HomeMy WebLinkAboutPSI Agenda - 2019-06-10
Planning & Strategic Initiatives Committee
Agenda
Monday, June 10, 2019
3:30 p.m. - 5:30 p.m.
Office of the City Clerk
7:00 p.m. - 8:00 p.m.
Kitchener City Hall
nd
200 King St. W. - 2 Floor
Council Chamber
Kitchener ON N2G 4G7
Part One is an approximate start time, as this meeting may commence immediately
following the Finance & Corporate Services Committee meeting.
Page 1
Chair - Councillor S. Marsh Vice-Chair - Councillor D. Chapman
PART ONE - 3:30 p.m. - 5:30 p.m.
Delegations
-law, delegations are permitted to address the Committee for a
maximum of 5 minutes.
None at this time.
Consent Items
The following matters are considered not to require debate and should be approved by one motion in accordance
with the recommendation contained in each staff report. A majority vote is required to discuss any report listed
as under this section.
1. DSD-19-144 - Environmental Committee Work Plan (2019/2020)
Discussion Items
2. DSD-19-134 - Affordable Housing Strategy Work Program Overview (30 min)
Public Hearing Matters under the Planning Act (Part One)
This is a formal public meeting to consider applications under the Planning Act. If a person or public
body that would otherwise have an ability to appeal a decision of the City of Kitchener to the Local
Planning Appeal Tribunal, but the person or public body does not make oral submissions at the public
meeting or make written submissions to the City of Kitchener before the by-law is passed, the person
or public body is not entitled to appeal the decision.
3. DSD-19-133 - Neighbourhood Planning Review: Hidden Valley Land Use Master Plan (90 min)
(Staff will provide a 5 minute presentation on this matter)
PART TWO - Public Hearing Matters under the Planning Act
(7:00 p.m. advertised start time)
4. DSD-19-030 - ZC16/008/R/BB (60 min)
- 142 Rosemount Drive
- Strawberry Park Inc.
(Staff will provide a 5 minute presentation on this matter)
** Accessible formats and communication supports are available upon request. If you require assistance to
take part in a city meeting or event, please call 519-741-2345 or TTY 1-866-969-9994 **
Planning & Strategic Initiatives
Committee AgendaPage 2June 10, 2019
Information Items
Unfinished Business List
Jaclyn Rodrigues
Committee Administrator
REPORT TO:Planning & Strategic Initiatives Committee
DATE OF MEETING:June 10, 2019
SUBMITTED BY:Cody Boomer, Executive Assistant, 519-741-2200 ext. 7407
PREPARED BY:Cody Boomer,Executive Assistant, 519-741-2200 ext. 7407
WARD (S) INVOLVED:All
DATE OF REPORT:May 29, 2019
REPORT NO.:DSD-19-144
SUBJECT:Environmental Committee Work Plan (2019/2020)
___________________________________________________________________________
RECOMMENDATION:
That the Environmental Committee Work Plan (2019/2020), as outlined in Development
Services Department report DSD-19-144, be approved.
BACKGROUND:
In accordance with the recommendations of the 2008 Advisory Committee Review, the
Environmental Committee, with the assistance of staff, was required to develop and implement
a work plan for the term of their appointment. Accordingly, members were requested to provide
suggestions on initiatives they would like accomplish during their term on the committee. Staff
goals, objectives and
priorities.
REPORT:
At the April 18, 2019 Environmental Committee meeting, members were encouraged to suggest
items to be included in the 2019/2020 Work Plan. Members were reminded that each strategic
direction proposed for the updated Work Plan should be linked to one or more of the themes
1.Natural Heritage System and Recreational Amenity Areas;
2.Water Resources;
3.Air Quality;
4.Land Resource and Growth Management;
5.Energy Systems;
6.Resource Consumption and Waste Management; and
7.Environmental Education and Public Awareness.
Linking the Work Plan to the Strategic Plan ensures the actions undertaken by the Committee
ectives.
1 - 1
opportunity to brainstorm any new Work Plan initiatives and receive clarification on the potential
achievement of their proposed Work Plan items. Staff suggested the Work Plan may be used as
sub-committee appointments,timelines and initiatives, and may
be updated accordingly with administrative changesas necessary.Several members spoke in
members present.
The Committee at its May 16, 2019 meeting approved the Work Plan which has been attached
the recommendation outlined herein.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
Strategic Priority #4: Sustainable environment and infrastructure
FINANCIAL IMPLICATIONS:
There are no financial implications associated with this report.
COMMUNITY ENGAGEMENT:
INFORM The draft Work Plan has been discussedat every meeting since February 2019and
reviewed. A summary of the discussion from those meetings have been included in the minutes
following each brainstorming session.
ACKNOWLEDGEDBY: Cory Bluhm, Acting General Manager, Development Services
Attachment:
Appendix A Environmental Committee Work Plan (2019/2020)
1 - 2
Responsibility
Kim FellowsJustin Gaudon,Darren Bailey, Tina Belanger, Cynthia GaetaniAlison Gingrich Regehr,Tia DriverRobert Paul,Cynthia Gaetani,Elanor WaslanderJohn Jackson, Kim Fellows
Staff Contact
Josh Shea, Natural Area CoordinatorDave Schmitt, Environmental & Urban Forestry Project ManagerNick Gollan, Manager of Stormwater UtilityClaire Bennett, Corporate Sustainability OfficerRepresentative
TBD (Facilities Management likely)
Timeframe
Ad hoc, on-going throughout yearMay/June 2019 potential agenda item. Timing on specific actions TBD.Sept/October 2019 potential agenda item.20192020-2021
Ongoing / Annual
Discrete
Type
Project
)
)
tğŭĻ Њ ƚŅ Ћ
)
)
)
Description of Tasks
)
Strategic Pan for the Environment
Strategic Plan for the Environment
)
Strategic Plan for the Environment
Strategic Plan for the Environment
Liaison to sit on Kitchener's Bee City Working Group and report back to , and seek advice as necessary from, Environmental Committee. Opportunities for projects: habitat stewardship;
education and outreach; and celebration.Project to increase forest cover / woodland habitat in Kitchener. Strategy approved April 2019. Specific actions for Committee involvement TBD.Consult
Stormwater Utility staff to assess opportunities to help promote Low Impact Development retrofits and the stormwater credit policy in neighbourhoods or other outreach. Participate in
the creation of the long-term Community Climate Action Plan to 2050 preparation (80% by '50 target). Participate and provide input to the upcoming corporate waste minimization and diversion
program for City facilities and events
Strategic Plan for the Environment
Strategic Plan for the Environment
Project
Strategic Plan for the Environment
Bee City Kitchener Working GroupUrban Forest Strategy ImplementationWater Management StewardshipCommunity Climate Action Plan: Project(s) / Action(s) to Support and ImplementWaste Minimization
and Diversion Program
Џ͵Њ
No.1.11.22.1
5.1
ENVIRONMENTAL COMMITTEE WORK PLAN 2019 - 2020
Kitchener Natural Heritage System (Theme 1 of the Water Resources (Theme 2 of the Air Quality (Theme 3 of the Land Resource and Growth Management (Theme 4 of the Energy Systems and Climate
Action (Theme 5 of the Resource Consumption and Waste Management (Theme 6 of the Environmental Education and Public Awareness (Theme 7 of the
1 - 3
Cynthia Gaetani, Justin Gaudon, Kim FellowsElanor Waslander, Alison Gingrich Regehr, Kim Fellows Tia Driver, Cynthia Gaetani
Carrie Musselman, Senior Environmental PlannerJosh Shea, Natural Area Coordinator / Nick Gollan, Manager of Stormwater Utility / OthersCody Boomer, Committee Administrator
Q1 2019 and Q1 2020TBDFall 2019
tğŭĻ Ћ ƚŅ Ћ
Detailed application review and recommendation of successful grantees. One (tele-conference) meeting with subcommittee.Support youth to engage in environmental issues. Find ways to partner
with programs such as Ontario EcoSchools. Build on exisitng opportunities such as Children's Groundwater Festival.Coordinate and meet with other municipal committees to discuss activities,
interests and actions
Strategic Plan for the Environment
Community Environmental Improvement Grants (CEIG)Environmental Education of YouthCoordination with other Municipal Environmental Advisory CommitteesProvide advice or information on environmental
matters referred to the committee by Council and staff as per: the Terms of Reference (Council Policy I-100)
А͵ЊА͵ЋА͵Ќ
8.1
Multiple Themes of the
1 - 4
REPORT TO:Planning and Strategic Initiatives Committee
DATE OF MEETING:June 10, 2019
SUBMITTED BY:Alain Pinard, Director, Planning,519-741-2200 ext. 7319
PREPARED BY:Karen Cooper, Manager, Strategic and Business Planning,
519-741-2200 ext. 7817
Brandon Sloan, Manager, Long Range & Policy Planning,
519-741-2200 ext. 7648
WARD (S) INVOLVED:All
DATE OF REPORT:May 30, 2019
REPORT NO.:DSD-19-134
SUBJECT:Affordable Housing Strategy Work ProgramOverview
___________________________________________________________________________
RECOMMENDATION:
THAT the workplan for Report DSD-19-134, Affordable Housing Strategy -Work Program
Overview,be approved;AND FURTHER
THAT the followingmembers of Councilbe appointedto participate on anAffordable
Housing Strategy Advisory Committee: _____________________ (maximum 3).
BACKGROUND:
The median average home price within the Kitchener market area has increased by
approximately 50% over the last four yearsand the average apartment rent has increased
1
approximately 20%, which is well above inflation. These housing cost increases coincide with
a significant amount of new development in Kitchener, largely fuelled by the success of new and
expanding businesseswhose employees increase the demand for housing in Kitchener.With
largeincreases in housing costs in the Greater Toronto Area and a number of other factors,
people are either considering, there
are pressures on the housing supplyand sale prices are being drivenup, and new housing of
all forms and tenure are becoming unattainablefor many. In some cases,people are feeling
displaced or left.The Kitchener housing market has changed.
According to a recent City-led Environics Survey, residentsself-identified affordable housing as
the second most important issue facing Kitchener today.
and community engagement, staff and Council have reaffirmed the importance of taking action,
including at the local level. Asa result, the creation of anAffordable Housing Strategy for
1
Canada Mortgage and Housing Corporation (CMHC) 2015-2019 ownership and 2015-2018 private rental housing statistics
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
2 - 1
Kitcheneris a 2019-2020Business Planproject. It is also anaction within the recommended
2019-2022 City of Kitchener Strategic Plan.
REPORT:
. The planning
definition adopted for our Region and City derives from the Provincial Policy Statement and has
similarities to the CMHC definition (see Appendix A).For the purposes of the incentive program
that Kitchener currently has in place, the definition focuses on rental housing at a maximum of
80% ofalso has been usedto describe
various aspects of what is referred to as -the housing continuum. This may include the full
spectrum from emergency shelter/homelessness to supportive housing to rental and home
ownership (see Appendix A).
The 2016 census showed that 15.8% of owner households spent more that 30% of their income
2
onhousing and 42% of renter households spent more than 30% of their income on housing.
3
During the 2015 to 2019 period, visible homelessness also has increased.For the purposes of
the initial phases of the Affordable Housing Strategy project, the full housing spectrum will be
considered. During the project and as part of preparing the strategy recommendations, it may
become necessary to focus on specific aspects of the housing continuum. There may be
segments ofthe housing continuum that a local municipality has more ability to impact.
We Are All In This Together
Housing and housing affordability is an issue for all levels of government, agencies, providers,
developers, not-for-profits and the community to work together on. The Federal Government
recently prepared a National Housing Strategy and provided funding for a range of housing
initiatives to address affordability. The Provincial Government provides funding,
tools, and recently is taking action towards promoting more housing. Until
recently, municipalities could not have a planning zoning by-law that could
to provide affordable housing units. The introduction
of inclusionary housing/zoning provides an opportunity to study the merits and
potential approve such an approach.Based on proposed changes, through Bill
108, it appears that inclusionary zoning will continue to be a tool that municipalities can use
under the current provincial government.
The Region of Waterloo is the affordable housing service managerfor our area. They have a
number of programs, strategies, plans and incentivesfor housing and shelter, including owning
of updating a combined Housing and Homeless Plan. Part of the updated plan includes a
-2019. The updated plan will
likely include a number of actions of interest to Kitchener objectives and could lead to some early
wins. City staff are part of the Region-led working team and Regional housing staff indicated
support for a local level strategy and desire to participate.
2
For the Kitchener Census Metropolitan Area (CMA).
3
Region of Waterloo emergency shelter and homelessness estimates/statistics.
2 - 2
The Ministry of Municipal Affairs and HMunicipal Tools for Affordable Housing
outlines a range of potential planning toolsfor municipalitiesto consider. Kitchener
is currently using or in the process of further enhancing several of the strategies mentioned in
the handbook, including:
official plans and zoning by-laws
condo conversion policies
second units
demolition control
community improvement plans (not targeted specifically at affordable housing)
density exchange/bonusing
subdivision design
reduced parking requirements
waiving of application fees
off-set of timing of development charges payment
A significant amount of the background, some of the local data and a review of the planning tools
and options were contained within a 2015 Discussion Paperrelated to Development Incentives
for Affordable Housing. This culminated in a Council Strategy Session in 2017 along with several
reports that led toimplementation ofthe aspects endorsed by Council. While the incentives
currently in place are a positive step, there is much more that can and should be done at the
local level to help with the housing situation. Actions will be needed beyond the traditional
planning and housing tools or incentives.
Work Program Overview
Staff have prepared awork programto guide the preparation of the Affordable Housing Strategy.
An overview is included as Appendix Bto this report. An early objective of the Affordable Housing
Strategy will be to develop an understandingof the current market conditions and the
accommodationneeds across the entire housing continuum.This would include the market
assessment and financial viability proforma that is required as part of the inclusionary zoning
process (see Appendix C for the requirements).
This work will be invaluable in identifying challenges and opportunities in the local housing
market and will be of use for a variety of housing,land use, economicand social planning
purposesirrespective of any provincialor other changes that may arise during the course of this
project.
In order to prepare the Strategy and determine appropriate directions and actions, it will be
necessary to review different options and potentially determine which aspects of the housing
continuum the municipality should focus our efforts. A determination on whether to move forward
with formal amendments tothe Official Plan and Zoning By-law to implement inclusionary zoning
will also be needed. Each phase of the project will involve stakeholderengagement, which
includes consultation with a proposed Advisory Committee. In the end, the Affordable Housing
Strategy willKitchener.
2 - 3
Figure1-Affordable Housing Strategy -Project Plan Summary
Phase 1: Project Planning
July
-
Establish Work Program, Resourcing,
2019
May
Advisory Committee, Engagement Plan
Phase 2: Housing Assessment
Dec.
Baseline Data, Demographic Profile, Gap Analysis,
-
2019
Growth and Future Needs, Influencing Factors
Aug.
Municipal Assessment Report (Inclusionary Zoning)
E
n
g
Phase 3: Issues and Options
a
g
Apr.
Confirm Housing Continuum Aspects of Focus,
-
e
Options to Proceed, Implications, Early Wins
2020
Jan.
m
Direction for Inclusionary Zoning Amendments
e
n
Phase 4A: Prepare Affordable Housing StrategyPhase 4A: Prepare Affordable Housing StrategyPhase 4A: Prepare Affordable Housing StrategyPhase 4A: Prepare Affordable Housing Strategy
t
Phase 4B: Inclusionary Zoning Amendments
Sept.
-
2020
Statutory Public Meeting for Official Plan/Zoning By-law
May
Amendments for Inclusionary Housing
Phase 5: Approval
Dec.
Final Strategy and Actions
-
2020
Decision on Inclusionary Housing Amendments
Oct.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
Recommended 2019-2022Strategic Plan Caring Communitytheme
helping to make housing
affordablePriority: Create an Affordable Housing Strategyfor Kitchener by 2020 in
collaboration with Waterloo Region, community groups and the development industry.
2 - 4
FINANCIAL IMPLICATIONS:
Approval of the 2019 Budget included a temporary position to focus on affordable housing and
to create the strategy. Anyadditional project fundswill be covered from the existing Planning
Studies account. This includes one aspect of the municipal assessment report (background to
inclusionary zoning) that must be prepared by a third party and would be cost-shared with the
other municipalities involved in the joint services initiative.
COMMUNITY ENGAGEMENT:
The project will utilize as many aspects of the
INFORM, CONSULT, COLLABORATE and EMPOWER.The Project Planning (Phase 1)
includes the preparation of an engagement planand it is expected that a range of methods will
be utilized such as focus groups, on-line surveys, social media and formal notification and
meetings. A project Advisory Committee will be established with representation from a variety of
sectors: not-for-profit housing, development and rental housing industry, City Council, the
Region (housing staff and as service provider), community/agency representation, and City staff.
INFORM -This report isnda in advance of the
committee/councilmeeting.
PREVIOUS CONSIDERATION OF THIS MATTER:
CSD-15-085Development Incentives for Affordable Housing Discussion Paper
CSD-17-018Development Incentives for Affordable Housing Phase 2
CSD-17-034Development Incentives for Affordable Housing Implementation
CONCLUSION:
A healthy and sustainable city is one in which every resident has access to affordable and
appropriate housing. Objectives of the Affordable Housing Strategy are to articulate a vision,
guiding principles and a plan for municipal actions to ensure that there is an adequate supply of
appropriate housing to meet the full range of incomes and needs in Kitchener.
This approach recognizes that affordable housing across the housing continuum is critical to the
-term prosperity, as attracting and retaining residents of all ages requires housing
options that reflect typical income levels. Working with ourpartners in the non-profit housing and
private sectors, the Strategy will provide an action-oriented plan based on the concerns,
opportunities and priorities identified through the process of developing the strategy.
ACKNOWLEDGED BY: Justin Readman, General Manager, Development Services
Attachments:
Appendix A:Affordable Housing Definition and Housing Continuum
Appendix B:Affordable Housing Strategy for Kitchener Work Program Overview
Appendix C: Provincial Inclusionary Housing/ZoningRequirements
2 - 5
Appendix A: Affordable Housing Definition and Housing Continuum
Affordable Housing/Affordability (Region of Waterloo and City of Kitchener Official Plans)
a)in the case of ownership housing, the least expensive of:
i)housing for which the purchase price results in annual accommodation costs which do not exceed 30
percent of gross annual household income for low and moderate income households; or,
ii)housing for which the purchase price is at least 10 percent below the average purchase price of a
resale unit in the Regional market area;
b)in the case of rental housing, the least expensive of:
i)a unit for which the rent does not exceed 30 percent of the gross annual household income for low and
moderate income households; or,
ii)a unit for which the rent is at or below the average market rent of a unit in the Regional market area.
For the purposes of this definition:
Low and moderateincome households means, in the case of ownership housing, households with
income in the lowest 60 percent of the income distribution for the Regional market area; or in the case of
rental housing, households with incomes in the lowest 60 percent of the income distribution for renter
households for the Regional market area.
Figure2-Components of the Housing Continuum(Region of Waterloo)
2 - 6
Appendix B:Affordable Housing Strategy -Work ProgramOverview
Figure3-Project Management Structure
2 - 7
Figure4-Project Work Structure Summary
PhasePrimary TasksExpected
Timing
1Project PlanningMay-July
Confirm purpose and scope
2019
Establish project management framework
Prepare elements of the project plan, including
Project Charter and Engagement Plan
Recruitment process for temporary housing position
Input and launch via Committee report
Deliverable(s): Report to Standing Committee, Project
Charter (Work Program, Engagement Plan)
2Housing AssessmentAugust-
Acquire and synthesize data and trends
December
Baseline and growth: community and demographic
2019
profile, population, age, income, labour force and
employment, household composition, housing types
and tenures, supportive housing provision and wait
list, housing availability and supply, housing market
conditions, average market price and rent, trends,
influencing factors, etc.
Gap analysis and needs assessment
Housing market/financial viability analysis and any
requirements for Inclusionary Zoning assessment
Deliverable(s): Housing Assessment Report
3Issues and OptionsJanuary-
Roles and responsibilities
April 2020
Tools and strategies
Identification of possible options for the housing
continuum, directions for focus
Review pros and cons of options and potential
strategy directions, high level implications
Deliverable(s): Report to Standing Committee
4APrepare StrategyMay-
Determine direction for options selected/directed in
September
Phase 3
2020
Conduct further analysis where required (may
involve financial implications review)
Circulate, stakeholder comments, review, issue
resolution
Deliverable(s): Draft Strategy for Public Review
2 - 8
4BInclusionary Zoning May-
If confirmed through Phase 3 -prepare formal policy
AmendmentsSeptember
amendments to the Official Plan and Zoning By-law
2020
for inclusionary zoning.
Notice, circulate, public meeting, stakeholder
comments, review, issue resolution
Regionalreview (approval authority for OPA)
Deliverable(s): Draft Official Plan Amendment (OPA),
Draft Zoning By-law Amendment (ZBA), Statutory
Public Meeting, Staff Report
5Final ApprovalOctober-
Compile final Strategy document, final planning
December
amendments and associated staff report(s)
2020
Feedback report
Table at Standing Committee meeting
Final revisions and Council adoption/approval
Deliverable(s): Final Affordable Housing Strategy
document, Final OPA/ZBA, Final Report to Standing
Committee
2 - 9
4
AppendixC:Provincial Inclusionary ZoningRequirements
Inclusionary Housing Assessment Information Requirements
Demographics and population;
Household incomes;
Housing supply by housing type that is both existing and planned for in the OP;
Housing types and sizes needed as IZ units;
Current average market price and rent for each housing type, taking into account location;
Potential impacts on the housing market and potential financial viability of development or
redevelopment from IZ by-laws on unit set asides, affordability period, measures and incentives and
price or rent of an affordable unit, taking into account value of land, cost of construction, market
price, market rent and housing demand and supply. The analysis must also take into account
provincial policies and plans and official plan policies related to growth and development;
Written opinion of the impact analysis from a person independent of the municipality.
Inclusionary Housing Assessment and Monitoring Requirements-(From Ontario Regs)
An assessment report required by subsection 16 (9) of the Act shall include informationto be considered
in the development of official plan policies described in subsection 16 (4) of the Act, including the
following:
1.An analysis of demographics and population in the municipality.
2.An analysis of household incomes in the municipality.
3.An analysis of housing supply by housing type currently and planned for in the municipality.
4.An analysis of housing types and sizes of units that may be needed to meet anticipated demand for
affordable housing.
5.An analysis of the current average market price and the current average market rent for each housing
type, taking into account location in the municipality.
6.An analysis of potential impacts on the housing market and on the financial viability of development or
redevelopment in the municipality from inclusionary zoning by-laws, including requirements in the by-
laws related to the matters mentioned in clauses 35.2 (2) (a), (b), (e) and (g) of the Act, taking into
account:
i.value of land,
ii.cost of construction,
iii.market price,
iv.market rent, and
v.housing demand and supply.
Provincial policies and plans and Official plan policies
A written opinion on the analysis from a person independent of the municipality and who, in the opinion
of the council of the municipality, is qualified to review the analysis.
Monitoring reports to include:
1.The number of affordable housing units.
2.The types of affordable housing units.
3.The location of the affordable housing units.
4.The range of household incomes for which the affordable housing units were provided.
5.The number of affordable housing units that were converted to units at market value.
6.The proceeds that were received by the municipality from the sale of affordable housing units.
4
As per Ministry of Municipal Affairs and Housing website: http://www.mah.gov.on.ca/Page13790.aspx
2 - 10
REPORT TO:Planning & Strategic Initiatives Committee
DATE OF MEETING:June 10, 2019
SUBMITTED BY:Alain Pinard, Director of Planning, 519-741-2200 ext. 7319
PREPARED BY:BrandonSloan, Manager, Long Range & Policy Planning
519-741-2200 x7648
WARD(S) INVOLVED:Ward3
DATE OF REPORT:May 30, 2019
REPORT NO.:DSD-19-133
SUBJECT:Neighbourhood Planning Review: Hidden Valley
Land Use Master Plan
RECOMMENDATION:
Thatthe Hidden Valley Land Use Master Plan,attached to report DSD-19-133 as Appendix
A, be adopted and provide the basis for a City-initiatedSecondary Plan (Official Plan
Amendment), Zoning By-law Amendment, supporting technical studies and Wastewater
(Sanitary) Municipal Class Environmental Assessment in 2020.
BACKGROUND:
Hidden Valley is a unique and
beautiful area of Kitchener.The
Region of Waterloo has conducted
extensive studies and stakeholder
engagement since approximately
2003in connection with the revised
River Road extension, now approved
to traverse this area. TheCity of
Kitchener previously identified that
the old land use plans and zoning
need to be reviewed and
modernized. The attached Master
Plan, developed by a multi-
disciplinary project team through a
consultative process, informs the
next steps of that formal process.
Figure 1-Hidden Valley Neighbourhood Planning Review Area
3 - 1
REPORT:
The Land Use Master Plan document, attached to this report as Appendix A,provides:
Asynopsis of the context of the area.
Some of the background and purpose for the review.
The issues and opportunities regarding the existing character and future potential within
this community.
The guiding principles.
Policy directions for the urban structure and community design, the natural environment,
water management, transportation, infrastructure, cultural heritage, streetscapes and
placemaking, and overall sustainable development.
The land use plan itself along with a typology page that generally depicts and describes
each of the land use categories (e.g. Commercial, Mixed Use, Medium Rise Residential)
along with the types of uses and development that is envisioned. These would guide the
more formal land use designations, policies and zoning that will follow in the next step.
Implementation directions.
A summary ofthe project process, team, and public process
There are a number of divergent opinions on the future use of the developable land within the
Hidden Valley areaand the Land Use Master Plan balances a number of competing objectives.
The one commonality is that the significant environmental features should be conserved. The
Plan includes directions that any new development or streetscape work within the portion of the
community with existing estate and large lot residential should respect the existing lot fabric and
enhance the existing character. Any new development within the River Road extension area
should provide a range of land uses in a more sustainable formto help contribute to a more
complete community.The next steps will involve the preparation of City-led, formal planning
amendment, engineering assessment and various technical studies that will guide and dictate
the future requirements for the area.
Respect and Enhance A More "Complete"
Existing AreasCommunity
Sustainability
Mix of Uses along River
Protect "the Jewel"
Road Extension
Figure 2-Master Plan Guiding Principles
3 - 2
Planning Analysis
While the Land Use Master Plan itself does not involve a decision under the Planning Act, the
implications of provincial, regional and local legislation and policies were considered in the
creation of the plan, guiding principles and recommended directions. From a technical planning
standpoint, this area is split between the Built-Up Area and the Designated Greenfield Area,
which poses some challenges. The recommended master plan would help achieve the
objectives, targets and policies that apply to those areas. The future land use amendments to
implement the master plan will further consider the legislation and policies that would be in place
at the time and will provide the appropriate planning justification.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
2015 -2018 Strategic Priority:Safe and Thriving Neighbourhoods
2015 -2018 Strategic Action3.3:Manage growth, curb urban sprawl, and foster more mixed-
use development, ensuring new development is integrated with the diversity and character of
the surrounding community.
2019 Business PlanNB21 Hidden Valley Land Use Study
FINANCIAL IMPLICATIONS:
Staff prepared the Land Use Master Plan process and document. The ongoing water
management modeling calibration/stormwater management background work is within the
existing budgeted capital amount. The next step is to prepare a Terms of Reference for the
Secondary Plan supporting technical studies and the wastewater (sanitary) Municipal Class
Environmental Assessment (both are budgeted capitalaccounts).
COMMUNITY ENGAGEMENT:
INFORM, CONSULT and to some extent COLLABORATE a variety of methods and
approaches were used to engage stakeholders early in this project. Some of the methods
include: two (2) Public Information Meetings, one-on-one office drop in time with the project
manager at the Kitchener Operations Facility, resident participation on what makes their
neighbourhood great, project/fact sheet, stakeholder meetings, online information, phone calls,
emails, etc. Each comment that was received was reviewed andconsidered in the preparation
of the draft master plan document (see Appendix B). Comments received on the draft document
are also included withinAppendix B.There are a number of competing objectives and opinions.
All of the engagement todate is in advance of, and beyond, any legislative requirements. The
preparation of the formal changes tothe planning tools and the Environmental Assessmentwill
involve numerous opportunities for more engagement and will include formal statutory
meeting(s).
CONCLUSION:
The preliminary work completed as part of the Land Use Master Plan process has helped forge
a path forward through the challenging issues within the Hidden Valley area. The City is leading
a consultative process that will embark upon further technical review and study to confirm that
any future development in the area will have positive impacts on our environmental, social,
economic and cultural objectives.
3 - 3
REVIEWED BY: Katie Pietrzak -Project Manager, Development Engineering
ACKNOWLEDGED BY: Justin Readman -General Manager, Development Services
Attachments:
Appendix A: Hidden Valley Land Use Master Plan
Appendix B: Stakeholder Comments and Response
3 - 4
3 - 5
3 4 5 6 6 6 6 6 7 7 7 7 8 9
1010101011111111111212121314
..
.
......
.........
..................
.........
............
..............
.................
....................................
........................................
............................................
..................................................
........................
....................................................
............................................................................................................
.................................................................................
................................
................................
................................
................................
................................
................................
................................
................................................................
................................................................
................................
................................
................................
................................................................................................................................
................................................................
................................................................
................................................................
................................................................
................................................................
................................................................................................
................................................................................................
................................................................................................
................................................................................................
................................................................................................
................................................................................................
................................................................................................
................................................................................................
................................................................................................
................................................................................................
................................................................................................
................................................................................................................................................................................................
................................................................................................................................................................................................
................................................................................................
................................................................................................
................................................................................................
.......................................................................................................................................................................................................
.........................................................................................................................................................................................
................................................................................................................................................................................................
................................................................................................
................................................................................................
................................................................................................
................................................................................................
................................................................................................
................................................................................................
................................................................................................
................................................................................................
................................................................................................
................................................................................................
................................................................................................
................................................................................................
................................................................................................
................................................................................................
................................................................................................
................................................................................................................................................................................................
................................................................................................................................................................................................
................................................................................................
................................................................................................
................................................................................................
.......................................................................................................................................................................................................
.........................................................................................................................................................................................
................................................................................................................................................................................................
................................................................................................
................................................................................................
................................................................................................
................................................................................................
................................................................................................
................................................................................................
................................................................................................
Key Characteristics
................................................................................................
–
................................................................................................
................................................................................................
................................................................................................
................................................................................................
................................................................................................
................................................................................................
................................................................................................
s
t
................................................................................................................................................................................................
................................................................................................ ................................................................................................
n
................................................................................................
................................................................................................
e
................................................................................................
......................................................................................................................................................................................................
..........................................................................................................................................................................................
t
................................................................................................................................................................................................
n
o
Neighbourhood Planning Review Summary
d Roads
C
-
f
................................................................................................
................................................................................................
o
ewater Servicing EA
e
l
b
Urban Structure and Community DesignNatural EnvironmentWater ManagementTransportationInfrastructureCultural HeritageStreetscapes and PlacemakingSustainable DevelopmentOfficial Plan ImplicationsSecond
ary Plan and Supporting Technical StudiesWastZoningUrban DesignNatural Heritage System and TrailsStreets anCommunity PlansProject ProcessProject TeamPublic Process
a
T ContextIssues and OpportunitiesGuiding PrinciplesPolicy DirectionsHidden Valley Land Use Master Plan Proposed Hidden Valley Land Use Master PlanImplementation Appendix Acknowledgements
3 - 6
ved.
90
-
egress
’, which
opment
imited
as the
Grand
the old
abanaki
). The area generally north of
.
date and will be replaced through
-of-
road system within Hidden Valley and a new regional road, the River Road extension,
-
limited views into the area contribute to the name, “Hidden Valley”.
Context The “Hidden Valley” area comprises approximately 183 hectares of land bounded by the Grand River, Highway 8, Wabanaki Drive and the rail corridor near Fairway Road. The area
is characterized primarily by rolling topography, including several agricultural fields, with large lot estate residential dwellings towards the river. Previous equine facilities, fields
and original dwellings have evolved over time with two new subdivisions and other infill lots. A gravel pit existed at the northeasterly corner of Hidden Valley Road and WDrive. Currently,
Hidden Valley Road forms a ringis approved along the northern and western edges of the area. There are steep slopes and grade changes that, along with the lroad access andBy far, one
of the greatest and most noteworthy features of this area is the significant natural environmental system and theRiver. Two branches of a creek flow through the area and connects to
the Grand River with a third tributary creek that flows under the highway to the river. The features include an esker formation, provincially significant wetlands, large significant
woodland and upland forest areas, rare and significant flora and fauna including regulated habitat for species at risk, habitat breeding areas, sourcewater protection areas and steep
slopes along the Grand River. The natural environment is very significant and has been referred to“jewel”.From a land use planning perspective, the Hidden Valley area includes a ‘Residential
Community Plan’ that was approved in 1989which helped guide and stage development in the late 1990s/early 2000s to now following the creation of a second road access/(Wabanaki Drive)
and some servicing infrastructure. That plan includes land from the old alignment of River Road extension to the river and contains much of the area that was, and still is, on limited
services (i.e. sanitary, water, etcRiver Road extension alignment to the rail corridor and highway is within the ‘Secondary Plan for the Hidden Valley Communitywas approved in 1981
and holds the same status as a ‘Community Plan’. That plan envisioned business park land uses, which includes industrial and commercial uses, along the old alignment of the River Road
extension and a planned internal road system. Develdid not occur in this area as the River Road extension and services were never constructed (which are reflected in special policies
and zoning holding regulations). Following more than a decade of study and environmental assessment, a new alignment for the River Road extension is now approProvincial, regional and
city policies and directions have also changed along with the context of growth and development in Waterloo Region. The existing land use plans and zoning for the Hidden Valley area
are clearly outrecommendations of this Land Use Master Plan process.
3 - 7
With any new development, active
, were identified in the City’s Comprehensive Review
Drive
’.
and Wabanaki
Road
rea (i.e. within 800m of ION stop at the mall).
A
tation
S
idden Valley
ransit
T
ajor
corner of H
considered ‘protected employment
‘protected employment’ category.
currently
southeasterly
rea’ of the Fairway M
included within the
not
owned parcel at the
-
ity
and were
oriented uses in close proximity or walking distance. There is also a lack of community space and institutional uses close by (although the Kitchener
’
-
1994 need to be replaced. The Region has decided on the revised River Road extension alignment and is proceeding with the design and construction
-
designed public spaces and a network of trails can enhance new development and contribute to health and livability.
-
Up Area’ and a portion is within the ‘Designated Greenfield Area’. This provides different policy directions and some challenges.
-
lands under review
‘
as
)
2010
service within the area (potential for River Road though). Typically, Kitchener land use planning occurs based on existing or planned transit routes.
located parks, well
-
-
hoc reaction to any new development. From a land use policy standpoint, other considerations, include:
-
immediately to the west are one of the last remaining Heavy Industrial areas and are
ity members identified that environmental, transportation and streetscape/placemaking issues are of top concern. The protection of the natural environment is of critical importance along
with the need
small portion of the northeastern most edge of the plan is within the ‘Influence A
large portion of the area needs a wastewater/sanitary servicing solution. Also, there is no watermain for some of the area and limited other utility infrastructure.
ll of the existing ‘Business Park’ lands, save and except for the C
There is currently no transitA portion of the land is within the ‘BuiltA This area is currently a ‘Special Policy Area’ within the Official Plan that provides direction for this master
plan, servicing considerations and existing land uses.Aof Employment Lands Study (LandsThere are numerous environmental layers that must be considered and confirmed as part of the natural
heritage system and conservation thereof. Hidden Valley Road is a significant ‘Cultural Heritage Landscape’ and under consideration as a ‘Heritage Corridor’.A
Issues and Opportunities Given the context of the area, including its limited access and services, the existing land use is almost entirely low rise, large lot/estate residential. Along
the future development areas of the River Road extension, there is definitely an opportunity to establish a range of other land uses to support a more “complete community” (an area
that one could live, work, shop and play). The adjacency of the Grand River and the presence of the significant environment features, coupled with the existing rural character of the
area lends itself to opportunities for preserving and accessing open green spaces.parkland will be needed. CentrallyThe City is in the process of essentially overhauling the entire
local level planning framework to respond to and implement changes in provincial, regional and city policy. The old land uses from the Official Plan, the existing Community Plans and
the outdated zoning from 1985phases. This establishes new knowns and new opportunities for parcels of land adjacent to the new road alignment. A significant body of technical work prepared
through an extensive public process was completed through the various regional studies and environmental assessment, including on the natural environment, transportation, geotechnical,
heritage, water, species at risk, economics, design options, lighting, noise, etc.Hidden Valley is a special character area with some unique attributes (including the significant environmental
features and limited service areas) that deserves specific policies within the City’s Official Plan via a Secondary Plan to provide certainty for the existing residential area and guidance
for any new development. The intent is to create a plan so that new development is a positive addition to the community rather than through an ad
Communfor active park space. The methods of managing water (including flooding) requires solutions. There is also an opportunity to improve the conditions of roads, add sidewalks, and
improve the existing streetscapes (including the remnant industrial/rail area along existing Wabanaki). The limited movement access/egress at Fairway Road/Wabanaki Drive is often noted
as an issue and there are many commercial businesses on Fairway Road to drive to but there are not many neighbourhoodOperations Facility is in the immediate vicinity).
3 - 8
Guiding Principles
3 - 9
-offs.
minute walking distance (approximately 450m) within the
-
e and automated vehicle drop
shar
-
Urban Greens (small parkettes) in areas that are not served by a
tions.
pment.
land use designations and zoning accordingly.
rea”.
supportive densities along that route and in proximity to the nearby Fairway LRT
-
emission vehicles, ride
-
sized (~2ha) neighbourhood park using a 5
-
using a portion of River Road extension.
.
3 hectares of new parkland. Provide a new, suitably
-
minute walk.
-
oriented design policies and guidelines for future development in that area.
-
Determine appropriate development limits, setbacks (i.e. buffers), zoning and assess potential trail network/crossing implicaThis would include further confirmation of stormwater management
facility locations (shown as ‘proposed’ on the Land Use Master Plan)
Corridor along the River Road extension with connections to a trail system. Where possible, identify new and upgrade existing
nvironment
a.a.
Identify a new “Urban Corridor” on River Road extension from existing Goodrich/Hidden Valley Rd to Highway 8. Revise the existing urban structure elements accordingly.At this time, the
parcel at southeasterly corner of Wabanki Dr./Hidden Valley Rd. remains within the “Industrial Employment AThe remainder of the land within the master plan is part of the “Community
Area”Review and work with the Region of Waterloo on the River Road extension as a “Planned Transit Corridor”. Plan for transitStation. Provide transitThe Land Use Master Plan requires
approximately 2Urbanneighbourhood park within a 5Ensure that the form and function of the significant environmental features is conserved (protected and enhanced). Update theUndertake
a formal Environmental Impact Study of the land use plan. Utilize water management background work and modelling as an input to that assessment.Any future development should prepare
an Environmental Impact Report.Utilize water management background work and modelling as an input to the secondary plan, technical studies and future develoEstablish a formal Stormwater
Management Strategy and further investigate hydrogeological implications.Establish transit and active transportation routes. Consider any revised Stage 2 ION routeCreate a Transportation
Demand Management Plan for the lands within the Urban Corridor.Incorporate a local road system within the Urban Corridor area that has access/egress to River Road extension.Plan for
improvements to the portion of existing Hidden Valley Road from Wabanki Drive to just before Hidden Valley (East) Creek.Plan for shared parking arrangements between land uses and developments,
parking within the hydro corridor, zeroDefine clear pedestrian and cyclist crossing points of River Road extension and existing Wabanki Drive.
2.3.4.5.6.
1.1.2.3.1.2.1.2.3.4.5.
Policy Directions The following is a summary of the key directions for the Land Use Master Plan. These reflect internal and external directions and feedback and are intended to guide
the next steps.Urban Structure and Community DesignNatural EWater ManagementTransportation
3 - 10
-
.
and carry that through via a promenade style to the
environmental, economic, social, infrastructure and other
r and waste conservation/generation; transportation demand
on either side of Hidden Valley Road at the corner. This should include well
gy, wate
aracter of the area.
Fairway Road as a “Priority Street” and a “Community Gateway”. This could be an important connection,
section(s) of the road top guide the maintenance and enhancement of the rural, cultural heritage character.
-
zero energy development for the Urban Corridor area along the River Road extension. Study opportunities for distributed/district energy systems/shared infrastructure
-
Conserve this significant CHL via several methods, such as identification in the Official Plan and as a Heritage Corridor, inform the land use and zoning of the adjacent area, and prepare
a Corridor Enhancement Plan that would include cross
a.
With the exception of land that can utilize the existing sanitary pumping station on River Birch Street, the remainder of the area requires a wastewater servicing solution. Formal options
are to be explored and analyzed through a Municipal Class Environmental Assessment that is informed by the Land Use Master Plan. Consideration is to be given toappropriate criteria.Confirm
the requirements and extent for water servicing, utilities and flood control measures.With the construction of the River Road extension, formally close portions of existing Hidden Valley
Road no longer required, retain easement(s) where necessary and consolidate with adjacent lands where possible. Consolidate former River Road extension alignment parcel as well.The
portion of Hidden Valley Road from approximately just south of Hidden Valley Creek to the location of the start of the new access arrangement to River Road extension near Highway 8
is the only portion of the road that would be the significant Cultural Heritage Landscape (CHL). Find opportunities to acknowledge and celebrate the Grand River, Indigenous Culture
and the historical context of the area. This could be connected with future park and open space features, wayfinding, interpretive panels, views and vistas or other opportunities.Establish
a “Community Gateway” to the existing residential area on the easterly side of Wabanaki/Goodrich/River Rd extensiondefined, visible and decorative entry features.Consider as part of
any future plans for road or lighting improvements along Hidden Valley Road to include streetscape enhancements, such as banner poles and landscaping.With the River Road extension by
the Region of Waterloo it will replace some of the existing Wabanaki Dr. Investigate opportunities to improve the landscaping and streetscape. Eventually work with lands on the west
side of Wabanaki Dr./River Road extension to enhance the streetscape.Work with the community in the Estate and Large Lot Residential areas for placemaking/sense of place opportunities.
This could include recognition of historical use of the land, including indigenous culture, equine stables and operations or other placemaking features regarding the prior use of the
land and that could enhance the chEstablish the existing portion of Wabanaki Drive between the River Road extension intersection andincluding to the Fairway ION stop. Prepare a Streetscape
Master Plan, incorporate specific features to define the area with its own unique sense of placefuture development southeast of River Road extension. Establish views, vistas and potential
access of the environmental area.Prepare any urban design guidelines for the existing residential portion of the community and the future development areas to establish clear expectations
for any development.Any new development in the Hidden Valley area should achieve a high standard of environmental sustainability in terms of enermanagement, air quality, etc. to assist
with achieving greenhouse gas emission reduction targets and to help mitigate an adapt to climate change.Target net
1.2.3.1.2.1.2.3.4.5.6.1.2.
InfrastructureCultural HeritageStreetscapes and PlacemakingSustainable Development
3 - 11
4.0
.
etc.
:
provide
-
this area is
off
–
-
.0 to max
, residential
run
. 2
in addition to
in addition to
Facilities
multiple dwelling
notwithstanding any
–
residential uses
-
SWM
reas
Uses –
Uses –
main entrances to the
provide locations for
are facilities
apartments)
A
Permits (cIncludes complementary nonconvenience retail, office, health office, daycare, studio, personal services, community facility, etc.Minimum 20% landscapedFSR = minBuilding height:
min. 11m to no max. but base/stepbacks
–
–
•••••
300m of an Industrial zone
-
provide small, walkable amenity
alone place of worship, and other
-
-
Sensitive Uses
and Institutional
Existing / Proposed
Rise Residential
Neighbourhood Park Urban Green Community Gateway
. Compatibility of
High Site Specific Policy
1. Community Commercial, other uses such as community facility, cultural facility, standinstitutional uses would also be permitted.2. Subject to Regulation and Further Study within a
provincial ministry regulated area. The future land use is subject to further study or permitting. 3. Neighbourhood Commercial Business Park Employment, convenience retail and personal
services would also be permitted.4of the land use categories, sensitive uses such as residential, day care facilities and places of worship may not be permitted within 70and may require
compatibility studies.active and passive recreation, playgrounds, field, spaces for the immediately surrounding area. May include seating, small playground or other quantity and/or
quality control for water community or neighbourhood that are opportunities for placemaking features (enhanced landscaping, signage)
.
transit
office
facilities
studio,
care
uses on the
biotech, etccomplementary
), cluster
park system
for residential zone
or
uses, contractor’s
tmentsuses
services, restaurants
0.6 to max. 2.0
barrier
such as manufacturing,
area
(apar
complementary
Land set aside for employment usesresearch and development, light industrial establishments, Allows for some commercial such as fitness centre, craftsperson shop, personal Office allowed
450m from Visual FSR: N/A. Building height: N/A (max. 11m near residential)
•••••
houses, residential
Employment
as artisan’s establishment,
permitted (except related to recreation)
outdoor passive recreation as part of a
Typologies
facility, day care, convenience retail,
–
“green” areas that may have steep slopes or
tunities for
Permits multiple dwellings townhouses, lodging Apartments would allow ground floor such community Minimum 20% landscaped Floor Space Ratio (FSR): min. Building height: min. 7.5m to max
25 m (8 storeys)
•••••
Typically opporconnected open space, natural, trail Provides a “buffer” between land No development
Business Park (General & Service)
•••
Medium Rise ResidentialOpen Space
m
as
light
15,
.
station,
2
such
services,
services,
and
max
etc
to
permitted.
up
Lot usebuilding
:
landscaped
offices
.
personal
foruses
area: 929m
mmercial
%
lot co
20
mixed
tage (environmental)
centre,gas
i
height
if
clinic,
Large
stores,
N/AProtection of natural herfeatures and their ecological functionMay include wetlands, woodlands, valleylandsspecies habitat, No development permitted (only ‘existing’ agriculture allowed)
m
-metres
•••
:
TypicallyretailemploymentbusinessesAlsoallowsbanks,brewpubs,cateringbusiness,commercialschools,commercialentertainment,fitnesshealthveterinary,etcMinimumFSRBuildingor25
•••••
allowed
and Secondary dwelling units
width: 24m. Minimum
lot coverage: 55%
Predominantly single detached dwellings on large sized lots. Second Minimum lot Home businesses Maximum Maximum building height: 11
•••••
Low Rise Residential Natural Heritage Conservation
Commercial (Urban Corridor)
max.
-
0.4 ha
lots that
2.0
level and
max.
landscaped
street
-
style development
Estate
or behind buildings
-
-
. 0.6
commercial services,
retail, multiple dwellings
,
A mix of (apartments), institutional, etc.More “urban”with active uses like shops and restaurants at parking is accommodated underground Minimum 15% FSR: minBuilding height: min. 11m
25m or 50% greater if mixed use
•••••
rastructure and utilities for public
nf
i
Residential
width: 30metres. Min. lot area:
Use (Urban Corridor)
detached dwellings on estate sized
Large scale usesIncludes electrical transformer stations, public works yards, transportation or waste facility
Single are privately/partially servicedMinimum lot Home businesses allowedMaximum lot coverage: 55%Maximum building height: 11 metres••
•••••
Hidden Valley Land Use Master Plan Low Rise
Mixed Major Infrastructure and Utility
3 - 12
!!
!
!
!
C
r
e
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
o
!
!
H
!
!
!
!
!
!
!
!
N
o
r
t
e
e
!
!
!
H
!!
!!
!!
!!
!!!!
!!
!!
!!!!
!!!!
!!
!!!!
!!!!!!
!!
!!
!!
!!!
!
!
!
!
!!
!
!!
!
!
!!
!
!!!!!!!!!!!!
!!!!!!
!!!!!
!!!!
!!!!
!!
!!!!
!!
!!
!!
!!
!!
!
!
!!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!!
!!!
!
!
!
!
!
!
!!
3-13
nity, and land use policies.
for this commu
sit Station Area.
.
then as ‘Existing’)
mendment
A
lan
P
8 as a ‘Heritage Corridor’
fficial
O
Valley Road from approximately Hidden Valley Creek to near Highway 8 as a Heritage Corridor
specific Urban Design Guidelines, Corridor Enhancement Plan (Heritage Corridor), Park & Trail Analysis, Compatibility/Preliminary Noise
-
Revise the ‘Light Rail Transit Corridor’ to reflect any approved Stage 2 ION updated route.
use Pathway/Connection (Type 2)’
-
Integrated Transportation System to:
Urban Structure to reflect the policy directions of this plan, including:Land Use to identify that the Hidden Valley area should ‘Refer to Secondary Plan for Detail’Specific Policy Areas
to remove #2 Hidden Valley (since it will be replaced with Secondary Plan maps and specific policies)Natural Heritage System to reflect some minor adjustments
–
Cultural Heritage Resources to indicate Hidden
– – – –
-
specific (natural environment, water management, parks, transportation, etc.) policies where required to identify directions
-
Zero Energy Business Case, Community
-
Secondary Multi
Technical Studies
–
cycle costs of any resultant municipal assets within the option analysis
e-
led Municipal Class Environmental Assessment for wastewater (sanitary) servicing that, at minimum, includes:
-
of the Land Use Master Plan
Confirm whether or not it is feasible that, if it is determined that there could be future development within Site Specific Policy Area 2B, that there may be a servicing solution to
the north near the new Hidden Valley Road access and River Road extension.
Identify a new ‘Urban Corridor’ along the River Road extension within the plan area instead of Industrial Employment Area and Major TranIdentify River Road extension as a ‘Planned Transit
Corridor’.Illustrate the River Road extension as ‘Planned’ (or if any phase is built prior to the Illustrate Hidden Valley Road from approximately Hidden Valley Creek to near HighwayUpdate
the ‘Planned A Land Use Plan; a Natural Heritage System, Environmental and Water Management Map; and any other map/plan deemed appropriate for showing Secondary Plan details.Objectives,
general and topicWhere possible, utilize the parent Official Plan and land use designation policies. Remove the density policy for Large Lot Residential where serviced.Utilization Assessment
of options to service new development areas, particularly the urban corridor area along the River Road extension.Reduce, minimize, eliminate or improve potential impacts to the natural
environmentConsiders the lif
ooooooooooo
Prepare a draft amendment to Map 2 Prepare a draft amendment to Map 3 Prepare a draft amendment to Map 5 Prepare a draft amendment to Map 6 Prepare a draft amendment to Map 9Prepare
a draft amendment to Map 11 Prepare a draft Secondary Plan that would be incorporated into the Official Plan via an amendment to Section 16.D. At minimum, the Secondary Plan should
include:As part of the Secondary Plan process, complete the following technical studies: Environmental Impact Assessment, Stormwater Management Strategy, Transportation Analysis and
TDM Action Plan, Sustainable Development/NetAssessment, Preliminary Servicing Strategy. Undertake a joint, integrated Wastewater Servicing Class Environmental AssessmentThe Official
Plan Amendments, Secondary Plan and supporting technical studies should provide guidance for zoning, development applications and implementation.Proceed with a City
following aspects will help implement this Land Use Master Plan. Utilize an integrated and public process.
Implementation The Official Plan ImplicationsSecondary Plan and SupportingWastewater Servicing EA
3 - 14
n
heads and wayfinding signage.
-
specific design guidelines. Specific attention should be
-
o the intersection of Fairway/Wabanaki.
ad extension.
e t
oriented ground floor environment is important for the Urban Corridor area
ion-
lan area.of Wabanaki Drive).
portat
Plan area should undertake further environmental study. Incorporate trail
rise and tall buildings within the mixed use, medium rise residential and high rise residential areas.
zoned, zoned with holding provisions or zoning deferred until development application stage.
-
-
law (CRoZBy project).
-
specific provisions to achieve the Land Use Master Plan, Secondary Plan/OP policies and Urban Design Guidelines.
-
law Amendment concurrently with, and that would conform to, the Secondary Plan and Official Plan Amendment.
-
Utilize the base zones from the new Zoning ByProvide context and siteUpdate the zoning for the existing developed residential area.Consider if new development areas should be pre
oooo
Prepare a draft Zoning ByPrepare and utilize 3D modeling, visualizations and testing of urban design principles to inform the policies, zoning and preparation of any neighbourhoodpaid
to building heights and massing, building relationship to the street, setbacks and stepbacks. A transit and active transalong with appropriate building base and features of midIdentify
(existing) Wabanaki Drive from Fairway Road to the intersection with River Road extension as a Priority Street with a Community Gateway function. Prepare a Streetscape Master Plan and
accompanying design guidelines and standards.Incorporate the above into the Urban Design Manual (UDM)Management Plans should be prepared for significant natural heritage features within
the Land Use Master Plan area. This may occur as a condition of a development application and/or with decisions oownership and operation.Confirm future access rights to any of the natural
heritage system, open space, parks and trails within the Land Use Master PAny trail system that is identified within the Natural Heritage System of this Land Use MasterA new local road
should be considered within future development applications for lands in the Urban Corridor with access to River RoWith the construction of the River Road extension, existing streets
in the area should be appropriately renamed (i.e. portionPrepare a cross section(s) and guidelines for Hidden Valley Road from Goodrich/Wabanaki to Hidden Valley (East) Creek that has
a more urban condition. Include in the appropriate manual.As part of the Corridor Enhancement Plan, prepare a cross section(s) and guidelines for Hidden Valley Road from the creek to
Highway 8 that respects and enhances the character and significance of the significant Cultural Heritage Landscape/Heritage Corridor. Include in the appropriate manual.Work with the
Region of Waterloo and Ministry of Transportation on any future improvements and enhancements that could be mad
Streets and Roads
ZoningUrban DesignNatural Heritage System and Trails Community Plans With the consideration of the Official Plan Amendments and Secondary Plan, the existing Hidden Valley Industrial
and Residential Community Plans should be repealed.
3 - 15
n
in
F
available through the Region, GRCA and MNR
rridor Study and subsequent Class Environmental Assessment for the
initiative is being utilized in the consideration of the land use master plan and
-
er Transportation Co
related CityPolicy Planning, Urban Design
year process to update the planning framework.
-
Review Area/Expertise Long Range & Development ReviewNatural EnvironmentCultural HeritageDevelopment, Servicing & UtilitiesStormwater ManagementActive Transportation, TrafficParks, Open
Space and TrailsGeospatial Data and AnalyticsCommunication and EngagementCommunity Planning, Land Use CompatibilityNatural EnvironmentTransportation Planning/Traffic, Active Transportation,
Regional RoadsNatural environment, natural hazards (floodplain and slopes), hydrology and hydraulicsEndangered Species Act/Species at Risk
: Hidden Valley Land Use Master Plan Project Team
1
Table
elph Office
Business Unit PlanningEngineeringTransportationOperations (Design & Development)Technology Innovation & ServicesCommunications & MarketingPlanningResource PlanningGu
City of KitchenerRegion of WaterlooGrand River Conservation AuthorityMinistry of Natural Resources & Forestry
Neighbourhood Planning Review Summary
-
Team
roject
Appendix The Hidden Valley Land Use Master Plan project process was formally initiated in early 2018 and is the first step of a multi Project Process The project was divided into two
major phases. The first phase involved internal project team discussions to study and apply technical information/reportspreparation of the land use and zoning maps. In addition, the
draft maps were circulated to the City, Region and GRCA experts for their professional opinion before presenting the maps at the public informatiocentres. P Hidden Valley project has
an internal team of various experts from the City, Region and Provincial level governments. The internal project team representation is shown in the table below. In addition to the
technical expertise, a significant number and wide range of technical studies were completed by the Region as part of the South KitchenRiver Road extension. Any further technical work
conducted as part of the detail design for River Road extension, or from anysecondary plan. At the next stage, additional technical assessments will be conducted in response to the
land use plan which will accompany the formal Secondary Plan and provide direction for the land use, zoning, design guidelines, heritage implementation and for any subsequent development
applications to follow.
3 - 16
PIC#2
: Feedback
: Feedback PIC#1
2
1
Figure
Figure
t
Parks &
projec
,
se
. The
along with some of the
Cultural Heritage
presented
Planning,
,
the community about the important
feedback form, emailing comments, and
a
first public information centrestaff presented a draft land use plan for the
he
The information presented at the meeting included:
.
residential uses
-
, Transportation, Land Use and Character, and Environment. The
process.
from the second public information centre had some similiarities; however, the top
from the feedback received during t
tormwater
feedback from public, developers and other stakeholders on the conceptual land use and
received
emerged
,
,
2
1
solicited
Figure
Figure
Environment, Transportation, Engineering & Water ManagementTrails
,
a.
What are secondary plansExisting land use and zoning mapsSupporting technical information Key aspects of City land use review and considerationsFinal outcome/deliverables of the projectLand
use considerationLand Use typology for both residential and nonPreliminary technical review information on: Master Plan guiding principles
ncorporated the feedback into the
i
1.2.3.4.5.1.2.3.4.
our themes
Public Process The Project team zoning maps. For this purpose, two public information centres were arranged in the area. These public open houses provided opportunities to review proposed
land use, zoning and other relevant documents and discuss these proposed changes with professionals from the City, Region and Grand River Conservation Authority. Stakeholders were given
various options to provide feedback that included completing have one to one meeting with project manager. The first public information center was in June 2018. Background information
was considerations and potential guiding principles. Feedback was solicited fromcharacteristics of the area and suggestions moving forwardFthemes were Engineering and SteamThe second
public information centre occurred in November 2018. Cityarea informed by the project team’s work and stakeholder feedback. The information presented at the meeting included:The feedback,
three area of concerns were flooding, traffic and environment
3 - 17
F
MNR
Graham Buck
David Marriott
Crozier
Tim Van Hinte
/
Richard Parent
Carolyn
Region of Waterloo
Jane Gurney
Project Manager
Tony
Brandon Sloan (Planning)
t Engel
GRCA
Zammit
Jane
Beth Brown
Trisha Hughes
Vahid Taleban
)
(Planning)
(Engineering)
Design & Development)
–
City of Kitchener
Gollan (Stormwater Utility)
Nancy Steinfield (GIS)
Preet Kohli (Planning)
Barbara Steiner (Planning
Andrew Pinnell (Planning)
Nick
Matt Wilson (Stormwater Utility)
Barry Cronkite (Transportation)
Janette MacDonald (CAO Office)
Colleen Collins (Communications)
Katie Pietrzak/Linda Cooper
Michelle Drake/Leon Bensason
Carol Bacon (Operations
Acknowledgements
3 - 18
wĻƭƦƚƓƭĻ Thanks for the detailed input and comments at this stage. We appreciate it. Much of this stage of work involves coming up with a new land use plan and updated zoning for the
area. As such, there are many of the items that are not necessarily within the scope of this Planning work. You have identified a number of practical and important items to consider
in this area which will be kept as information for future stages of work or the comments are provided to other City or Regional staff.-There will be a roundabout at the intersection
with the construction of new River Road.-The Region of Waterloo controls Fairway Rd and the Wabanaki Dr access. They are aware of the desires for a full intersection. Most of the newer
landowners purchased knowing this was the situation. Older landowners previously didn't even have the Wabanaki Dr right-in, right-out. This area is "Hidden Valley" for a reason as there
is somewhat limited access to the neighbourhood. The new River Road will provide some improved access but with balancing the desire to not have cut-through traffic.- maintenance of
the crescent and street will be raised to Operations staffBelow are a some additional responses to your comments:- Hidden Valley Road has some heritage attributes and has more of a
rural cross-section than other roads. Portions are upgraded to municipal standards. Road and infrastructure maintenance budgets are always challenging. The City does have a system for
maintenance and service (including snow clearing). This comment is being provided to our Operations so that they are aware.- When the Region constructs new River Road it will redo the
existing Wabanaki Dr area and there would be new landscaping/trees. This is something that could be looked at in terms of recommendations for existing streetscape plantings or buffer
plantings. We do need to consider if one day there are different businesses in existing or vacant sites. This will be added to urban design recommendations list.-the streams and forest
are to be conserved. This land use work will help ensure that. It is agreed that it is one of the greatest aspects of the area.Thank you for your comments about the wonderful, natural
environmental features in the area and the suggestions for ownership and protection. The City is strongly pursuing the steps necessary to ensure conservation. There has been comprehensive
study of the features and function and we are aware of the ownership options. The first priority is to ensure the significant natural heritage features are protected from development.
Ownership will be a subsequent stage. A management plan will also be a consideration to ensure the long-term viability. We keep Daphne in mind as we work on this area (her memorium
article remains up on the board outside my office).
IźķķĻƓ ğƌƌĻǤ Ώ /ƚƒƒĻƓƷ CƚƩƒ tL/ϔ Њ ΛWǒƓĻ ЋЉЊБΜ
/ƚƒƒĻƓƷ Industrial Park:Wabanki & H.V/Goderich Intersection:Wabanki & Fairway Road Access:Maintenance:Natural Habitat & Forests:them, but for us as well. more well controlled in terms
of its flow, and cleaned up to make some type of water/scenic feature alongside the trails.Heritage:subdivision? This could act as a local attraction, park for the kids, and somewhere
for avid horse lovers and riders to board and ride. Between the lower marsh lands, what used to be the dirt bike/bicycle park, and various agricultural fields, I believe there are numerous
locations that would be suitable and serve a purpose both visually and economically. from development.
12
L5ϔ
3 - 19
wĻƭƦƚƓƭĻ Region of Waterloo Project Manager provided several responses. Also, email response from Valley upstream of the creek until much after the land use review process that just
started. It will likely be several years. The timing of any mall redevelopment is uncertain but engineering staff typically require the incorporation of stormwater management. Our engineering-stormw
ater utility staff remain well aware of the situation.You have raised a key point, especially if a public authority such as the City comes into ownership of environmental lands...but
also as equally applicable for significant environmental The City is grappling with that as it relates to some of the woodlands that we have ownership of in the City or any other lands
that we may acquire that there should be the ability to resource the management of it. Often a Management Plan could be done as a condition of development approval. we still have to
ensure that the zoning is updated to conform to the Official Plan as a top adjacent areas, any future development applications, the requirement to do a management plan, etc. Thank you
for your comments about the wonderful, natural environmental features in the area and the suggestions for ownership and protection. The City is strongly pursuing the steps necessary
to ensure conservation. There has been comprehensive study of the features and function and we are aware of the ownership options. The first priority is to ensure the significant natural
heritage features are protected from development. Ownership will be a subsequent stage. A management plan will also be a consideration to ensure the long-term viability.
IźķķĻƓ ğƌƌĻǤ Ώ /ƚƒƒĻƓƷ CƚƩƒ tL/ϔ Њ ΛWǒƓĻ ЋЉЊБΜ
/ƚƒƒĻƓƷ Comments to the Region and City:Concerned about water retention (storm water management). Their property flooded 3 times in past 8 years causing extensive damage to house and
creek bed. Looking for more input about any development plans going forward and requested a meeting on this urgent matter.Please protect the forests and wetlands. Please protect all
the ecological features and ensure their optimum health into the future.
345
L5ϔ
3 - 20
wĻƭƦƚƓƭĻ So that you are aware, at the local level, we must conform and follow provincial policy and regulation which establishes the direction for species at risk. We are working with
MNRF and are aware of, and utilizing, the most up-to-date regulated habitat area for SAR such as Jefferson Salamander. You will likely see this reflected in a first preliminary draft
land use plan for the area. We will continue to consult with them on the draft land use plan, along with the landowners and public. You also provided a number of suggestions and concerns
which are recorded and logged. We will be keeping track of public comments for consideration during various stages or methods (ie some could help with Official Plan policy, zoning,
design guidelines, placemaking, technical requirements, recreation and trails, etc). The specific comment about additional recreation needs has been identified a few times in the public
comments received to date. Regarding the landowner farming practices, we are aware that you raised that to others and have received a response. Regarding further JESA study of other
areas, we understand that MNRF has the adequate study and data for them to have up-to-date regulated habitat mapping. They continue to monitor and require any further study of the area.
The City continues to work with them, including on the scope of our land use plan initiative, and the City has not been directed by them to do any further study at this time.We definitely
appreciate your support and suggestion for the direction to conserve this beautiful environmental area.The environmental layers and overlays are under review so we will ensure that
the folks that are looking at it look into this. The 2015 correspondence is recorded. The draft final zoning for the city that was provided in Spring of this year did not include any
zoning matters for this area. As mentioned, it is referred to the Hidden Valley land use review. As we work on it there will be updates to draft maps. Also, there should be time over
the next 2 years to confirm and meet with you about the environmental/GRCA layers.Thanks again for bringing it to our attention.
IźķķĻƓ ğƌƌĻǤ Ώ /ƚƒƒĻƓƷ CƚƩƒ tL/ϔ Њ ΛWǒƓĻ ЋЉЊБΜ
/ƚƒƒĻƓƷ Comments provided in two documents attached to the email. Please click on the email link for full set of comments.Below are part of the comments:surrounding this regulated area
should be permitted and encouraged to be naturalized.year study re. Jefferson Salamander did not include the southern portion, the quarry area or the sloping area north and west of
the largest PSW. This is a significant gap in data collection.the environment.The Hidden Valley property is well known to the community as a privately owned natural area and valued
for its recreational benefits as well as its outstanding environmental features. We believe that in our heavily urbanized region it is paramount to preserve the natural areas of Hidden
Valley for their ecological significance and for future generations to enjoy, and strongly encourage the City to include Hidden Valley in their natural areas planning...We welcome a
collaborative approach...We would be delighted to work with the land owner to consider \[a\] land trust as an alternative option to preserve the property in perpetuity...We are strongly
in favour of protecting the lands intact in perpetuity...Asked for upcoming meetings for Hidden Valley Road. From the letters from April 2018, it appeared that our property was not
under review at that time, but I are still under review and if there are any upcoming proposals for the draft and opportunities for us to be involved.Hazard and Natural Heritage System
overlay are still on the plans. We are frustrated and concerned about what is shown on this map.property.
678
L5ϔ
3 - 21
wĻƭƦƚƓƭĻ Thank you for your comments about the wonderful, natural environmental features in the area and the suggestions for ownership and protection. The City is strongly pursuing the
steps necessary to ensure conservation. There has been comprehensive study of the features and function and we are aware of the ownership options. The first priority is to ensure the
significant natural heritage features are protected from development. Ownership will be a subsequent stage. A management plan will also be a consideration to ensure the long-term viability.Below
is a summary of items related to your comments:-thank you for the documentation and the points and information contained within. As always, you are helping us with informed decision-making.
-there is a need for additional park and public realm space near LRT stations and the neighbourhoods around them. The Region of Waterloo has established that as one of the key recommendations
from the Community Building Strategy. In Kitchener, through our Planning Around Rapid Transit Stations plans we have looked at the existing condition, future growth potential, and recommended
improvements and enhancements to the public realm and park system. In some cases, this would necessitate the City acquiring land through the development process or other method. Additional
priority needs to be placed on this. The subject location is a little different in that it is not directly at a station, and not within the immediate focus area for intensification;
however, there are other benefits to having parkland in the vicinity. Intensification can work with a great public realm. Typically, it is located in close proximity to the development.-all
of the natural environmental features are often consolidated onto one map. Typically this will occur and it is expected that the resultant Secondary Plan for the Hidden Valley area
will have such as map/schedule. Many of the environmental features were shown on a map at the first public information session. In the end, there is usually a 'natural heritage system'
map which may combine floodplain and stormwater management facilities as well. SAR habitat is not shown on formal maps as per MNRF direction for the benefit of the species.-the City
land use plan will be showing the 'expanded' Regional ESPA along with any other updated environmental and floodplain mapping. The City plans will result in formal land use designations
to conserve those significant environmental features. -thanks for the information on the PSW, ESPA, etc - we utilize the updated mapping from MNRF, Region, GRCA, City and any other
sources-species at risk are regulated through provincial legislation and we will be following that through this process. The same is true for provincially significant wetlands.-we have
consulted with MNRF on the scope of the City land use plan work and will continue to consult them as the plan is reviewed-we are aware of, and were part of, all of the natural environmental
and other study completed through the River Rd Environmental Assessment process. The Region has allowed us to utilize all of the studies and data. We also will be preparing an Environmental
Impact Study of any recommended land use plan-we are aware of the suggestions for the future of some of the land. The Region has identified through their EA study the mitigation measures
for any environmental land impacted. I don't believe it involves them purchasing and providing other land 'in lieu'
IźķķĻƓ ğƌƌĻǤ Ώ /ƚƒƒĻƓƷ CƚƩƒ tL/ϔ Њ ΛWǒƓĻ ЋЉЊБΜ
/ƚƒƒĻƓƷ 1. Please see and attach the 4 page document that I gave to staff on June 19 and sent to staff in November 2017.2. This document makes several points:a. The need for the City
to provide a green space for the 50,000 and new residents that will be placed into the new high rise buildings along the LRT.b. We need to consolidate the various environmental restrictions
into a single map. c. The need to think of how to get money to buy the approx. 5 hectares on the East side (now a cornfield) so that no more development occurs there. The following
is a summary of the affidavit attached to the comment sheet:(ESPA) in Hidden Valley into public ownership to ensure that the area would be protected for generations to come.Plan to
120 acres.Salamanders) should be protected, the provincially significant wetlands should be preserved and that the addition of 50,000 residents to the Kitchener requires a large green
spaces be provided for park space. States that if new residents are to have access to park space via the LRT the only green space left in close proximity to the central core area and
LRT is in Hidden Valley.be preserved. Road Steering Community in 2013. Added the Jefferson Salamander regulated habitat area to their protect areas and agreed the boundary was at 300
metres. adjacent to Hidden Valley Drivedestroyed to construct the road. inside the 300 metre salamander zone. Would like a clear statement that states that development will not occur
on these lands and would like the map to extend the ESPA to cover these lands.
9
L5ϔ
3 - 22
wĻƭƦƚƓƭĻ See comment #9Thank you for the information and concern regarding Jefferson Salamanders and the natural 'system' within Hidden Valley. The study and information from the Region's
Environmental Assessment process continues to be built upon. Thanks for providing additional information and other documents. At the local level, we must conform and follow provincial
policy and regulation which establishes the direction for species at risk. We are working with MNRF and are aware of, and utilizing, the most up-to-date regulated habitat area. We
will continue to consult with them on the draft land use plan for the area.See response #11
IźķķĻƓ ğƌƌĻǤ Ώ /ƚƒƒĻƓƷ CƚƩƒ tL/ϔ Њ ΛWǒƓĻ ЋЉЊБΜ
/ƚƒƒĻƓƷ Do not understand nor accept that the regulated area delineated by the OMNR should not be zoned Natural Heritage Conservation given that the area was regulated in order to protect
habitat for a species listed in SARA. Natural Heritage Conservation zoning is absolutely appropriate for this area. He suggests that failure to do this would be an abrogation of duty
by the City and may result in appeals.Mentioned again key concerns from previous submission dated June 23, 2016.Jefferson Salamanders declined 90% over the last 33 years. MNR required
tests that destroyed eggs. Non-lethal testing needed by policy. technologies we need to protect and preserve this animal for what we can learn from it for medicines and science. Potential
Cancer Cures. Political will was lacking because it was in the way of oil pipeline. NEB is corrupt. RCMP compromised. Governance powerless to address NEB issues. The animals roll as
an indicator species is more valuable than oil. It is a protector of water upon which our entire economy, communities and food supplies relies on. In a world of climate change water
is gold. Water is life. Water systems must be protected. This animal can do it. For areas like Hidden Valley, the whole system is the life support. Fields, forests and water. The following
is a summary of the e-mail chain package attached to the comment sheet (Emails are between Ms. Lanteigne and various government agencies):o The Environmental Assessment used by the
National Energy board was from 2016 and therefore outdatedo The decline in the number of Jefferson Salamanders and their habitats since they are closely linked to our water supplies.
101112
L5ϔ
3 - 23
wĻƭƦƚƓƭĻ Thanks for providing feedback on the questions from the first public information meeting. These are helpful and will be considered.
IźķķĻƓ ğƌƌĻǤ Ώ /ƚƒƒĻƓƷ CƚƩƒ tL/ϔ Њ ΛWǒƓĻ ЋЉЊБΜ
/ƚƒƒĻƓƷ Like about area: Missing: Community park area, paved sidewalksImportant to consider for any future uses/development: Other key aspects about this process should be considered:harmonize
and work with the LRT system.
13
L5ϔ
3 - 24
wĻƭƦƚƓƭĻ Further discussions have occurred with the land owner, including City Engineering/SWM Utility. The City has prepared an upstream study, as part of the Hidden Valley work is
conducting further creek monitoring, preparing a computer model based on existing conditions and that can run future development scenarios. A Stormwater Management Strategy will be
prepared as part of the process. There is floodplain and some properties are within. The City has been meeting with the GRCA and the Region (regarding River Rd and the environmental
area). There may be some options to explore and these will be recommended as next steps.Thank you for the comments and information about the importance of trees, groundwater, habitat
and species at risk. These are all key items that the City and others value, conserve and try to enhance. The hydrologic regime is being considered and further studies. The Ministry
provides us with the regulated habitat mapping, is part of this project and regulates this species. The proposed plan includes all of the signficant environmental features within a
Natural Heritage Conservation designation.See response to Comment #1. Further:1) development north of Highway 8 will be required to provide stormwater management and achieve requirements.2)
That is the intent. Future redevelopment of the mall will be required by the City to implement stormwater management to the site.3) The Region engineering design will have to manage
stormwater from the road. While low impact develpment/infiltration solutions are preferred, a portion of the road will require additional SWM facility storage. This is intended as an
enhancement to the existing pond on Wabanaki north of Goodrich Dr.
IźķķĻƓ ğƌƌĻǤ Ώ /ƚƒƒĻƓƷ CƚƩƒ tL/ϔ Ћ ΛbƚǝĻƒĬĻƩ ЋЉЊБΜ
/ƚƒƒĻƓƷ Lived here since 1981, love area. Stormwater Management and Flooding are key issues-2 major floods of my property and of Hidden Valley Rd. -With more development/roads more
water flowing into wetlands-What is being done to hold water from further flooding?-What stormwater management is being done with River Road extension?-New road is no retention ponds
(don't see anything on plans??) that would imply more water from paving (large surface area) of excessive water being dumped into wetlands -> Further flooding of my property and neighbours.Having
water, food and air. Trees. 12% tree coverage in southwest Ont. Environmental Commissioner lacks data on our local tree coverage. Why? We are the largest Region dependent on groundwater
in Canada. Where is data on our hydrologic regime re: Trees?The Provincial Gov't is revising the criteria for Jefferson Salamander habitat. This entire process is premature. The law
is being replaced to reflect the fact that only 10% of these animals are left. They must revise the policy because how it was implemented, failed to protect. The MNR were killing them
by destroying egg masses for DNA tests. Hybrids and pure are both in serious decline. The constraints will be far more stringent and prioritize negating the risks vs adopting mitigation.
They will also start saying NO. There will also be money to protect and study these animals. The idea of building here is fiscally foolish. This area could be a fiscal and scientific
treasure for our area. These species have DNA traits that could advance the ability to regrow limbs, cure downs syndrome, regenerate tissues but if degrade habitat all this could be
lost. This entire process should be vetted in front of a proper independent scientific body. Development services has a bias for development. The Ministry of Natural Resources and Forestry
has a mandate to support those sectors plus they are both the ones who issue permits and enforce law. There is a bias. We need forward thinking people to address the reality of this
situation. Our water and air is at risk now. We can't even entertain status quo development and survive climate change if we don't change the way we are doing things. There is a dying
species here. Protect it. We protect our own water and air. It is common sense. Use it.Stormwater Management-Flooding currently happens along Hidden Valley Rd. where the wetlands exit
to the Grand River.-There are 3 opportunities to reuce the flooding:1) The development freeze north of Hwy 8 will be lifted now that the forcemain sewer is installed/ Will new development
in this area reduce the peak flow, with new stormwater management.2) Will the development at Fairview Park Mall end up with reduced peak flows due to new stormwater management?3) What
stormwater management was included as part of the River Road extension. There will be 3 or 4 more acres of impervious area contributing to floods at Hidden Valley Rd. -There development
have to reduce the flow to eliminate the flooding.
123
ID#
3 - 25
wĻƭƦƚƓƭĻ The Region of Waterloo has determined the River Road extension alignment. Through the approved Environmental Assessment process it was identified that a small portion of the
environmental feature would be impacted and mitigation measures were included. The location identified at River Rd extension and existing Hidden Valley Rd/Goodrich Dr will be a roundabout.We
are endeavouring to conserve the 'green' area. We understand the entrance at Fairway Rd is regulated by MTO and the Region advises this is unlikely to change in the near future. The
information about the water table is helpful. Further water management work is part of this land use planning process.Thank you for the comments and suggestions that will be considered
in the future planning work. Please note that a new arterial road is to be built in the vicinity (River Road extension) and there will be more vehicles. When the Region conducted the
study, effort was given to designing it in a way that would discourage cut-through traffic in the neighbourhood and Hidden Valley Rd would primarly only be used by those in the neighbourhood.Thanks
for the comments. We will look at the potential to establish a more proper and prominent entrance to this area. Working on the CHL will be a next step. Birds and other fauna were documented
extensively as part of the environmental studies from the Region's River Rd work and helped lead to the reaffirmation of the significant of the features/area.We will raise this with
the appropriate transportation staff.
IźķķĻƓ ğƌƌĻǤ Ώ /ƚƒƒĻƓƷ CƚƩƒ tL/ϔ Ћ ΛbƚǝĻƒĬĻƩ ЋЉЊБΜ
/ƚƒƒĻƓƷ Where the new proposed bridge over Hwy. 8 angles into Hidden Valley, the River Rd extension on the left hugs Hwy 8 for a reasonable distance as it heads toward the roundabout
at Wabanaki. However, Hidden Valley Rd to the right of the bridge initially swings too far into the green Natural Heritage Conservation area. It needs to also hug closer to the Hwy
8 expressway. I don't see any need to have it intrude so much into the green conservation section.Where Hidden Valley Rd meets the River Rd ext, there could be a stop sign on Hidden
Valley Rd so traffic on it stops and waits for an opening in River Rd ext traffic before entering onto River Rd ext. Green protected area Proper entrance from Fairway Rd. River Rd will
help!Water table around some of the existing Hidden Valley Rd lots is very high - look at both sides of our lot - where boll rushes are growing in the grass area.Any changes in the
area should be studied to mitigate the problem. The proximity to stores on Fairway Rd but also the quiet of the neighbourhood. Trails through the natural heritage conservation area
and along the river. We don't want a lot of traffic going through our neighbourhood. Privacy is important for people whose houses back onto the proposed park. Their opinions should
be given more weight since they're impacted more by decisions concerning the park. Please allow for large tree plantings along the fence lines. It would be better to just add a path
and leave the rest natural.Design guidelines for entrance features. Cultural heritage landscape must be done as soon as possible. Regard for:-songbirds and other birds in forest area
should be given as high a priority as salamanders.-must be one of the greatest concentrations in all of the Region -how are the areas for food - foraging for birds needs protected
- so they can surviveTraffic-Would the City consider talking to the landowner at Hidden Valley Rd and River Valley Road to allow their drive barn to be removed or relocated to improve
the sightline for traffic turning left onto Hidden Valley Rd from River Valley Road.-Dangerous right now
45678
ID#
3 - 26
wĻƭƦƚƓƭĻ We take direction from the provincial ministry that legislates and regulates species at risk such as Jefferson Salamandar. Their staff are being consulted as part of our project
team and we also have Region and City environmental planners and GRCA staff involved. For most of the regulated habitat there are also other signficent environmental features and it
will be designated and zoned for conservation. There are some areas that may either have previous approvals or need further information prior to making a land use decision.Further discussions
have occurred on this. For lands that are within the area that could be serviced by the existing pumping station at River Birch, provided the lot requirements of the zoning can be met
for Large Lot Residential (currently R-2 zoning, proposed RES-1 in the new Zoning By-law), it should be reasonable to revisit the density policy and revise/remove.Thanks. The design
of the open space/park and the Fairway Rd traffic situation are both a little different than the scope of this land use work but are practical comments. They have been received and
will be provided to the appropriate parks and Regional transportation staff.Thanks. The design of the open space/park and the Fairway Rd traffic situation are both a little different
than the scope of this land use work but are practical comments. They have been received and will be provided to the appropriate parks and regional transportation staff.Thanks for providing
your feedback and concern. The City is committed to ensuring the significant natural area is conserved and that any new development that occurs in the vicinity is 'harmonious'. Development
proposals have to conduct a number of technical studies about grading, stormwater management, environmental study, etc and often with stingent targets. You are correct that there may
have to be stricter guidelines for grading, paving, density and design in this area and the background work that is underway will help provide that direction.
IźķķĻƓ ğƌƌĻǤ Ώ /ƚƒƒĻƓƷ CƚƩƒ tL/ϔ Ћ ΛbƚǝĻƒĬĻƩ ЋЉЊБΜ
/ƚƒƒĻƓƷ It is premature to decide land use for Hidden Valley because we lack data and laws of protecting Jefferson Salamanders are changing. Kitchener lacks data -> we don't know tree
coverage or how much Hidden Valley forest represent of that value. "The government response statement for Jefferson Salamander and Unisexual Ambystoma (Jefferson Salamander dependent
population) builds on and replaces the existing government response statement for Jefferson Salamander (2010)." -Laws being replaced.Any change in Hidden Valley is a risk. Stopping
risks is the priority. Kitchener must step up and help protect Jeffersons. There is funding for conservation. Habitat loss is the biggest threat. support the approach outlined in the
draft Land Use Master Plan and specifically support the lot dimensions that are proposed within the new Secondary Plan. Secondary Plan as maximum density of 4 units per hectare is not
reflective of more recent large lot residential development and is significantly below the densities contemplated within the broader Low Rise Residential land use designation. If staff
wishes to maintain a maximum density, it is our recommendation that it be increased to a maximum of 8 units per hectare which would still result in lot sizes of 24 meters in width and
lot areas of 929 square metreslocation and Wilson would improve 1) safety and 2) move traffic more efficiently along very congested Fairway road. A roundabout would certainly improve
flow on Fairway Rd and make it a lot safer. Our major concern that I would like to express is the use of the land designated for commercial and mid-rise residential from the aspect
of the natural lands behind them. Though the natural land in the area under review has been adversely altered, in recent years, due to Beaver damning and flooding as well as unauthorized
off-road traffic it is still a beneficial area to the City of Kitchener. Respect for those natural lands should be adhered to through very careful approval of the types of commercial
and residential units that property and may require stricter guidelines for land grading, paving, density and design. It should be harmonious, in all aspects, to that natural area.
9
10
111213
ID#
3 - 27
wĻƭƦƚƓƭĻ Thanks. 1. Preference is to wait and see about confirmation on any future potential servicing before making any change. At this time, the preferance is to retail the limited
servicing situation and estate lots would be suitable and compatible with the area. There is potential for additional lots on this property.2. Although not necessarily required, this
could be a possible policy to put in the pending Secondary Plan so that it is clear at any development application stage. For the location identified, a private/condominium road would
be preferred.3. This is reasonable and could be captured in the same policy for the Secondary Plan as noted above.4. We have used all of the most up to date environmental mapping available
at this time. There is a provision in the Official Plan about further environmental study at the application stage cna refine and confirm the exact surveyed boundary without an amendment.
With the introduction of the River Road extension it is expected that it will be a fairly busy road connecting various parts of the city, highway and off-loading some of Fairway Rd
traffic. Any new development along that road extension would have direct access in accordance with Regional regulations. The suggestion for a 'service' road is a good one and is being
considered for the mixed use/residential area. Yes, it is likely that existing residents have established travel patterns to the business and services utilized. There is the potential
that this plan could provide other services even closer and more accessible. There is no firm concept for the use of the natural heritage area. That typically is at a latter stage.
The new plan does need park space. We have identified that at least 4.5-6.5 acres of active park space would be needed. A new neighbourhood park is indicated on the plan and additional
space should supplement that. Others have identified that some entrance features should be planned for the existing community and the new development area. Thank you for the gateway
entrance idea for the park.
IźķķĻƓ ğƌƌĻǤ Ώ /ƚƒƒĻƓƷ CƚƩƒ tL/ϔ Ћ ΛbƚǝĻƒĬĻƩ ЋЉЊБΜ
/ƚƒƒĻƓƷ In general, supportive of the update to the HV Sec. Plan. Below are four detailed comments: should full service be available to the lands. 2. We request that the policies provide
the opportunity for development of the lands by way of public road or private road (i.e. condominium development). Development by way of a common element condominium would provide opportunity
to freehold lots with a common element road, which would result in an efficient use of the land, design consideration and reduced municipal infrastructure. 3. Provision for lands to
be development by way of consent application should also be provided where no municipal road is proposed as this represents another opportunity for development of the lands. We request
that this be recognized as an opportunity for lot creation as an alternative to a Plan of Subdivision. 4. Clarification of the limits of the Natural Heritage Conservation Lands is
requested. Based on a review of GRCA mapping, the limits of the floodplain do not extend onto the lands as illustrated on the proposed Land Use Plan and shown as Natural Heritage Conservation
Lands. As such, the extent of the designation should be modified to reflect the mapping accordingly. We request the policies make provision for further detailed delineation of the Natural
Heritage Conservation designation at the time of site specific applicationI have been considering the proposals presented at the Public Information Centre #2.Everything that is proposed
will bring new traffic congestion and issues to an area that already is at capacity. It was indicated that current Hidden Valley residents could take advantage of new hair salons,
medical services, etc. I suggest that all of us have our own preferred services now and are unlikely to change. Accordingly, both the people providing the services and their customers
will be coming from other parts of the Region with attendant extra traffic. The plan does not provide sufficient or adequate service roads to mitigate against traffic congestion on
Wabanaki Dr and the River Rd. Extension.While the Natural Heritage Conservation is fantastic yet remains without any firm concept for its use. The new plan is woefully lacking in adequate
Open Space and reasonably sized one exists at River Valley Dr. Duplication is unnecessary, but if the city is determined to construct one, it would be better suited to be placed on
Wilson Ave. as a Gateway to Homer Watson Park.I would be prepared to discuss these in person as well as other concerns at your earliest convenience.
1415
ID#
3 - 28
wĻƭƦƚƓƭĻ Regarding the additional points you have raised:-yes, it would be great to have master plans for the larger park/open spaces in the city-you are correct that there is no change
in ownership of the mentioned land-if the land stays in private or comes to public or trust ownership, it should have a Management Plan to ensure the ongoing stewardship of the land-the
Region advises that once River Rd extension is built (thus doubling a portion of existing Wabanaki) there will be capacityThat is related to the Region's River Rd project so would suggest
that they should be contacted. All requirements were completed to satisfy the Part II order. The Region is also continuing to conducted further technical work as part of the detailed
design. The Region is well aware of the concern about salt and is a proactive agency in that regard. We have not seen any project update on their website since earlier in 2018 but will
endeavour to contact and meet with the Region's project manager.
IźķķĻƓ ğƌƌĻǤ Ώ /ƚƒƒĻƓƷ CƚƩƒ tL/ϔ Ћ ΛbƚǝĻƒĬĻƩ ЋЉЊБΜ
/ƚƒƒĻƓƷ I wish to have this letter added to my earlier submissions on the subject.I am aware that the City has not conducted or completed a Master Plan for Homer Watson Park, even though
it has been under consideration for a decade. I suspect that Master Plans are also missing for other City parks.In Hidden Valley, the Natural Conservation Heritage areas within the
boundary of Hidden Valley Road remain in private ownership with no change to that status likely within the foreseeable future. Should the City acquire this land or if it were to be
put in a land trust, one could not guess when a Master Plan for this area would be conducted or put into effect. Accordingly, it may be decades before it is available as a recreational
area.As I have stated in earlier submissions, the area set aside for Open Space and reasonably sized Neighbourhood Parks is pitifully inadequate given the situation articulated above
and given the distance to the next nearest Neighbourhood Park or Open Space. Those that exist might well be considered already at full capacity. Obviously, adequate service roads
and parking space must be considered in conjunction with the development of such much needed parks and open spaces.Re traffic on Wabanaki, just this week, a resident from Hidden Valley
lamented the congestion on Wabanaki Rd. at a Regional Budget Meeting. Again, I must reiterate, that the plan does not provide sufficient or adequate service roads to mitigate against
traffic congestion on Wabanaki Dr and the River Rd. Extension.I would be prepared to discuss these in person as well as other concerns at your earliest convenience.Years back I submitted
a Part II order request regarding Hidden Valley that secured an order from the Environment Minister to implement salt studies in that area. I have never seen the completed report and
I was wondering if I could secure a copy of that along with field notes if possible.
1617
ID#
3 - 29
wĻƭƦƚƓƭĻ Thanks for the comments and suggestions in response to our engagement questions. They were considered in the formulation of the draft master plan and will help provide some
direction for the next steps in the planning process. Here are some additional throughts in response:- There are significant environmental features to conserve. The Region now uses
the Core Environmental Feature terminology which includes ESPA.- A good portion of the natural heritage area is currently in private ownership. Access and opportunities for passive
recreation are to be determined.- The provincial legislation, policy and regulations provide direction for habitat and species at risk habitat. In the instance of the additional ponds,
there could be further study.- It would be ideal to see some additional plantings and improvement to the edge condition of the woodland in the future. It is expected that this will
be further identified and direction provided at future stages of the process.- The area indicated as proposed site specific policy area 2A has an existing residential subdivision and
zoning approved.- Should the lands have future public access and passive recreation, parking will be considered.- The west side of Wabanaki Dr is one of the last remaining protected
heavy industrial employment areas.- The proposed Medium Rise Residential area does not go into the significant environmental features. Stormwater management quantity and quality along
with groundwater infiltration, development buffers and implications to the environmental features is of top concern for the City. Although these items are typically the subject of numerous
studies through the development process to ensure there is no negative impact, we are conducting additional City-led studies through the next secondary plan stage to provide further
specific and detailed direction.
IźķķĻƓ ğƌƌĻǤ Ώ /ƚƒƒĻƓƷ CƚƩƒ tL/ϔ Ћ ΛbƚǝĻƒĬĻƩ ЋЉЊБΜ
/ƚƒƒĻƓƷ a) I am glad to see that the Natural Heritage designation has been given to much of the land north of the old proposed River Rd extension. This expansion of the ESPA is something
I look forward to seeing finalized.b) I can support the Low Rise Residential designation for the area south of Hidden Valley Rd. This area is outside of and some distance from the prized
treed area and PSWs of Hidden Valley.c) Although I am pleased to see the Natural Heritage designation along the river, I was disappointed to learn that a significant portion of that
land is private property so public access is likely limited. This area adds ecological benefits etc. but does not seen to provide opportunity for passive recreation.d) Even though the
potential breeding pond of the Jefferson Salamander at the SE side of Hidden Valley is shown as Natural Heritage, the possible migratory route through the field to that pond is shown
as a #2. I realize this indicated further study/regulation. I feel it is very important to include the potential migratory route with a Natural Heritage (NH) designation. e) Additionally
the majority of that SE #2 area should also be designated as NH and planted with a variety of trees and other vegetation. The shape of this existing #2 field creates far too much edge
habitat which is undesirable ecologically. This field area needs to be looked at very carefully and designation altered to accommodate the salamanders and to make the whole protected
area more environmentally sound.f) I was also disappointed to see the other #2 designations. The topography and location of the most south-westerly #2 section should automatically make
it a NH designation. It is not suitably located to receive any other designation. Only the very front of the central #2 section could reasonably be expected to receive a residential
lot. The remainder should be designated Natural Heritage.g) This area will likely become a well-used park even if amenities are not added such as has been done at Huron Natural Area
(HNA). Consideration must be given for suitable parking and access to portions of the natural area. Without some form of controlled access and access points there could be unexpected
destruction of natural features. HNA is already short on parking. Even with a change in driving habits and the arrival of the ION, parking will be essential in the HV area. The most
appropriate location for such would be in the area you have currently designated as Commercial. Consideration should be given to an appropriate entrance and to parking. Do we really
need that much space for commercial when the residential population here will be relatively small and other commercial facilities are a short distance away. Even if this area is not
expected to become a promoted passive use area, suitable access points must be considered and appropriately designated now.If more commercial area is required in the area, look to the
other side (west) of Wabanaki.h) The small Low Rise Residential area on the north side of Hidden valley Rd should be designated as Natural Heritage. There is enough residential on the
south side of Hidden Valley Rdi) The Medium Rise Residential area appears to penetrate significantly into HV. These hard surface areas result in salt and pollution laden runoff eventually
entering into the PSWs below. Can we be assured that runoff will be directed elsewhere? Otherwise the developed area should be reduced in size so runoff never reaches the wetlands.j)
With our anticipated growth, citizens will need more green space. Hidden Valley may be very important in that matter. Large intact forests are also very important for the health benefits
they provide as well as their ecological benefits. By planting trees in several areas as I suggested earlier, these benefits are increased. The tree cover within the city is also a
point of concern. This would be a wonderful opportunity to increase that coverage and improve a very significant ecosystem at the same time.k) Since 20% of our water supply comes from
the Grand River, and much of that from the Hidden Valley area, it is essential to do everything possible to ensure development in HV does not affect our water quality. Currently, the
majority of runoff within the ring road flows into the PSWs. New development within that circle must be designed to prevent runoff into the PSWs. The best option is to designate more
of the area within the ring road as Natural Heritage and to plant trees in current open spaces. Land currently designated as developable in this plan should be reduced
18
ID#
3 - 30
wĻƭƦƚƓƭĻ 1. Thanks. Will be recommending the designation.2. Will look to provide policy direction to align the policies regarding density and sanitary with the intended implementing
zoning.3. Discussion about other potential uses and sites was helpful. Some parcels a challenge but there is opportunity to provide some supporting services and uses for the area.Discussed
the existing and potential future situation. The landowner and representative has had numerous meetings and conversations with City Engineering, SWM Utility, GRCA and some with the
Region. They are in receipt of the City's Hydrology and Hydraulic Study prepared by Walter Fedy. Many of the properties, including the Mall and industrial properties nearby, where built
at a time with different to no stormwater requirements. With any new development application on lands within this drainage area, the City will be requiring stormwater management measures.
When Wabanaki Dr was constructed there were 2 SWM facilities built for it's drainage (not necessarily for the overall contributing area). The Region would have to manage drainage from
the River Rd extension and the City and landowner(s) are AMEC/Wood consulting group that provides the next step from the Walter Fedy study and investigates in more detail the specifics
of this location, monitors the creek(s), creates a water 'model', and provides stormwater management criteria and recommendations that will be an input to the land use and technical
studies. Future development would have to follow these requirements and conduct implementing work and reports to confirm how stormwater will be managed so that it will have no negative
impact. The result of the City-led work and future stormwater management measures that a developer and/or the City may identify and complete in this area could have a positive effect.
The City (and consultant) work would be available. The landowner has an existing situation to deal with given the property has a large portion in the 'floodway'. They have suggested
some on-site options and would need GRCA and City approval. Further follow up may be required.Discussed many options and possibilities. Reviewed the nature of the first draft proposed
Business Park Employment and Open Space along with River Rd extension. Compatibility of land uses is one of the principle concerns. Moving towards consideration of Commercial with office,
employment and institutional uses. Some direction for future use of hydro corridor for parking. A future landowner would have to do many compatibility studies and other considerations
for future additional of residential. Currently not the proposed approach through the City-led planning work and Regional planning direction. Discussed the possibilty of renaming/rebranding
this section of the community to a different 'district' name.
IźķķĻƓ ğƌƌĻǤ Ώ δhƓĻΏƚƓΏhƓĻδ hŅŅźĭĻ źƒĻ ǞźƷŷ tƩƚƆĻĭƷ ağƓğŭĻƩ ΛWğƓǒğƩǤΏCĻĬƩǒğƩǤ ЋЉЊВΜ
/ƚƒƒĻƓƷƭ 1. Support Low Rise Residential - Large Lot2. Request OP/Community Plan density (units/ha) for lots that can be municipally serviced be adjusted to match with the provisions
of the intended zoning (ie lot width and lot area reqts if achieved would = 8upha)3. Questions and discussion about permitted uses of other non-residential parcels along River RdNumerous
issues related to existing flooding conditions and concern with future development within the drainage area. They've owned the property for 34 years and in the last several there are
increasing significant flooding events - including 10-15 feet over top of bank. Significant dollars spent on property regarding culverts and other floodproofing efforts. The Road has
blown out a few times. Want A)the existing situation to improve and B) new development to manage it's SWM and not exaserbate the situation. How is/will SWM being managed from the Fairway
Mall property? How is/will SWM be managed from Wabanki Dr? River Rd extension? Suggest there should be no new development until there are solutions for the flooding situation for Hidden
Valley Creek(s)Many points of consideration related to potential future use and function of the site. Issues related to the design of River Rd extension and ramping to highway by the
Region, access and frontage for the lands. Future use and access of the adjacent hydro lands is related. Property could have significant viewpoints from the highway entering/leaving
the city. Potential future commercial and office uses. Looking at possibilities for residential or mixed use with future residential at upper levels of a development. The land acquisition
process for River Rd extension with the Region and landowner is not underway.
3 - 31
wĻƭƦƚƓƭĻ The top priority is to ensure that the significant environmental features are conserved. The next and best step to do that is to change the land use designation and zoning to
Natural Heritage Conservation. After that, ownership and management plan would be next. Reviewed the existing context and permissions in place for several of the land parcels in the
area. There are some areas with an existing draft approved plan of subdivision. There are provincial policies and regulations as well through the MNRF with regard to species at risk
habitat and the approach. It is possible under the regulations that for certain species, a permit can be obtained after study and when considering any potential mitigating measures
for the betterment of the species. This leaves the City in a bit of a challenging position as to what the future land use could be of such a parcel when it is not clear or known at
this time whether there could be development or not. Regarding future development in the River Rd extension area, it would be adhering to SWM and other criteria set for this area through
this process. Low impact development would be part of it and the proposed direction from planning staff is to move further towards more sustainable development/net zero/"green" building.
Discussed the City-led water management modeling work and that it will inform the land use and the subsequent environmental impact study.
IźķķĻƓ ğƌƌĻǤ Ώ δhƓĻΏƚƓΏhƓĻδ hŅŅźĭĻ źƒĻ ǞźƷŷ tƩƚƆĻĭƷ ağƓğŭĻƩ ΛWğƓǒğƩǤΏCĻĬƩǒğƩǤ ЋЉЊВΜ
/ƚƒƒĻƓƷƭ Importance of the natural environmental area. Want to ensure the City will implement the necessary projtections. Concerned with species at risk habitat, adjacent land uses,
servicing, sourcewater projection, etc. Ideally would be more "green" and any new uses should use low-impact development.
3 - 32
Response/Action 1. This is the master plan process that will help protect the existing elements of the Natural Heritage Conservation designation. This will lead to the zoning update,
the next step is an Environmental Impact Study, and this master plan recommends there be a Management Plan for the signficant environmental areas.2. Access locations on River Rd are
governed by the Region. It is an access prohibited road and an access permit would be required. There are specific standards for the distance and location so they do not impede traffic
flow or intersections. Typically these are identified and confirmed at the development stage.3. A potential internal road for the area specified is indicated on the master plan drawing.
In the next step (Secondary Plan), more detail could be provided. Public or private internal roads and parking areas are indicated and created through the development approval stage.4.
LRT (ION) Stage 2 has not completed a formal Transit Project Assessment. Typically, transportation routes are not shown in our local Official Plan until they are finally approved and/or
shown in the Regional Official Plan. Notwithstanding, since this is a 'master plan' for the future and we are aware of a potential revised route through a portion of the area, the map
is revised to show an LRT corridor under review.5. This is the mapping and current status of the River Road extension that the Region provided to the City.Items 2 & 3 - the developer
would have to provide this to the satisfaction of the Region and/or City depending on the access point to which road. It may be through a permit process or identified in a public development
application. These lands are one of the last Heavy Industrial areas and are "protected employment". They are not/have not been included within the Hidden Valley area Community Plan
or Site Specific Policy Area nor where they indicated as part of the Hidden Valley Study Area in the approved Comprehensive Review of Employment Lands Study. These lands should be referred
to the Region to consider as part of a broader employment review in the ongoing Regional Offical Plan process. Should that process result in recommended changes, the City would review
the direction at the appropriate time. Most of these lands are an important component of, and relate to, the rest of the industrial employment area. They are not intended to be considered
in a future LRT/PARTS focus area around the Fairway Station. Only 190 Goodrich Dr and the adjacent unaddressed parcel with frontage on Wabanaki Dr may have merit in future consideration
should there be frontage and/or access to where new River Rd will replace existing Wabanaki Dr.
Hidden Valley - Draft Land Use Master Plan Feedback (May 2019)
Comment The Secondary Plan for Hidden Valley (Master Land Use Plan), must not be considered complete without:1. The immediate commencement of a study for a Master Plan for the Natural
Heritage Conservation area as designated in the Official Plan of the Region of Waterloo and in the City of Kitchener (CRoZBy) zoning By-law to protect the existing elements for the
designation.2. The mapping showing ingress/egress of any areas proposed for Commercial. Business, Residential, Mixed Use areas to and from the River Road Extension. (i.e. safe ingress/egress
that will not impede traffic flow to the River Road Extension. Wabanaki or Hidden Valley Rd.3. The mapping showing internal roads and parking areas of any areas proposed for Commercial.
Business, Residential, Mixed Use.4. The mapping showing the proposed route of the LRT (ION) and ancillary utilities.5. Remapping the River Rd./Bleams Rd. extension to conform with
the one presented in Public Open House Presentations by the Region and to the Regional Council.In items 2 and 3, the developer must be required to provide this to the satisfaction of
City Staff and all interested parties in the interest of sound planning principles.Hidden Valley Secondary Plan boundaries should be revised to include 1 Chandaria Place, 1 Goodrich
Drive and 190 Goodrich Drive for a number of reasons, including a portion in the influence area of the Fairway ION station and land use considerations.
12
ID#
3 - 33
Response/Action 1. This is a Heavy Industrial area that is protected employment. That would constitute a 'conversion'. The lands are not within the scope of this study. Further, it would
not be appropriate or compatible to have sensitive uses like residential immediately adjacent to high class industrial lands.2. These lands include open fields and in some cases vegetation.
They are within a current species at risk regulated area. While the policy direction would be look at these areas for now development, the Provincial Policy Statement does not provide
definitive direction and definition of this. The legislation and procedures also allow for a permit to be considered through a process. Also, Area 2A has existing development approvals.3.
The City is aware of the desire.4. Forest expansion is a desirable outcome. Regarding the areas indicated, they are Estate Residential within the existing Community Plan, have a draft
approved subdivision and did not intrude into the forest. The northern portion is part of the regulated habitat area.5. We continue to thank you for your admirable efforts to help plan
a beautiful trail and pathway system around the Grand River and Hidden Valley area. The comment is provided to our parks and trails staff.6. See #5. There is a stormwater management
pond and significant environmental features in the area and a steep slope; however, the desire for a connected trail system is acknowledged.7. The proposed residential land uses for
the area indicated could actually be much better for the issues identified vs. the existing industrial business park designation and zoning. Through the next steps and the development
application stage, signficant effort and technical study is put into dealing with stormwater management, infiltration, salt management, etc. Specific targets are being developed for
this area. In many instances, development can improve the existing condition. You are correct that salt management will be key for this area and further strategy/plan is needed. This
must be done in concert with assessing implications to the signficant environmental features.8. The River Road extension alignment mapping was provided by the Region. Yes, crossings
are often a major issue when planning land uses and development along arterial roads and intersections. The desire is for the road not be be a barrier. There are certain givens and
standards with the transportation and engineering considerations. Priority for pedestrians and cyclists is a City objective.9. The Region continues to study Stage 2 ION and would be
doing a formal Assessment. The items raised should mainly be directed to the Region for their consideration. At this time, an LRT corridor (under review) will be indicated on the master
plan. The current identified revised route would include a portion of River Rd extension through the subject area. Currently, there is no indication that addition land would be needed
or the Region helping with acquisition for reforestation. The City would welcome assistance in that endeavour.10. Parking is not shown on a Land Use Master Plan. Shared parking and
any access to future trails will be determined.The portion of Hidden Valley Road that is identified is a significant Cultural Heritage Landscape (and thus would be shown as a Heritage
Corridor). The master plan recommends preparing a Corridor Enhancement Plan as part of the Secondary Plan process which would help establish the preferred profile and any future condition.
Hidden Valley - Draft Land Use Master Plan Feedback (May 2019)
Comment 1. Suggest northwest corner of the Goodrich Dr. and Wabanaki Dr. up to Hydro-corridor should be medium rise residential replacing commercial land use on the northeast side of
Wabanaki Dr and Hidden Valley, MRR, HRR and part of LRR (north of Hidden Valley Rd.). 2. Suggest areas labeled specific policy area #2 (A&B) on proposed land use map should be protected
forests4. Same as point 1, LRR (north of Hidden Valley Rd.) near northeast side of Wabanaki Dr and Hidden Valley to be protected habitat for Jefferson Salamander5. Area between south
the houses on the Hidden Valley Estates and the Grand River is mainly flood plains and a gravel trail should be built through these lands connecting the main Hidden Valley Natural Area
with Homer Watson Park. 6. Proposed trail in #5, should be extended to area southwest corner of HV boundary. 7. Proposed MRR and HRR land uses are adjacent to the large Provincial Significant
Wetland. There will be substantial run-off from the paved areas and roofs into the PSW. In winter this run-off will contain salt or other chemicals and in other times of the year there
will be the usual residue from parked cars and garbage that is left on the site. We propose that the zoning should be substantially revised so that the residential and mixed-use development
be moved to the other side of Wabanaki Dr. as proposed in #1. And this areas should be reforested with a variety of native species. 8. Concerns regarding River Road extension. The proposed
plan for his traffic circle and the road extensions on either side that intrude into the Hidden Valley property must be changed so that the road and traffic circle are moved back to
the current road alignments. In addition, there are concerns about safety for both pedestrians and cyclists due to location of the roundabout at the intersection of Wabanaki and Hidden
Valley Roads. The crossing should through a below ground tunnel or an overhead bridge to guarantee safety at the future roundabout9. No mention of impact of LRT on Hidden Valley. If
the LRT moves forward, the Region should help with the acquisition of the 5 hectare part of the open fields plus and plant a minimum of 200 trees that are at least 2 metres in height
and another 200 trees that are at least one metre tall. 10. Area identified as Commercial should accommodate future needs of parking and public washroom for trail and park users. Request
that future consideration of any improvement to Hidden Valley Road would not be impacted by any heritage corridor identification and any improvements would not be the responsibility
of our clients at the time of development of the lands given that it is an existing condition associated with the road and grading
34
ID#
3 - 34
Response/Action Thanks for the comment. We would be willing to meet.
The portion of Hidden Valley Road that is identified is a significant Cultural Heritage Landscape (and thus would be shown as a Heritage Corridor). The master plan recommends preparing
a Corridor Enhancement Plan as part of the Secondary Plan process which would help establish the preferred profile and any future condition. 1. The land use recommended along River
Rd includes several factors. Some of which include that there is a desire for the ""missing middle"", more mid-rise built form is being sought, the mixed use allows stand-alone multiple
dwellings or a range of other uses or mixed use buildings so there is more flexibility at future stages, do not want to 'screen' the environmental area with too much high rise, High
Rise Residential should be more focused towards transit - preferably downtown, LRT (including closer to the stations) and ixPress corridors, the potential yield would require even more
services, compatibility with adjacent urban land uses, etc.2. Yes, a High Rise Residential land use would allow for some complementary ground floor uses. The Mixed Use category allows
for a greater range of possibilities. The main difference is the planned/intended scale and height of development. 3. It is possible to consider some incentive within the implementing
policies and zoning that if there is a mixed use building it could be higher than the base height (where appropriate). This has been done in other Mixed Use examples (from 8 storeys
to 10 or 12 storeys). Further review of the building heights would occur through the Secondary Plan and zoning stages with some visualizations and 3D modelling.4. See points above.
The preliminary technical analysis for transportation, engineering, parks, land use planning, etc was done with the preliminary land use plan. Adding significant quantities of High
Rise Residential at this point would require revisiting much of that analysis. Also, there are only one or two roads so access and traffic must be considered. The preference would be
to balance with other supporting uses so there is not too much residential without other commercial and employment uses. A more balanced mode of transportation and live-work is preferred.5.
It is recognized that this area is part of a draft approved plan of subdivision for estate residential lots and zoned R-1. Taking a city-wide view, there is only a very small amount
of large and estate lot residential left while there are significant number of townhouses. The landowner may conduct further study or undertake the ministry permitting process to allow
the existing subdivision to proceed. Should that process occur, it may be logical to consider large lot residential. Often the planning approach is to encourage a range of dwelling
units within a neighbourhood/community, so there may be merits in further consideration of this area at the next stage and with further public input.6. Essentially, the master plan
direction includes a special policy that the area is subject to further study (which includes the ministry permitting process). At this time it is too early to indicate a potential
land use and it is expected that further study and information will occur through the next stage.7. The master plan is implementing the City's Official Plan and further technical review
through the project team. The area mentioned is part of the significant environmental features/area and should be zoned accordingly.8. This location is a significant Cultural Heritage
Landscape (and thus heritage corridor). That should guide the consideration of any future enhancements or infrastructure. A Corridor Enhancement Plan is recommended as part of the next
steps and that can consider and guide if any infrastructure was needed, what should the future condition of the road be.9. Thanks. Agreed.10. That may be possible. In some instances
it may be necessary to know the development/subdivision layout in order to confirm zoning boundaries in order to avoid unnecessary process. There may be other factors as well; however,
as much of the land use work that can be done up front to guide development the better.11. The potential for stormwater management or trails within open space buffer areas is not necessarily
ideal from an ecological perspective. This will be further reviewed in the EIS, SWM and land use work at the next stage.12. The clarification on sustainable development is further identified
within the following point regarding targeting net-zero energy development for a portion of the area and will the feasibility will be further reviewed through a business case at the
next stage.13. Comment removed. This is a challenging topic of perception and use of crossings at busy arterial roads with roundabouts. The designs are viewed as safe and appropriate
for at-grade crossings. Ideally, we would do something more to prioritize pedestrian and cyclist movements and priority in this area.14. That is the 'policy' that comes before and gives
direction to the land use plan for the NHC area and for the implementation recommendations. Essentially, zone the environmental ""green"" area the NHC zone.15. Yes. And yes, the funds
are secured and budgeted to start in 2020. The Terms of Reference are to be prepared in Q3/Q4 of 2019.For the area that can be serviced by the wastewater pumping station and identified
as Residential - Large Lot, the implementing zoning would have minimum lot width and lot area requirements (min. 24m and 929m2 respectively) to achieve the intent. Provided those measures
are achieved, it is reasonable that the old policy about units per hectare could conflict with those requirements and would no longer be needed. Some direction to remove this policy
is included in the final Master Plan document.
Hidden Valley - Draft Land Use Master Plan Feedback (May 2019)
Comment Supports the Commercial designation and suggests meeting with Region on other parcel of land
Request that future consideration of any improvement to Hidden Valley Road would not be impacted by any heritage corridor identification and any improvements would not be the responsibility
of our clients at the time of development of the lands given that it is an existing condition associated with the road and grading1. Areas along River Rd. extension should be designated
HRR. The focal point will be the generous green areas and residential streets. 2. Inclusion of complementary non-residential uses set stage for active ground floor use thus limit the
need for mixed use designation and should be reserved for east of River Rd. extension. 3. The mixed-uses should not be limited to 8 storeys. Taller building provide residential, mixed-use,
and affordable developments within a walking distance to transit stop. 4. More land should be designated High Density \[HRR\] area (same area as in point 1 above). 5. Site Specific
Policy Area 2 (area on the west side towards Wabanaki Dr) should be considered for low rise residential development at densities not accounted for in the current LUMP, such as singles
and townhomes that respect the neighbourhood and context. 6. A special policy could be considered which would require any development in open area facing Hidden Valley Rd (area on the
east side towards the highway) to be subject to obtaining necessary SAR permits, as per current legislation7. North areas currently zoned B-3 with holding provision, a deferral area
should be established with deferral being resolved through the completion of an EIS. 8. Heritage Corridor should only be done with and after servicing of those lands. 9. NHC, should
be made available for public enjoyment. 10. Zoning should not be deferred and may have holding provisions on it.11. Open space typology should include SWM and various types of recreations12.
Provide clarification on environmental considerations. 13. Below grade crossing is not compatible to CPTED principles14. Is the City intending to complete all of the studies listed
on page 10 in the Secondary Plan and Supporting Technical Studies. funds secured to complete by 2020.15. What specific updates to land use designations and zoning are being planned
with reference to point 1 under NHC considerationWe support the minimum lot widths and lot areas proposed for the Low Rise Residential – Large Lot areas but do not support the continuation
of existing policies that would limit development to a maximum of 4units per hectare. It is our recommendation that the current density provisions within the City’s Official Plan (Hidden
Valley Specific Policy Area 2) be removed and not carried forward into the new Secondary Plan.
456
7
ID#
3 - 35
DSD-19-133 - Appendix B
Hidden Valley - Draft Land Use Master Plan Feedback (May 2019)
3 - 36
/ƚƒƒĻƓƷƭ ŅƩƚƒ aĻƒĬĻƩ ƚŅ ƷŷĻ tǒĬƌźĭʹ
ŷĻ {ĻĭƚƓķğƩǤ tƌğƓ ŅƚƩ IźķķĻƓ ğƌƌĻǤ ΛağƭƷĻƩ \[ğƓķ
ƭĻ tƌğƓΜͲ ƒǒƭƷ ƓƚƷ ĬĻ ĭƚƓƭźķĻƩĻķ ĭƚƒƦƌĻƷĻ
ǞźƷŷƚǒƷʹ
Њ͵ŷĻ źƒƒĻķźğƷĻ ĭƚƒƒĻƓĭĻƒĻƓƷ ƚŅ ğ ƭƷǒķǤ ŅƚƩ ğ ağƭƷĻƩ tƌğƓ ŅƚƩ ƷŷĻ bğƷǒƩğƌ IĻƩźƷğŭĻ
/ƚƓƭĻƩǝğƷźƚƓ ğƩĻğ ğƭ ķĻƭźŭƓğƷĻķ źƓ ƷŷĻ hŅŅźĭźğƌ tƌğƓ ƚŅ ƷŷĻ wĻŭźƚƓ ƚŅ ğƷĻƩƌƚƚ ğƓķ źƓ ƷŷĻ /źƷǤ ƚŅ
YźƷĭŷĻƓĻƩ Λ/wƚ.ǤΜ ǩƚƓźƓŭ .ǤΏƌğǞ Ʒƚ ƦƩƚƷĻĭƷ ƷŷĻ ĻǣźƭƷźƓŭ ĻƌĻƒĻƓƷƭ ŅƚƩ ƷŷĻ ķĻƭźŭƓğƷźƚƓ͵
Ћ͵ŷĻ ƒğƦƦźƓŭ ƭŷƚǞźƓŭ źƓŭƩĻƭƭΉĻŭƩĻƭƭ ƚŅ ğƓǤ ğƩĻğƭ ƦƩƚƦƚƭĻķ ŅƚƩ /ƚƒƒĻƩĭźğƌ͵ .ǒƭźƓĻƭƭͲ
wĻƭźķĻƓƷźğƌͲ aźǣĻķ
ƭĻ ğƩĻğƭ Ʒƚ ğƓķ ŅƩƚƒ ƷŷĻ wźǝĻƩ wƚğķ 9ǣƷĻƓƭźƚƓ͵ Λź͵Ļ͵ ƭğŅĻ źƓŭƩĻƭƭΉĻŭƩĻƭƭ ƷŷğƷ
Ǟźƌƌ ƓƚƷ źƒƦĻķĻ ƷƩğŅŅźĭ ŅƌƚǞ Ʒƚ ƷŷĻ wźǝĻƩ wƚğķ 9ǣƷĻƓƭźƚƓ͵ ğĬğƓğƉź ƚƩ IźķķĻƓ ğƌƌĻǤ wķ͵
Ќ͵ŷĻ ƒğƦƦźƓŭ ƭŷƚǞźƓŭ źƓƷĻƩƓğƌ Ʃƚğķƭ ğƓķ ƦğƩƉźƓŭ ğƩĻğƭ ƚŅ ğƓǤ ğƩĻğƭ ƦƩƚƦƚƭĻķ ŅƚƩ /ƚƒƒĻƩĭźğƌ͵
.ǒƭźƓĻƭƭͲ wĻƭźķĻƓƷźğƌͲ aźǣĻķ
ƭĻ͵
Ѝ͵ŷĻ ƒğƦƦźƓŭ ƭŷƚǞźƓŭ ƷŷĻ ƦƩƚƦƚƭĻķ ƩƚǒƷĻ ƚŅ ƷŷĻ \[w ΛLhbΜ ğƓķ ğƓĭźƌƌğƩǤ ǒƷźƌźƷźĻƭ͵
Ў͵wĻƒğƦƦźƓŭ ƷŷĻ wźǝĻƩ wķ͵Ή.ƌĻğƒƭ wķ͵ ĻǣƷĻƓƭźƚƓ Ʒƚ ĭƚƓŅƚƩƒ ǞźƷŷ ƷŷĻ ƚƓĻ ƦƩĻƭĻƓƷĻķ źƓ tǒĬƌźĭ
hƦĻƓ IƚǒƭĻ tƩĻƭĻƓƷğƷźƚƓƭ ĬǤ ƷŷĻ wĻŭźƚƓ ğƓķ Ʒƚ ƷŷĻ wĻŭźƚƓğƌ /ƚǒƓĭźƌ͵
LƓ źƷĻƒƭ Ћ ğƓķ ЌͲ ƷŷĻ ķĻǝĻƌƚƦĻƩ ƒǒƭƷ ĬĻ ƩĻƨǒźƩĻķ Ʒƚ ƦƩƚǝźķĻ Ʒŷźƭ Ʒƚ ƷŷĻ ƭğƷźƭŅğĭƷźƚƓ ƚŅ /źƷǤ {ƷğŅŅ ğƓķ
ğƌƌ źƓƷĻƩĻƭƷĻķ ƦğƩƷźĻƭ źƓ ƷŷĻ źƓƷĻƩĻƭƷ ƚŅ ƭƚǒƓķ ƦƌğƓƓźƓŭ ƦƩźƓĭźƦƌĻƭ͵
3 - 37
!
!
LJUDIFOFS
!
XPPECSJEHF
!
MPOEPO!
LJOHTUPO!
!
CBSSJF!
!
CVSMJOHUPO
!
!
UI
Nbz!21-!312:!
!
Csboepo!Tmpbo!
Nbobhfs-!Mpoh!Sbohf!'!Qpmjdz!Qmboojoh!
Djuz!pg!Ljudifofs!
311!Ljoh!Tusffu!Xftu!
Ljudifofs-!Poubsjp!O3H!5H8!
!
Efbs!Ns/!Tmpbo;!
!
SF;!!IJEEFO!WBMMFZ!TFDPOEBSZ!QMBO!FYQBOTJPO!SFRVFTU!
!2!BOE!2:1!HPPESJDI!ESJWF!BOE!2!DIBOEBSJB!QMBDF!
!PVS!GJMF;!27418N!
!
Xf!bdu!bt!Qmboofst!gps!2:1!Hppesjdi!Tpvui!Qpsugpmjp!Jod/-!2:1!Hppesjdi!Opsui!Qpsugpmjp!Jod/-!2!Hppesjdi!
Qpsugpmjp!Jod/!boe!I'S!Dbqjubm!Qpsugpmjp!Jod/!)uif!mboepxofst*-!xip!pxo!boe!nbobhf!uif!qspqfsujft!
nvojdjqbmmz!beesfttfe!bt!2!Diboebsjb!Qmbdf-!2!Hppesjdi!Esjwf!boe!2:1!Hppesjdi!Esjwf!)uif!tvckfdu!
mboet*!jo!uif!Djuz!pg!Ljudifofs!)uif!Djuz*/!Uif!tvckfdu!mboet!bsf!mpdbufe!up!uif!xftu!pg!uif!Ijeefo!Wbmmfz!
ofjhicpvsippe!boe!xjuijo!bo!911!nfusf!sbejvt!pg!uif!qmboofe!Gbjswjfx!MSU!Tubujpo/!B!nbq!pg!uif!
cpvoebsjft!pg!uif!tvckfdu!mboet!ibwf!cffo!buubdife!bt!Gjhvsf!2/!
!
Dvssfoumz-!uif!xftufso!cpvoebsz!pg!uif!Ijeefo!Wbmmfz!Tfdpoebsz!Qmbo!Tuvez!Bsfb!svot!bekbdfou!up!uif!
fbtufso!fehft!pg!uif!qspqfsujft!bmpoh!Xbcboblj!Esjwf/!Tfwfsjoh!uif!ofjhicpvsippe!cpvoebsz!bmpoh!uijt!
uispvhi!gbsf!ibt!uif!jnqbdu!pg!pnjuujoh!uif!tvckfdu!mboet!gspn!uif!Ijeefo!Wbmmfz!Tuvez!Bsfb/!Xf!bsf!
dpodfsofe!uibu!pwfsmppljoh!uijt!cmpdl!xjmm!ofhbujwfmz!jnqbdu!uif!lfz!pckfdujwft!boe!wjtjpo!sfmbufe!up!uif!
Tfdpoebsz!Qmbo!boe!tqfdjgjdbmmz!uif!dpssjeps!efwfmpqnfou!pg!Sjwfs!Spbe!bt!qspqptfe!cz!uif!Esbgu!Mboe!
Vtf!Nbtufs!Qmbo/!Xf!bsf!pg!uif!pqjojpo!uibu!gbjmjoh!up!dpotjefs!uijt!cmpdl!xjmm!sfevdf!uif!bcjmjuz!up!
dpnqsfifotjwfmz!qmbo!b!lfz!tfhnfou!pg!uijt!dpnnvojuz-!jo!beejujpo!up!svoojoh!joup!jttvft!jo!uif!gvuvsf!
sfmbufe!up!mboe!vtf!dpnqbujcjmjuz/!
!
Po!cfibmg!pg!pvs!dmjfou-!xf!sfrvftu!uibu!uif!tuvez!cpvoebsz!gps!uif!Ijeefo!Wbmmfz!Tfdpoebsz!Qmbo!cf!
fyqboefe!up!jodmvef!uif!tvckfdu!mboet-!bt!uifz!bsf!dpotjtufou!xjui!uif!pckfdujwft!pg!uif!pg!uif!Tuvez!boe!
uif!sbujpobmf!tfu!pvu!jo!uif!Esbgu!Mboe!Vtf!Nbtufs!Qmbo/!Gvsuifs!up!b!sfwjfx!pg!uif!pvumjofe!qmboojoh!
qpmjdjft!xjuijo!uif!qmbo!sfmfbtfe!up!ebuf-!jodmvejoh!uif!tvckfdu!mboet!jo!uif!tuvez!bsfb!xpvme!jnqspwf!uif!
Djuzt!dbqbdjuz!up!sfbmj{f!uif!mpoh!ufsn!qmboojoh!hpbmt!gps!uif!tuvez!bsfb-!dpotjefsjoh!dpnqbujcmf!mboe!
vtft!jo!cpui!uif!tipsu!boe!mpoh!ufsn/!
!
UIF!TVCKFDU!MBOET!
!
Uif!tvckfdu!mboet!pddvqz!b!dpmmfdujwf!bsfb!pg!bqqspyjnbufmz!34/72!ifdubsft!)69/46!bdsft*!boe!bsf!cpvoe!
cz!sbjm!usbdlt!up!uif!opsui-!Xjmtpo!Bwfovf!up!uif!xftu-!Hppesjdi!Esjwf!up!uif!tpvui!boe!Xbcboblj!Esjwf!up!
315.553!CSBOU!TUSFFU!0!CVSMJOHUPO!0!POUBSJP!0!M8S!3H50!U!:16!74:!9797!0!G!:16!872!669:!0!!
3 - 38
uif!fbtu/!Bt!jefoujgjfe!cz!uif!Sfhjpo!pg!Xbufsmppt!Pggjdjbm!Qmbo-!uif!tvckfdu!mboet!bsf!mpdbufe!xjuijo!uif!
Cvjmu.vq!Vscbo!Bsfb-!xifsf!hspxui!boe!joufotjgjdbujpo!jt!joufoefe!up!pddvs/!Uif!Djuz!pg!Ljudifofs!Pggjdjbm!
Qmbo!eftjhobuft!uif!qbsdfmt!bt!cfjoh!xjuijo!b!Nbkps!Usbotju!Tubujpo!Bsfb!)NUTB*-!xijmf!bddpnnpebujoh!
Ifbwz!Joevtusjbm!Fnqmpznfou!vtft/!Mboe!xjuijo!NUTBt!ibwf!cffo!jefoujgjfe!bt!qmbdft!bmmpdbufe!gps!uif!
mpdbujpo!pg!hspxui!bddpnnpebujoh!b!njy!pg!sftjefoujbm-!pggjdf-!jotujuvujpobm!boe!dpnnfsdjbm!vtft!xijmf!
joufhsbujoh!qfeftusjbo!gsjfoemz!boe!usbotju!psjfoufe!tusffutdbqft/!!
!
Gvsuifsnpsf-!b!qpsujpo!pg!uif!tvckfdu!mboet!ibwf!cffo!jefoujgjfe!xjuijo!uif!Qmboojoh!Bspvoe!Sbqje!
Usbotju!Tubujpo!)QBSUT*!bsfb!pg!jogmvfodf-!evf!up!uif!qbsdfmt!dmptf!qspyjnjuz!up!uif!qmboofe!Gbsjwjfx!MSU!
Tubujpo!ipxfwfs-!op!gvsuifs!jogpsnbujpo!ibt!cffo!sfmfbtfe!up!ebuf!sfhbsejoh!uif!qspqptfe!dibohft/!
Sfdfoumz-!uif!Djuz!pg!Ljudifofs!voefsxfou!b!qmboojoh!fyfsdjtf!up!bekvtu!{pojoh!up!sfgmfdu!uif!dibohjoh!
qmboojoh!mboetdbqf/!Tubgg!sfdpnnfoefe!uibu!{pojoh!pg!uif!tvckfdu!mboet!cf!bmufsfe!gspn!b!Ifbwz!
Joevtusjbm!Fnqmpznfou!\[pof!)N.5*!up!b!Ifbwz!Joevtusjbm!Fnqmpznfou!\[pof!)FNQ.4*-!xijdi!xjmm!
tjhojgjdboumz!jnqbdu!uif!uzqf!pg!vtft!boe!qpufoujbm!pg!uif!dvssfou!tjuf/!Uif!tvckfdu!mboet!bcvu!uif!Ijeefo!
Wbmmfz!Tfdpoebsz!Qmbo!bsfb!boe!uif!bdujwjujft!uibu!xjmm!pddvs!po!uif!joevtusjbm!mboet!xjmm!ibwf!b!ejsfdu!
jogmvfodf!po!uif!mboet!mpdbufe!xjuijo!uif!Tfdpoebsz!Qmbo/!!
!
SBUJPOBMF!!TUVEZ!BSFB!FYQBOTJPO!
!
Tijgujoh!uif!cpvoebsjft!pg!uif!Ijeefo!Wbmmfz!Tfdpoebsz!Qmbo!up!jodmvef!uif!tvckfdu!mboet!xjmm!bmmpx!gps!b!
npsf!ipmjtujdbmmz!qmboofe!ofjhicpvsippe!uibu!dpotjefst!uif!mbshfs!qjduvsf!pg!qmboofe!usbotju!boe!uif!
hpbmt!pg!dsfbujoh!b!njyfe.vtf!dpssjeps!bmpoh!Sjwfs!Spbe/!Jodmvtjpo!pg!uif!tvckfdu!mboet!xjmm!bmmpx!Tubgg!up!
tusbufhjdbmmz!boujdjqbuf!gvuvsf!mboe!dpnqbujcjmjuz-!boe!efufsnjof!ijhiftu!boe!cftu!mboe!vtft-!xijmf!bu!uif!
tbnf!ujnf!nbyjnj{f!uif!tvckfdu!mboet!hjwfo!uifjs!qspyjnjuz!up!usbotju/!!
!
Pof!nbjo!pckfdujwf!pg!uif!Ijeefo!Wbmmfz!Tfdpoebsz!Qmbo!jt!up!dsfbuf!b!dpssjeps!bmpoh!uif!qmboofe!
fyufotjpo!pg!Sjwfs!Spbe!uibu!xjmm!dpoubjo!b!njy!pg!mboe!vtft-!bddpnnpebujoh!sftjefoujbm!vtft/!Bmuipvhi!
uifsf!ibt!cffo!dpotjefsbujpo!pg!uif!fyjtujoh!joevtusjbm!eftjhobujpot!xjuijo!uif!cpvoebsjft!pg!uif!
Tfdpoebsz!Qmbo-!uif!cpvoet!pg!uif!tuvez!sfevdf!uif!bcjmjuz!up!dpoufnqmbuf!uif!jnqmjdbujpot!pg!uif!
joevtusjbm!vtft!pddvssjoh!ejsfdumz!xftu!pg!uif!qspqptfe!dpssjeps/!
!
Beejujpobmmz-!uif!tvckfdu!mboet!bsf!mpdbufe!xjuijo!uif!QBSUT!bsfb!pg!jogmvfodf/!Bt!uif!MSU!jt!qmboofe!up!
pqfo!jo!uif!vqdpnjoh!npouit-!ofhmfdujoh!uijt!qbsdfm!xjmm!ofhbujwfmz!jogmvfodf!uif!bcjmjuz!up!bdijfwf!uif!
NUTB!pckfdujwft/!Uif!mbshf!qbsdfm!pg!mboe!dpvme!cf!sfqvsqptfe!up!bmmpx!gps!b!sbohf!pg!vtft!boe!nbz!cf!
vujmj{fe!up!jut!ijhiftu!boe!cftu!vtf-!jg!dpotjefsfe!xjuijo!uif!cpvoet!pg!uif!Ijeefo!Wbmmfz!Tfdpoebsz!Qmbo/!
!
Uispvhi!uif!DSp\[CZ!fyfsdjtf-!uif!tvckfdu!mboet!xfsf!tfmfdufe!up!ibwf!bnfoefe!{pojoh!xijdi!
tjhojgjdboumz!sfevdfe!uif!bnpvou!pg!qfsnjuufe!vtft!po!uif!tvckfdu!mboet/!Bt!qsfwjpvtmz!nfoujpofe-!uif!
tvckfdu!mboet!bsf!qmboofe!up!cf!sf{pofe!up!bo!FNQ.4!Ifbwz!Joevtusjbm!Fnqmpznfou!xijdi!bsf!mboet!uibu!
bsf!up!cf!vujmj{fe!gps!joevtusjbm!vtft-!jodmvejoh!opyjpvt!vtft-!boe!uibu!bsf!up!cf!tfqbsbufe!gspn!tfotjujwf!
mboe!vtft/!Ipxfwfs-!uif!Ijeefo!Wbmmfz!Tfdpoebsz!Qmbo!ibt!efnpotusbufe!uibu!b!Obuvsbm!Ifsjubhf!
Dpotfswbujpo!Mboe!Vtf!boe!Njyfe!Vtf-!xijdi!jodmvef!sftjefoujbm!eftjhobujpot-!bsf!joufoefe!up!cf!xjuijo!
dmptf!qspyjnjuz!up!uif!mboet!xjuijo!uijt!{pof!eftjhobujpo/!Beejujpobm!dmbvtft!xjuijo!uif!qspqptfe!\[pojoh!
Cz.mbx!tubuf!uibu!tqfdjgjd!qfsnjuufe!vtft!bsf!opu!qfsnjuufe!xjuijo!b!dfsubjo!ejtubodf!pg!tqfdjgjd!
jotujuvujpobm!vtft-!tvdi!bt!tdippmt-!xijdi!xjmm!gvsuifs!sfevdf!uif!mboepxofst!bcjmjuz!up!vujmj{f!uif!tjuf!gps!b!
qspevdujwf!nboofs/!
!
Gjobmmz-!bt!uif!tvckfdu!mboet!bsf!xjuijo!uif!Vscbo!Bsfb!boe!uif!Cvjmu.vq!Bsfb!bt!efgjofe!cz!uif!Hspxui!
Qmbo!boe!gvsuifs!efnpotusbufe!cz!uif!Sfhjpo!pg!Xbufsmpp!Pggjdjbm!Qmbo-!uifz!bsf!uif!mpdbufe!xifsf!
3 - 39
joufotjgjdbujpo!jt!joufoefe!up!pddvs-!xifsfbt!uif!nbkpsjuz!pg!uif!mboet!xjuijo!uif!Ijeefo!Wbmmfz!
Tfdpoebsz!Qmbo!bsf!xjuijo!Hsffogjfme!Bsfbt/!Gspn!b!qpmjdz-!fggjdjfodz!boe!fowjsponfoubm!tuboeqpjou-!ju!jt!
npsf!sfbtpobcmf!up!sfefwfmpq!qbsdfmt!uibu!bsf!dvssfoumz!tfswjdfe!cz!ibse!jogsbtusvduvsf!gps!joufotjgjdbujpo!
boe!hspxui-!uibo!up!efwfmpq!po!Hsffogjfme!qbsdfmt/!!
!
DPODMVTJPO!
!
Jo!mjhiu!pg!uif!tjhojgjdbou!jowftunfou!joup!uif!MSU!mjof-!uif!fyufotjpo!pg!Sjwfs!Spbe!boe!uif!qmboojoh!xpsl!
cfjoh!voefsublfo!up!fotvsf!mboe!vtf!qmboojoh!jt!xfmm!dpoufnqmbufe!up!foibodf!uijt!jowftunfou-!xf!bsf!
pg!uif!pqjojpo!uibu!uif!Ijeefo!Wbmmfz!Tfdpoebsz!Qmbo!cpvoebsjft!xjmm!cfofgju!gspn!cfjoh!bnfoefe!boe!
fyufoefe!xftuxbse!up!jodmvef!uif!tvckfdu!mboet/!
!
Qmfbtf!mfu!nf!lopx!jg!zpv!ibwf!boz!beejujpobm!rvftujpot/!
!
Uibol!zpv-!
NICD!
!
!
P{!Lfnbm-!CFT-!NDJQ-!SQQ!
Qbsuofs!
!
!
!
!
!
!
!
!
!
3 - 40
Gjhvsf!2;!Mpdbujpo!pg!uif!tvckfdu!mboet!
3 - 41
Comments from the Friends of Hidden Valley re: the Hidden Valley Plan Dated April, 2019
We compliment the planning team on a thorough presentation that covers several important considerations. We do,
however, feel very strongly that there are several environmental, health and long range strategic aspects that have not been
adequately covered.
The time to think on a grand scale both for the environment and for the Kitchener citizens of the future is now. We hope you
will seriously consider the suggestions we offer in the following pages to modify the current proposed zone changes and
planning proposals.
As has been explained in previous submissions, we feel that the City of Kitchener has one and only one opportunity to
provide adequate green space in close proximity to the new high rise developments along the central core for the 50,000+
new residents that will be housed in the central core area by 2030. The only close by area that contains sufficient forest,
wetlands and open space for potential active park space is the 200+ acre Hidden Valley property. In our opinion, if the City
decides that more tax revenue from development is more important than providing green space for the thousands of new
citizens then we think you are making a serious mistake that eventually will lead to a form of urban ghetto along the King
Street corridor, as well as largely destroying one of the few remaining green spaces in the south of Kitchener.
It is our opinion that the Secondary Plan for Hidden Valley (Master Land Use Plan), must not be considered complete without
the immediate commencement of a study for a Master Plan for the Natural Heritage Conservation Area as designated in the
Official Plan of the Region of Waterloo and in the City of Kitchener (CRoZBy) zoning by-law.
To explain in detail our concerns and suggestions we will use the Hidden Valley Land Use map from page 9 of your report and
refer to subareas A,B,C,D,E,F, white areas #2, G (orange, blue and brown areas in the NW corner) and H (purple area #4) that
are indicated on the first map below.
Page 1
3 - 42
Areas A and B
These two parcels are outside the Hidden Valley zoning area but we consider them important because they offer the
possibility to provide medium rise residential and commercial on the street that faces Hidden Valley from the west side. This
sort of development has occurred around Central Park in New York City and along Bloor Street on the north side of High Park
in Toronto. A review of the value of the buildings adjacent to the parks in these two cities will reveal how popular they are
for residents and how profitable they are for investors. At the same time both cities have maintained large parks for the
citizens who live in these adjacent buildings and for those who can reach the parks using the nearby subways.
We propose that you add to your planning area these two sections and use development in areas A and B to replace the
designated plans for Area D, the mixed use area coloured blue, the medium rise section on your map that is coloured orange
and the brown area designated for high rise residential. In addition the Secondary Plan map should show the future access
road to these proposed Commercial, Business, Residential, Mixed Use areas from the River Road Extension. This access
should not impede traffic flow on the River Road Extension.
White Areas Labelled #2
The small white area on the south side adjacent to Hidden Valley Drive is a low area that has been natural reforested. These
trees are now about 40 to 50 years old. Although this small area was zoned for residential many decades ago it is
inappropriate to be used for this purpose for three reasons. First, this low area is a catch basin for water from the
surrounding hills and the recent changes in rain patterns could potentially cause serious flooding problems. Second, the tree
cover is now that of a young forest and should be preserved as part of the main ESPA. Third, this area is inside the 300m
salamander migration zone and should be protected.
The white area adjacent to Zone D is forest and is also inside the Jefferson Salamander 300 m migration zone. It should be
protected.
The much larger white area adjacent to zone C contains the finger shape (shown in yellow on the map below) which the MNR
has designated as a Jefferson Salamander migration corridor. This open space could be scheduled for reforestation using a
variety of native species. This would have the advantage of providing a significant area of new forest adjacent to the older
forest to the north. By planting trees in this salamander migration corridor the ecologically valuable interior forest will be
enlarged and the edge habitat reduced. Increasing interior forest and reducing edge habitat is beneficial to many types of
locally sensitive species as well as the salamanders. With time, as the older forest starts to lose trees, the new forest would
be growing into the replacement forest of the future.
The remaining space in the open agricultural area, as shown in red on the map below, is about 5 hectares. In 2006 when the
Region of Waterloo passed the resolution to move the road alignment to the current road bed that goes around the exterior
of the Hidden Valley property, the chair of the Works committee agreed that there should be purchase of adjacent lands to
replace any forested land taken from the Hidden Valley property along the stretch adjacent to Hwy 8. The money for this
should be used to help purchase the remaining 5 hectares and plant trees to replace the lost forest. If further land is taken to
build the extension of the LRT from Kitchener to Cambridge, then the Region should be required to contribute additional
funds to pay for these additional acres. The remaining money could either be taken from the tax base or a charitable land
trust such as RARE could be approached for support.
Page 2
3 - 43
This open area could be
used in the future to
either extend the new
forest proposed for the
salamander migration
area or it could be
developed as an active
park space. This
decision could be left to
the time when the
population increase
along the King Street
corridor shows whether
there will be a need for
new active park spaces.
Zone C
The current farm on Hidden Valley Road has a significant property labelled as Zone C. Although this property is not currently
owned by the developer the city should be prepared to act and approach the current owner with a purchase offer. This small
tract could then be added to the red zone in the large white area.
Zone D
This area was designated for low rise residential many years ago and the plan approved at that time allows for lots that will
intrude into the forest. Since this zone is inside the 300m Jefferson Salamander migration area it should not be included for
development. This also would be an area where the forest should be allowed to expand. As mentioned above the inclusion of
Zones A and B along Wabanaki Rd. would be a suitable replacement acreage that would allow for residential properties
adjacent to the Hidden Valley Nature Area.
Zone E
Most of Zone E consists of flood plain land between the houses in the Hidden Valley Estates and the Grand River. It would be
a major asset to the City of Kitchener if a gravel trail was built through this property to connect the main Hidden Valley
Natural Area with Homer Watson Park. With careful planning, as proposed in The Record article of 21 April, 2011, this section
of trail could be added to existing trails on both sides of the Grand River to give citizens of Kitchener a 14 km loop trail that
would go as far south as the pedestrian bridge across the Grand River at the Doon Golf Course. Not only would a trail of this
type be an amazing facility for Kitchener citizens, it would also act as an attraction for visitors who would come to the city to
enjoy this facility and then use the hotels and restaurants as part of their stay. Similar trail networks are available for
Page 3
3 - 44
planners to study in the Dundas Valley Conservation Area which provides a large green space for the 500,000+ residents of
the Greater Hamilton Area and also in Waterloo that now has over 150km of walking/biking trails.
Zone F
Although this zone is outside the Hidden Valley area it will be necessary to consider planning for this zone if the community
trail mentioned in Zone E is to be extended to Homer Watson Park. Now is the time to think on a large scale in order to
guarantee the possibility of a loop trail that extols the beauty of the Grand River.
Zone G
Zone G consists of proposals for medium rise residential (orange), high rise residential (brown) and mixed use (blue). We
have concerns about proposing high density development for the fields that are adjacent to the large Provincial Significant
Wetland. There will be substantial run-off from the paved areas and roofs into the PSW. In winter this run-off will contain salt
or other chemicals and in other times of the year there will be the usual residue from parked cars and garbage that is left on
the site.
We propose that the zoning should be substantially revised so that the residential and mixed-use development be moved to
the other side of Wabanaki Dr. as proposed in the section titled Zone A and B above. The land in this zone G could be used
for the following purposes.
First, the plan to redevelop Fairview Mall into a multi-use residential and commercial mall will eventually bring many more
residents to the area that already has several high-rise apartments. In the future there will be a need for an athletic field
close to this intensified area around the mall. Well thought-out long-range planning should include a sports facility in the
western part (blue) of Zone G, which is within easy walking distance from the mall and adjacent high rise apartments.
Second, the aerial photo in Map 2 shows that there are several treed areas in the orange section of Map 1. We propose that
the eastern part of the orange zone should be reforested with a variety of native species so that the green Natural Heritage
Area to the west of the North Creek will be enlarged by a new forested area. In the future, this new forest will be a mature
forest for the current generation of grandchildren living in Kitchener.
Third, it may be necessary in the future to include a second parking lot if the volume of visitors increases in a manner similar
to what has occurred in High Park in Toronto. This lot could be constructed adjacent to the athletic field and the future
location should be shown on the new zoning plan.
Fourth, there should be a map kiosk located at the start of the circular walking trail which could take visitors on an extensive
nature walk throughout the entire Hidden Valley property. This map should show visitors where the trails are located and
also stress that there are environmentally protected areas in Hidden Valley that are not open for walking.
Zone H
Between 2003 and 2006 many groups attended public meetings to oppose the original plan that the Region proposed for a
River Road extension through the centre of Hidden Valley. In July, 2006 the Region Council voted to accept a new route for
the road that would follow the road bed around the outside of Hidden Valley that is already in place.
The proposal on Map 1 to locate a traffic circle in the northwest corner that has been moved from the current junction of
Wabanaki and Hidden Valley Roads well into the interior of the Hidden Valley property is an incorrect interpretation of what
the Region Council voted to approve in 2006 and is not acceptable. The proposed plan for his traffic circle and the road
Page 4
3 - 45
extensions on either side that intrude into the Hidden Valley property must be changed so that the road and traffic circle are
moved back to the current road alignments. Yes, there will be some Hidden Valley land used to allow for the expanded width
of a four lane road and that was part of the 2006 motion. The land that is left in the purple zone on Map 1 should be included
in the Zone G proposal described above.
In addition to our concern about the location of the roundabout at the intersection of Wabanaki and Hidden Valley Roads,
we also would like to raise our concern about safety for both pedestrians and cyclists that would be entering the Hidden
Valley area from the apartments and the new LRT station at Fairview Mall. The recent experiences with traffic circles
suggests that they do not provide for safe crossing of either pedestrians or cyclists. We propose that your master plan should
contain either a below ground tunnel or an overhead bridge to guarantee safe crossing of this future roundabout. This
approach is widely used in north Europe and the best time to implement such a safety feature is at the planning stage so that
it can be constructed at a minimum cost.
Future Impact of the LRT on Zones G,H and the Natural Heritage Area
There has been no mention in this plan of the potential impact on the Hidden Valley area if the LRT extension to Cambridge is
approved. The current proposed route would require land to be severed from the Hidden Valley property in the purple area
of Zone H, the brown and orange areas of Zone G and for some 500 metres along the north side of the Natural Heritage
Conservation Area adjacent to Hwy 8. The Secondary Plan map should show the proposed route of the LRT (ION) and
ancillary utilities.
If this LRT extension goes ahead in the future and these lands are taken by the Region then the following questions need to
be addressed. What will the compensation be? Will the Region be required to simply pay a cash penalty payment? In lieu of a
penalty payment would the Region be required to negotiate a land replacement for the acreage used for the LRT? Would
species sensitive area be respected and protected?
If this plan is looking to future possible incursions then we propose that now is the time to stipulate that the Region should
help with the acquisition of the 5 hectare part of the open fields shown in red on Map 2 and discussed in detail under the
heading White Area #2 above. In addition a LRT budget item should be included for the Region to supply and plant a
minimum of 200 trees that are at least 2 metres in height and another 200 trees that are at least one metre tall.
Purple Area 1
This area was used for gravel extraction and has lost most of the tree cover that once grew there. We know current demand
parking lots are often full and visitors must park along the road shoulder. Even though the LRT will make Hidden Valley
accessible to walkers and bike riders there will be a demand for car parking. To avoid traffic congestion and safety concerns
for pedestrians around roadside parking, a suitable area for parking should be considered at this time and shown on the new
master plan. In the future as visitor usage increases it will be necessary to provide public washrooms and this site could easily
be connected to water and sewage services that are available across Wabanaki.
Conclusion
In the past few weeks Canadians have been shown that our country is starting to receive the negative impacts of climate
change. The flooding that has occurred in New Brunswick, Quebec and Ontario has been brought on by a combination of
heavier than normal spring rains on top of a large snow melt. In addition researchers have recently revealed that the CO
2
emissions from the Alberta oil sands developments are an average 64% higher than what was calculated using the
Page 5
3 - 46
methodology provided by Environment Canada. This error in calculation will have a national impact of about 8% and means
Canada is now emitting thousands more tons of COthan was previously stated.
2
On top of this a recent article in the New York Times titled 'Copenhagen Embarks on a Greener Path' made it clear that cities
are a major contributor to greenhouse gas emissions. The author Somini Semgupta stated:
Half of humanity now live in cities, and the vast share of planet-warming gases comes from cities. The big fixes for
climate-change need to come from cities, too. The mayor, Frank Jenson, said "Cities can change the way we behave, the
way we are living, and go more green."
In addition we have the concern expressed in the more recent UN Report on Biodiversity and species extinction that states:
"If we start now at every level from local to global, through 'transformative change', nature can still be conserved, restored
and used sustainably." In this context, Hidden Valley "development" should be completely rethought without placing
dozens of species at risk of extirpation. This is particularly true in respect to another statement that our own species 'Homo
sapiens' not only needs a place to work and a residence with food on the table at meal time; we also need clean air to breath
and open spaces where we can reconnect with nature so we can live healthy lives.
The Record 11 May editorial asked: "What will Kitchener do to provide for a cleaner and better Canada in the 21st century?"
Will Kitchener and by extension Waterloo Region agree with the new provincial plan that has declared that millions of trees
are not important and may be destroyed?
Perhaps our local politicians will even agree with Mr Ford who was quoted as saying: " n. And
Will Kitchener and Waterloo Region say that 'It is not our concern' to take measures to guarantee open spaces for our
citizens to get exercise in a natural environment and have the recharge to mental well being that is provided by trees and
natural beauty?
Or will we try to be leaders and set a path that will reduce COemissions and provide green spaces that will give citizens easy
2
access to parks as well as guarantee large areas of forest that will continue to absorb the carbon emissions and convert some
of them to oxygen?
For the central area of Kitchener we have this one opportunity. If we bow to the forces of big business and development then
our children and grandchildren will pay the price. Let us remember the wonderful example set by the City of Toronto
councillors who found the money in 1876 to double the size of the gift from John Howard and create a 400 acre natural area
for the small but growing city of Toronto. At that time Toronto had a population of about 71,000, which was less than one
third the current population of Kitchener.
More information on this enlightened and far-sighted decision by the Toronto councillors can be found at:
https://en.wikipedia.org/wiki/High_Park and https://www.highparknature.org/wiki/wiki.php?n=History.ParkHistory
Our group has offered an extensive list of changes for your new zoning document. As we stated in the opening paragraphs it
is time to think on a grand scale both for the environment and for the Kitchener citizens of the future. In addition to
seriously modifying the current proposed zone changes and planning proposals, we hope the City of Kitchener and the
Region of Waterloo will also decide to approach the current land owner to see if a 50:50 approach could be negotiated so
that ownership could come to the city in a manner similar to the deal that was arranged between John Howard and the small
Page 6
3 - 47
city of Toronto over 100 years ago. This type of arrangement would guarantee a Hidden Valley green space of close to 200
acres that would celebrate the name of the donor in perpetuity and give future citizens a gift whose value would be
appreciated forever.
Submitted by:
Gordon Nicholls
Yvonne Fernandez
FraserGibson
Dennis Hilker
Doris Hilker
Jennie Nicholls Jackson
SandraLachance
Don Linkletter
RoxyLinkletter
Drew Maxwell
TraceyMaxwell
Alan Morgan
Anne Morgan
Duncan Nicholls
TomSamolczyk
Petra Suffling
Roger Suffling
Neil Taylor
MaryAnnVanden Elzen
Waterloo Region Nature Conservation Director
Doug Woodley
Sharon Woodley
Page 7
3 - 48
3 - 49
3 - 50
Mr. Brandon Sloan
Manager, Long Range & Policy Planning
City of Kitchener
200 King Street West
Kitchener, ON N2G 4G7
May 13, 2019
RE: comments to proposed Hidden Valley Land Use Master Plan (April 2019 draft)
Dear Mr. Sloan,
Thank you for considering our former comments to the previously published Land Use Master Plan
emailed on March 27, 2019. We have noticed in the latest version of the LUMP, made available on
th
April 30, 2019, that you have addressed some but not all of our suggestions. Therefore below, please
find our priority areas of concern and further comments to the draft text as published online:
1.Context
neighbouring properties, but should focus on its wider city context as well. The proposed Land
Use Master Ps proximity to the ION terminus for a small portion of it. In
fact, entire parcels in the north-west and even south-west of our property are within a +/- 1km
walking distance. More importantly, looking toward the future, with the site built out, an ION stop
nd
would be well served along phase planned right along the north edge of our property.
Furthermore, the CR policy directions prioritize the development of
parcels within the city urban areas, at transit-supportive locations, sites around station areas that
are well connected and offer amenities. And as such, our property can be not only seen as a
prime candidate for development, but one that currently achieves these priorities best in the city
of Kitchener. As City Council committed to the vision of a complete and healthy community,
increased density targets, transit-supportive and efficient development strategies, these should
be followed to identify maximum opportunities for Hidden Valley by appreciating its wider context
and greater potential. The stated rural character and neighbouring estate lots must be seen as
only two characteristics within a
key higher-order transit stop.
2.Mixed-use areas
a)While we are looking toward creating a remarkable sense of place in our proposed
neighbourhood with a strong community centre along the Fairway Road to wetland axis, and
-use
designated areas are of concern. We believe that areas along River Road Extension
especially at a planned highway interchange - should be designated high density residential
for whom the focal point will be the generous green areas and residential streets. Safety and
3 - 51
comfort concerns are valid for people walking along this arterial road. Moreover, the current
LUMP proposes the inclusion of complementary non-residential uses such as convenience
retail, health office, etc. within higher residential buildings, setting the stage for active ground
floor uses where desired already. This limits the need for a lot of mixed-use designations, as
it can achieve similar outcomes. Mixed-uses should be reserved for the parcels fronting onto
the Fairway Roadwetland axis east of River Road Extension (A on map).
b)With respect to the mixed-uses along the Fairway Roadwetland axis, their height and density
should not be limited to 8 storeys as currently envisioned. Taking into consideration the
sloping character of the site, their south-east exposure and marvelous views, higher structures
should be allowed. Envisioning taller buildings that provide wonderful residential, mixed-use,
and affordable developments within a walking distance to the ION, is the best use for this
section of Hidden Valley lands.
3.High Density areas
We appreciate the introduction of higher densities into this plan, however to take full advantage
-oriented development and complete communities sought
after by the City, there should be more land designated for high densities. Moreover, to be able
to provide as much affordable housing as possible a prime concern among citizens today it is
most beneficial to designate all parcels along River Road Extension (between 533 Hidden Valley
Road and the new roundabout) high-density (B on map). The grade differences and slopes
present, set a stage for well-designed higher structures. Allowing more affordable units in this
very urban section of the site, will create magnificent living opportunities with spectacular views
4.Site Specific Policy Area 2
i)As the 2 areas facing Hidden Valley Road south (across 956-1084 Hidden Valley Road and
west of 921 Hidden Valley Road) have already been draft approved for residential
development. As such, they need to continue to be zoned for residential uses (D on map).
Furthermore, to provide more housing options and a positive transition between the existing
and planned neighbourhood, the west site (across from 956-1084 Hidden Valley Road) should
be considered for low rise residential development at densities not accounted for in the current
LUMP. These should include appropriate low-rise units, in addition to and other than the
constraints, adding more economical homes, such as singles and townhomes that respect the
neighbourhood and context, will contribute to a more complete and healthy community and
affordability for consumers.
ii)The open area facing Hidden Valley East (across from 572-640 Hidden Valley Road) should be
designated for residential uses that are context sensitive as it presents a wonderful residential
opportunity. Where necessary, a special policy could be considered which would require any
development to be subject to obtaining necessary SAR permits, as per current legislation.
Moreover, the planned Municipal Class Environmental Assessment for this area, ought to study
options for servicing of all lands, including this developable section facing Hidden Valley East
(E on map).
5.North areas
These lands are currently zoned B-3 in Kitcheners Official Plan, with a holding provision relating
to road network expansion (G on map). The Region of Waterloo designated part of this area a
Core Environmental Feature in their latest ROP. We suggest that given the circumstances, a
deferral area should be established with the deferral being resolved through the completion of an
EIS which will determine the limits of natural heritage features and/or validation (or not) of the
Core Environmental designation.
3 - 52
6.Heritage Corridor
As the lands along Hidden Valley East are being considered for development, designating this
section of Hidden Valley Road a Heritage Corridor should only be done with and after servicing of
those lands is fully considered. Therefore, the intended servicing EA must be completed and
inform any future designations in order for any and all special provisions necessary to be
appropriately taken into account in a heritage designation. This will allow site specific features
and technical aspects to be adequately addressed to make the best servicing options feasible. A
Heritage Corridor designation must be well informed and balanced with other land use and
development prerequisites.
7.Natural Heritage Conservation Area and features
The wetlands and woodlots in Hidden Valley are special and can be made available for people to
enjoy. As such, we are foreseeing a number of opportunities for the green areas that not only
protect but enhance the environment and our understanding of it. We ask for the implementation
section to include other items to be allowed to be introduced into the natural heritage features,
such as benches, waste baskets and sculptures for example. Any policies governing
environmental protection will be considered before planning to introduce such features, as
prescribed by existing legislation.
In addition to the above, please consider the following comments to the draft LUMP:
a)We would like to note that current ownership is known and does not need to be confirmed (as
per middle of page 11).
b)Zoning does not need to be deferred for any lands and can and should be pre-zoned or zoned
with a holding provision, as development potential is present. Any further studies or
environmental considerations can be dealt with at the subdivision/site plan approval stage (top
of page 11).
c)In reference to point 3 of the Infrastructure section on page 7, please adjust the sentence to
and/or River Road alignment,
retain easement(s) where necessary
will reflect the previous alignment of River Road Extension incorporated into current policies
that is no longer needed for the current alignment to be built for which land has already been
expropriated.
d)Open space typology on page 8 should consider this areas abundant environmental areas,
allowing for any open space or buffers to include uses such as storm water management and
various types of recreation that best address the adjacency of those green features and the
new neighbourhood.
e)Details such as landscaping requirements and FSR are best dealt with in the zoning by-law
(page 8).
f)While
requires clarification and should not be incorporated into Policy
Directions as such (bottom of page 7). Similarly, net-zero energy development can be
considered but should not be the required policy target. Any such target should be established
for the Region as a whole to ensure development of Hidden Valley is not economically
disadvantaged pending further development of cost effective net zero energy technology and
standards.
g)A below-grade crossing should not be considered for River Road Extension or Wabanaki Drive
(bottom of page 6). There are significant CPTED (Crime Prevention Through Environmental
Design) principals that speak to at-grade crossings to be the most user-friendly and by far
most cost-effective and accessible type of crossing. Conversely, a below-grade crossing under
3 - 53
such wide right-of-ways will not only be very expensive, but will have significant impact on
accessibility and safety of its users.
As River Road Extension is currently being designed (note to last point on page 6 in reference
to River Road e at this point the alignment of River Road
Extension phase 1 has only been secured, not of phase 2, nor has any design been finalized
allowing for changes at this stage) the City of Kitchener should discuss at-grade pedestrian
crossings with the Region of Waterloo as soon as possible to make sure all required technical
aspects are considered and a safe, user-friendly crossing is incorporated early on. This will also
prevent any future tear up of a newly constructed road and unnecessary public expenses. We
are in full support of at-grade crossings and are happy to get involved in any required
coordination, as a key stakeholder.
potential and current planning policies and best practices. As well, we appreciate all of our comments,
those of the largest land owner in Hidden Valley, to be acknowledged.
At this point we would also like to pose the following question:
i.Is the City intending to complete all of the studies listed on page 10 in the Secondary Plan and
Supporting Technical Studies? If so, have all of the funds to these studies been secured in the
2019-2020 budgets in order to inform the Secondary Plan scheduled to be completed by 2020?
ii.What specific updates to land use designations and zoning are being planed as referred to in
point 1 under the Natural Environment section on page 6?
As before, we would like to stress that we are fully committed to working with the City of Kitchener
and other stakeholders to bring to life a remarkable community and probe future-focused solutions
by making best-possible sustainable and economical business choices.
Please do not hesitate to contact me to further discuss the above.
Sincerely,
Peter Benninger
Owner & President
Cc:
1.Alain Pinard, Director of Planning, City of Kitchener
Attachment:
1.HV LUMP comment map 13 May 2019.pdf
3 - 54
3 - 55
LJUDIFOFS!
XPPECSJEHF!
MPOEPO!
LJOHTUPO!
CBSSJF!
CVSMJOHUPO!
Nbz!26-!312:!
Djuz!pg!Ljudifofs!!
Dpnnvojuz!Tfswjdft!Efqbsunfou!
ui
Qmboojoh!Ejwjtjpo-!7!Gmpps!
311!Ljoh!Tusffu!Xftu!
Ljudifofs-!Poubsjp!O3H!5H8!
Buuo;!!!Ns/!Csboepo!Tmpbo!
Nbobhfs-!Mpoh!Sbohf!'!Qpmjdz!Qmboojoh!!
Efbs!Ns/!Tmpbo;!
SF;!Ijeefo!Wbmmfz!Tfdpoebsz!Qmbo!Sfwjfx!!Qvcmjd!Jogpsnbujpo!Dfousf!$3!
PVS!GJMF!:948!D!
Xf!bsf!xsjujoh!po!cfibmg!pg!Ijeefo!Wbmmfz!Ljudifofs!Mue/!)Qfufs!Lsvtf*!sfhbsejoh!uif!dvssfou!Ijeefo!
Wbmmfz!Ofjhicpvsippe!Qmboojoh!Sfwjfx!boe!uif!sfdfoumz!sfmfbtfe!Ijeefo!Wbmmfz!Mboe!Vtf!Nbtufs!Qmbo/!
Pvs!dmjfout!qspqfsuz!jt!mpdbufe!po!uif!tpvui!tjef!pg!Ijeefo!Wbmmfz!Spbe!boe!tjuvbufe!cfuxffo!uif!
Ijeefo!Wbmmfz!Ftubuft!tvcejwjtjpo!boe!uif!Csjebm!Qbui!tvcejwjtjpo/!!Uif!qspqfsuz!jt!3/15!ifdubsft!jo!tj{f!
boe!jt!dvssfoumz!wbdbou/!!!)Tff!buubdife!mpdbujpo!qmbo*!
Uijt!mfuufs!jt!b!gpmmpx!vq!up!pvs!qsfwjpvt!xsjuufo!tvcnjttjpo!ebufe!Opwfncfs!3:-!3129!jo!xijdi!xf!
joejdbufe!pvs!hfofsbm!tvqqpsu!gps!uif!ESBGU!Mboe!Vtf!Qmbo!qsftfoufe!bu!uif!QJD!po!Opwfncfs!25-!3129/!!!!
!Bt!pvumjofe!bu!uif!QJD!nffujoh-!uif!joufou!pg!uif!Ijeefo!Wbmmfz!Tfdpoebsz!Qmbo!sfwjfx!jt!up!sfqmbdf!uif!
2:92!boe!2::1!Joevtusjbm!boe!Sftjefoujbm!Dpnnvojuz!Qmbot/!!Gvsuifs-!tubgg!bewjtfe!uibu!uif!{pojoh!jt!
pvuebufe!boe!offet!up!cf!cspvhiu!joup!dpogpsnjuz!xjui!dpoufnqpsbsz!{pojoh!tuboebset/!!
Tubgg!qsftfoufe!b!Mboe!Vtf!Nbtufs!Qmbo!boe!jouspevdfe!ofx!mboe!vtf!uzqpmphjft!up!dibsbdufsj{f!uif!
ejggfsfou!mboe!vtft!dpoufnqmbufe!xjuijo!uif!Tfdpoebsz!Qmbo/!!Pvs!dmjfout!qspqfsuz!xbt!jefoujgjfe!bt!
gbmmjoh!xjuijo!uif!Mpx!Sjtf!Sftjefoujbm!!Mbshf!Mpu!mboe!vtf!eftjhobujpo/!!!Efgjojoh!dibsbdufsjtujdt!pg!uijt!
eftjhobujpo!xpvme!qfsnju!tjohmf!efubdife!exfmmjoh!vojut/!)Xjui!tfdpoe!boe!tfdpoebsz!tvjuft!qfsnjuufe!
bt!b!sftvmu!pg!dibohft!jo!qspwjodjbm!mfhjtmbujpo*!!Uif!qspqptfe!eftjhobujpo!xpvme!qfsnju!mput!ibwjoh!b!
njojnvn!mpu!xjeui!pg!35!nfusft!boe!b!njojnvn!mpu!bsfb!pg!:3:!trvbsf!nfusft/!!!Uiftf!mpu!ejnfotjpot!
hfofsbmmz!sfgmfdu!uif!fyjtujoh!dibsbdufs!pg!uif!ofxfs!tvcejwjtjpot!uibu!ibwf!efwfmpqfe!po!gvmm!nvojdjqbm!
tfswjdft/!!!!!!!
Uif!sfdfoumz!sfmfbtfe!Mboe!Vtf!Nbtufs!Qmbo!jttvfe!po!Bqsjm!41-!312:!dpoujovft!up!tipx!pvs!dmjfout!
311.651!CJOHFNBOT!DFOUSF!ESJWF!0!LJUDIFOFS!0!POUBSJP!0!O3C!4Y:!0!U!62:!687!4761!0!G!62:!687!1232!0!XXX/NICDQMBO/DPN
3 - 56
qspqfsuz!bt!Mpx!Sjtf!Sftjefoujbm!!Mbshf!Mpu!uibu!xpvme!qfsnju!mput!xjui!b!njojnvn!mpu!xjeui!pg!35!
3
nfusft!boe!b!njojnvn!mpu!bsfb!pg!:3:!n/!!!!Xf!dpoujovf!up!tvqqpsu!uif!bqqspbdi!pvumjofe!jo!uif!Mboe!
Vtf!Nbtufs!Qmbo!boe!tqfdjgjdbmmz!tvqqpsu!uif!mpu!ejnfotjpot!uibu!bsf!qspqptfe!xjuijo!uif!ofx!Tfdpoebsz!
Qmbo/!!!!!
Bt!opufe!jo!pvs!fbsmjfs!tvcnjttjpo-!ju!jt!pvs!sfdpnnfoebujpo!uibu!uif!dvssfou!efotjuz!qspwjtjpot!xjuijo!
uif!Djuzt!Pggjdjbm!Qmbo!)Ijeefo!Wbmmfz!Tqfdjgjd!Qpmjdz!Bsfb!3*!cf!sfnpwfe!boe!opu!dbssjfe!gpsxbse!joup!uif!
ofx!Tfdpoebsz!Qmbo/!!!Uijt!qpmjdz!gsbnfxpsl!xbt!ftubcmjtife!evsjoh!uif!qsfwjpvt!dpnnvojuz!qmbot!
evsjoh!uif!2:91t!boe!2::1t!xifo!uif!nbkpsjuz!pg!mboe!xjuijo!Ijeefo!Wbmmfz!xbt!opu!tfswjdfe!cz!
nvojdjqbm!xbufs!boe!xbtufxbufs/!!!Uif!nbyjnvn!efotjuz!pg!5!vojut!qfs!ifdubsf!jt!opu!sfgmfdujwf!pg!npsf!
sfdfou!mbshf!mpu!sftjefoujbm!efwfmpqnfou!boe!jt!tjhojgjdboumz!cfmpx!uif!efotjujft!dpoufnqmbufe!xjuijo!uif!
cspbefs!Mpx!Sjtf!Sftjefoujbm!mboe!vtf!eftjhobujpo/!!!!Jo!pvs!pqjojpo-!uif!mpu!xjeui!boe!bsfbt!
dpoufnqmbufe!xjuijo!uif!ofx!Ijeefo!Wbmmfz!Tfdpoebsz!Qmbo!gps!uif!Mpx!Sjtf!Sftjefoujbm!!Mbshf!Mput!
bsf!tvggjdjfou!hvjebodf!gps!ofx!efwfmpqnfou!boe!npsf!jo!mjof!xjui!qspwjodjbm-!sfhjpobm!boe!djuz!ejsfdujpo/!!!!
Xf!tvqqpsu!uif!offe!up!cbmbodf!uif!fyjtujoh!mpx!sjtf!dibsbdufs!pg!uif!Ijeefo!Wbmmfz!ofjhicpvsippe!xjui!
uif!dvssfou!qpmjdz!gsbnfxpsl!uibu!fodpvsbhft!npsf!fggjdjfou!vtf!pg!mboe!boe!sftpvsdft/!!!Uif!fyqfdubujpo!
jt!uibu!pvs!dmjfout!mboet!xjmm!cf!efwfmpqfe!xjui!mbshf!tjohmf!efubdife!mput!jo!lffqjoh!xjui!uif!qspqptfe!
gsbnfxpsl!tfu!pvu!jo!uif!Nbtufs!Mboe!Vtf!Qmbo!cvu!xpvme!opu!cf!bcmf!up!dpnqmz!xjui!uif!efotjuz!
qspwjtjpot!pg!5!vojut!qfs!ifdubsf/!!!
Uijt!xpvme!bmtp!cf!npsf!dpotjtufou!xjui!Qspwjodjbm!Qpmjdz!uibu!qspnpuft!uif!fggjdjfou!vtf!pg!mboe!boe!
sftpvsdft-!jodmvejoh!nvojdjqbm!xbufs!boe!xbtufxbufs!tfswjdft/!!!Uif!tvckfdu!mboet!xjmm!cf!gvmmz!tfswjdfe!
boe!bddpsejohmz-!xjmm!opu!sfrvjsf!b!njojnvn!mpu!bsfb!pg!1/5!ifdubsf!xijdi!jt!sfgmfdujwf!pg!uif!wfsz!mpx!
efotjujft!qspqptfe!jo!uif!fbsmjfs!dpnnvojuz!qmbot/!!!!!!
Uif!qspqptfe!qpmjdz!gsbnfxpsl!tfu!pvu!gps!uif!Mpx!Sjtf!Sftjefoujbm!!Mbshf!Mpu!bsfbt!jt!bqqspqsjbuf!bt!ju!
xjmm;!
Sftqfdu!uif!dvssfou!gpsn!boe!dibsbdufs!pg!efwfmpqnfou!xjuijo!uif!ofjhicpvsippe<
Bmmpx!gps!b!tmjhiu!jodsfbtf!jo!joufotjgjdbujpo!mfwfmt!up!sfgmfdu!gps!dpoufnqpsbsz!qmboojoh!qpmjdz<
Xjmm!tvqqpsu!uif!fggjdjfou!vtf!pg!jogsbtusvduvsf<
Xjmm!dpoujovf!up!qspwjef!b!tvqqmz!pg!mbshf!mput!up!nbjoubjo!ejwfstjuz!jo!ipvtjoh!tvqqmz<
Jt!dpotjtufou!xjui!Qspwjodjbm!Qpmjdz!uibu!ejsfdut!hspxui!boe!efwfmpqnfou!up!tfuumfnfou!bsfbt!boe
npsf!tqfdjgjdbmmz!qspnpuft!npsf!dpnqbdu!efwfmpqnfou!qbuufsot!xjuijo!uif!efmjofbufe!cvjmu.vq
bsfbt/
Up!tvnnbsj{f-!xf!tvqqpsu!uif!njojnvn!mpu!xjeuit!boe!mpu!bsfbt!qspqptfe!gps!uif!Mpx!Sjtf!Sftjefoujbm!!
Mbshf!Mpu!bsfbt!cvu!!ep!opu!tvqqpsu!uif!dpoujovbujpo!pg!fyjtujoh!qpmjdjft!uibu!xpvme!mjnju!efwfmpqnfou!up!
b!nbyjnvn!pg!5vojut!qfs!ifdubsf/!!!Xf!xjti!up!cf!lfqu!bqqsjtfe!pg!uif!ofyu!tufqt!jo!uif!qmboojoh!sfwjfx!
boe!xpvme!cf!qmfbtfe!up!nffu!xjui!tubgg!gvsuifs!up!fyqboe!po!uif!dpnnfout!opufe!bcpwf/!!!
Zpvst!usvmz-!
NICD!
Dbspm!Xjfcf!
Qbsuofs!
D!Qfufs!Lsvtf-!Ijeefo!Wbmmfz!Ljudifofs!Mue/!!
3!
3 - 57
H
I
D
D
E
N
V
A
L
L
E
Y
R
O
A
D
R
I
V
E
R
V
A
L
L
E
Y
D
R
I
V
E
R
I
V
E
R
B
I
R
C
EH
S
T
VR
E
I
E
T
R
D
Y
E
L
L
A
V
R
E
V
I
R
HIDDEN VALLEY CRESCENT
G
R
A
N
D
R
I
V
E
R
DATE: April 12, 2018
LEGEND
Location Map
Subject Lands
h
t
r
FILE: 9837C
o
n
SCALE 1 : 5,000
DRAWN: DGS
K:\\9837C-HIDDEN VALLEY ESTATES-KITCHENER\\RPT\\LOCATION MAP.DWG
Hidden Valley Kitchener Ltd.
City of Kitchener
Region of Waterloo
Source: Google Earth Satellite Imagery
3 - 58
!
!
LJUDIFOFS!
XPPECSJEHF!
MPOEPO!
LJOHTUPO!
CBSSJF!
CVSMJOHUPO!
Nbz!32-!312:!!
!
Djuz!pg!Ljudifofs!!
Dpnnvojuz!Tfswjdft!Efqbsunfou!
ui
Qmboojoh!Ejwjtjpo-!7!Gmpps!
311!Ljoh!Tusffu!Xftu!
Ljudifofs-!Poubsjp!O3H!5H8!
!
Buuo;!!!Ns/!Csboepo!Tmpbo!
!Nbobhfs-!Mpoh!Sbohf!'!Qpmjdz!Qmboojoh!!!
!
Efbs!Ns/!Tmpbo;!
!
SF;!!Ijeefo!Wbmmfz!Tfdpoebsz!Qmbo!Sfwjfx!!!!Esbgu!Mboe!Vtf!Nbtufs!Qmbo!!!
!PVS!GJMF!:859!C!!
!
NICD!ibt!sfdfoumz!cffo!sfubjofe!cz!Ljscz!Lffob!boe!Wjodfou!Evoof!sfhbsejoh!uif!Ijeefo!Wbmmfz!
Ofjhicpvsippe!Qmboojoh!Sfwjfx!boe!uif!sfdfoumz!sfmfbtfe!Ijeefo!Wbmmfz!Mboe!Vtf!Nbtufs!Qmbo/!!Pvs!
dmjfout!qspqfsuz!jt!mpdbufe!po!uif!opsui!tjef!pg!Ijeefo!Wbmmfz!Spbe-!up!uif!fbtu!pg!Gbjsxbz!Spbe!Tpvui!
boe!tpvui!pg!Ljoh!Tusffu!Czqbtt!)Ijhixbz!9*/!!Uif!qspqfsuz!jt!4/92!ifdubsft!):/52!bdsft*!jo!tj{f!boe!jt!
mfhbmmz!eftdsjcfe!bt!Mput!47!boe!49-!Qmbo!:97!boe!Mpu!24-!Qmbo!:72-!Djuz!pg!Ljudifofs/!!)Tff!buubdife!
mpdbujpo!nbq*!
!
Uif!qspqfsuz!jt!dvssfoumz!wbdbou!boe!ibt!csplfo!gspoubhf!bmpoh!Ijeefo!Wbmmfz!Spbe/!!!!Uifsf!jt!b!izesp!
usbotgpsnfs!tubujpo!boe!tfwfsbm!izesp!usbotnjttjpo!upxfst!uibu!tvsspvoe!uif!xftufso!ibmg!pg!uif!qspqfsuz/!!
Uif!izesp!mboet!bsf!beesfttfe!bt!2:1!Ijeefo!Wbmmfz!Spbe/!!Gvsuifs-!!uifsf!jt!b!tjohmf!efubdife!exfmmjoh!
tjuvbufe!po!b!tfqbsbuf!qbsdfm!bu!391!Ijeefo!Wbmmfz!Spbe!uibu!jt!mpdbufe!jo!uif!njeemf!pg!uif!tvckfdu!mboet!
uifsfcz!sftvmujoh!jo!bo!jssfhvmbsmz!tibqfe!qbsdfm/!!!!
Uif!tvckfdu!mboet!bsf!dvssfoumz!eftjhobufe!bt!Cvtjoftt!Qbsl!jo!uif!Ijeefo!Wbmmfz!Joevtusjbm!Tfdpoebsz!Qmbo!
boe!{pofe!C.2!jo!uif!Djuzt!Dpnqsfifotjwf!\[pojoh!Cz.mbx/!!!
Ju!jt!pvs!voefstuboejoh!uibu!uif!mboepxofst!ibwf!cffo!jo!dpnnvojdbujpot!xjui!Djuz!tubgg!evsjoh!uijt!mboe!
vtf!qmboojoh!sfwjfx!boe!ibwf!qspwjefe!wfscbm!dpnnfout!bt!ju!qfsubjot!up!uifjs!qspqfsuz/!!!!Voefs!
qsfwjpvt!wfstjpot!pg!uif!ESBGU!Mboe!Vtf!Qmbo-!uif!tvckfdu!mboet!xfsf!qspqptfe!bt!Cvtjoftt!Qbsl!
Fnqmpznfou!po!uif!xftu!ibmg!boe!Pqfo!Tqbdf!po!uif!fbtu!ibmg/!!!Uif!nptu!sfdfou!Mboe!Vtf!Qmbo-!
ui
sfmfbtfe!po!Bqsjm!41-!312:-!tipxt!uif!qspqfsuz!bt!Dpnnfsdjbm!po!uif!xftu!ibmg!boe!Pqfo!Tqbdf!po!
uif!fbtu!ibmg/!!)Tff!fydfsqu!gspn!qspqptfe!Nbtufs!Mboe!vtf!Qmbo*!!
!
!
311.651!CJOHFNBOT!DFOUSF!ESJWF!0!LJUDIFOFS!0!POUBSJP!0!O3C!4Y:!0!U!62:!687!4761!0!G!62:!687!1232!0!XXX/NICDQMBO/DPN
3 - 59
Evf!up!uif!sfdfou!fohbhfnfou!po!uijt!gjmf-!xf!ibwf!opu!ibe!uif!pqqpsuvojuz!up!sfwjfx!uif!fyufotjwf!
cbdlhspvoe!nbufsjbmt!qfsubjojoh!up!uijt!qspqfsuz/!!!Ipxfwfs-!gps!uif!qvsqptft!pg!qspwjejoh!joqvu!joup!uif!
Ijeefo!Wbmmfz!Nbtufs!Mboe!Vtf!Qmbo-!xf!qspwjef!uif!gpmmpxjoh!dpnnfout;!
!
Xftufsmz!ibmg!pg!qspqfsuz!!
!
Xf!xjti!up!joejdbuf!pvs!tvqqpsu!gps!uif!dibohf!jo!mboe!vtf!gspn!Cvtjoftt!Qbsl!Fnqmpznfou!up!
Dpnnfsdjbm!gps!uif!xftu!ibmg!pg!uif!qspqfsuz!bt!ju!cfuufs!bmjhot!xjui!uif!qspqptfe!mboe!vtft!
tvsspvoejoh!uif!qspqfsuz/!!Gvsuifs-!ju!sfqsftfout!b!npsf!bqqspqsjbuf!mboe!vtf!gps!uif!tjuf!hjwfo!jut!
wjtjcjmjuz!boe!bddfttjcjmjuz!up!uif!tvsspvoejoh!sfhjpobm!spbe!ofuxpsl/!!!!
!
Opuxjuituboejoh!pvs!tvqqpsu!gps!uif!sfdpnnfoefe!mboe!vtf!gps!uif!xftufso!qpsujpo-!xf!xjti!up!
jefoujgz!tjhojgjdbou!dpodfsot!qfsubjojoh!up!uif!gvuvsf!bddftt!gps!uiftf!mboet/!!Bt!opufe!bcpwf-!uif!
xftufso!qpsujpo!pg!uif!qspqfsuz!jt!tvsspvoefe!cz!mboet!xijdi!dpoubjo!b!izesp!usbotgpsnfs!tubujpo!boe!
tfwfsbm!izesp!usbotnjttjpo!upxfst!boe!bsf!jefoujgjfe!bt!Nbkps!Jogsbtusvduvsf!boe!Vujmjujft!po!uif!Ijeefo!
Wbmmfz!Mboe!Vtf!Nbtufs!Qmbo/!!!!!Uiftf!vujmjuz!mboet!ibwf!fyufotjwf!gspoubhf!bmpoh!Ijeefo!Wbmmfz!Spbe!
ipxfwfs!xjui!uif!bqqspwfe!bmjhonfou!gps!uif!Sjwfs!Spbe!fyufotjpo-!ju!jt!qspqptfe!uibu!uif!dvssfou!
Ijeefo!Wbmmfz!Spbe!cf!dmptfe!boe!uibu!spbe!bddftt!cf!pcubjofe!gspn!uif!gvuvsf!Sjwfs!Spbe!fyufotjpo!
xijdi!txjoht!gvsuifs!tpvui!uibo!uif!fyjtujoh!Ijeefo!Wbmmfz!Spbe!bmjhonfou/!!!!!
!
Xf!sfdphoj{f!uibu!uif!Sjwfs!Spbe!Fyufotjpo!ibt!sfdfjwfe!gjobm!bqqspwbm!boe!uibu!uif!bmjhonfou!xjmm!sftvmu!
jo!uif!nbkpsjuz!pg!uif!izesp!vujmjuz!mboet!op!mpohfs!ibwjoh!gspoubhf!po!b!nvojdjqbm!spbe/!!!Uijt-!jo!uvso-!
dsfbuft!dpodfsot!gps!pvs!dmjfout!bt!uifz!ibwf!uif!sjhiu!up!dsptt!pwfs!boe0ps!qvsdibtf!uif!vujmjuz!
mboet!jo!psefs!up!bddftt!uifjs!mboet!gspn!Ijeefo!Wbmmfz!Spbe/!!!!Ju!jt!dsjujdbmmz!jnqpsubou!gps!uif!
qmboofe!efwfmpqnfou!pg!pvs!dmjfout!mboet!uibu!uif!Djuz!qsftfswft!uif!sjhiu!up!hbjo!bddftt!bdsptt!uif!
vujmjuz!mboet!boe!uif!gvuvsf!dmptfe!tfdujpo!pg!Ijeefo!Wbmmfz!Spbe/!!!!Evf!up!uif!mpdbujpo!pg!uif!izesp!
usbotnjttjpo!upxfst!boe!uif!tjohmf!efubdife!exfmmjoh!bu!391!Ijeefo!Wbmmfz!Spbe-!uifsf!jt!wfsz!mjnjufe!
bddftt!up!uif!gvuvsf!Sjwfs!Spbe!fyufotjpo!gspn!pvs!dmjfout!mboet/!!!!!
!
Hjwfo!uif!sfdpnnfoefe!mboe!vtf!eftjhobujpo!pg!Dpnnfsdjbm-!ju!jt!gvoebnfoubm!uibu!uif!Djuz!fotvsf!
qspqfs!bddftt!up!uijt!qspqfsuz!tp!uibu!ju!dbo!cf!efwfmpqfe!up!uif!tbnf!qpufoujbm!bt!puifs!qbsdfmt!uibu!bsf!
eftjhobufe!bt!Dpnnfsdjbm/!!!!!!Xf!opuf!uibu!uif!fyjtujoh!Ijeefo!Wbmmfz!Spbe!bmjhonfou!jt!tipxo!bt!
Dpnnfsdjbm!po!uif!Nbtufs!Mboe!Vtf!Qmbo!boe!uifsfgpsf!uifsf!jt!pqqpsuvojuz!up!fotvsf!uiftf!mboet!bsf!
nbef!bwbjmbcmf!up!pvs!dmjfou!gps!bddftt!qvsqptft/!!!!!
!
Xf!bmtp!opuf!uibu!uifsf!jt!b!mboe!mpdlfe!qbsdfm!up!uif!opsui!pg!pvs!dmjfout!mboe!uibu!jt!tfqbsbufe!cz!uif!
Izesp!dpssjeps/!!!Uijt!qbsdfm!jt!opu!dpotusbjofe!gps!efwfmpqnfou!fydfqu!gps!uif!offe!up!tfdvsf!bddftt!
gspn!bcvuujoh!mboet/!!!!!Ju!jt!pvs!sfdpnnfoebujpo!uibu!gvsuifs!ejtdvttjpot!cf!voefsublfo!up!tff!ipx!uiftf!
mboet!dpvme!cf!dpotpmjebufe!bt!qbsu!pg!b!mbshfs!efwfmpqnfou!qbsdfm!up!cf!vtfe!gps!qpufoujbm!qbsljoh!
qvsqptft/!!!
!
Xf!sfrvftu!uif!pqqpsuvojuz!up!nffu!xjui!tubgg!up!ejtdvtt!uijt!jo!hsfbufs!efubjm!tp!uibu!uif!sfdpnnfoefe!
mboe!vtf!eftjhobujpo!gps!uiftf!mboet!dbo!cf!gvmmz!sfbmj{fe/!!!
!
Fbtufsmz!ibmg!pg!Qspqfsuz!!
!
Bt!opufe!bcpwf-!uif!fbtufsmz!ibmg!pg!pvs!dmjfout!mboet!bsf!qspqptfe!up!cf!eftjhobufe!bt!Pqfo!Tqbdf/!
Uispvhi!uif!sfdpnnfoebujpot!pg!uif!Sjwfs!Spbe!Fyufotjpo!FB-!uiftf!mboet!bsf!up!cf!vtfe!gps!bo!po.
sbnq!up!uif!Ljoh!Tu/!Cz.Qbtt!)Ijhixbz!9*/!!!!Xijmf!uibu!jt!b!tfqbsbuf!qspdftt!up!cf!beesfttfe!xjui!uif!
3!
!
3 - 60
Sfhjpo!pg!Xbufsmpp-!ju!jt!jnqpsubou!up!sfdphoj{f!jo!uif!dpoufyu!pg!uif!Ijeefo!Wbmmfz!Tfdpoebsz!Qmbo!bt!
uijt!fmjnjobuft!b!qpufoujbm!nfbot!pg!bddftt!up!uif!cbmbodf!pg!pvs!dmjfout!mboet!uibu!bsf!qmboofe!gps!
Dpnnfsdjbm!efwfmpqnfou/!!Bt!tvdi-!ju!cfdpnft!fwfo!npsf!jnqpsubou!uibu!uif!Djuz!fotvsf!qspqfs!spbe!
bddftt!up!pvs!dmjfout!xftufsmz!qbsdfm/!!
!
Xjui!sftqfdu!up!uif!qspqptfe!Pqfo!Tqbdf!eftjhobujpo!gps!uif!fbtufso!ibmg!pg!uif!qspqfsuz-!xf!xjti!up!
sfhjtufs!dpodfsot!xjui!uif!ujnjoh!pg!uijt!qspqptfe!mboe!vtf!dibohf!bt!pvs!dmjfout!ibwf!opu!cffo!gpsnbmmz!
bewjtfe!po!ipx!uifjs!mboet!bsf!up!cf!bdrvjsfe!gps!uijt!po.sbnq!boe!uif!nfbot!pg!dpnqfotbujpo!gps!uijt!
mboe!ubljoh/!!Uifz!bsf!qbsujdvmbsmz!dpodfsofe!uibu!uif!Djuzt!npwf!up!sfeftjhobuf!uif!mboet!bt!Pqfo!Tqbdf!
bu!uijt!ujnf-!xjmm!efwbmvf!uif!mboet!jo!bewbodf!pg!uifn!cfjoh!bdrvjsfe/!!!!Xf!uijol!ju!jt!jnqpsubou!uibu!uif!
Tfdpoebsz!Qmbo!qpmjdjft!sfdphoj{f!uibu!uif!Pqfo!Tqbdf!eftjhobujpo!jt!cfjoh!bqqmjfe!bt!b!sftvmu!pg!uif!
Sjwfs!Spbe!FB!boe!opu!evf!up!boz!joifsfou!mboe!vtf!dpotusbjout!po!uif!qspqfsuz!jutfmg/!!!Tipvme!uif!
sfrvjsfnfout!gps!uijt!po.sbnq!dibohf!gps!boz!sfbtpo-!tvdi!uibu!uif!foujsf!mboe!ipmejoh!jt!opu!sfrvjsfe-!
uibu!dpotjefsbujpo!tipvme!cf!hjwfo!up!eftjhobujoh!boz!tvsqmvt!mboe!bt!Dpnnfsdjbm/!
Up!tvnnbsj{f-!xf!tvqqpsu!uif!qspqptfe!eftjhobujpo!pg!Dpnnfsdjbm!gps!uif!xftufsmz!qbsdfm!
pxofe!cz!pvs!dmjfout!cvu!offe!up!fotvsf!uibu!b!tfdujpo!pg!uif!fyjtujoh!Ijeefo!Wbmmfz!Spbe!
bmmpxbodf!cf!nbef!bwbjmbcmf!up!qspwjef!qspqfs!bddftt!gps!uif!gvuvsf!efwfmpqnfou!pg!uif!mboet/!!
Xf!sfdpnnfoe!uibu!gvsuifs!ejtdvttjpot!cf!ifme!xjui!uif!mboepxofst!boe!Sfhjpobm!tubgg!up!cfuufs!
dp.psejobuf!uif!mboe!vtf!dpotjefsbujpot!gps!uif!fbtufsmz!qbsdfm/!!
!
Xf!xjti!up!cf!lfqu!bqqsjtfe!pg!uif!ofyu!tufqt!jo!uif!qmboojoh!sfwjfx!boe!xpvme!cf!qmfbtfe!up!nffu!xjui!
tubgg!gvsuifs!up!fyqboe!po!uif!dpnnfout!opufe!bcpwf/!!!
!
Zpvst!usvmz-!
NICD!
!
!
Dbspm!Xjfcf!
Qbsuofs!
!
D!!Ljscz!Lffob!
!Wjodfou!Evoof!!!
4!
!
3 - 61
lands
subject
lands
subject
3 - 62
LANDS
SUBJECT
3 - 63
REPORT TO:Planning and Strategic Services Committee
DATE OF MEETING:June 10, 2109
SUBMITTED BY:Alain Pinard,Director of Planning
PREPARED BY:Brian Bateman,519-741-2200 ext. 7869
WARD (S) INVOLVED:Ward1
DATE OF REPORT:April 18, 2019
REPORT NO.:DSD-19-030
SUBJECT: ZONING BY-LAW AMENDMENT APPLICATION (ZC16/008/R/BB)
142 ROSEMOUNT DRIVE
STRAWBERRYPARK INC.
______________________________________________________________________
RECOMMENDATION:
A.That Zone Change Application ZC16/008/R/BB(142Rosemount Drive;Strawberry Park
Inc.) for the purpose of changing the zoning from Institutional One(I-1)to Residential Six
Zone (R-6) with Site Specific Regulation Provision 746Rand Open Space (P-1), on the lands
specified on the attached Map No. 1 in the form shown in-
April 18,2019attached to Report DSD-19-030as Appendix A,be approved;AND
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
4 - 1
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
ZC16/008/R/BB;ANDFURTHER,
C.That Kitchener City Council declare as surplus to City needs and sellsit at fair market
value toStrawberry Park Inc., a 135.04 square metre right-of-way block of land (Parcel ID.
#50047295), attached as Appendix F.
REPORT:
The subject lands comprise an area of1.97 hectaresand are located southeast of the intersection of
Sherwood Drive and Rosemount Drive.They are described legally asBlock A, Registered Plan 787 and
a portion of Lot 4, Plan 937. The subject lands are vacant but were previously used as an elementary
school (the Notre Dame Catholic School). The Notre Dame Catholic School was closed in 2010andsold
by the Catholic School Board.The school was demolishedby the previous landowner.Strawberry Park
Inc. purchased the propertyin 2015with the intent of redeveloping it. The first phase of development
occurred in 2016 with the construction of semi-detached dwellings on existing lots of record that were
once associated with theformer school site located on Sheridan Avenue and Rosemount Drive.
Applicationsfor a zoning by-law amendment and site plan approval were filled shortly thereafter by MHBC
Planning Consultants affecting the balance of the lands.
The proposed redevelopment includes:
A mixture of townhouse dwellings and back-to-back townhouse dwellings in a cluster arrangement
totaling 76 units;
A condominium road providing pedestrian and vehicular access to Rosemount Drive;
Aneighbourhoodpark with frontage on Rosemount Drive,
A privateamenity area with frontage on the internal condominium road;
Maintaining the pedestrian access to an existing trail that connects to River Road
Municipal sanitary and storm servicing to be provided via River Road through an existing walkway
block and into the subject lands.Municipal water servicing via Rosemount Drive.
Implementation of the proposed redevelopmentplanrequirestheapproval of a zoning by-law amendment
andsite plan approval. The by-law amendment is to allow forthe use of multiple dwellings (townhouses)
and open space (parkland) with asite specific regulation forbuilding heights, setbacks to property lines
and parking.Staff has assessedthe policy-related and technical information submitted in support of the
application and has considered comments received from residents through the consultation process.
Together,ezoning by-law
amendment.
By way of background, the zoning by-law amendment application wasdeemed complete on October 20,
2016, circulated to area property owners on October 25, 2016 and a Neighbourhood Information Meeting
(NIM)was held on February 23, 2017. On October 31, 2017,the zoning by-law amendment and site
planapplicationswere appealed to the Ontario Municipal Board(OMB)by Strawberry Park Inc.due to
failure to make a decision within the prescribed timeframeunder the Planning Act. According to the
4 - 2
owner,the appeal was made due to impendinglegislativechanges to the Ontario Municipal Board that
were beingannouncedby the Provinceat thetime. Consequently, the applications wereput on hold
indefinitely.Staff was instructedto re-activate the filein 2018 essentially picking up from where it was
last left shortly after the NIM was held in 2017. Since that time, staff has been working with the applicant
to address issues expressed by both staff and members of the communityfrom the 2017 NIMwith the
development proposal. Staff is satisfied with the latestproposal, the details of which are outlined below
,
Strawberry Park Inc.has withdrawnits appeal to the Local Planning Appeals Tribunal (formerly the OMB).
Existing Zoning
The subject lands are zoned Neighbourhood Institutional One (I-1) in By-law 85-1. The zoningwas
established in recognition of the lands being used previously as a school site -an institutional use. This
zone permits a range of institutional uses such as a school, church, long term care facility etc. andthe
residential uses of a single and semi-detached dwelling. The proposed use of a multiple dwelling
(townhouse) would thereforerequirea zoning by-law amendment.
Proposed ZoningBy-law Amendment (ZBA)
The application proposes to amend the Zoning By-law from what is currentlyzoned Institutional One (I-
1)to Residential Six (R-6)and PublicPark(P-1)in orderto permit the use of a multiple dwelling
(townhouses) in a cluster townhouse arrangementand a Neighbourhood Park.The R-6 zone provides
for a range of residential usesincludingmultiple dwellings and street townhouse dwellings, in addition to
single and semi-detached dwellings.The P-1zone permits a neighbourhood park.
Additionally, site-specific zoning regulationprovision (746R)is being recommendedto implementspecific
details of the development includingestablishing appropriate setbacks, heights of buildings, parking and
anoverall unit count. Thisis to ensure the plan is implemented in orderto giveassurance to residents
that heights and setbacks associated with an approved site planwill be carried out,and that any
changes/revisionscould result in afurtherpublic process.The proposed By-law is attached to this report
Site Plan Application
A site plan application(SP16/103/R/BB)was submittedconcurrently with theZBAapplication. Reviewing
asite plan concurrently assists ininformingthe proposed zoning and regulations for the development.
The initialsite planprovided for 92 unitsanditincluded 3 storey quad multiples. Since the original
submission, however, there have been notable changesmade to the site development concept in
response to the comments received from residentsand City staff. Many of the design changes were
presented to the community at a Neighbourhood Information Meeting (NIM) held in February 2017. Since
the NIMhowever,there has been other additionalsite design adjustmentsmade in order toimprove
compatibility.The plan revisions include:
Decreasing the overall number of unitsfrom 92 to 76 representinga 17% reductionin the
overall number of units.This is a result of eliminating the proposed 3 storey quadsthat were
under consideration.
4 - 3
Reducingbuilding massing by breaking up the townhouse blocks closest to Camden Place
into twogroups of 5 units and4 units rather than 6 units and 3 units.
Reducingbuilding massing by breaking up the townhouse blocksclosest toRiver Road into
three groups of6 units, 4 units,and6 units, rather than two blocksof 8 units and 8 units. A
design move to reducethe overall appearance of massingand introduce moregapping
between blocks.Manual, for example, recommends that blocks of
units contain no more than 8 units in length so this is less than what is prescribed.
Cappingthe height of buildings located around the perimeter of the site that backonto existing
residential at two (2) storeys or 9.35metresfrom finished grade to peakof roof. The as-of
right condition would permit heights of up to3 storeys or 10.5 metres. This represents an11
% reduction in height.
Increasing the side yard setback of buildingsclosest to River Road to7.55 metresfrom5.0
metresas originally proposedin order to provide greaterdistance separation.This represents
a 33% increase from the original setback.Effectivelythis is a rear yard to rear yard situation
even though from a zoning perspective, it is defined as a side yard. 7.5 metres is a typical
rear yard setback in the zoning by-law.The as-of-right side yard setback for amultiple
dwellingin theR-6 zone is 2.5 metres.
Shifting of units backing ontothe park towards Sherwood Avenue slightly in order to provide
additional separation from the main driveaisle.
Movingthe emergency access away from thewesterly property line by 1.5 metresin order to
providegreaterseparation and improvedvegetation retention along thatproperty line.
Minor changes to parking layout to address adding more visitor parking spaces near Camden
Place. Visitor parking remains distributed throughout the property.
Additional sidewalks and crossings are provided internal to the site per City staff comments.
Other minor revisions to the plan layout, including re-distribution of mailbox locations, revised
bicycle parking.
The above changes have resulted in a more refined site plan thatstaff is of the opinion that itresponds
tomany of the comments made by City staff and concerns raised by the community through the
consultation process.The site plan is attached as Appendix C.
Policy Analysis& Technical Considerations
Land use decisions are informed by policy direction and technical considerations. The following is a
discussion as it relates to the proposal.
Provincial Policy Statement, 2014
The 2014 Provincial Policy Statement (PPS) was issued by the Province of Ontario. The PPS provides
policy direction on matters of Provincial interest related to land use planning and development and applies
to all decisions in respect of the exercise of any authority that affects a planning matter made on or after
4 - 4
April 30, 2014. Section 3 of the PPS requires that decisions affecting planning matters shall be
The PPS provides a vision for land use planning in Ontario that encourages the efficient use of land,
resources and public investment in infrastructure. A mix of land uses is encouraged to provide choice
and diversity. A variety of transportation modes to facilitate pedestrian movement, less reliance on the
automobile, and use of public transit is encouraged as a means of creating more sustainable, livable and
healthy communities are at the core of these policies. The PPS encourages development that will provide
for long-term prosperity, environmental health and social well-being.
Planning staff is of the opinion that the proposed development is consistent with the PPS as there is a
number of policies tosupport this development found in sections 1.1.1, 1.1.2, 1.1.3, 1.4, 1.5, 2.1, 2.2.2
and 2.2.3. The proposed redevelopment provides for intensification within a settlement area which
optimizes existing infrastructure, public service facilities, and transportation networks. The proposed
townhouse development is of a compact built form and will contribute to the range of low rise residential
uses within the Rosemount neighbourhood. It is well-located with respect to commercial and retail uses
and has been designed to encourage activetransportation.
Planning staff isof the opinion that the existing Institutional zoning isconsistent with the PPS, however
the recommended zoning by-law amendmentwill result in a land use that is more consistent with the
policies and intent of the PPS.
Growth Plan
The Minister of Municipal Affairs and Housing issued a new Growth Plan for theGreater Golden
Horseshoe (the Growth Plan), effective on July 1, 2017. The 2017 Growth Plan replaces the previous
version of the Growth Plan for the Greater Golden Horseshoe issued in 2006. The Growth Plan, 2017
represents the long-term framework for impl
communities and managing growth within the Greater Golden Horseshoe.
The subject lands are identified as being located within the Delineated Built-up Area of the City of
Kitchener. All land useplanning decisions made by any authority that affects a planning matter must
conform to the Growth Plan. The Growth Plan is guided by the principles of supporting the achievement
of complete communities; intensification and higher densities to make efficient use of land and
infrastructure and that support transit viability; capitalizing on new economic and employment
opportunities while providing certainty for traditional industries; supporting a range and mix of housing
options; improving the integration of land use planning with investment in infrastructure and public service
facilities; managing growth; conserving and promoting cultural heritage; protecting and enhancing natural
heritage and agriculture; and integrating climate change considerations intoplanning and managing
growth.Policies contained in Sections 2.1, 2.2.2 and 2.2.3 of the Growth Plan support the planned
development of the subject lands.
4 - 5
Regional Official Plan (ROP)
The Regional Official Plan (ROP) was approved by the Ministry of Municipal Affairs and Housing (MMAH)
with modifications on December 22, 2010, and approved, with amendments, by the Ontario Municipal Board
on June 14, 2015.
The ROP policies are generally aligned with the PPS and 2006 Growth Plan policies for development,
including promoting the development of complete communities, protecting the natural environment and
resources, conserving cultural heritage, and respecting the scale, physical character and context of
established neighbourhoods. Sections 2.D.6, 2.D.7, 2.D.2 and policy 5.1 of the ROP apply to the
development of the subject lands.
The subject lands are situated within the Urban Area designation. Urban Area policies indicate that the focus
his area contains the physical infrastructure
and community infrastructure to support major growth, including transportation networks, municipal drinking-
water supply systems and municipal wastewater systems, and a broad range of social and public health
services. It is also served by the existing Regional transit system, which is to be improved through the
introduction of rapid transit. For these reasons, lands within the Urban Area have the greatest capacity to
accommodate growth and serve as the primary focus for employment, housing, cultural and recreational
opportunities in the region.
Transit Station Areas, Re-urbanization Corridors, Major Local Nodes and Urban Designated Greenfield
Areas. In general, these areas will be planned to create a more compact urban form with a greater mix of
employment, housing and services in close proximity to each other.
Planning staff is of the opinion that the existing zoning complies with Regional Official Plan Policies, however
the proposed zoning better implements Regional policy.
City of Kitchener Official Plan (2014)
th
A new Official Plan for the City of Kitchener was adopted by Kitchener City Council on June 30, 2014
th
and approved by the Region of Waterloo on November 19, 2014. The City Official Plan represents the
policy framework for the City of Kitchener and must be considered in the evaluation of the proposed By-
law amendment. Sections of the Official Plan speak to and provide direction inregards to the proposed
development of the subject landsas follows:
i)Urban Area/ Structure
The subject lands are located within the Built-up Area on Map 1 of the Official Plan. Section 3.C.1.
speaks to directing growth to the Built-up Area in order to make efficient use of land, existing
infrastructure, transit and community infrastructure. Most of the Built-up Area consists of established
residential neighbourhoods where significant development is not expected. However, where
development does occur within or adjacent to existing residential neighbourhoods, it should be
compatible with,and respectful of the existing built form and character of the area. It further
4 - 6
acknowledges that
development is not expected, physical change will occur. The proposed redevelopment will respect and
reinforce the existing residential character.The proposed zoning by-law proposes site specific regulations
to ensure heights, massing and setbacks are compatible with and strengthen the surrounding
neighbourhood. The proposed redevelopment will also enhance existing community amenities and the
public realm through the provision of a new public park. Compatibility with the surrounding community
was considered as a fundamental component of the proposed redevelopment.
ii)Housing
Section 4 of the Official Plan contains policies pertaining to Housing. These policies expand upon the
intensification policies of Section 3discussed previously. Section 4.C.1.6 indicatesthat the City will
identify and encourage residential intensification, including infill opportunities, in order to respond to
changing housing needs.This is viewedas a cost-effective means to reduce infrastructure and servicing
costs by minimizing land consumption and making better use of existing community infrastructure.
Section 4.C.1.12 provides that the City favours a land use pattern which mixes and disperses a full range
of housing types and styles across the City and within neighbourhoods. The proposed redevelopment
will result in townhouse dwelling units within the Rosemount neighborhoodthat consists primarily of single
and semi-detached and some multiple dwellings.The proposed townhouse dwellings willassist in
diversifyingthe housing stock and contributeto the range of accommodation available within the
Rosemount neighbourhood.
Criteriafor infilldevelopment providedin 4C.1.18and 19hasbeen considered as part of the zoning
through the implementation of Special Regulation Provision 746R to address policies which require a
high degree of sensitivity tothesurrounding context. A Neighbourhood Character Statement was
prepared in order to assess the surrounding community and develop compatibility guidelines for the
proposed redevelopment. The Neighbourhood Character Statementhasinformed the proposed site
development.
iii)Land Use
The subject lands are designated Low Rise Residential (LRR)on Map 3of the Official Plan.Section 15
policy directionindicatesthat the Low Rise Residentialdesignation is intended to accommodate a full
range of lower-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. 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.
Density is 30 units per hectare and is meant to be appliedbroadly acrossalllands within the Low Rise
Residential designationrather than individual developments. Maximum Floor Space Ratio of 0.6 will
apply to all development and redevelopmentandsite specific increases may be considered up to 0.75
FSR. The maximum permitted building height for Low Rise Residential areas is 3 storeys or 11 metres,
according to policy.
Section 15.D.3.3 of the Official Plan provides policies aimed at supporting the successful integration of
multiple residential development through redevelopment and/or intensification within all residential land
4 - 7
use designations. The City will apply design principles to new development which emphasizes
compatibility of built form; the relationship of housing to adjacent buildings, streets and exterior areas;
adequate and appropriate parking; and adequate and appropriate amenity areas and landscaped areas.
Within low-density neighbourhoods, Section 15.D.3.4 provides that all new residential buildings should
be compatible with and respect the character of the established neighbourhood and have appropriate
landscaping and parking.
The proposed development conforms to the Low Rise Residential policies of the Official Plan for the
following reasons:
Townhousesare recognized asa compatiblebuilding form within the Low Rise Residential
designation.
The proposed development(inclusive of the park lands)will have aFSR of 0.63
The site has been designed to provide a transition of building heights and increased setbacks to
promote compatibility with existing surrounding low rise housing.
Adequate parking will be provided on site.
An internal landscaped amenity area is proposed, and all units have private rear yard amenity
space.
A public park is proposed to be provided along Rosemont Drive.
Sufficient area is provided to incorporate appropriate landscaped buffers to the existing adjacent
residential uses.
The proposed developmenthas been designed to be compatible with the surrounding community.
In conclusion, staff is of the opiniontheNeighbourhoodInstitutional One (I-1) zone in effectis not
consistent with the Low Rise Residential designation of the whereas the proposed
Residential Six (R-6) with Site Specific Regulation Provision 746R
Plan.
Urban Design
A Neighbourhood Character Statement was prepared by MHBC Planning in support of the proposed
redevelopment in order to help inform the site design and building aesthetics to zoning implementation.
The Neighbourhood Character Statement provides an overview of the site and surrounding
neighbourhood context, in order to gain an understanding of how the site fits into the immediate and
surrounding area. The Neighbourhood Character Statement reviews the amenities found within the
Rosemount neighbourhood, as well as distance to major destinations and community focal points. A
review of the existing residential mix was assessed, and recommendations are included to ensure
compatibility of the redevelopment of the subject site with the surrounding land uses. An urban design
direction sketch is also provided in order to assist in guiding the planning for new development.
4 - 8
Servicing Considerations/Dispositionof City-owned Walkway Block
A Functional Servicing Study was prepared byThe Municipal Infrastructure Group (TMIG) in support of
the proposed redevelopment. This report reviews existing services available to the subject site,and sets
out a preliminary servicing strategy for the proposed redevelopment. The servicing strategy for the
subject property consists of utilizing the existing services available to the property wherever possible.
Water servicing will be achieved through the use of a new 150 mm connection to the existing watermain
located along Rosemount Drive.Sanitary demands will be increased for the subject lands (as compared
to previous school use), and can be accommodated through a new 150 mmdiameterservice connection
through the existing 4.5 metrewide walkway block to anexisting 225 mmdiametersanitary seweralong
River Road.It should be pointed out that there is anexisting sewer located along Rosemount Drive but
dueto the invert elevation being too high, the site would have be raised several metres in orderfor the
servicesto drain by gravity.
Stormwater flows for the property will match post-development flows to pre-development flows, through
the use of rear-yard infiltration swales, onsite holding, and the use of pervious surfaces (i.e. landscaping)
to assist in mitigating flows.Storm flows not infiltrated onsite will exit towards River Road through the
existing walkway block via a new 450 mm diameter connection to the storm sewer on River Road.In
addition, an oil-grit separator will be utilized to address stormwater quality.It is expected that
improvements to thestormwater runoff quality and quantity will result from the proposed development.
The report was reviewed by Engineering staff and it demonstrates that the subject lands can be serviced
byconnectingtoexisting municipal services located on Rosemount Drive and River Road. The report
suggests the most practical and effective servicing option is to extend municipal sanitary and storm
services via River Road through aCity-owned walkway block and into the subject lands.The reasonfor
this is the site naturally drains towards the walkway blockthus allowing sanitary and storm to drain
throughmeans ofgravity. This servicing strategy is supported by City Engineering staff. In order to
accommodate this servicing option, staff is recommending the sale of the City-owned walkway block
landsso that the developerassumestheliability and costs associated with servicing rather than the City.
The function of the walkway will remain, despite the proposed disposition.
no formal uptake on that opportunity.
Vehicular Access& TrafficConsiderations
The proposed developmentproposes a full movement single point of access for to Rosemount Drive.
This full movement access is designed to serve vehicles entering and exiting the siteas well as a
pedestrian connection to the existing sidewalk on Rosemount. Transportation Planning Services staff
has assessed the access as part of the site plan process and has expressed no concernswith the
location, size and functionof the access. A traffic impact study was unwarranted as the proposed
development of 76 units does not exceed thethreshold limit of 100 unitswarranting such a study.
it
of up to 2,000 vehicles. Transportation Planning staff advise that trip generation rates based the
proposed developmentof 76 unitsis considered low and that Rosemount Drive andthe surrounding
4 - 9
street networkis well-connected, which canaccommodateand help disperse trafficfrom the proposed
development.
Park
The City has identified the need for a public park in the Rosemount Neighbourhood as a result of the loss
of the open space associated with the Notre Dame Catholic Elementary School. The proposed
redevelopment willthereforeincorporate a public park with frontage on Rosemount Drive, in accordance
with the -1074.The proposed neighbourhood parkandwill front onto Rosemount
Drive and will provide neighbourhood-scale outdoor recreational amenities.
PLANNING ANALYSIS
-law amendmentas follows:
There is broad-based Provincial, Regional and City policy to support infill redevelopment.
That although the existing Neighbourhood Institutional One (I-1) zoning is consistent with the
Provincial Policy Statement,Growth Planand the Regional Official Plan,the proposed Residential
Six (R-6)zoningis considered more consistentas the R-6 zoning in support of the proposed
developmentis better aligned with provincial and regional objectives.
That the Neighbourhood Institutional One (I-1) zone in effect for the subject property does not
of Low Rise Residential whereas the
proposed Residential Six (R-6) with Site Specific Regulation Provision 746Rdoes conform with
the Official Plan.
The proposed zoning will provide for infill redevelopment of an underutilized site within an
established residential neighbourhoodthat will contribute towardsthe residential intensification
targetsof the City of Kitchener.
The proposed zoning will contribute tothe range or residential housing types and densities within
the Rosemount Neighbourhood.
The site has been designed to be compatible with surrounding residential development in terms
of built form, scale, density and height.
The design will accommodate appropriate parking, landscaping and amenity area on site;
The site is well located with respect to non-residential uses, existing transit infrastructure and
existing active transit infrastructure.
The park will provide needed open space for the surrounding area.
The proposed development can be serviced through the extension of municipal servicesand the
overall function of the site layoutis adequate.
4 - 10
Department and Agency Comments
A copy of all comments received from the commenting agencies and City departments are attached as
Appendix D. Some comments are discussed in greater detail throughout this report, but in summary,
there are no outstanding concerns with the proposed Zoning Bylaw amendment.
Community Comments
anapplication.
Comments obtained through the circulation regarding the proposal are balanced with Policy direction and
technical considerations. The following is a discussion of the
Preliminary circulation of thezoning by-law amendment occurredonOctober 25, 2016to all property
owners(approximately 150)within 120 metres of the subject lands. From the circulation, 31 responses
were received including a group submission. A Neighbourhood Information Meeting (NIM) was
subsequently held on February 23, 2017in response to those concerns raised through the initial
circulation.Eleven (11)residents were in attendanceat the NIM.Staff received 4written commentsas
a follow up to the NIM.Questions and concernsthatwere cited includetraffic, adequacy of parking,
density, compatibility,adequacy of infrastructure, loss of open space,drainage, removal of trees and
vegetation and impact to property values. Staff offer the following comments with respect to these
concernsbelow.
Compatibility
Compatibilityis a principle that Planning staff seek to uphold in all land use recommendations.
CompatibleThe
term compatible means that land uses and building forms are capable of existing together without causing
unacceptable adverse impacts.
Through the consultation process, concerns were raised regarding the compatibility of the development,
such asproposeduse, height, massing, shadow and privacy. To respond,
recognizes and supports townhouses as a compatible form of low rise housing within residential areas of
the City.There are numerous examples throughout the city where townhouses are situatedadjacent to
single or semi-detacheddwellingsin residential areas.The key is ensuring developmentis sympathetic
to surrounding context and that any impactsassociated with the developmentare mitigated through site
design. The height of buildings, density, setbacks and massing are key aspectsin thatregard. To that
end, anumber of design initiatives/refinements havebeenmade to the site plan. These include
decreasing the overall unit count,reducing building heights and changing units along the southern
boundary from 3-storey stacked units to traditional townhomes, increasing setbacks,and creating smaller
blocksoftownhousesto reduce building massing.
For example, proposed buildingsadjacent toRiver Road propertieshave beenbroken up into shorter
blocksofthreeinstead of two.This helps to reduce the appearance of building massing and increases
gapsfrom 3 to 4.Setbacks havealso increased to 7.55 metresfrom 5.0 metresas originally proposed
4 - 11
in orderto provide additional separationfrom existing residences located along River Road.7.5 metres
is the minimum setback for a-law. A7.5 metre distance is
consistent with existing rear yard setbacks for those homes located along River Road. Rear yard setbacks
along the back of Camden Place properties vary from 13.7 metres to 7.0 metres. This isdue to anangled
property line. A 5.95 metre setback is proposed along the Sheridan Avenue propertiesadjacent to
recently constructed semi-detached dwellings.
An alternateway of examining separation is to measure back of house to back of house. The average
distances from back of existing houses to back of proposed townhouses were measured around the
entire perimeter of the site to assess separation. Average distances range from approximately 16.45
metres (55 feet) for River Road properties to 21 metres (69 feet) for Camden Place properties to 18
metres (60 feet) for Sherwood Avenue properties. Staff is confident these distances provide ample
separationto mitigate the effect ofthe .
Additionally, those distances aresimilarto what already exits within the surrounding neighbourhood.
The height of townhomes located around the perimeter of the site have beencappedin the proposed
zoning by-lawat 9.35metreswhereas the as-of-rightcondition would allow forbuildings with a maximum
height of 10.5 metres and three storeys. To put height into perspective, these two storey townhomes
will be very similar to the height of the townhomes located at the corner of River Road East and
Rosemount Drive. Those are 9.1 metres high from grade to top of roof. Restricting the height is
appropriate in recognition of adjacent existing homes that are one to one and a half storeys in height.
Privacy and shadow concernswere alsoraised. Given the low-rise character of both the existinghousing
and proposed developmentalong with the setbacksand separation distances noted previously, shadow
impacts willnotbe a concernin the opinion of staff. To address privacy, the developeris proposing both
perimeter fencing and vegetation plantings along the common property boundaries. This is in addition to
conservingexisting vegetation wherever possible in accordance with an approved tree management
plan.
Density
Staff heard from residents thatthe proposal is too denseas it exceeds 30 units per hectare.To respond,
there are two types of densityto consider: unit and building. Regarding unit density the proposed densityof
the developmentis 38 units per hectare.
housing -including townhouses -within the Low Rise Residential designation. Townhouses are essentially
attached singles situated in tandem of 3 or more units in a single block. As such, townhouses are inherently
a denser form of low rise housing. The overall residential density target of 30 units per hectare is meant to
be applied broadly across lands within the Low Rise Residential designation and not on asite by site basis.
This means that some developments (i.e. multiples/townhouses) may exceed 30 units per hectare while
others (i.e. single/semi-detached) are less than 30. To help illustrate this point, staff has measured the
density of an area bounded by Rosemount/Sherwood/Islington/River, which encompasses the subject site.
This area is approximately 5.7hectares and there are approximately 74 units existing within this area
4 - 12
comprised primarily of single detached, semi-detached and some multiple dwellings. This equates to a
density of approximately 13 units per hectare. When factoringthe proposed unit count of 76, the overall
density increases to 26 units per hectare, which is below 30.
Building density is measured by a Floor Space Ratio (FSR). Essentially, FSRis a number that compares
building floor area to the overall site area. Official Plan Policy suggest that up to 60 percent building floor
area coverage or 0.6 FSR of a site is a number is encouraged whichcan be increased to a maximum of 0.75
providing certain criteria is met. The development proposalis at0.63 FSR (inclusive of the park land)which
is considered acceptable.
Drainage
Concerns were raised by residents regarding on-site drainage and potential impacts on abutting
properties. There was specific interest in the area at the rear of properties fronting onto River Road.In
response, it is aCity requirement that development must accommodate drainage on-site so that there
are no impacts to adjacent properties. Accordingly, the servicing strategy has been designed such that
on-site drainage is conveyed through thestormwater systemand not abutting properties. Based on the
preliminary engineering design, a storm sewer and catch basins are proposed along the rear of properties
abutting River Road (but on the subject site). This storm sewer will collect runoff in an underground
gallery, to be conveyed to the City storm sewer system through the walkway block to River Road.
Traffic
The issue oftraffic was raisedandisone that is often cited with development applications.In response,
Rosemount Drive is consideredaLocal Roaddesigned to accommodate up to 2000
vehicles per day. The subject development proposes asingle point of access ontoRosemount Drive into
the site. Usingaworst casescenario for traffic, 76 units will generateapproximately 43 vehicles
entering and existing the siteonto Rosemount Driveat peak am/pm hours, resulting in less than one car
per minute, according to Transportation Planning staff.When factoring in this developmentwith existing
traffic,expected traffic volumes between the site and River Road are below 2000 Average Annual Daily
Trips, the typical motorized traffic for a local roadway. Although staff acknowledgesthe development
will generate traffic, the increase is considered minimal and is within acceptable limits.
Parking
Concern was raised regarding a perceivedlack of parking being provided with this development. To
respond, it is a City requirement to ensure developments have adequate on-siteparkingin order to
minimize traffic spillover onto surrounding streets.Each townhouse unit will have its own garage and
drivewaywhich is capable of supporting up to two vehicles plus there will be visitor parkingareason site.
-lawis proposinga parking rate for townhouses at 1.1 spaces per unit.While
not in full force and effect, the parking rate for thisproposal will comply with thatnewrequirement.
4 - 13
Consequently, staff is satisfied that an adequate amount of parking is being providedwith this
development.
Property Values
Area property owners questioned whether there would be any impact to property value. Planning staff is
not able to predict the impact of a new development on property values. For assessment purposes,
which is used to calculate taxes, MPAC assesses property based on up to 200 different factors including
the size of lot and house, the quality of construction, as well as many others. The assessed value usually
differs from the market value of a property, and market value is influenced by numerous factors as well.
The effect of land use planning decisions on the market value of surrounding properties is not a
consideration in land use planning recommendations by professional planners. Factors such as privacy,
compatibility, and impact are matters affecting land use decisions.
Loss of Open Space
Staff acknowledges that the closure of the former school and subsequent saleof the propertyhas resulted
in aloss of public space for the immediate neighbourhood. The field and tennis courts associated with
the former school site were often used in off hoursandwith the loss of landshas left a need for open
space.To addressthis, staff has requested land dedication from the developer in accordance with City
Policy I-1074. A new park will be createdas a result. The park will have frontage onto Rosemount Drive
in order to integrate the park and give presence within the neighbourhood. The conveyance of land to
the City is without cost to the taxpayers of the City of Kitchener.
Location of Park
Some residents have expressed a desire to havethe park located internally to the development so as to
be able to back onto the new parkrather than the development. Staff can appreciate this sentiment.
Many residents have lived in the area for decades andareaccustomed to backing onto the former school
site fields. Development therefore represents a significant change for them. The primaryand important
siting with frontage onto Rosemount Driveis toprovidemaximumexposureand
accessibility therebybenefitingall residents of the neighbourhood.Having apark located internally to the
development would not achievethisas itwould make it seem morelikeprivate than publicspace.
Trees
A Tree Management Plan has been completed by MHBC in order to inventory and assess the various
trees located on the property and along property lines. The intent of a tree management plan is to
conserve as much vegetation as possible where feasible and practical given the limits of development.
Staff will ensure any loss in vegetation is minimized.Tree management approval is a condition of site
plan approval.
4 - 14
Site Servicing
TMIG has undertaken an engineering design for the proposed development, and it was submitted to City
Engineering staff for review. The strategy provides for sanitary and storm sewers to be constructed
the site will connect to the existing watermain on Rosemount Drive. City Engineering staff hasreviewed
the information submittedandisinagreement with the proposed servicing approach.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
delivery of core service.
FINANCIALIMPLICATIONS:
There are noimmediatefinancial implications to the City.Over the short term playground equipment will
have to be purchased and over the long term there will be general maintenance of the park.
COMMUNITY ENGAGEMENT:
INFORM & CONSULT -the zoning by-law amendment application was deemed complete on October
20, 2016, circulated to area property owners on October 25, 2016 and a Neighbourhood Information
Meeting (NIM) was held on February 23, 2017. Staff received a number of responses regardingthe
proposaland these have been addressed through:revisions made to the plan, regulations imposed
through zoning and staff responses outlined in this report. Appendix Econtainscorrespondencereceived
from area residents.
Since it has been longer than a year since the original letter circulation occurred, Council policy requires
thecourtesy notice to be circulated to all property owners within 120 metres. The courtesy notice contains
details of the statutory public meetingand provides a lto access the staff report
10 days prior to the meeting. Notice of the public meeting will be in The Record onMay 17,2019, and a
copy of the Notice is attached as Appendix B.th the
agenda in advance of the Council/Committee meeting.
CONCLUSION:
In considering the foregoing, staff issupportive of the proposed Zoning By-law Amendment to permit 142
Rosemount Driveto be developedwith a cluster townhouse development. Staff isof the opinion that it
is appropriate to allow the lands to be rezonedfrom institutional to residentialin order to comply with the
Low Rise Residential designation of the City Official Planand that the proposed built form is compatible
with the surrounding neighbourhood. Zoning by-law regulations will limit the height of the proposed built
form,impose appropriate setbacks andensurethat sufficient on-site parking will be provided.Staff isof
the opinion that the subject applications are consistent with policies of the Provincial Policy Statement,
Growth Plan for the Greater Golden Horseshoe, and the Regional Official Plan, and represent good
planning.
4 - 15
REVIEWED BY: Della Ross, Manager, Development Review
ACKNOWLEDGED BY: Justin Readman -GeneralManager, Development Services
Attachments:
Appendix A Proposed Zoning By-law including Maps No. 1
Appendix B Newspaper Notice
Appendix CProposed Site Plan
Appendix DDepartment and Agency Comments
Appendix ECommunity Comments
Appendix F -Diagramof ProposedDisposition of City-Owned Lands
4 - 16
4 - 17
4 - 18
4 - 19
4 - 20
4 - 21
4 - 22
4 - 23
4 - 24
4 - 25
4 - 26
4 - 27
4 - 28
4 - 29
4 - 30
4 - 31
4 - 32
4 - 33
4 - 34
4 - 35
4 - 36
4 - 37
4 - 38
4 - 39
4 - 40
4 - 41
4 - 42
4 - 43
4 - 44
4 - 45
4 - 46
4 - 47
4 - 48
4 - 49
4 - 50
4 - 51
4 - 52
4 - 53
4 - 54
4 - 55
4 - 56
4 - 57
4 - 58
4 - 59
4 - 60
4 - 61
4 - 62
4 - 63
4 - 64
4 - 65
4 - 66
4 - 67
4 - 68
4 - 69
4 - 70
4 - 71
4 - 72
PLANNING & STRATEGIC INITIATIVES COMMITTEE
Page 1UNFINISHED BUSINESS2019-06-10
SUBJECT (INITIATOR)DATE TARGETSTAFF
INITIALLYDATE/STATUSASSIGNED
CONSIDERED
Financial implications analysis of enhanced 2012-06-18Future PSI B.Sloan
streetscape options for Fischer Hallman Rd design (PSI)Meeting
improvements (over and above baseline capital and
operating budgets)
IF1 - 1