HomeMy WebLinkAboutDSD-19-064 - Zoning By-law Amendment Application ZC17/015/B/APStaff Repoil
Development Servl'ces Department
www. kitch ener ca
REPORT TO:
Planning & Strategic Initiatives Committee
DATE OF MEETING:
May 13, 2019
SUBMITTED BY:
Alain Pinard, Director of Planning, 519-741-2200 ext. 7319
PREPARED BY:
Andrew Pinnell, Planner, 519-741-2200 ext. 7668
WARD(S) INVOLVED:
Ward 1
DATE OF REPORT:
March 25, 2019
REPORT NO.:
DSD -19-064
SUBJECT: ZONING BY-LAW AMENDMENT APPLICATION ZC17/015/B/AP
450 BRIDGEPORT ROAD
WILL -O -HOMES (C.S.) INC.
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RECOMMENDATION:
A. That Zoning By-law Amendment Application ZC17/015/B/AP for WILL -0 -
HOMES (C.S.) INC. be approved in the form shown in the "Proposed By-law"
and "Map No. 1" attached to Report DSD -19-064 as Appendix A; AND
B. That in accordance with Planning Act Section 45 (1.3 & 1.4) that applications
for minor variances shall be permitted for lands subject to Zoning By-law
Amendment Application ZC17/015/B/AP, AND FURTHER
C. That the Urban Design Brief for 450 Bridgeport Road, attached to Report
DSD -19-064 as Appendix B, be endorsed and provide the basis for future
development.
REPORT:
Background and Site Context:
The subject property is located in the Bridgeport West Planning Community, on the north
side of Bridgeport Road, between the onramp to Highway 85 and Lancaster Street West.
The surrounding neighbourhood is composed of low density residential development,
mainly single and semi detached dwellings, with 3 churches interspersed. The properties
to the west (side) and north (rear) of the subject property front onto Lang Crescent, and
contain single detached dwellings constructed in the early to mid-1960s. The properties
to the east are relatively large (width and area) compared with the properties to the west
and north, and contain single detached dwellings constructed over a wide timeframe
(1910-1996).
The subject property is a large lot that possesses a lot width of approximately 51.5 metres
(169 feet), a depth of 124 metres (407 feet), and an area of 0.7 hectares (1.6 acres). The
property contains a single detached dwelling that was constructed in approximately 1949,
as well as numerous trees.
The subject property is currently zoned Residential Two (R-2) in the City's Zoning By-law.
The R-2 Zone is a low density residential zoning classification that is often applied to
estate residential areas. The main land uses permitted within this zone are single
detached dwellings and duplexes.
Initial Development Concept:
Prior to submission of the subject Zoning By-law Amendment Application (ZBA), the
applicant met with Planning staff to discuss the proposal. At that time, the applicant had
proposed to change the zoning from R-2 (described above) to R-6 (a residential zoning
classification that allows multiple dwellings, townhouses, and semi-detached dwellings).
The purpose of the application had been to allow redevelopment of the property with 17
townhouses plus one single detached dwelling, for a total of 18 units. At that time,
Planning staff suggested that the applicant reduce the density and retain the R-2 Zone,
because the proposed redevelopment was considered too dense in the context of the
surrounding neighbourhood.
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Application Submission along with Revised Development Concept:
Subsequently, the applicant submitted the subject ZBA, along with an Urban Design Brief
(UDB), which represented a modified proposal. It was intended that the UDB would
inform the zoning and provide the basis for development through the future Site Plan
process. The modified proposal changed the dwelling type from townhouses to single
detached dwellings, reduced the unit density from 18 to 8, and retained the R-2 Zone. A
site-specific regulation was requested in order to allow 8 single detached dwellings on
one lot with frontage on and access to a private, shared driveway that would lead to
Bridgeport Road. A condominium application would be submitted in the future in order to
divide ownership of the dwellings and create common ownership of the driveway, etc.
This proposal was circulated for comment to the public as well as to City departments
and agencies.
Neighbourhood Information Meeting and Further Proposal Revisions.-
Following
evisions:Following the commenting period, the proposal was further fleshed out by the applicant.
It was clarified that the single detached dwellings would be two storeys in height —
consistent with the surrounding residential neighbourhood. Additionally, it was
determined that on-site stormwater infiltration would be a key component of the
development; stormwater would be handled via five infiltration galleries and an infiltrating
storage tank with an oil/grit separator.
On January 23, 2018, Planning staff hosted a Neighbourhood Information Meeting (NIM)
at St. Paul's Lutheran Church at the corner of Lancaster Street and Bridgeport Road. The
purpose of the NIM was to discuss the subject application with the community and gather
additional feedback. Approximately 18 community members attended the NIM. The
minutes of this meeting are attached as Appendix E.
After the NIM, Planning staff continued working with the applicant to further revise the
requested zoning and UDB. As a result of discussions with the community, departments
/ agencies, and Planning staff, the following changes were made to the development
concept that is now included in the UDB (the development concept can be found in
Section 3 of the UDB, attached as Appendix B):
• Side yard setbacks increased from standard 1.2 metres to 3.0 metres, to provide
a greater buffer to homes that back onto the development (fronting on Lang Cres);
• Private, shared driveway realigned away from easterly side lot line to preserve
some perimeter trees;
• 1.8 metre (6 foot) high fence proposed to be built around the perimeter of the
property;
• Perimeter fence height increased to 2.4 metres (8 feet) at westerly end of private,
shared driveway to address neighbour concern regarding headlight glare;
• Armour stone placed at westerly end of the private, shared driveway to address
neighbour concern about vehicles approaching properties fronting on Lang Cres;
• Front yard setbacks increased from 4.5 metres to 5.9 metres, to better align with
neighbouring homes on Bridgeport Road and Lang Cres. and create pleasing
streetscape on Bridgeport Road;
• Special design attention given to the dwellings closest to Bridgeport Road.
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Requested Zoning By-law Amendment:
As previously mentioned, the existing R-2 zoning is not requested to be changed. With
the applicant's agreement, in order to implement the abovementioned development
concept, the ZBA was modified by simply refining the proposed site-specific zoning
provision. The revised site-specific provision would have the effect of:
• Allowing a maximum of 8 single detached dwellings on the subject property (note
that zoning normally allows only 1 single detached dwelling per property);
• Limiting the minimum lot area to the current size of the lot (note this would prevent
severance of the lot and construction of multiple single detached dwellings on
subdivided lots);
• Ensuring appropriate building setbacks to the front, side, and rear lot lines, as
described, above;
• Ensuring adequate distance separation between the single detached dwellings;
• Establishing appropriate setbacks from the private, shared driveway to the single
detached dwellings.
In summary, the subject application would retain the R-2 Zone and add a site-specific
zoning provision to allow 8 single detached dwellings on the property, and ensure
appropriate minimum lot area and setbacks.
Policy Conformity
Provincial Policy Statement, 2014
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial
interest related to land use planning and development. The PPS sets out principles to
achieve "healthy, liveable and safe communities". The PPS supports efficient
development patterns which optimize the use of land, resources, and public investment
in infrastructure and public service facilities.
The PPS states that healthy, liveable and safe communities are sustained by a number
of factors such as accommodating an appropriate range and mix of land uses to meet
long-term needs.
The PPS includes policies to ensure that land use patterns within settlement areas are
based on, for example, densities and a mix of land uses which efficiently use land and
resources, and are appropriate for, and efficiently use, the infrastructure and public
service facilities which are planned or available.
The PPS also states that land use patterns within settlement areas shall be based on a
range of uses and opportunities for intensification and redevelopment. Intensification
means the development of a property at a higher density than currently exists through,
for example, redevelopment, which includes the creation of new dwelling units on
previously developed land in existing communities.
In this case, the requested ZBA would permit redevelopment of the property since the
existing single detached dwelling would be demolished in favour of 8 new single detached
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dwellings, representing a net increase of 7 units. Additionally, no additional municipal
infrastructure is necessary to support the proposed redevelopment and increased density.
Also, the requested ZBA would allow the density of the subject property to be increased
from approximately 1.5 units per hectare (UPH) to 12 units per hectare, which is slightly
greater than the density of the single detached dwelling properties on Lang Crescent,
immediately to the west, which are approximately 10.5 UPH.
While the existing zoning is consistent with the PPS, the requested ZBA is more
consistent with the PPS.
Growth Plan for the Greater Golden Horseshoe. 2017
The Growth Plan for the Greater Golden Horseshoe, 2017 (Growth Plan) supports the
achievement of complete communities that are designed to support healthy and active
living and meet people's needs for daily living throughout an entire lifetime. The Growth
Plan seeks to support the achievement of complete communities.
The proposed ZBA would facilitate redevelopment and intensification, within the
Delineated Built-up Area, and less than 500 metres from a Mixed Use Corridor.
While the existing zoning conforms to the Growth Plan, the requested ZBA conforms to
the Growth Plan better than the current zoning.
Regional Official Plan (ROP)
The Regional Official Plan designates the subject property Built-up Area. Regional
Planning staff has no objections to the ZBA (see Region comments, included with the
Department and Agency comments, as Appendix D).
While the existing zoning conforms to the ROP, the requested ZBA also conforms to the
Regional Official Plan.
City of Kitchener Official Plan, 2014
The subject lands are designated Low Rise Residential in the City's 2014 Official Plan.
The Urban Structure identifies the lands as being within a Community Area and identifies
both Bridgeport Road and nearby Lancaster Street as Planned Transit Corridors (and
both streets have Grand River Transit local bus service — Routes 5 and 6, respectively).
The Low Rise Residential (LRR) designation is intended to "accommodate a full range of
low density housing types including single detached dwellings, duplex dwellings, semi-
detached dwellings, street townhouse dwellings, townhouse dwellings in a cluster
development, low-rise multiple dwellings and special needs housing." Additionally, the
LRR policies state that that "the City will encourage and support the mixing and integrating
of innovative and different forms of housing to achieve and maintain a low-rise built form."
Although, technically, the land use proposed is single detached dwelling, which is the also
predominant land use in the surrounding area, the form of the dwellings is innovative and
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unique, in that the dwellings would ultimately have condominium tenure, and would front
onto an internal private driveway, rather than a public street.
The requested ZBA would allow the subject property to be intensified to a greater degree
than under the current zoning. Under the current zoning, due to the narrow lot width, the
property could only be redeveloped with a maximum of 2 dwellings, via a severance that
would result in 2 lots (each lot would be oriented perpendicular to Bridgeport Road).
However, this scenario would leave the majority of the lands undeveloped since the lots
would be extremely deep and redevelopment would only occur near the street. Under
this scenario the rear yards would be left undeveloped and underutilized and would yield
a net increase of only one dwelling.
In contrast, the requested ZBA would allow unique, innovative redevelopment of the
property with single detached dwellings, at a slightly greater density than the immediately
adjacent properties to the west which front onto Lang Cres (i.e., approximate 15% density
increase). The ZBA would allow the lands to be appropriately intensified and would allow
redevelopment to occur along the full depth of the property, not just at the front.
The current zoning conforms to the 2014 Official Plan and the requested ZBA also
conforms to the 2014 Official Plan.
Department and Agency Comments:
Preliminary circulation of the ZBA was undertaken on November 2, 2017 to applicable
City departments and agencies. The following departments and agencies do not have
any concerns with the requested ZBA (note that some site design matters will be
addressed as part of the future Site Plan process): Urban Design (Planning),
Environmental Planning (Planning), Heritage Planning (Planning), Transportation
Services, Engineering Services, Operations Division (Design and Development), Building
Division, Kitchener Utilities, Grand River Conservation Authority, Waterloo Region District
School Board, Ministry of Transportation, and The City of Waterloo (see Appendix D for
Department and Agency comments).
Community Comments:
Preliminary circulation of the ZBA was undertaken on November 2, 2017 to all property
owners within 120 metres of the subject lands. In total, 14 written responses were
received (see Appendix F for Community Comments). In addition, Planning staff hosted
a Neighbourhood Information Meeting (NIM) at St. Paul's Lutheran Church on January
23, 2018 in which staff gathered further community feedback. The minutes of the NIM
are attached as Appendix E. A summary of concerns, along with staff responses, are
provided below:
1. Community Comment: Privacy — concern about lights, overlook, loss of rear yard
privacy (especially residents on Lang Cres).
Staff Response: Since these comments were provided, Planning staff worked with
the applicant to modify the requested ZBA and related UDB.
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The proposed minimum side yard setback adjacent to the properties fronting onto
Lang Cres has more than doubled, from 1.2 metres (3.9 feet) to 3.0 metres (9.8
feet). This will have the effect of increasing the buffer from Dwellings 1 and 7 to
the rear yards of the adjacent properties fronting onto Lang Cres.
In addition, the applicant has agreed to a 1.8 metre (6 feet) high perimeter fence.
The fence would be increased to 2.4 metres (8 feet) in height where the internal
private driveway curves toward and terminates near the rear yard of 101 Lang
Cres. This fence will help to provide privacy, including preventing headlight glare
into rear yards, and is beyond what the zoning and other City standards would
otherwise require.
2. Community Comment: Density — the number of houses proposed should be
reduced.
Staff Response: The density of the proposed development has been reduced
drastically since the original development concept, which showed 17 townhouse
units plus one single detached dwelling (18 units total). Planning staff worked with
the applicant and ultimately the density was reduced to 8 single detached
dwellings. It should be noted that the proposed development is only 15% more
dense than the properties fronting Lang Cres [i.e., 12 units per hectare vs. 10.5
units per hectare]. Planning staff is satisfied that the proposed density is
appropriate and compatible with the surrounding neighbourhood.
3. Community Comment: Landscaping — concern about loss of mature trees on the
site.
Staff Response:
The subject property contains many planted trees. However, taken together, the
existing trees should not be construed to be a forest. As part of the subject
application, the applicant provided a preliminary tree management plan that shows
the removal of many trees. Through the review of the subject application, the
development concept was revised in order to preserve some trees (e.g., the
shared, private driveway is now offset from the eastern side lot line to preserve
trees).
The UDB indicates that the developer will provide appropriate compensation
plantings for trees that are removed. Through the compensation received, the City
would seek to ensure the community goals of tree cover and shading are achieved.
The UDB states further, "additional coniferous planting will be provided along the
northern edge of the site for increased privacy. Plantings where applied will
emphasize the use of native trees and shrubs and low maintenance perennial
species".
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In addition, the City's standards will require trees to be planted at a rate of 1 tree
for every 6 metres along residential property lines, and 1 tree for every 7.5 metres
along the street frontage.
4. Community Comment: Streetscape — concern that the dwellings closest to
Bridgeport Road will not face the road and will be located too close to Bridgeport
Road.
Staff Response: Through the review of the subject application, the requested
zoning and development concept was revised in order to increase the front yard
setbacks from the standard 4.5 metres to 5.9 metres to better align with
neighbouring homes on Bridgeport Road and Lang Cres. and to create a pleasing
streetscape on Bridgeport Road, including greater landscaped area.
With respect to the design of the single detached dwellings, the Urban Design Brief
states that, "attention will be given to lots 7 and 8 as street frontage priority units
to emphasize their street presence at the corner of Bridgeport Road and the
proposed internal private street. These units will be designed to provide an
attractive presence along the public street."
The UBB also states that, "particular attention will be given to the units facing
Bridgeport Road through the use of subtle design elements that add variation and
visual interest to each of the elevations. Some of these elements include a high
level of glazing to increase visibility to and from the public street, decorative
fenestration, and increased landscaping and lighting that accentuates the built
form and gives prominence to the street facing facade."
5. Community Comment: Drainage - concern about stormwater runoff onto adjacent
properties.
Staff Response: Through the site plan process, the site will be designed to ensure
that stormwater runoff will not encroach onto neighbouring properties. Through
the development of the site, it is proposed that stormwater runoff from the majority
of rooftops and grassed areas will be directed to on-site infiltration galleries that
will be sized to capture the 100 year storm event. Stormwater runoff from the
internal site road will be directed to a private storm sewer system and directed into
on-site infiltration galleries with a piped overflow into Bridgeport Road. Post -
development stormwater flows will be designed to be attenuated to pre -
development rates through the use of on-site infiltration galleries.
6. Community Comment: Traffic — concern that the proposed development will add
traffic to an already busy street.
Staff Response: Bridgeport Road is designated within the City's Transportation
Master Plan as a Regional Arterial Street and is currently operating below its
typical annual average daily traffic volume of 20,000 vehicles per day. The traffic
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volume generated by the 8 proposed single detached dwellings is negligible and
is not expected to negatively impact the operation of the roadway.
7. Community Comment: Property values —concern that surrounding property values
will decrease as a result of the proposed development.
Staff Response: It is difficult for Planning staff to comment accurately on the impact
that a proposed development may have on the value of nearby homes. Staff
understands that MPAC assesses homes based on as many as 200 different
factors ranging from the size of the dwelling and lot and the location, to the number
of bathrooms and quality of the construction. Market values depend on a host of
different factors including the state of the economy and the individual purchaser's
preferences. While, Planning staff recognize that property value may be an
important consideration for residents, it is not a land use planning matter. Planning
staff focuses on whether the development represents good planning with respect
to the community as a whole.
Planning Analysis:
The requested ZBA and associated development concept outlined in the Urban Design Brief
represent the evolution of the proposal from 17 townhouses plus one single detached
dwelling proposal to 8 single detached dwellings. Through the public consultation process
and with Planning staff direction, the proposal was further refined, resulting in redevelopment
that represents balanced intensification that is appropriate and sensitive to the
neighbourhood.
The revised development concept proposes development along the full depth of the property
while providing a unit density that is only 15 percent greater than the properties immediately
to the west, on Lang Cres. The proposal puts an innovative and unique spin on a common
housing type, by orienting single detached dwellings toward an internal, private driveway,
rather than a public street, and by proposing condominium tenure.
Planning staff is satisfied that the proposed ZBA and associated Urban Design Brief
represent good planning and are in the public interest of the city as a whole.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The recommendations of this report support the achievement of the City's strategic vision
through the delivery of core service.
FINANCIAL IMPLICATIONS:
No new or additional capital budget requests are associated with these
recommendations.
COMMUNITY ENGAGEMENT:
INFORM — The ZBA was circulated for comment to internal departments, external
agencies, and all property owners within 120 metres of the subject lands on November 2,
2017. Written responses from the community are attached as Appendix F and are
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addressed in this report. This report will be posted to the City's website with the agenda
in advance of the Planning and Strategic Initiatives Committee meeting. A standard notice
sign is posted on the property.
CONSULT—A Neighbourhood Information Meeting (NIM) was held at St. Paul's Lutheran
Church on January 23, 2018. The NIM was attended by approximately 18 community
members. Minutes of this meeting are attached as Appendix E. Reponses and
comments identified were considered as part of this staff report. All community members
who provided comment or attended the Neighbourhood Information Meeting will be
mailed notice of the Planning and Strategic Initiatives Committee meeting, and notice of
the committee meeting will appear in The Record on April 18, 2019. A copy of the Notice
is attached as Appendix C.
CONCLUSION:
Planning staff is of the opinion that the requested Zoning By-law Amendment and Urban
Design Brief represent good planning and are in the public interest. Accordingly, staff
recommends that the application be approved and the Urban Design Brief be endorsed.
REVIEWED BY: Della Ross, Manager, Development Review
ACKNOWLEDGED BY: Justin Readman, General Manager (Development Services)
ATTACHMENTS:
Appendix A — Proposed Zoning By-law including Map No. 1
Appendix B — Urban Design Brief
Appendix C — Newspaper Notice
Appendix D — Department and Agency Comments
Appendix E — Minutes of Neighbourhood Information Meeting
Appendix F — Community Comments
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DSD -19-064 - Appendix A
PROPOSED BY — LAW
March 12, 2019
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 —
WILL -O -HOMES (C.S.) INC. — 450 Bridgeport Road)
WHEREAS it is deemed expedient to amend By-law 85-1 for the lands specified
above;
NOW THEREFORE the Council of the Corporation of the City of Kitchener
enacts as follows:
1. Schedule Number 80 of Appendix "A" to By-law Number 85-1 is hereby amended
by changing the zoning applicable to the parcel of land specified and illustrated as
Area 1 on Map No. 1, in the City of Kitchener, attached hereto, from Residential
Two Zone (R-2) to Residential Two Zone (R-2) with Special Regulation Provision
749R.
2. Schedule Number 80 of Appendix "A" to By-law Number 85-1 is hereby further
amended by incorporating additional zone boundaries as shown on Map No. 1
attached hereto.
3. Appendix "D" to By-law 85-1 is hereby amended by adding Section 749 thereto as
follows:
"749. Notwithstanding Sections 5.12.1 and 36.2.1 of this By-law, within the lands
zoned Residential Two Zone (R-2), as shown on Schedule 80 of Appendix
"A", and shown as being affected by this subsection, a maximum of 8 eight
single detached dwellings shall be permitted on one lot and the following
special regulations shall apply:
a) the Minimum Lot Area shall be 6,600 square metres;
b) the Minimum Front Yard shall be 5.9 metres;
c) the Maximum Front Yard shall be 9.0 metres;
d) the Minimum Side Yard shall be 3.0 metres;
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DSD -19-064 - Appendix A
e) the minimum distance between dwellings shall be 2.4 metres;
f) the minimum setback from a dwelling to an internal, private roadway
granting access to individual dwellings shall be 6.0 metres."
PASSED at the Council Chambers in the City of Kitchener this day of
2019
Mayor
Clerk
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DSD -19-064 - Appendix A
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Urban Design Brief
DSD -19-064 - Appendix B
450 Bridgeport Road East
Will -O Homes
Kitchener
Zoning By-law Amendment
December 2018
GSP
group
3-14
Urban Design Brief
DSD -19-064 - Appendix B
450 Bridgeport Road East
Zoning By-law Amendment
Kitchener
December 2018
Prepared for:
Will -O Homes
55 Reinhardt Place
PO Box 187, Petersburg, ON
NOB 2H0
Prepared by:
GSP Group Inc.
72 Victoria Street South, Suite 201
Kitchener, ON
N2G 4Y9
GSP
group
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DSD -19-064 -Appendix B
Contents
1. Introduction.........................................................................................................................1
1.1 Background...............................................................................................................1
1.2 Purpose and Scope...................................................................................................1
2. Spatial and Contextual Assessment...................................................................................2
2.1 Neighbourhood Context.............................................................................................2
2.2 Block.........................................................................................................................3
2.3 Subject Site...............................................................................................................4
2.4 Circulation.................................................................................................................5
2.5 Built Form..................................................................................................................5
2.6 Streetscape...............................................................................................................7
3. Proposed Development......................................................................................................9
3.1 Development Vision...................................................................................................9
3.2 Project Overview.....................................................................................................10
3.3 Massing and Height.................................................................................................11
3.4 Architectural Expression..........................................................................................13
3.5 Landscape, Stormwater Management and Public Realm........................................13
3.6 Site Servicing and Parking.......................................................................................16
3.7 Sustainability...........................................................................................................16
4. Policy and Design Framework..........................................................................................17
4.1 Kitchener Official Plan.............................................................................................17
4.2 Kitchener Urban Design Manual..............................................................................20
5. Design Guidelines............................................................................................................22
5.1 Site Design..............................................................................................................22
5.2 Built Form................................................................................................................22
5.3 Landscape Design...................................................................................................22
6. Conclusion........................................................................................................................23
Urban Design Brief 1 450 Bridgeport Street East
GSP Group I October 2018
3-16
DSD -19-064 -Appendix B
1. Introduction
1.1 Background
GSP Group are consultants to Will -O Homes Inc. (the "Applicant") with respect to 450
Bridgeport Road East in the City of Kitchener (the "Site"). The Applicant is proposing the
development of eight single detached dwellings fronting onto a private condominium road
(the "Proposed Development"). To accommodate the Proposed Development, a Zoning
By-law Amendment application is necessary (the "Proposed Application").
The Record of Pre -submission Consultation, signed April 11, 2017, identifies an Urban
Design Report as a complete application requirement. This report should be read in
conjunction with the submitted Planning Justification Report and other information and
materials submitted as part of the complete application.
The Post -Circulation Letter dated February 23, 2018 identifies that an update to the Urban
Design Brief is required to reflect changes in the Proposed Development that incorporate
comments by the City. This update includes the latest versions of the concept plan,
elevations, renders and addresses updates to the tree management plan and other
details.
1.2 Purpose and Scope
This report has been prepared in support of the Proposed Development. A Terms of
Reference for the scope of this Urban Design Brief was prepared and approved by City of
Kitchener Urban Design Staff. This report has been updated accordingly to reflect
changes to the Proposed Development and it contains:
• A spatial assessment of the physical context of the Site;
• A description of the design elements of the Proposed Development;
• An overview of the relevant urban design policy and regulations, including Official Plan
and Urban Design Manual; and
A set of urban design guidelines for the Proposed Development
Urban Design Brief 1 450 Bridgeport Street East
GSP Group I December 2018
3-17
DSD -19-064 -Appendix B
2. Spatial and Contextual Assessment
2.1 Neighbourhood Context
The Site is located within the Bridgeport West neighbourhood in the northeast portion of
the City of Kitchener, east to the Conestoga Parkway and west of the intersection of
Bridgeport Road and Lancaster Street (see Figure 1). Bridgeport West is a predominantly
low density neighbourhood with residential, retail, and office uses ranging from one to five
storeys in height. The Grand River is located to the east of the neighbourhood.
In recent years, this section of Kitchener has seen significant development, particularly
new office buildings along Riverbend Drive. The urban fabric of Bridgeport West is
irregular, a common characteristic of low density neighbourhoods. There are three
churches present in the vicinity of the Site.
Figure 1 Site location and context
Urban Design Brief 1 450 Bridgeport Street East
GSP Group I December 2018
V1
3-18
DSD -19-064 -Appendix B
2.2 Block
The Site is located within an irregularly shaped, low density residential block bounded by
Bridgeport Road East to the south, Lancaster Street West to the east, and Lang Crescent
to the north and west. It is mostly comprised of single detached homes within different lot
sizes (see Figure 2).
Figure 2 The city block (orange) bounded by Bridgeport Road, Lancaster Street and Lang Crescent and the Site (red)
Urban Design Brief 1 450 Bridgeport Street East
GSP Group I December 2018
3-19
DSD -19-064 - Appendix B
2.3 Subject Site
The Site is municipally known as 450 Bridgeport Road East, and is located north east of
the Conestoga Parkway, west of the intersection of Bridgeport Road East and Lancaster
Street West. The Site has approximately 50 metres of frontage along Bridgeport Road
East and it is surrounded by single detached residential lots. It is 0.66 hectares in size and
is currently occupied by a single detached residence that connects to the road via a long
driveway (see Figure 3).
The Vegetation Management Plan prepared by GSP Group (August 30 2017, re -issued
August 2 2018) identifies 158 trees within the Site or along its edges. Many of these trees
are coniferous and were planted in close proximity to each other as buffers along the
north, east and west property boundaries. Additional coniferous and deciduous trees are
clustered to the interior of the Site. The Vegetation Management Plan notes that 68 trees
are in `fair' condition, usually meaning that trees are alive and do not present noticeable
diseases but they are starting to show signs of stress and/or early decline. There are 5
dead trees on the Site, and a total of 10 trees are determined to be in `good' condition.
The rest of the trees are in `fair -good' condition.
Topographically, there is a slight slope that increases towards the rear of the Site.
Figure 3 The Subject Property and immediate context
Urban Design Brief 1 450 Bridgeport Street East 4
GSP Group I December 2018
3-20
DSD -19-064 - Appendix B
2.4 Circulation
Bridgeport Road East, at the location of the Site, is a Regional Road and is approximately
15 metres wide, with two lanes of vehicular traffic in either direction. There are sidewalks
on the north side of the street. Given the importance of Bridgeport Road East as an
arterial road and the proximity to the Conestoga Parkway exit, the circulation to and from
the Site is expected to continue to be heavily automobile focused, however, there is an
existing local bus route (#5) that serves the Site and will connect with ION Rapid Transit in
the near future.
2.5 Built Form
The surrounding urban fabric is generally comprised of low density residential uses that
range from 1 to 3 storeys. Immediately adjacent to the Site (west, north and east) are
single detached homes. South of the Site across Bridgeport Road there is a 3 -storey
walkup apartment building, 2 -storey semi-detached dwellings in addition to 1 and 2 storey
single detached homes.
Photo Nearby semi-detached dwellings reflect the evolving urban form of the neighbourhood
Urban Design Brief 1 450 Bridgeport Street East 5
GSP Group I December 2018
3-21
DSD -19-064 -Appendix B
Photo A three-storey walk up building across the street from the Site
Photo Single detached homes with varying lot sizes are predominant in the neighbourhood
Urban Design Brief 1 450 Bridgeport Street East 6
GSP Group I December 2018
3-22
DSD -19-064 -Appendix B
2.6 Streetscape
The streetscape along Bridgeport Road East is automobile oriented. There is a sidewalk
only on the north side of the road (interfacing with the Site). There is a significant amount
of vegetation, most of which lies interior to the property lines along the street. Hydro lines
are above ground, and there are no marked pedestrian crossings at any of the
intersections with other nearby streets.
Urban Design Brief 1 450 Bridgeport Street East
GSP Group I December 2018
Photo View of the Bridgeport Road streetscape at the Site
7
3-23
DSD -19-064 -Appendix B
Photo Urban cross section of Bridgeport Road looking east
Photo Urban cross section of Bridgeport Road looking west
Urban Design Brief 1 450 Bridgeport Street East
GSP Group I December 2018
3-24
DSD -19-064 -Appendix B
3. Proposed Development
3.1 Development Vision
450 Bridgeport Road East will be a residential cluster of single -detached homes that
respects and complements its surroundings, providing new high quality homes in the
Bridgeport West Neighbourhood.
Illustration Architectural precedent for the two-storey homes in the Proposed Development
Urban Design Brief 1 450 Bridgeport Street East
GSP Group I December 2018
9
3-25
DSD -19-064 - Appendix B
3.2 Project Overview
The Proposed Development consists of 8 single -detached, two-storey dwellings along a
private (condominium) street with a single access to Bridgeport Road (see Figure 4).
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Urban Design Brief 1 450 Bridgeport Street East
GSP Group I December 2018
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Urban Design Brief 1 450 Bridgeport Street East
GSP Group I December 2018
Existing Residential
10
3-26
DSD -19-064 -Appendix B
The main characteristics of the Proposed Development are as follows:
Circulation
The Proposed Development accesses Bridgeport Road East by a private (condominium)
road, with a sidewalk provided along the west side of the private road.
Lot Pattern
The Proposed Development consists of 8 single detached dwellings which will be
registered as a condominium. The condominium approvals will ultimately determine the
individual unit boundaries.
Building Heights
The proposed dwellings will be up to two storeys in height, similar to that of the
surrounding urban form.
Landscaping
Outdoor amenity space would be provided in the rear yards of the individual lots and
appropriate landscaping will edge property lines and focal points. The updated Concept
Plan has an increased front yard setback of 5.9 metres, up from 4.5 metres, providing
space for an expanded landscaped area and consistent street wall to neighbouring
properties along Lang Crescent. A detailed landscaping plan will be prepared at the Site
Plan Stage.
3.3 Massing and Height
The Proposed Development is compatible with its surroundings in terms of scale and
massing. At two storeys, the proposed single detached dwellings are similar in height to
those on surrounding properties, and the cluster form of the development provides an
appropriate human scale and pedestrian realm within the Site.
The low rise urban form makes the Proposed Development an appropriate form of
intensification within an existing residential neighbourhood by respecting and blending into
its context (see Figure 5 and 6).
Urban Design Brief 1 450 Bridgeport Street East 11
GSP Group I December 2018
3-27
DSD -19-064 - Appendix B
Figures 5 & 6 Volumetric 3D model showing how the Proposed Development fits with the scale of its surroundings
Urban Design Brief 1 450 Bridgeport Street East
GSP Group I December 2018
12
3-28
DSD -19-064 -Appendix B
3.4 Architectural Expression
The design of the Proposed Development will be clean and attractive, while taking cues
from the surrounding vernacular that is characteristic of recent low density
neighbourhoods. Each of the elevations will incorporate neutral fagade materials and
accents, including glass, brick, stone and other high quality and durable materials. The
architectural vision for the Proposed Development is intended to be attractive without
being visually overpowering. The principal fagades will feature defined entrances with the
possibility of including porches or rooftop canopies above. Particular attention will be given
to the units facing Bridgeport Road through the use of subtle design elements that add
variation and visual interest to each of the elevations. Some of these elements include a
high level of glazing to increase visibility to and from the public street, decorative
fenestration, and increased landscaping and lighting that accentuates the built form and
gives prominence to the street facing fagade.
3.5 Landscape, Stormwater Management and Public Realm
A detailed landscape plan will be prepared as part of the Site Plan approval stage. Most of
the landscaping for the Proposed Development will be contained within the private realm
of the individual condominium units (lots), however, the Preliminary Landscape Concept
prepared by GSP Group (Updated November 2018) shows that landscaping will be
provided along the eastern edge of the Site and along the Bridgeport Road East frontage.
Due to the removal of existing trees on the Site, compensation plantings will be provided
with appropriate species. Trees will be interspersed along the internal private road, in front
of each of the proposed homes, and along the Bridgeport Road frontage. An armourstone
and retaining wall barrier is proposed at the end of the private street and includes
coniferous trees for screening purposes. Additional coniferous planting will be provided
along the northern edge of the Site for increased privacy. Plantings where applied will
emphasize the use of native trees and shrubs and low maintenance perennial species
(see Figure 7).
Urban Design Brief 1 450 Bridgeport Street East 13
GSP Group I December 2018
3-29
DSD -19-064 -Appendix B
According to the Stormwater Management Report prepared by Meritech (June 2018),
stormwater management will be provided by a total of five infiltration galleries, an
infiltrating storage tank, and inflows into the storage tank will be treated by an oil/grit
separator. In terms of public realm, the Proposed Development will integrate with the
Bridgeport Road East streetscape by providing a sidewalk along the west side of the
internal private street, as well as landscaping along the Bridgeport frontage. Attention will
be given to lots 7 and 8 as street frontage priority units to emphasize their street presence
at the corner of Bridgeport Road and the proposed internal private street. These units will
be designed to provide an attractive presence along the public street. An increased
setback of 5.9 metres will be provided to accommodate an expanded landscaped area
along the Bridgeport Road frontage and to provide a consistent street wall as established
by the immediate property to the west fronting onto Land Crescent.
Urban Design Brief 1 450 Bridgeport Street East 14
GSP Group I December 2018
3-30
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DSD -19-064 - Appendix B
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Urban Design Brief 1 450 Bridgeport Street East
GSP Group I December 2018
Figure 7 Preliminary Landscape Concept Plan and barrier detail
15
3-31
DSD -19-064 -Appendix B
3.6 Site Servicing and Parking
The Proposed Development will be designed to conform to all applicable standards and
guidelines, with a final design to be provided at the Site Plan approval stage. Parking will
be accommodated internally to the Site in the provided garages and driveways to each of
the units. The internal private road can accommodate emergency and other service
vehicles and provides appropriate turning and backing areas.
3.7 Sustainability
The Proposed Development is a sustainable form of development by intensifying a lower
density site within the urban area of the City of Kitchener. Providing a sensitive form of
infill development that respects its context is key to increase the number of people living in
existing built-up areas. This form of intensification promotes a more efficient use of
infrastructure. The proximity of the Proposed Development to the Conestoga Parkway and
a variety of services and amenities, as well as the presence of a bus stop that will connect
to ION Rapid Transit are examples of better utilization of existing and future infrastructure.
The Proposed Development requires almost total removal of existing trees due to
stormwater management, grading and site servicing, however, as per the Vegetation
Management Plan many of these trees are showing signs of decline and were planted in
close proximity to each other. The Landscape Concept shows preliminary locations of new
trees. Replacement trees and other plantings will prioritize native, perennial, drought and
salt tolerant species that require minimum maintenance and water use.
Water conservation and management will be achieved through appropriate water
infiltration techniques and the use of permeable surfaces, drought tolerant landscaping,
and other features such as water efficient fixtures in each of the dwellings. Other
sustainability related features will be defined at the detailed design stage; these may
include but are not limited to: energy efficient lighting standards and the selection of
appropriate materials for each of the dwellings.
Urban Design Brief 1 450 Bridgeport Street East 16
GSP Group I December 2018
3-32
DSD -19-064 -Appendix B
4. Policy and Design Framework
Much of the planning framework is addressed in detail in the Planning Justification Report
prepared by GSP Group (August 2017) and submitted in support of the Proposed
Development. The following subsections of this Report focus on the urban -design related
policies of the planning framework. Each subsection contains a summary of applicable
design policies and commentary of how the Proposed Development conforms to these
policies.
4.1 Kitchener Official Plan
The 2014 City of Kitchener Official Plan (the "OP") reflects the policy direction of the
Growth Plan and the Region of Waterloo Official Plan with respect to growth management
to the 2031 planning horizon and contains further policy direction for land use and
development at the localized scale. The following subsections summarize these relevant
planning policies.
Land Use Designation
The Site is designated Low Rise
Residential in the OP. There are several
urban design related objectives that are
relevant to the Proposed Development.
These include: maintaining liveliness
and livability; promoting high quality
design and architectural excellence;
contributing to vibrancy and safety;
fostering community and neighbourhood
identity; and maintaining a cycling and
pedestrian -friendly environment.
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requires consideration of the quality of the public realm and potential to contribute to
special events, public art and cultural programming. It recognizes sidewalks as a place for
people activity. It encourages place -making initiatives, streetscape improvements,
architectural expression and art.
Urban Design Brief 1 450 Bridgeport Street East
GSP Group I December 2018
17
3-33
DSD -19-064 -Appendix B
The proposed development is consistent with the policies of the "Low Rise Residential'
designation in the 2014 Kitchener Official Plan. Lands designated Low Rise Residential
are to contribute to a "full range of housing types" within the Bridgeport West
neighbourhood in an overall low intensity of use, contributing to a mixing and dispersion of
"a full range of housing types both across the City as a whole and within neighbourhoods".
Specifically, the proposed development has a residential density less than 25 units per
hectare, has zoning regulations that limit the floor space ratios to a maximum of 0.6, and,
is in keeping with the maximum building height of 3 storeys.
Urban Design Policies
Section 11 of the OP contains policies pertaining to Urban Design. It states that Kitchener
will be a city designed for people. The policies are intended to be used to evaluate:
patterns of movement, the relationship between built form and open spaces, integration of
natural and cultural resources and impacts of development.
The policies pertain to aesthetic characteristics, functionality and compatibility of
development. They are contained in General policies, Site Design policies and Building
Design, Massing and Scale policies.
Relevant General policies of this section require development applications to: apply Crime
Prevention Through Environmental Design (CPTED) principles; consider emergency
response including accommodating fire prevention; be designed to be barrier -free
accessible; and provide shade.
Relevant Site Design policies require consideration of relationship of buildings to the
streetscape as well as landscaping to improve the streetscape. The policies require
developments to improve aesthetic quality, be safe, comfortable, functional and provide
circulation for all modes of transportation. The policies require site servicing/utilities to be
screened from view from the public realm, clarity of night time visibility and incorporation of
design mitigation measures to minimize adverse impacts on site, adjacent properties and
the public realm.
Relevant Building Design, Massing and Scale design policies require buildings to relate to
human scale proportions to support a comfortable and attractive public realm. A high
standard of urban design is expected for buildings at priority locations. Policy 11.C.1.33
Urban Design Brief 1 450 Bridgeport Street East 18
GSP Group I December 2018
3-34
DSD -19-064 -Appendix B
encourages: attractive building forms, fagades and roof designs; complementary design of
new buildings relative to existing buildings and architectural innovation and expression.
More specifically, the Proposed Development is consistent with the policies of Section
11.C.1.33 of the 2014 Kitchener Official Plan related to building design, massing and scale
as per the below.
a) Provision of attractive building forms, facades and roof designs which are compatible
with surrounding buildings;
The Proposed Development takes cues from the surrounding built form pattern. The
detailed design of individual units will consider the use of material palettes with a large
proportion of brick, visual depth to facades and variation in roofline heights and details.
b) Infill development to complement existing buildings and contribute to neighbourhood
character, particularly if located within close proximity of a recognized cultural heritage
resource or Heritage Conservation District;
Compatibility with the surrounding Bridgeport West community will be achieved through a
combination of similar height and masses to the prevailing built form, complementary
architecture and palette of materials consistent with surrounding houses, and fencing and
plantings that provide attractive edges to the site abutting residential properties.
c) Minimization of adverse impacts on site, onto adjacent properties (particularly where
sites are adjacent to sensitive land uses) and into the public realm through building
design;
Adverse impacts from the Proposed Development are not expected, given the scale and
heights that are contemplated. The design recommendations in this Brief address
considerations for the immediately abutting residential interface in terms of fencing and
planting details for privacy and screening purposes.
d) Individual architectural innovation and expression that reinforces and positively
contributes to achieving the City's urban design goals and objectives;
The above design recommendations seek an architectural expression that is geared
towards a compatible fit with the surrounding community, as per the considerations in a)
and b) above.
e) The highest standard of building design for buildings located at priority locations, with
particular emphasis on architectural detailing for all fagades addressing the public realm.
The Proposed Development will put forward a high standard of building design and
architectural detailing for all buildings on the site. Specifically, the design
recommendations in this Brief identify a particular emphasis on articulation, fenestration
Urban Design Brief 1 450 Bridgeport Street East 19
GSP Group I December 2018
3-35
DSD -19-064 -Appendix B
and other architectural details to the front and flanking side elevations of those units facing
Bridgeport Road East and the internal public street, as well as the incorporation of
entrance doors. This architectural detailing would be complemented by fencing and
planting details that contribute to an attractive street edge.
4.2 Kitchener Urban Design Manual
The Urban Design Manual (UDM) is the City's comprehensive design document that
provides direction on urban design matters through the approval process. The overall
purpose of the UDM is to implement the OP vision to "create a safe, attractive, stimulating,
accessible, and barrier -free environment in which to live and work". The UDM is
comprised of three components: design guidelines that provide more general design
guidance; design briefs that provide more specific design guidance to particular topics or
areas; and design standards that provide specific guidance on technical details. The
guidance provided by the UDM is intended to be flexible in nature and to account for
particular site conditions or contexts.
The Proposed Development is consistent with the applicable and relevant goals of the
Urban Design Manual as per the below:
Goal: Diverse, attractive, walkable neighbourhoods that contribute to complete
communities.
The proposed development would add to the diversity of the housing stock in the
Bridgeport West community with additional detached dwellings that provide housing
choices an add to the "completeness" of the community.
Goal: Site circulation that is safe and functional for all persons and vehicles.
The proposed development provides direct access to Bridgeport Road East with a single
access through a private street and sidewalks on the west side of the proposed street.
There are no functional opportunities for additional connections given the existing uses
adjacent on all other edges of the Site.
Goal: Site servicing components are functional, attractive and appropriately screened
from public view.
All servicing elements will be contained within the individual lots and meters and
infrastructure will be directed to the sides of the proposed units and screened where
possible.
Urban Design Brief 1 450 Bridgeport Street East 20
GSP Group I December 2018
3-36
DSD -19-064 -Appendix B
Goal: Landscaping which enhances each building or project as well as the streetscape.
Landscaping and planting plans for the proposed development will be explored at the
detailed design stage. The design recommendations of this Brief identify key locations for
emphasis, which include surrounding buildings, along site perimeter boundaries, and
along the Bridgeport Road East frontage.
Goal: Clarity of night-time visibility for pedestrians and motorists and to minimize the
intrusion of light onto adjacent properties.
Lighting will be provided along the new internal private street per City lighting standards.
Goal: Buildings arranged to create safe, secure and usable internal spaces.
Buildings are arranged in a standard manner for detached dwellings, fronting the internal
street with rear and front yard amenity areas for individual lots.
Goal: Attractive building forms, facades and roof designs which are compatible with
surrounding buildings.
The design recommendations in the following section of this Brief identify a
complementary architecture and palette of materials consistent with surrounding houses
(a varied pattern of projections, recessions, fenestration, roofline shapes, and garage
placement; using high proportion of masonry materials) as well as fencing and plantings
that provide attractive edges to the Site's abutting residential properties.
Goal: Infill development that complements existing buildings and neighbourhood
character,- impacts through building design.
The Proposed Development will complement the surrounding neighbourhood character
with similar one to two-storey building form; visually interesting articulation will include a
varied pattern of projections, recessions, fenestration, roofline shapes, and garage
placement; and, a palette of materials that follows the prevailing pattern of higher
proportion of glazing and masonry materials.
Urban Design Brief 1 450 Bridgeport Street East 21
GSP Group I December 2018
3-37
DSD -19-064 -Appendix B
5. Design Guidelines
The Design Guidelines contained in this section are intended to be applied at the detailed
design stage and as a guiding document for the Site Plan approval process. The overall
purpose of these guidelines is to ensure development of 450 Bridgeport Road East
demonstrates a high standard of urban design and makes a direct contribution to the
liveliness and livability of the existing neighbourhood. These guidelines are not intended to
be prescriptive in nature, rather to express general intent. They are to provide some
flexibility for interpretation and to allow for innovative ideas and creative solutions at the
detailed design stage.
5.1 Site Design
• Intensify the use of a Site in the built-up area by providing sensitive infill opportunities.
• Orient lots as a residential cluster around an internal private street.
• Place 2 lots/dwellings in direct relationship with Bridgeport Road East to provide a
focal point and sense of entrance.
5.2 Built Form
• Ensure that the massing and scale of new homes in the Proposed Development is
compatible with its surroundings in terms of urban form.
• Provide architectural design elements that are simple, elegant and contemporary while
taking cues from the surrounding vernacular.
• Prioritize dwellings on lots 7 and 8 as street frontage priority units. Ensure that facades
facing Bridgeport Road East are attractive and provide a "front -facing" presence.
• Ensure a consistent pattern of architectural detailing along all of the new dwellings.
5.3 Landscape Design
• Provide appropriate screening along the Site's edges.
• Ensure that the Bridgeport Road East frontage is attractive by applying decorative
landscaping and a 5.9 metre setback.
• Prioritize the use of native tree species and shrubs and other plantings that are
perennial, non-invasive and require minimal maintenance and watering.
Urban Design Brief 1 450 Bridgeport Street East 22
GSP Group I December 2018
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DSD -19-064 -Appendix B
6. Conclusion
The Proposed Development offers an opportunity to provide new homes in the Bridgeport
West neighbourhood in a sensitive infill form that respects and complements its
surroundings. The application is seeking a Zoning By-law Amendment so as to allow for
the development which will further contribute to the growth and intensification of the City of
Kitchener. Due to its location, the Site is accessible to a variety of community amenities,
transit infrastructure and residential opportunities. In terms of urban design, the Proposed
Development fits with the general intent of the Official Plan and Urban Design Manual by
providing an infill development that enhances the public realm and is compatible with the
scale of the neighbourhood.
Urban Design Brief 1 450 Bridgeport Street East 23
GSP Group I December 2018
3-39
Advertised in The Record on April 18, 2019
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
A PROPOSED AMENDMENT TO THE KITCHENER ZONING BY-LAW
UNDER SECTION 34 OF THE PLANNING ACT
450 Bridgeport Road
DSD -19-064 - Appendix C
The City of Kitchener has received an application for a Zoning By-law Amendment to allow the redevelopment of the
property with 8 single detached dwellings. The amendment would change the zoning from Residential Two (R-2) to
Residential Two (R-2) with a site-specific zoning provision that deals with minimum lot area and building setbacks.
The public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council which deals
with planning matters, on:
MONDAY, MAY 13, 2019 at 7:00 P.M.
COUNCIL CHAMBERS, 2nd 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 proposal. If a person or public body would otherwise have an ability to appeal the
decision of the City of Kitchener to the Local Planning Appeal Tribunal, but the person or public body does not
make oral submissions at a public meeting or make written submissions to the City of Kitchener prior to
approval/refusal of this proposal, the person or public body is not entitled to appeal the decision.
ADDITIONAL INFORMATION is available by contacting the staff person noted below, viewing the staff report contained in the
agenda (available approximately 10 days before the meeting - https://calendar.kitchener.ca/council - click on the date in the
calendar, scroll down & select meeting), or in person at the Planning Division, 6t" Floor, City Hall, 200 King Street West,
Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday).
Andrew Pinnell, Planner - 519-741-2200 ext. 7668 (TTY: 1-866-969-9994); andrew. pin nell@kitchener.ca
3-40
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DSD -19-064 - Appendix D
3-48
DSD -19-064 -Appendix E
Neighbourhood Information Meeting January 23, 2018
Minutes St. Paul's Lutheran Church
450 Bridgeport Road 544 Bridgeport Road
Zone Change Application ZC 17/015/8/AP 6:30 p.m. - 8:00 p.m.
Staff: Andrew Pinnell — File Planner
Garett Stevenson — Planner/Facilitator
Lenore Ross — Urban Designer
Siobhan Kelly — Student Planner/Minutes
Councilor: Scott Davey (Ward 1)
Applicant: Kevin Smith — Owner/Applicant
Brandon Flewwelling — Consultant
Norm Litchfield — Meritech Engineering
Kevin Smith — Will O Homes
Garett Made opening remarks and welcomed community members.
Stevenson (City): Introduced Andrew Pinnell as the City Planner managing the file,
himself as the Facilitator of the meeting, Siobhan Kelly as the
Planning Student. Advised community members that Siobhan would
be taking minutes and that information collected is pursuant to the
Municipal Freedom of Information and Protection of Privacy Act.
Discussed the purpose of the meeting. Introduced Councilor Scott
Davey. Turned discussion over to Andrew to provide background
information on the application.
Andrew Pinnell Introduced himself and provided an overview of the role of the City
(City): planner, the application process, and provided an explanation of the
zoning, including permitted uses and regulations for the R-2 zone.
Andrew proceeded by providing background information regarding
the application (including a broad overview of comments received to -
date and a display of the conceptual site drawing and site
renderings).
Garett Advised of the discussion protocol for the Question and Answer
Stevenson (City): period of the meeting and welcomed community members to provide
comments or ask questions.
1
3-49
DSD -19-064 -Appendix E
Neighbour Asked City what the depth is of the proposed backyards for dwellings
(97 Lang 1, 2, and 3. Questioned whether the proposed clearance of trees was
Crescent): appropriate based on the bird species living within the trees (doves
and crows) and voiced concern regarding six vehicles which would
be shinning headlights into the neighbouring properties if the trees
were removed.
Andrew Pinnell (City): I Depth of the proposed backyards is 25 ft.
Lenore Ross (City): Advised that although most trees are proposed to be
cleared there is a requirement for a preliminary tree
management plan and that the status of trees on the
property will be determined throughout the site plan control
process.
Neighbour Asked if the side of the house for dwellings 7 and 8 would be fronting
(97 Lang Bridgeport Rd.
Crescent):
Andrew Pinnell (City): Advised that the side which would face onto Bridgeport Rd
would be designed to appear as a front. For example, the
front door would be facing towards the road.
Neighbour (101 Asked the City if they felt that they had done their due diligence in
Lang Crescent): regards to the proposed development. Clarified that new owners who
had recently moved into the neighbourhood were not informed of the
development prior to purchasing their properties.
Andrew Pinnell (City): Outlined that the City responds to the request from the
developer and does not monitor real estate. When a
developer has a proposal, the City distributes notifications
and information based on a circulation dimeter. Andrew
apologized to the new home owner however, explained that
perhaps the previous property owners had been notified.
Neighbour (89 1 Identified himself as the new property owner. Asked how storm water
Roberts and debris from construction would be controlled from flowing
Crescent) towards the neighbouring properties.
Andrew Pinnell (City): Clarified that he would be included on the circulation list
and kept informed throughout the application process.
2
3-50
DSD -19-064 -Appendix E
Norm Litchfield In terms of the rainwater, the consultants have a number
(Engineer): of criteria that must be met for the City. He clarified that if
eight dwellings are built on the site more storm water would
be generated however; the consultants and developer
must manage the discharge to ensure that the same
amount of water is being discharged after construction. He
added that from the work which they had completed across
the street, he knows that in addition to regular curbs and
the City storm water system, the soils are conducive and
the overflow of rain water would be managed.
Neighbour (101 Lang Asked if storm water management can be guaranteed. If
Crescent) not, is the City willing to compensate?
Norm Litchfield 1 After the completion of construction, the engineers and the
(Engineer): City review the site to ensure that what was built is
functioning as planned. Through the engineering process,
there are set of plans which will be prepared, reviewed, and
certified.
Lenore Ross (City): ' Reiterated the site plan approval process and explained
that there are criteria which are reviewed by the consultants
and again by the City. The engineers and landscape
architects will verify that the plans are as approved or as
amended. For every plan prepared by the consultants, City
staff will review to ensure that City standards are met. In
addition, Lenore clarified that the City holds securities for
all the projects on that property.
Neighbour (475 Asked if the proposed number of single detached dwellings (8) could
Bridgeport be reduced to 6. Added that the setback for the front two dwellings
Road): is too close in comparison with the setback for the other properties
in the neighbourhood.
Andrew Pinnell (City): Explained that concerns around the setbacks and site
configuration have been noted by City staff and the
applicants.
Neighbour (435 Expressed concerns with the traffic with regard to the existing
Bridgeport Road) congestion on Bridgeport Rd during peak hours and the impact an
increase of 16 vehicles will have on pedestrian safety.
Andrew Pinnell (City): Clarified that the road is a regional road. Proposed that he
could have a conversation with the Region about
investigating potential safety measures to assist with safe
pedestrian crossing such as a pedestrian refuge island.
3
3-51
DSD -19-064 -Appendix E
Neighbour Expressed concerns with safety. In particular with regard to the
(101 Lang safety of her backyard (located behind the proposed driveway) and
Crescent) the impact of headlights shinning into their home.
Garett Stevenson (City): I Requested elaboration regarding the concern for safety —
what safety measures are in place?
Neighbour (101 Lang Expressed that her daughter would not be able to play in
Crescent): that area because of its proximity to the driveway.
Neighbour (101 Lang Interjected that a driver could easily mistake the accelerator
Crescent): for the break and that an accident would result.
Andrew Pinnell (City): Explained that where there is a parking area there is a
requirement for a fence. Added that this area would be
considered an aisle and that a fence would be required
however, not along the full length.
Neighbour Asked what will transpire if the owners change their yard landscaping
(73 Lang and it affects storm water runoff. Expressed concerns about the
Crescent): removal of trees considering the pollution generated from automotive
congestion in the area.
Andrew Pinnell (City): In respect to the grading question, during the site plan
process grading plans are approved and registered on the
property. If there was an issue with a private owner making
a significate grading change which impacted the
neighbours, the neighbors can come to the city and look at
the plans and the City could communicate with the property
owner and become a civil manner.
Neighbour (73 Lang I Asked for a clarification whether a property owner would
Crescent): require a building permit if they were to make a change to
the approved landscaping of their property.
Andrew Pinnell (City): Explained that if the grading changes were significant and
altered the flow of water that the alterations would have to
comply with the approved grading plans. He added that the
property owners would be subject to the same review
process by the City.
Garett Stevenson (City): Explained the compliance of the approved plan. Provided
a previous example which involved a vacant land condo
where the condominium owner put pressure on the owners
before the City was involved in regards to landscaping
compliance.
0
3-52
DSD -19-064 -Appendix E
Neighbour Asked what is allowed with the zone change?
(73 Lang
Crescent):
Andrew Pinnell (City): Outlined that the zoning would be kept the same however,
would permit additional dwellings on the property. Currently
the R-2 designation only allows for single detached
dwellings. The applicant is requesting to have 8 single
detached dwellings. The zone change is a customized
regulation which would allow the applicant to have
additional dwellings on the site however; the zone change
would not add any new permitted uses.
Neighbour (73 Lang ' Asked if 8 duplexes would be permitted rather than single
Crescent): detached.
Andrew Pinnell (City): If approved, it would be clearly articulated that 8 single
detached dwellings would be permitted in the zoning by-
law.
Neighbour (73 Lang Asked what would happen if the applicant changed their
Crescent): minds in regard to the type of dwellings permitted.
Andrew Pinnell (City): i Explained that if the applicant would require going through
the zoning change process again.
Neighbour In regard to the information which was circulated about the initial
(67 Lang applicant request, were the 22 townhouses considered excessive by
Crescent): the City.
Andrew Pinnell (City): I Outlined that the City had to gain permission from the
applicant to present the information from the pre-
submission consultation to the neighbourhood. The initial
proposed application consisted of three blocks of 17
townhouses. He added, that the details of meeting,
including the City's comments cannot be disclosed as the
meeting was confidential and that proposal is no longer on
the table.
Neighbour Asked what percentage of the property would be covered by the
(99 Lang proposed developments.
Crescent):
Andrew Pinnell (City): 23% building coverage.
3-53
DSD -19-064 -Appendix E
Neighbour Asked how the applicant intends to preserve the existing
(99 Lang Crescent): trees on the site in addition to the neighbouring trees
considering the span of their roots and the amount of
excavation that will be required on this site.
Lenore Ross (City): Explained how tree management plans are prepared
including the documentation of all trees on the property and
nearby and the conditions for considering the span of the
tree roots. Added that tree protection fencing are required
for all neighbouring trees and that when determining which
trees will be preserved the City places priority on good
quality trees. Clarified that the initial proposal consists of
removing many of the existing trees however, this will be
reviewed by the City during the site plan application
process.
Neighbour (99 Asked whether the excavation holes dug for construction will
Lang Crescent): trespass in his backyard.
Garett Stevenson (City): ' Explained that the applicant cannot encroach on private
property without the permission of the property owners.
Neighbour (59 1 Asked what the timeline was for the proposed development and in
Lang Crescent): particular, for how long the neighbours would be impacted during
construction.
Kevin Smith (Applicant): Explained that because the proposed development is a
condo, they must finish the exteriors and the site must be
registered in less than a year. However, this does not mean
that each unit will be internally complete within this timeline.
Added that the construction timeline is dependent on the
site clan aagroval arocess and weather.
Andrew Pinnell (City): ' Clarified with the applicant that the site plan process would
begin following the approval of the zoning change. Outlined
that the site plan approval process is approximately 9
months and the process for condo approval is
approximately 6 months.
Neighbour (59 Asked if the ownership of the proposed dwellings would be rental.
Lang Crescent):
Kevin Smith (Applicant): The dwellings will be $750,000 homes. Stated that he does
not see them as rental developments.
Neighbour (59 Lang Asked for the square footage of the proposed dwellings.
Crescent):
Kevin Smith (Applicant): � 25,000 sqft
Neighbour (101 1 Asked how this development benefits the neighbours and whether
Lang Crescent): the applicant would want this development in his backyard.
Garett Stevenson (City): Clarifies the purpose of the meeting and emphasized the
importance of a productive meeting.
Kevin Smith (Applicant): Responded statins that he does see value in the property.
0
3-54
DSD -19-064 -Appendix E
Neighbour (101 Lang Asked the applicant if this development could happen in his
Crescent): , backyard.
Kevin Smith (Applicant): Stated that yes, a development of this nature could occur
in his neighbourhood.
Neighbour' Asked the applicant if this development were to happen in
_ (101 Lang Crescent): his backyard would he want it.
Garett Stevenson (City): Interjected and redirected the question.
Brendon Explained that the zoning standards allow a development
Fiewwelling to be there and that the applicant has heard from the city to
(Consultant): increase the set back during the pre -consultation however,
at the current moment all the zoning requirements are met.
Added that the applicant will be exploring the concerns that
have been raised tonight including increased setbacks and
tee protection. Added that that this is the first design based
on the zoning parameters. He then emphasized that no
decisions are made tonight.
Kevin Smith In regards to the concerns surrounding safety and lighting,
(Applicant): a solution would be to construct a 4 foot retaining wall
which would be landscaped to scale the size of the wall.
Neighbour (101 Lang Asked where the retaining wall would be located.
Crescent):
Kevin Smith (Applicant):
Explained that the retaining wall would be constructed
where it is appropriate and feasible to do so.
Neighbour (101 Lang Expressed concern surrounding the landscaping of the
Crescent): retaining wall and that it would be an eyesore.
Kevin Smith (Applicant): Explained that there would be landscaping on both sides of
the retaining wall to screen its appearance.
Garett Stevenson (City): Clarified that decisions are not being made tonight and that
the applicant is not required to present solutions to the
concerns presented. Added that the meeting is an
opportunity to voice concerns so that the City can take the
comments and include them in the application review.
Neighbour (101 Lang Stated that she did not attend the meeting for a discussion
Crescent): and that the neighbours would like to have an idea of what
is being planned. She added that it is fair to have some of
their questions answered in the meeting.
Garett Stevenson (City): Explains that the concerns and questions raised tonight
would be incorporated with their respective answers in
Andrew's staff report.
Neighbour (99 Expressed his appreciation for the meeting however, emphasized
Lang Crescent)_l the devastation felt by the neighbours.
Neighbour (101 Expressed that the City is a corporation and suggested that City
Lang Crescent): Council will look at this development as an investment and an
opportunity to make money.
7
3-55
DSD -19-064 -Appendix E
Andrew Pinnell (City): Stated that his experience with the City Council was that
they take the concerns of the nighbourhood seriously and
are working in the interest of the neighbourhood.
(Councilor): Explained that the City councilors are the representatives
for the residents and that they are intending to find a
solution for what the residents want and what the
developers want. He added, that if the application is not
approved the developer has an independent body — the
OMB.
Neighbour (101 Lang Added that the appeal process works both ways and that if
Crescent): City Council approves the application, the neighbours can
also go to the OMB and file a claim.
Garette Asked if there were any additional questions that have not been
Stevenson (City): addressed yet.
Neighbour (103 Asked whether site elevations have been looked at in relation to their
Lang Crescent): impact on flooding.
Andrew Pinnell (City): Explained that site elevations in addition to the site plan
details and application requirements will be prepared and
reviewed at a later stage.
Neighbour (103 Lang Clarified his initial question and asked whether the
Crescent): applicant has a preliminary site plan with the intention of
changing the elevation of that property.
Kevin Smith (Applicant): Explained that there is a conceptual plan and provided
further description of the process of determining where and
how much earth grading will be required. He added that
these specifications would determine the location and type
of the dwellings on the grade.
Neighbour (103 1 Asked how the residents can view these preliminary plans.
Lang Crescent):
Garett Stevenson (City)
Norm Litchfield
(Engineering):
Garett Stevenson (City)
Explains that at the pre -submission consultation the City
outlines the studies that the applicant is required to
undertake and that City staff will review those studies and
the plans prepared.
Explained that the applicant has to match how much water
go into the municipal sewer system and that none of that
water is permitted to go onto neighbouring properties. He
added that the City certifies that the grading is correct and
that the developer receives securities until the work is
completed as planned.
Explained that storm water management criteria and
standards have evolved and that new developments have
to meet the 2018 standards. Considering this, any new
storm water mitigation measures which would be added to
the site would be an imarovement.
0
3-56
DSD -19-064 -Appendix E
Garett Thanked the community members for participating in the process
Stevenson (City): and briefly outlined the next steps. Asked that any additional
comments or concerned to be directed to Andrew.
0
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