & 600 Queen Street South
-law to permit a mixed-use building to have a maximum
height of 11 storeys (37.5 metres) near Queen Street, stepping down to 6 storeys (22.0 metres), and further
stepping down to 4 storeys (13.5 metres). The lands are proposed to be zoned Medium Intensity Mixed Use
Corridor Zone (MU-2) with aSpecial Regulation Provision and a Holding Provision for Noise and a Record of
Site Condition.
The public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council
which deals with planning matters on:
MONDAY, DECEMBER 4, 2017 at 7:00 P.M.
nd
COUNCIL CHAMBERS, 2 FLOOR, CITY HALL
200 KING STREET WEST, KITCHENER.
Any person may attend the public meeting and make written and/or verbal representation either in support of,
or in opposition to, the above noted proposals. If a person or public body does not make oral submissions
at this public meeting or make a written submission prior to approval/refusal of this proposal, the
person or public body is not entitled to appeal the decision to the Ontario Municipal Board, and may
not be added as a party to the hearing of an appeal unless there are reasonable grounds in the opinion
of the Board.
ADDITIONAL INFORMATION is available by contacting the staff person noted below, viewing the staff report
which will be available approximately 10 days before the meeting (https://calendar.kitchener.ca/council - click on
th
the meeting date in the calendar, scroll down & select meeting), or in person at the Planning Division, 6 Floor,
City Hall, 200 King Street West, Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday).
Katie Anderl, Senior Planner - 519-741-2200 ext. 7987 (TTY: 1-866-969-9994), katie.anderl@kitchener.ca
6 - 15
Appendix "C" - Department and Agency Comments
6 - 16
Appendix "C" - Department and Agency Comments
6 - 17
Appendix "C" - Department and Agency Comments
6 - 18
Appendix "C" - Department and Agency Comments
6 - 19
Appendix "C" - Department and Agency Comments
6 - 20
Appendix "C" - Department and Agency Comments
6 - 21
Appendix "C" - Department and Agency Comments
6 - 22
Appendix "C" - Department and Agency Comments
6 - 23
Appendix "C" - Department and Agency Comments
6 - 24
Appendix "C" - Department and Agency Comments
6 - 25
Appendix "D" - Public Circulation Comments
6 - 26
Appendix "D" - Public Circulation Comments
6 - 27
Appendix "D" - Public Circulation Comments
6 - 28
Appendix "D" - Public Circulation Comments
6 - 29
Appendix "D" - Public Circulation Comments
6 - 30
Appendix "D" - Public Circulation Comments
6 - 31
Appendix "D" - Public Circulation Comments
6 - 32
Appendix "D" - Public Circulation Comments
6 - 33
Appendix "D" - Public Circulation Comments
6 - 34
Appendix "D" - Public Circulation Comments
6 - 35
Appendix "D" - Public Circulation Comments
6 - 36
Appendix "D" - Public Circulation Comments
6 - 37
Appendix "D" - Public Circulation Comments
6 - 38
Appendix "D" - Public Circulation Comments
6 - 39
Appendix "D" - Public Circulation Comments
6 - 40
Appendix "D" - Public Circulation Comments
6 - 41
Appendix "D" - Public Circulation Comments
6 - 42
Appendix "D" - Public Circulation Comments
6 - 43
Appendix "D" - Public Circulation Comments
6 - 44
Appendix "D" - Public Circulation Comments
6 - 45
Appendix "D" - Public Circulation Comments
6 - 46