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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. May 10111, 2019 Brandon Sloan Manager, Long Range & Policy Planning City of Kitchener 200 King Street West Kitchener, Ontario N2G 4G7 Dear Mr. Sloan: RE: HIDDEN VALLEY SECONDARY PLAN EXPANSION REQUEST 1 AND 190 GOODRICH DRIVE AND 1 CHANDARIA PLACE OUR FILE: 16307M KITCHENER WOODBRIDGE LONDON KINGSTON BARRIE BURLINGTON We act as Planners for 190 Goodrich South Portfolio Inc., 190 Goodrich North Portfolio Inc., 1 Goodrich Portfolio Inc. and H&R Capital Portfolio Inc. (the "landowners"), who own and manage the properties municipally addressed as 1 Chandaria Place, 1 Goodrich Drive and 190 Goodrich Drive (the "subject lands") in the City of Kitchener (the "City'). The subject lands are located to the west of the Hidden Valley neighbourhood and within an 800 metre radius of the planned Fairview LRT Station. A map of the boundaries of the subject lands have been attached as Figure 1. Currently, the western boundary of the Hidden Valley Secondary Plan Study Area runs adjacent to the eastern edges of the properties along Wabanaki Drive. Severing the neighbourhood boundary along this through fare has the impact of omitting the subject lands from the Hidden Valley Study Area. We are concerned that overlooking this block will negatively impact the key objectives and vision related to the Secondary Plan and specifically the corridor development of River Road as proposed by the Draft Land Use Master Plan. We are of the opinion that failing to consider this block will reduce the ability to comprehensively plan a key segment of this community, in addition to running into issues in the future related to land use compatibility. On behalf of our client, we request that the study boundary for the Hidden Valley Secondary Plan be expanded to include the subject lands, as they are consistent with the objectives of the of the Study and the rationale set out in the Draft Land Use Master Plan. Further to a review of the outlined planning policies within the plan released to date, including the subject lands in the study area would improve the City's capacity to realize the long term planning goals for the study area, considering compatible land uses in both the short and long term. THE SUBJECT LANDS The subject lands occupy a collective area of approximately 23.61 hectares (58.35 acres) and are bound by rail tracks to the north, Wilson Avenue to the west, Goodrich Drive to the south and Wabanaki Drive to 204-442 BRANT STREET / BURLINGTON / ONTARIO / L7R 2G4 / T 905 639 8686 / F 905 761 5589 / WWW.MHBCPLAN.COM the east. As identified by the Region of Waterloo's Official Plan, the subject lands are located within the Built-up Urban Area, where growth and intensification is intended to occur. The City of Kitchener Official Plan designates the parcels as being within a Major Transit Station Area (MTSA), while accommodating Heavy Industrial Employment uses. Land within MTSA's have been identified as places allocated for the location of growth accommodating a mix of residential, office, institutional and commercial uses while integrating pedestrian friendly and transit oriented streetscapes. Furthermore, a portion of the subject lands have been identified within the Planning Around Rapid Transit Station (PARTS) area of influence, due to the parcels close proximity to the planned Fariview LRT Station however, no further information has been released to date regarding the proposed changes. Recently, the City of Kitchener underwent a planning exercise to adjust zoning to reflect the changing planning landscape. Staff recommended that zoning of the subject lands be altered from a Heavy Industrial Employment Zone (M-4) to a Heavy Industrial Employment Zone (EMP -3), which will significantly impact the type of uses and potential of the current site. The subject lands abut the Hidden Valley Secondary Plan area and the activities that will occur on the industrial lands will have a direct influence on the lands located within the Secondary Plan. RATIONALE - STUDY AREA EXPANSION Shifting the boundaries of the Hidden Valley Secondary Plan to include the subject lands will allow for a more holistically planned neighbourhood that considers the larger picture of planned transit and the goals of creating a mixed-use corridor along River Road. Inclusion of the subject lands will allow Staff to strategically anticipate future land compatibility, and determine highest and best land uses, while at the same time maximize the subject lands given their proximity to transit. One main objective of the Hidden Valley Secondary Plan is to create a corridor along the planned extension of River Road that will contain a mix of land uses, accommodating residential uses. Although there has been consideration of the existing industrial designations within the boundaries of the Secondary Plan, the bounds of the study reduce the ability to contemplate the implications of the industrial uses occurring directly west of the proposed corridor. Additionally, the subject lands are located within the PARTS area of influence. As the LRT is planned to open in the upcoming months, neglecting this parcel will negatively influence the ability to achieve the MTSA objectives. The large parcel of land could be repurposed to allow for a range of uses and may be utilized to its highest and best use, if considered within the bounds of the Hidden Valley Secondary Plan. Through the CRoZBY exercise, the subject lands were selected to have amended zoning which significantly reduced the amount of permitted uses on the subject lands. As previously mentioned, the subject lands are planned to be rezoned to an EMP -3 Heavy Industrial Employment which are lands that are to be utilized for industrial uses, including noxious uses, and that are to be separated from sensitive land uses. However, the Hidden Valley Secondary Plan has demonstrated that a Natural Heritage Conservation Land Use and Mixed Use, which include residential designations, are intended to be within close proximity to the lands within this zone designation. Additional clauses within the proposed Zoning By-law state that specific permitted uses are not permitted within a certain distance of specific institutional uses, such as schools, which will further reduce the landowner's ability to utilize the site for a productive manner. Finally, as the subject lands are within the Urban Area and the Built-up Area as defined by the Growth Plan and further demonstrated by the Region of Waterloo Official Plan, they are the located where intensification is intended to occur, whereas the majority of the lands within the Hidden Valley Secondary Plan are within Greenfield Areas. From a policy, efficiency and environmental standpoint, it is more reasonable to redevelop parcels that are currently serviced by hard infrastructure for intensification and growth, than to develop on Greenfield parcels. CONCLUSION In light of the significant investment into the LRT line, the extension of River Road and the planning work being undertaken to ensure land use planning is well contemplated to enhance this investment, we are of the opinion that the Hidden Valley Secondary Plan boundaries will benefit from being amended and extended westward to include the subject lands. Please let me know if you have any additional questions. Thank you, MHBC eX�e�m— Partner 3 Figure 1: Location of the subject lands 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 and _U7 Lav Rise Resldenfial- Estate Lox RIs. R.sldaraial - Large Lot Medium Rise Raddenlal Hkgh M. Re,00.i hal Wad A. � canmercial e�alRaaararkEmpla'ymerrt Maj., wreslrueture B Lidid s Neluret H.htage Ganee t.1 open Space Be,", Palley _ 4 ) 1, Cammunly and IRetNdanel uses alae allowed acl ro 2. subjegulabal and fuer study a. some neignboumood -al usesalso al 9. Gampalbluty of smativa uses .In1.U66 Master Fan Sountlary :m unlry Gatewey 'r Minute NPtkng Distance Imm Cat a Coi awm 1c9mdM Trailhesd Lrc fila M aropm Parldand FI�P N.'ghbaumood Pal[ Ulben fxeen =reposed Road Hidden Wky Road R.aiignmant . ..i Loud Steel ieritege CWdcr SWM Fadilty i±es Polental (Location to ea d.6+.mVn&dj 4o ex - er Rfuar e, awanslsn, Nhbanakl or ane D t. ooaichd mayrenamed z oevgwme,l 11—arm setcxara w be aa<ami­ 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 6. Update of Natural Resource Inventory & Impact Assessment Zone C 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. 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 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 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 for access to natural area parks continues to rise as is evident at Kitchener's Huron Natural Area. Demand is so high the 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 CO2 emissions from the Alberta oil sands developments are an average 64% higher than what was calculated using the Page 5 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 CO2 than was previously stated. 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: " 1 know I'll never trust a tree again. And think about it: if we get rid of a few forests, that will free up space for more beer stores." 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 CO2 emissions and provide green spaces that will give citizens easy 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:Hen.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 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 Fraser Gibson Dennis Hilker Doris Hilker Jennie Nicholls Jackson Sandra Lachance Don Linkletter Roxy Linkletter Drew Maxwell Tracey Maxwell Alan Morgan Anne Morgan Duncan Nicholls Tom Samolczyk Petra Suffling Roger Suff ling Neil Taylor Mary Ann Vanden Elzen Waterloo Region Nature Conservation Director Doug Woodley Sharon Woodley Page 7 May 14, 2019 Mr. Brandon Sloan City of Kitchener 200 King Street Kitchener, Ontario N2G 4G7 Dear Mr. Sloan: RE: Hidden Valley Land Use Master Plan OUR FILE: 18360A KITCHENER WOODBRIDGE LONDON KINGSTON BARRIE BURLINGTON On behalf of our clients, we are writing as a follow up to our meeting and the proposed Hidden Valley Land Use Master Plan as it relates to our client's property. Thank you for meeting to discuss the comments in our previous letter. We appreciate the opportunity to review the Draft Land Use Master Plan in advance of consideration by the City on June 10, 2019. We understand The Draft Land Use Master Plan provides a general framework for future implementation by way of an Official Plan Amendment, Secondary Plan and Zoning By-law. Further, we understand that these planning implementation tools will be informed by the Wastewater Servicing EA, and this is now targeted to be completed as a next step. The general approach to moving forward to the Waste Water Servicing EA in advance of determining final land use designations. However, The Draft Land Use Master Plan does not provide recognition that should our client's lands be in an area that is planned forfull services that the Land Use designation would allow for development in keeping with the "Low Rise Residential - Large Lot" policies rather than the "Low Rise Residential — Estate" policies. The Master plan indicates the Land Uses will be utilized forthe EA, howeverwe request the policies provide for further consideration. We appreciate your comments related to our client's request for consideration for future development by way of Plan of Condominium and that there is potential for development through consent application(s), subject to zoning requirements, in the short term. We have reviewed the recommendation associated with the portion of Hidden Valley Road in front of our client's lands to identify that section as part of a Cultural Heritage Landscape/Heritage Corridor. While our clients do not object to the principle, there are concerns with the existing condition of the road and grading/drainage that should be assessed by the City in context of any determination associated with the road, in context of future improvements. The existing road condition has created issues related to flooding/washout and road damage. 200-540 BINGEMANS CENTRE DRIVE / KITCHENER / ONTARIO / N213 3X9 / T 519 576 3650 / F 519 576 0121 / WWW.MHBCPLAN.COM We request that the future consideration of any improvements 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/grading. We understand that there may be some opportunity to obtain the road frontage that was previously conveyed to the City back into the ownership of our client. We would appreciate information on this process. We look forward to working with City staff through the next phases associated with the implementation of the Master Land Use Plan. Yours truly, MHBC David Aston, M.Sc., MCIP, RPP Partner c. Annemarie Hall, Peter Kaune, Lydia Kaune DA.jg N Valley DL-vekqmv?nt Corp. Mr. Brandon Sloan Manager, Long Range & Policy Planning City of Kitchener 200 King Street West Kitchener, ON N2G 4G7 May 13, 2019 Peter Benninger Owner & President 508 Riverbend Drive Kitchener, Ontario, N2K 3S2 (519) 743-5211 Ext. 3000 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 April 30th, 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 To understand Hidden's Valley true context, one has to not only see its physical attributes and neighbouring properties, but should focus on its wider city context as well. The proposed Land Use Master Plan mentions this site's 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 would be well served along the ION's 2nd phase planned right along the north edge of our property. Furthermore, the City's, Region's and Province's 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 very urban context at Kitchener's prime gateway and next to Kitchener's 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 value staff's acceptance of this approach in the current proposal, the amount of mixed-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 Page 1 of 4 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 Road -wetland axis east of River Road Extension (A on map). b) With respect to the mixed -uses along the Fairway Road -wetland 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. Hiah Density areas We appreciate the introduction of higher densities into this plan, however to take full advantage of this site's potential to support transit -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 and green areas for its resident's enjoyment. 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 abundant large lot ones across the street. Again, considering today's significant market 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 Kitchener's 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. Page 2 of 4 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 read "formally close portions of existing Hidden Valley Road and/or River Road alignment, retain easement(s) where necessary and consolidate with adjacent lands where possible". This 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 area's 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 environmental considerations are key today in any development, a "high standard of environmental sustainability" requires clarification and should not be incorporated into Po/icy 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 Page 3 of 4 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 extension's design being a given — 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. We look forward to further consideration of our concerns, in light of the site's key location, context, 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? 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 Page 4 of 4 9 j � \ \ — { ) k \ / ) a) § ) ° ) \ ] '( W k . u= u= 2 z o @ _ )OUCADIIIII ƒ ] E k §\LD \ ƒ 4 m 2 = 7 E / y 2 J V)§ a)§ f © a 8 ¥ k C,z f) 2 C� \�\� /$ = = 12. u w = ._ \{/ 3 k/\ Ln c 0- May 15, 2019 City of Kitchener Community Services Department Planning Division, 6th Floor 200 King Street West Kitchener, Ontario N2G 4G7 Attn: Mr. Brandon Sloan Manager, Long Range & Policy Planning Dear Mr. Sloan: RE: Hidden Valley Secondary Plan Review - Public Information Centre #2 OUR FILE 9837'C' KITCHENER WOODBRIDGE LONDON KINGSTON BARRIE BURLINGTON We are writing on behalf of Hidden Valley Kitchener Ltd. (Peter Kruse) regarding the current Hidden Valley Neighbourhood Planning Review and the recently released Hidden Valley Land Use Master Plan. Our client's property is located on the south side of Hidden Valley Road and situated between the Hidden Valley Estates subdivision and the Bridal Path subdivision. The property is 2.04 hectares in size and is currently vacant. (See attached location plan) This letter is a follow up to our previous written submission dated November 29, 2018 in which we indicated our general support for the DRAFT Land Use Plan presented at the PIC on November 14, 2018. As outlined at the PIC meeting, the intent of the Hidden Valley Secondary Plan review is to replace the 1981 and 1990 Industrial and Residential Community Plans. Further, staff advised that the zoning is outdated and needs to be brought into conformity with contemporary zoning standards. Staff presented a Land Use Master Plan and introduced new land use typologies to characterize the different land uses contemplated within the Secondary Plan. Our client's property was identified as falling within the "Low Rise Residential - Large Lot" land use designation. Defining characteristics of this designation would permit single detached dwelling units. (With second and secondary suites permitted as a result of changes in provincial legislation) The proposed designation would permit lots having a minimum lot width of 24 metres and a minimum lot area of 929 square metres. These lot dimensions generally reflect the existing character of the newer subdivisions that have developed on full municipal services. The recently released Land Use Master Plan issued on April 30, 2019 continues to show our client's 200-540 BINGEMANS CENTRE DRIVE / KITCHENER / ONTARIO / N213 3X9 / T 519 576 3650 / F 519 576 0121 / WWW.MHBCPLAN.COM property as "Low Rise Residential — Large Lot" that would permit lots with a minimum lot width of 24 metres and a minimum lot area of 929 m2. We continue to support the approach outlined in the Land Use Master Plan and specifically support the lot dimensions that are proposed within the new Secondary Plan. As noted in our earlier submission, 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 This policy framework was established during the previous community plans during the 1980's and 1990's when the majority of land within Hidden Valley was not serviced by municipal water and wastewater. The 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. In our opinion, the lot width and areas contemplated within the new Hidden Valley Secondary Plan for the "Low Rise Residential — Large Lots" are sufficient guidance for new development and more in line with provincial, regional and city direction. We support the need to balance the existing low rise character of the Hidden Valley neighbourhood with the current policy framework that encourages more efficient use of land and resources. The expectation is that our client's lands will be developed with large single detached lots in keeping with the proposed framework set out in the Master Land Use Plan but would not be able to comply with the density provisions of 4 units per hectare. This would also be more consistent with Provincial Policy that promotes the efficient use of land and resources, including municipal water and wastewater services. The subject lands will be fully serviced and accordingly, will not require a minimum lot area of 0.4 hectare which is reflective of the very low densities proposed in the earlier community plans. The proposed policy framework set out for the Low Rise Residential — Large Lot areas is appropriate as it will: • Respect the current form and character of development within the neighbourhood; • Allow for a slight increase in intensification levels to reflect for contemporary planning policy; • Will support the efficient use of infrastructure; • Will continue to provide a supply of large lots to maintain diversity in housing supply; • Is consistent with Provincial Policy that directs growth and development to settlement areas and more specifically promotes more compact development patterns within the delineated built-up areas. To summarize, we 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. We wish to be kept apprised of the next steps in the planning review and would be pleased to meet with staff further to expand on the comments noted above. Yours truly, MHBC Carol Wiebe Partner C Peter Kruse, Hidden Valley Kitchener Ltd. Location Map LEGEND "" I Subject Lands t�lm; Hidden Valley Kitchener Ltd. City of Kitchener Region of Waterloo Source: Google Earth Satellite Imagery DATE: April 12, 2018 FILE: 9837C SCALE 1 :5,000 DRAWN: DGS + q<<ey ROgD � , Ilk t n M RIVE R f �4r B /RCy HIDDEN VALLEY CRESCENTS ��. Location Map LEGEND "" I Subject Lands t�lm; Hidden Valley Kitchener Ltd. City of Kitchener Region of Waterloo Source: Google Earth Satellite Imagery DATE: April 12, 2018 FILE: 9837C SCALE 1 :5,000 DRAWN: DGS May 21, 2019 City of Kitchener Community Services Department Planning Division, 6" Floor 200 King Street West Kitchener, Ontario N2G 4G7 Attn: Mr. Brandon Sloan Manager, Long Range & Policy Planning Dear Mr. Sloan: RE: Hidden Valley Secondary Plan Review - Draft Land Use Master Plan OUR FILE 9748 B KITCHENER WOODBRIDGE LONDON KINGSTON BARRIE BURLINGTON MHBC has recently been retained by Kirby Keena and Vincent Dunne regarding the Hidden Valley Neighbourhood Planning Review and the recently released Hidden Valley Land Use Master Plan. Our client's property is located on the north side of Hidden Valley Road, to the east of Fairway Road South and south of King Street Bypass (Highway 8). The property is 3.81 hectares (9.41 acres) in size and is legally described as Lots 36 and 38, Plan 986 and Lot 13, Plan 961, City of Kitchener. (See attached location map) The property is currently vacant and has "broken" frontage along Hidden Valley Road. There is a hydro transformer station and several hydro transmission towers that surround the western half of the property. The hydro lands are addressed as 190 Hidden Valley Road. Further, there is a single detached dwelling situated on a separate parcel at 280 Hidden Valley Road that is located in the middle of the subject lands thereby resulting in an irregularly shaped parcel. The subject lands are currently designated as Business Park in the Hidden Valley Industrial Secondary Plan and zoned B-1 in the City's Comprehensive Zoning By-law. It is our understanding that the landowners have been in communications with City staff during this land use planning review and have provided verbal comments as it pertains to their property. Under previous versions of the DRAFT Land Use Plan, the subject lands were proposed as "Business Park Employment" on the west half and "Open Space" on the east half. The most recent Land Use Plan, released on April 30`h, 2019, shows the property as "Commercial" on the west half and "Open Space" on the east half. (See excerpt from proposed Master Land use Plan) 200-540 BINGEMANS CENTRE DRIVE / KITCHENER / ONTARIO / N213 3X9 / T 519 576 3650 / F 519 576 0121 / WWW.MHBCPLAN.COM Due to the recent engagement on this file, we have not had the opportunity to review the extensive background materials pertaining to this property. However, for the purposes of providing input into the Hidden Valley Master Land Use Plan, we provide the following comments: Westerly half of property We wish to indicate our support for the change in land use from "Business Park Employment" to "Commercial" for the west half of the property as it better aligns with the proposed land uses surrounding the property. Further, it represents a more appropriate land use for the site given its visibility and accessibility to the surrounding regional road network. Notwithstanding our support for the recommended land use for the western portion, we wish to identify significant concerns pertaining to the future access for these lands. As noted above, the western portion of the property is surrounded by lands which contain a hydro transformer station and several hydro transmission towers and are identified as "Major Infrastructure and Utilities "on the Hidden Valley Land Use Master Plan. These utility lands have extensive frontage along Hidden Valley Road however with the approved alignment for the River Road extension, it is proposed that the current Hidden Valley Road be closed and that road access be obtained from the future River Road extension which swings further south than the existing Hidden Valley Road alignment. We recognize that the River Road Extension has received final approval and that the alignment will result in the majority of the hydro utility lands no longer having frontage on a municipal road. This, in turn, creates concerns for our clients as they have the right to cross over and/or purchase the utility lands in order to access their lands from Hidden Valley Road. It is critically important for the planned development of our client's lands that the City preserves the right to gain access across the utility lands and the future closed section of Hidden Valley Road. Due to the location of the hydro transmission towers and the single detached dwelling at 280 Hidden Valley Road, there is very limited access to the future River Road extension from our client's lands. Given the recommended land use designation of "Commercial", it is fundamental that the City ensure proper access to this property so that it can be developed to the same potential as other parcels that are designated as "Commercial". We note that the existing Hidden Valley Road alignment is shown as "Commercial" on the Master Land Use Plan and therefore there is opportunity to ensure these lands are made available to our client for access purposes. We also note that there is a land locked parcel to the north of our client's land that is separated by the Hydro corridor. This parcel is not constrained for development except for the need to secure access from abutting lands. It is our recommendation that further discussions be undertaken to see how these lands could be consolidated as part of a larger development parcel to be used for potential parking purposes. We request the opportunity to meet with staff to discuss this in greater detail so that the recommended land use designation for these lands can be fully realized. Easterly half of Property As noted above, the easterly half of our client's lands are proposed to be designated as "Open Space". Through the recommendations of the River Road Extension EA, these lands are to be used for an on- ramp to the King St. By -Pass (Highway 8). While that is a separate process to be addressed with the Region of Waterloo, it is important to recognize in the context of the Hidden Valley Secondary Plan as this eliminates a potential means of access to the balance of our client's lands that are planned for Commercial development. As such, it becomes even more important that the City ensure proper road access to our client's westerly parcel. With respect to the proposed "Open Space" designation for the eastern half of the property, we wish to register concerns with the timing of this proposed land use change as our clients have not been formally advised on how their lands are to be acquired for this on-ramp and the means of compensation for this land taking. They are particularly concerned that the City's move to redesignate the lands as Open Space at this time, will devalue the lands in advance of them being acquired. We think it is important that the Secondary Plan policies recognize that the Open Space designation is being applied as a result of the River Road EA and not due to any inherent land use constraints on the property itself. Should the requirements for this on-ramp change for any reason, such that the entire land holding is not required, that consideration should be given to designating any surplus land as "Commercial". To summarize, we support the proposed designation of "Commercial" for the westerly parcel owned by our clients but need to ensure that a section of the existing Hidden Valley Road allowance be made available to provide proper access for the future development of the lands. We recommend that further discussions be held with the landowners and Regional staff to better co-ordinate the land use considerations for the easterly parcel. We wish to be kept apprised of the next steps in the planning review and would be pleased to meet with staff further to expand on the comments noted above. Yours truly, MHBC Carol Wiebe Partner C Kirby Keena Vincent Dunne Z Q J U W M� W `D V ) 12 I y CL i I `, 49 5 1 � i 4 I i F 'S