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HomeMy WebLinkAboutDSD-20-001 - OP19-001-B-GS - ZBA19-001-B-GS - 155 & 169 Borden Ave. N.Staff Report Development Services Department REPORT TO: Planning and Strategic Initiatives Committee DATE OF MEETING: January 13, 2020 SUBMITTED BY: Della Ross, Interim Director of Planner PREPARED BY: Garett Stevenson, Senior Planner, 519-741-2200 x 7070 WARD INVOLVED: Ward 10 DATE OF REPORT: November 27, 2019 REPORT NO.: DSD -20-001 J _� it www.kitchener.ca SUBJECT: Official Plan Amendment Application OP1 9/001 /B/GS Zoning By-law Amendment Application ZBA19/001/B/GS 169 Borden Inc., Joseph Castello, & Laurie Castello 155 & 169 Borden Avenue North N G R� G �PJ�N Subject�C,� �o�p6 Area 02a �L s�� e ,yyPs OSP Location Map: Subject Properties RECOMMENDATION: A. That Official Plan Amendment Application OP19/001/B/GS for 169 Borden Inc., Joseph Castello, & Laurie Castello requesting a change in designation from Low Rise Residential and Institutional to Medium Rise Residential with Site Specific Policy Area 51 to permit a six storey multiple dwelling development on the parcel of land specified *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. 1-1 and illustrated on Schedule `A', be adopted, in the form shown in the Official Plan Amendment attached to Report DSD -20-001 as Appendix `A', and accordingly forwarded to the Region of Waterloo for approval; AND B. That Zoning By-law Amendment Application ZBA19/001/B/GS for 169 Borden Inc., Joseph Castello, & Laurie Castello requesting a change from Residential Six (R-6) and Neighbourhood Institutional (INS -1) to Residential Eight with Special Regulation Provision 753R for the parcels of land specified and illustrated on Map No. 1, be approved in the form shown in the "Proposed By-law" dated November 27, 2019, attached to Report DSD -20-001 as Appendix "B", and receive three readings once By- law 2019-51 (CRoZBy Stage 1) is deemed to be in effect, either in whole or in part, AND C. That in accordance with Planning Act Section 45 (1.3 & 1.4) applications for minor variances shall be permitted for lands subject to Zoning By-law Amendment Application ZBA19/001/B/GS, AND FURTHER D. That the Urban Design Brief dated September 2019, prepared by MHBC Planning for Vive Development Corporation, and attached to Report DSD -20-001 as Appendix "C", be adopted, and that staff be directed to apply the Urban Design Brief through the Site Plan Approval process. EXECUTIVE SUMMARY: Planning staff is recommending approval of an Official Plan Amendment and a Zoning By-law Amendment to permit a new six storey multiple dwelling residential building. The subject lands are made up of two properties, being 155 and 169 Borden Avenue North. A Site Specific Policy Area 51 and Special Use Regulation Provision 753R are proposed to further regulate the proposed development to ensure that the ultimate development is consistent with the revised development concept prepared by the applicant as part of the application process. Planning staff support the redesignation of 169 Borden Avenue from Institutional to Medium Rise Residential, in consideration of the criteria outlined in the Official Plan. The revised development concept is the result of changes to the original proposal, including reducing the height by 1 storey and establishing front, side, and rear yard setbacks that align with the Mid -Rise Buildings Urban Design Guidelines, among others. The proposed Zoning By-law Amendment would bring the lands identified as 169 Borden Avenue back into Zoning By-law 85-1 as residential zones have not been applied to properties in Zoning By-law 2019-051 (CRoZBy). 1:7416]:i9 The subject lands are made up of two properties, being 155 and 169 Borden Avenue North. The property at 155 Borden Avenue is currently developed with a single detached dwelling and 169 Borden Avenue North is currently vacant. The properties are approximately 0.691 hectares (1.707 acres) which front onto Borden Street North and are surrounded with existing residential properties on all other sides. The lands are situated in the middle of a block formed by Borden Avenue North, Weber Street East, and East Avenue. The initial application was circulated in May 2019 and a Neighbourhood Information Meeting was held on June 11, 2019. Staff also met with some property owners at their request. Staff have received a revised development concept in response to public input, working meetings, and discussions with internal staff. The Official Plan Amendment application requests to change the land use designation of 169 Borden Avenue North from Institutional to Medium Rise Residential and the land use designation of 155 Borden Avenue North was proposed to change from Low Rise Residential to Medium Rise Residential. The 1-2 Zoning By-law Amendment Application requested to change both the zoning of 155 Borden Avenue North from Residential Six (R-6) and the zoning of 169 Borden Avenue North from Neighbourhood Institutional Zone (1-1) with Special Regulation Provisions 76 and 93 to Residential Eight (R-8) with a Special Provision. Provincial, Regional, and City planning policy provide guidance that must be considered when evaluating changes in land use permissions as discussed below. Planning Analysis: Provincial Policy Statement, 2014 The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. The PPS sets out policies to consider in order to build strong healthy communities. The PPS is supportive of efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term, communities that accommodate an appropriate range and mix of land uses, promoting cost-effective development patterns and standards to minimize land consumption and servicing costs, and promoting development and land use patterns that conserve biodiversity and consider the impacts of a changing climate. Further, the PPS directs the development of new housing to locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs and promotes densities for new housing which efficiently uses land, resources, infrastructure and public service facilities. The plan also supports the use of alternative transportation modes and public transit in areas where it exists or is to be developed. The Provincial government is undertaking consultations on proposed changes to the PPS along with the Growth Plan and Planning Act. At this time, the proposed changes to the PPS relate to encouraging the development of an increased mix and supply of housing, protecting the environment and public safety, reducing barriers and costs for development and to provide greater predictability, to support rural, northern and Indigenous communities, to support the economy and jobs, and to maintain protections for the Greenbelt. Planning staff is of the opinion that the proposed applications will facilitate the intensification of the subject property with a medium rise residential use that is compatible with the surrounding community and will make use of the existing infrastructure. No new public roads would be required for the proposed development and Engineering staff have confirmed there is capacity in the sanitary sewer to permit intensification on the subject lands. Planning staff is of the opinion that the requested applications are consistent with the policies and intent of the PPS. A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2019 (Growth Plan) Part of the Vision of the Greater Golden Horseshoe (GGH) is to have sufficient housing supply that reflects market demand and what is needed in local communities. Two of the Guiding Principles of the Growth Plan are to prioritize intensification and higher densities in strategic growth areas to make efficient use of land and infrastructure and support transit viability and to support a range and mix of housing options, including second units and affordable housing, to serve all sizes, incomes, and ages of households. To support the achievement of complete communities, municipalities will consider the use of available tools to require that multi -unit residential developments incorporate a mix of unit sizes to accommodate a diverse range of household sizes and incomes. The Growth Plan will require a minimum of 50 per cent of all residential development occurring annually within the Region of Waterloo to be within the delineated Built -Up Area. Municipalities must support housing choice through the achievement of the minimum intensification and density targets by identifying a diverse range and mix 1-3 of housing options and densities, including second units and affordable housing to meet projected needs of current and future residents. Planning staff is of the opinion that the applications conform to the Growth Plan. The development of the subject lands with a more intense residential use within the City's delineated Built -Up Area, represent intensification and will help the City to meet density targets. Community Areas are planned to accommodate additional housing opportunities that will make use of existing infrastructure and support the viability of existing transit. Housing policies of the Growth Plan support the development of a range and mix of housing options that serves the needs of a variety of household sizes, incomes and ages. The proposed development includes 166 one and two bedroom units, with 20% VistiAble units. Regional Official Plan (ROP) Urban Area policies in the ROP identify that the focus of the Region's future growth will be within the Urban Area. This 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 well - served by the existing Regional transit system. 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. Planning staff is of the opinion that the applications conform to the Regional Official Plan. Regional Planning staff have no objections to the proposed applications and provided comments (Appendix "D") that will be taken under advisement for future development applications. Recommended Official Plan Amendment Planning staff are recommending to change both the land use designation of 169 Borden Avenue North from Institutional, and to change the land use designation of 155 Borden Avenue North from Low Rise Residential, to Medium Rise Residential with Site Specific Policy Area 51. Medium Rise Residential would permit a medium rise multiple dwelling, and Site Specific Area Policy 51 policy would limit the maximum height to 6 storeys and 19.0 metres. City of Kitchener Official Plan The vision of the new Official Plan states "Togetherwe will build an innovative, vibrant, attractive, safe, complete and healthy community contributing to an exceptional quality of life." A complete community creates and provides access to a mix of land uses including a full range and mix of housing types. A complete community also supports the use of public transit and active transportation, enabling residents to meet most of their daily needs within a short distance of their homes. Planning for a complete community will aid in reducing the cost of infrastructure and servicing, encourage the use of public transit and active modes of transportation, promote social interaction, and foster a sense of community. Urban Structure The lands are identified as a Major Transit Station Area (MTSA) in the Official Plan. MTSAs are designated in the Regional Official Plan, are identified on Map 2 of the 2014 Official Plan, and are a conceptual representation of the area of a ten minute walking radius centered around the location of Rapid Transit Station Stops. 1-4 The Official Plan provides direction for detailed station area planning exercises, which have been completed for Central, Midtown and Rockway stations areas. The City is reviewing and amending several Secondary Plans to implement these Station Area Plans, including the King Street East Secondary Plan. The easterly boundary of the King Street East Secondary Plan is Weber Street East and as a result, no land use changes are proposed for the subject lands as part of that work program. The conceptual MTSA boundary in the Official Plan is proposed to be amended to align with the easterly boundary of the King Street East Secondary Plan. As such, the proposed Urban Structure proposed for the subject lands is Community Area. The planned function of Community Areas is to provide for residential uses as well as non-residential supporting uses intended to serve the immediate residential areas. Lands within Community Areas may be designated as Low Rise Residential, Medium Rise Residential, High Rise Residential, Open Space, Institutional and/or Major Infrastructure and Utilities. Limited intensification may be permitted within Community Areas in accordance with the applicable land use designation and the Urban Design Policies in the Official Plan. The proposed development must be sensitive to and compatible with the character, form and planned function of the surrounding context. Housing The Official Plan Supports an appropriate range, variety and mix of housing types and styles, densities, tenure and affordability to satisfy the varying housing needs of our community through all stages of life. The City favours a land use pattern which mixes and disperses a full range of housing types and styles both across the city as a whole and within neighbourhoods. The Official Plan contains policies to consider when a site-specific zoning regulation is proposed to facilitate residential intensification or a redevelopment of lands. The overall impact of the special zoning regulations will be reviewed by the City to ensure; — That any new buildings and any additions and/or modifications to existing buildings are appropriate in massing and scale and are compatible with the built form and the community character of the established neighbourhood, — That new buildings, additions, modifications and conversions are sensitive to the exterior areas of adjacent properties, and that the appropriate screening and/or buffering is provided to mitigate any adverse impacts, particularly with respect to privacy, and — That the lands can function appropriately and not create unacceptable adverse impacts for adjacent properties by providing both an appropriate number of parking spaces and an appropriate landscaped/amenity area on the site. The impact of each special zoning regulation must be reviewed prior to formulating a recommendation to ensure that a deficiency in the one zoning requirement does not compromise the site in achieving objectives of compatible and appropriate site and neighbourhood design and does not create further zoning deficiencies. Medium Rise Residential Land Use Designation The Medium Rise Residential land use designation is applied to lands that are planned to accommodate a range of medium density housing types including townhouse dwellings in a cluster development, multiple dwellings and special needs housing. A minimum Floor Space Ratio of 0.6 and maximum Floor Space Ratio of 2.0 will apply to all development and redevelopment. No building will exceed 8 storeys or 25 metres in height, whichever is the lesser, at the highest grade elevation. The predominant land use within the Medium Rise Residential land use designation will be multiple residential but it is intended that complementary non-residential land uses may be permitted to locate within this land use designation subject to any locational criteria and the appropriate zoning being in place. 1-5 Urban Design The City is committed to achieving a high standard of urban design, architecture and place -making to positively contribute to quality of life, environmental viability and economic vitality. Urban design is a vital component of city planning and goes beyond the visual and aesthetic character of individual buildings and also considers the functionality and compatibility of development as a means of strengthening complete communities. Urban Design policies in the new Official Plan support creating visually distinctive and identifiable places, structures and spaces that contribute to a strong sense of place and community pride, a distinct character and community focal points that promote and recognize excellence and innovation in architecture, urban design, sustainable building design and landscape design. The City will require high quality urban design in the review of all development applications through the implementation of the policies of the new Official Plan and the City's Urban Design Manual. Institutional Land Redesignation The lands addressed as 169 Borden Avenue North are currently designated as Institutional in the Official Plan. Policy 15.D.7.4 permits the City to consider the redesignation of the site to an appropriate alternative land use designation only after examination of the following options for part or all of the site; • Is the use of the site for a suitable alternative institutional purpose, • Would the City wish to acquire the site or a portion of it for institutional or open space use, based on the park needs of the surrounding area, and • Would the redesignation of the site meet housing targets, particularly for special needs or affordable housing. As part of the Planning Justification Report, MHBC Planning undertook an assessment of the redesignation of the lands in consideration of Policy 15.D.7.4. In summary, the report concluded: • The subject lands do not meet all of the required criteria identified by the WRDSB and is not suitable for a school. • The size and configuration of the site could lend itself to a smaller church or place of worship. Regardless of the size and configuration of the site, it is important to note that there are several existing institutional uses in the immediate area, which support the neighbourhood, and broader community. • There are also other lands within walking distance of the site that can provide the same range of institutional uses, such as the King Street Mixed Use Corridor. • The surrounding area is very well served by existing parks, open space and recreational uses (including schools), and the City has not expressed any interest in acquiring the land for development of any of these types of uses. • The proposed development will assist the Region of Waterloo and the City with achieving housing targets, particularly through the provision of special needs housing and rental housing. Official Plan Analysis Site Specific Policy Area 51 is intended to ensure that any future building is compatible with the existing community. The proposed permissions would limit the maximum height of a proposed building by two storeys, to a maximum of 6 storeys and 19.0 metres. The proposed building is appropriate in massing and scale and is compatible with the built form and the community character of the established neighbourhood. The shortest portion of the building is four storeys and is adjacent to 181 Borden Avenue North which is currently developed with a single 1-6 detached dwelling. The building steps in height at the center of the site to six storeys. The six storey portion of the building has an additional 4.0 metre setback from Borden Avenue North. The westerly portion of the building steps down to five storeys, adjacent to an existing multiple dwelling that is 3.5 storeys in height. The tallest portion of the building is in the center of the site, with shorter portions stepped towards the adjacent low rise uses that front onto East Avenue. The central part of the building is a minimum of 6.0 metres from the properties fronting onto Weber Street East, which are designated and zoned to permit low rise residential uses, including multiple dwellings. The proposed setbacks are sufficient to ensure that adequate landscaping can be provided to provide screening around the entire site. The landscape buffer along the rear lot line for the properties fronting East Avenue has been increased to 2.3 metres in order to accommodate larger trees and landscape material. The underground parking garage and building have been pulled further away from the properties that front onto Weber Street East to ensure that trees and landscaping can be provided in that location as well. The side yard abutting 141-149 Borden Avenue North can accommodate low level landscaping. A visual barrier will also be required in any location where the surface parking lot is adjacent to another property. The site can function appropriately and an appropriate number of parking spaces and an appropriate landscaped/amenity area can be accommodated on site. There is sufficient green spaces on site to provide outdoor amenity areas for the future residents of the building. On-site parking is provided in an underground garage and in the surface parking lot. Planning staff accept and agree with the conclusions of the MHBC report with respect to the redesignation of 169 Borden Avenue from Institutional to Medium Rise Residential. The proposed development helps to meet annual intensification targets within the Built -Up Area. Increasing the supply of housing within walking distance to existing and planned public transportation provides a housing choice outside of the Urban Growth Centre and within a residential community. The area is well served by institutional uses and public spaces, including Knollwood Park, Sheppard Public School, Holy Cross Lutheran Church, as well as St. Anne's Roman Catholic Church and Catholic School. The City's Parks and Cemeteries Division have advised that their intention is to accept cash in lieu of land for parkland dedication contribution. The Owner has also submitted a Site Plan application for the site which reflects the proposal in the attached Urban Design Brief. Details such as lighting, landscape design and materials, amenity areas, fagades, and site layout and configuration will be carefully considered through the review of the detailed design plans and drawings. The site planning process will also include a development agreement which will ensure the long-term maintenance and upkeep of the site. Site Plan Control will be used in accordance with the Planning Act as a means of achieving a well-designed, functional, accessible, and sustainable built form. Planning staff are proposing to implement Transportation Demand Management (TDM) strategies in with the recommended zoning in three ways: with a special regulation provision to reduce vehicle parking, to increase bicycle stalls, and to require an on-site car share space. Kitchener Growth Management Strategy The Kitchener Growth Management Strategy (KGMS) helps to ensure that growth is managed effectively to achieve the required density and intensification targets, through a desired built form and function which will enhance the quality of life in Kitchener. The Kitchener Growth Management Plan (KGMP) is based on the principle that maximizing the use of existing infrastructure is preferred and that planning for, and implementing, intensification is a high priority. 1-7 Planning Staff's recommendation is in compliance with the KGMS and KGMP by supporting appropriate intensification that better utilizes the existing infrastructure while ensuring that any future development be compatible and complementary to the existing neighbourhood, while bringing new residents into a stable community. Zoning By-law 85-1 & Recommended Zoning By-law Amendment The Residential Eight (R-8) zone permits multiple dwellings with a FSR between 0.6 and 2.0, and a maximum height of 24.0 metres, among other regulations. Planning staff are recommending changing the zoning of 155 Borden Avenue North from Residential Six (R-6) to Residential Eight (R-8) with Special Regulation Provision 753R. Secondly, it is recommended that the zoning of 169 Borden Avenue North is changed from Neighbourhood Institutional Zone (1-1) to Residential Eight (R-8) with Special Regulation Provision 753R. Planning staff is recommending site-specific zoning to provide additional direction that will guide future development. Special Regulation Provision 753R applies the following site specific zoning regulations: • A maximum building height of 6 storeys or 19.0 metres. • A minimum yard abutting 181 Borden Avenue North and 435 East Avenue of 8.5 metres. • A minimum setback of 28.0 metres from 181 Borden Avenue North and 435 East Avenue for any portion of building more than 4 storeys. • A minimum yard abutting 441, 449, 455, and 459 East Avenue of 16.5 metres. • A minimum setback of 28.0 metres from 441, 449, 455, and 459 East Avenue for any portion of building more than 5 storeys. • A minimum yard abutting 141-149 Borden Avenue North of 1.5 metres. • A minimum setback of 21.0 metres from 141-149 Borden Avenue North for any portion of building more than 5 storeys. • A minimum yard abutting Borden Avenue North of 6.0 metres. • A minimum yard abutting Borden Avenue North for any building greater than five storeys of shall be 10.0 metres. • An off street parking rate of 0.85 spaces/unit. • An off street visitor parking rate of 0.1 spaces/unit. • A minimum of 1.0 secured bicycle stalls/unit. • A minimum of 6 visitor bicycle stalls/lot. • A minimum of 1 visitor car share parking space. As the Residential Eight (R-8) base zone permits multiple dwelling up to 8 storeys in height and 25 metres, a regulation is proposed to limit the building height to 6 storeys and 19.0 metres. The properties addressed as 141-149 Borden Avenue North and 328 and 330 Weber Street are zoned as Residential Seven (R-7) which also permits multiple dwelling with a maximum height of 24.0 metres. The height maximum proposed allows for the built form that is shown in the attached Urban Design Brief, and will ensure compatibility with the properties along East Avenue and Weber Street East which have a 10.5 metre maximum height. The minimum yard and the minimum stepback regulations are to ensure that the massing of the building is stepped down from the center six storey portion to the four and five storey sections. The front yard (minimum yard abutting Borden Street North) is also further regulated to require a six metre setback for the shorter portions of the building to keep in line with the established setback of the dwelling at 181 Borden Avenue North. The taller center portion of the building is setback an additional 4.0 metres (10.0 metres total) to beak up the front wall of the building, to set the additional height back further, and to allow for entry features and landscaping. 1 The proposed amending by-law includes provisions for reduced parking and increased bicycle stalls and facilities. New off-street parking rates were recently approved rates in Section 5 of the new Zoning By-law 2019-051 (CRoZBy). The parking rates for a multiple dwelling in a RES zone in the new Zoning By-law is a minimum of 1.15 spaces/unit including 0.15 spaces/unit visitor and a maximum of 1.4 spaces/unit. Additionally, under the new Zoning By-law, a minimum of 0.5 bicycle stalls/unit is required in a secured located and a minimum of 6 visitor parking spaces is required per lot. The proposed site specific parking rates are 0.85 spaces/unit inclusive of an off-street visitor parking rate of 0.1 spaces/unit. While the proposed rate is lower than the "All Other Areas" CRoZBy rate, Transportation Services staff are supportive based on the geographic location of the subject lands, access to public transportation, and the increased bicycle stalls, and the inclusion of a car share space on site. Mid -Rise Buildings Design Guidelines The City's Urban Design Manual applies to all properties within the City and there are several sections that apply to the subject lands, including City-wide design guidelines. All guidelines will be applied through the site planning stage, but the Mid -Rise Buildings Design Guidelines specifically were relied on in reviewing the appropriateness of the proposed building. A mid -rise building is any building that is between four and eight storeys. When considering the appropriate placement of building mass, the design should respond to both the existing and planned context of the area, including concentrating height and mass toward more intensive adjacent areas, and responding to the character and rhythms of low rise adjacent areas. The building should sensitively transition to surrounding urban contexts, accounting for both the existing context and the planned vision for an area. Design cues such as materials, architectural features, colours, and rhythms should be implemented from good surrounding built form. Setbacks from property lines and stepbacks from lower and upper storeys help to achieve good transitions. Mid -rise buildings are to be contemporary and not replicate existing or historical architectural styles. Mid -rise buildings are to have a human -scaled relationship to the public realm. On long narrow sites, where units face interior lot lines, the guidelines provide direction on how to calculate and evaluate the physical separation distances. When considering the maximum length and the maximum height of the proposed building, the suggested separation is 6.8 metres. The intent of the separation is largely achieved is all locations: • The minimum yard abutting 181 Borden Avenue North and 435 East Avenue is 8.5 metres. • The minimum yard abutting 441, 449, 455, and 459 East Avenue is 16.5 metres. • The minimum yard abutting the Weber Street properties is a minimum of 6.0 metres, but 6.8 metres is exceeded is most locations due to the angle of the lot line. • The minimum yard abutting 141-149 Borden Avenue North is 1.5 metres, but the distance between the closest building and the proposed building is 7.0 metres. The distance between the proposed building and the closest building addressed as 141-149 Borden, is similar to the distance between the two existing buildings on the adjacent site. The mid -rise guidelines also suggest using rear and side stepbacks for upper storeys to provide contextually appropriate transitions from mid -rise buildings to lower -rise surrounding neighbourhoods. Special regulation Provision 753R requires stepbacks for the taller portions of the building as discussed above. Mid -rise buildings are to be built with high-quality, resilient and sustainable materials. A building's material palette is to contain a variety of complementary materials, carefully detailed and articulated for proportional and visual harmony while being consistent in their architectural intent. Materials which appear monolithic, flat, or unresolved should be avoided. Where a palette contains such materials, it 1-9 is expected that options for colour, texture, patterns, finish and details (including reveals, how the material frames openings, etc) will be explored through a collaborative design process. As noted above, the City's site planning process will be used to discuss the materials and landscaping details of the proposed development. Reports, Studies and Technical Memos The following Reports and studies were considered as part of this proposed Official Plan Amendment and Zoning By-law Amendment: • Planning Justification Report (includes the Sustainability Statement, Parking Justification and TDM Checklist) • Urban Design Brief (includes Shadow Impact Study) • Building Elevations • Preliminary Site Plan and Underground Parking Plan • Salt Management Plan • Site Servicing Feasibility Study • Preliminary Tree Management Plan • Environmental Noise Assessment • Parking Utilization Study Deoartment and Aaencv 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 Official Plan Amendment and Zoning By-law Amendment applications. Additional consideration or concerns will be addressed through the site development approval process. Community Input and Staff Responses: Planning staff received written submissions which are attached as Appendixes "E". Comments were received at, and immediately following the Neighbourhood Information Meeting (NIM) held on June 11, 2019. Planning staff worked with the developer to address the community input, as well as from internal department and external commenting agencies. A revised development concept was received and is outlined in the attached Urban Design Brief. 1-10 For reference, the table below compares the initial and revised development concepts. Comparison Table: Development Concepts Building Height & Shadow Impacts & Privacy Some residents provided comments that the building should be of similar design, size, and characteristics of the single -detached dwellings in the area. The building form with the greatest height is located in the center of the site. The proposed side yards allow for a significant landscaping to buffer the entire site which will help delineate the property from adjacent land uses. The recommended zoning restricts the maximum building height to 6 storeys and 19.0 metres for the tallest portion in the center of the site, with portions of the building stepping down towards the existing residential community. The changes from the original concept to the revised concept include; • Reducing the maximum height of the building by one storey, • Pulling the taller part of the building closer to Borden Avenue by 4.0 metres, • Introducing a Landscape Buffer between the driveway and 181 Borden Avenue North, • Increasing the yard (setback) abutting the Weber Street East properties, • Decreasing the number of units from 171 to 166, • Providing visitAble dwelling units, • Adding a car share parking space, • Increasing the number of on-site bicycle stalls, and • Moving the parking access to Borden Avenue North and out of the rear yard. The Mid -Rise Buildings Design Guideline state that daily access to at least 5 hours of cumulative direct sunlight to nearby public areas is maintained, under equinox conditions, beginning with sidewalks located on the opposite site of adjacent ROWs. Shadow impacts onto adjacent low-rise properties use the same criteria. The revised development concept meets the guideline for shadow impacts, as there is at least five cumulative hours of direct sunlight for both the March and September equinoxes Initial Revised Development Development Concept Concept Building Height stores 7 Stores 6 Storeys Building Height (metres) 21.7 metres 19.0 metres Front Yard 6.0 metres (4 storeys) 6.0 metres (4 & 5 storeys) Borden Avenue 14.0 metres (7 storeys) 10.0 metres (6 storeys) Side Yard 9.0 metres 8.5 metres Borden Ave/East Ave Landscape Buffer 0 metres 2.3 metres Borden Ave/East Ave Side Yard 3.0 metres 1.5 metres 141-149 Borden Ave North Side Yard 3.5 metres 6.0 metres Weber Street East On -Site Parking 148 spaces 140 spaces On -Site Visitor Parking 22 spaces 17 spaces Floor Space Ratio 2.0 1.98 Number of Dwelling Units 171 166 On -Site Bicycle Stalls 127 Secured 185 Secured Car Share Space No Yes Parking Access On Site — Rear Yard Directly from Borden Avenue Comparison Table: Development Concepts Building Height & Shadow Impacts & Privacy Some residents provided comments that the building should be of similar design, size, and characteristics of the single -detached dwellings in the area. The building form with the greatest height is located in the center of the site. The proposed side yards allow for a significant landscaping to buffer the entire site which will help delineate the property from adjacent land uses. The recommended zoning restricts the maximum building height to 6 storeys and 19.0 metres for the tallest portion in the center of the site, with portions of the building stepping down towards the existing residential community. The changes from the original concept to the revised concept include; • Reducing the maximum height of the building by one storey, • Pulling the taller part of the building closer to Borden Avenue by 4.0 metres, • Introducing a Landscape Buffer between the driveway and 181 Borden Avenue North, • Increasing the yard (setback) abutting the Weber Street East properties, • Decreasing the number of units from 171 to 166, • Providing visitAble dwelling units, • Adding a car share parking space, • Increasing the number of on-site bicycle stalls, and • Moving the parking access to Borden Avenue North and out of the rear yard. The Mid -Rise Buildings Design Guideline state that daily access to at least 5 hours of cumulative direct sunlight to nearby public areas is maintained, under equinox conditions, beginning with sidewalks located on the opposite site of adjacent ROWs. Shadow impacts onto adjacent low-rise properties use the same criteria. The revised development concept meets the guideline for shadow impacts, as there is at least five cumulative hours of direct sunlight for both the March and September equinoxes for both the sidewalk across Borden Avenue North and for the adjacent properties. Shadowing is not experienced in the rear yards of the properties fronting onto East Avenue until after 2:OOpm. With respect to privacy, Special Regulation Provision 753R contains setbacks to ensure that adequate yards are provided to adjacent low rise properties. Further, landscape buffers and a visual barrier will be required around the subject property to provide additional buffering and privacy. Planning staff are supportive of the revised development concept and are recommending approval of Official Plan amendment and Zoning By-law Amendment applications as outlined in the report. The attached Urban Design Brief includes images of the revised development concept and an updated preliminary site plan. Urban Design staff also provided comments on the building massing, and support the final development concept that has been reduced by one storey and has stepping components. Existing Traffic and On -Street Parking in the Community Planning staff received comments about vehicles travelling through the neighbourhood and an increase in traffic during events at the Kitchener Auditorium. Transportation staff conducted a traffic calming review on East Avenue and it is currently number 32 on the list. Similarly, Borden Avenue North is ranked 107 on the list. McKenzie Avenue is on the list to be studied in 2020. Planning staff were also made aware that the two schools in the neighbourhood also have a transportation demand as a result of children being picked up and dropped off for school. There are short-term on -street parking demands by most schools throughout the City, and the school boards are working on different programs to encourage students to walk to school. Planning staff acknowledge that the Kitchener Auditorium is a Regional destination and there are traffic and parking impacts throughout the community during events and hockey games. By-law staff monitor on -street parking during these events. The City, in consultation with the Kitchener Rangers, continue to partner to implement programs such as carpool parking and Rangers Express Bus (now provided by seven different restaurant partners) to reduce the parking demand during Kitchener Rangers home games. On -street parking regulations as well as general parking rules are also posted on the Kitchener Auditorium webpage. Off -Street Parking Residents expressed concern about the proposed parking reduction requested with this application. The current development concept proposes an on-site parking rate of 0.85 spaces/unit. The applicant has submitted a Transportation Demand Management Checklist outlining which measures will be implemented on-site to reduce parking demand. The proposal includes providing secured bicycle stalls at a rate of at least 1 bicycle stall/unit, a car share vehicle and dedicated parking space, providing building occupants with $100 worth of transit passes each, and charging for parking as a separate cost from the dwelling unit. The subject lands are within close proximity to existing transit on Weber Street and King Street, as well as active transportation connections (including bike lanes on East Avenue which connect to the downtown area). Transportation Services staff have reviewed a parking utilization study for another mid -rise building within a Central Neighbourhood, being 270 Spadina Road East. The applicant has advised that Phase 1-12 1 of the 270 Spadina Road East development (being a 103 rental dwelling apartment building) is fully leased that operates in an area of Kitchener that is somewhat less transit oriented than subject property. Per a transportation utilization survey completed by MHBC, it was determined that of the 85 provided spaces (17 of which are visitor) over 35% were vacant. The provided parking ratio is 0.82 spaces/unit. Transportation Services staff are of the opinion that the parking demand of the proposed development is also very similar to the Spadina Road East example and note that the subject lands are substantially closer to the ION and should have access to better transit facilities overall. Transportation Services staff have suggested that through the site planning process, the pedestrian connections from the building to Borden Avenue could be enhanced. Transportation Services Staff are supportive of a parking rate of 0.85 spaces/unit, inclusive of 0.1 spaces/unit for visitor parking. As part of the site-specific zoning, Planning staff are recommending the parking rate be included in Special Regulation Provision 753R, along with a minimum of 1 bicycle stall/unit. Building Setbacks Planning staff received several comments from residents on Weber Street West that the proposed building was too close to their rear property line. The setback from those properties has been increased from 3.5 metres to 6.0 metres with the revised proposal. The side yard setback in the base Residential Eight Zone (R-8) is 1.5 metres for a building less than 9.0 metres in height, 2.5 metres for a building between 9.0 and 10.5 metres in height, and 6.0 metres for any building greater than 10.5 metres in height. Planning Staff are recommending that all yards be at least 6.0 metres (8.5 metres from 181 Borden Avenue North) except for a side yard abutting the existing 3.5 storey building at 141-149 Borden Avenue North. The rational for Planning Staff's recommended yards is outlined in the Mid -Rise Buildings Design Guidelines section above. Property Value A few property owners questioned whether the proposed development would have an impact on their property values. It is difficult for planning staff to comment accurately on the impact that a proposed development may have on the value of nearby homes. Staff understand that MPAC assesses homes based on as many as 200 different factors ranging from the size of the house/lot, and their location, to the number of bathrooms and quality of the construction. Market values depend on a host of different factors including the state of the economy and the individual purchaser's preferences. While planning staff recognize that property value may be an important consideration for some individual residents, it is not a land use planning matter. Planning staff focus on whether the development is good planning with respect to the community and the City as a whole. Design Some respondents expressed concern about the appearance of the various development concepts, with respect to style, character, and materials. Respondents questioned how the site could address snow storage, garbage collection and removal, on-site storm water management, amenity space for residents, and noise. The applicant has prepared an Urban Design Brief for the building, which will be further consulted through the site planning process. It should be noted that the building design will be determined through a site planning process where Planning staff will require building elevation drawings that show 1-13 building features that are appropriate in size, location, material, and colour for the neighbourhood context. Snow storage areas will be shown on the final design and location in an area where onsite storm water management infrastructure will collect the melted runoff. Transportation staff will review truck turning templates to ensure that a private garbage truck can maneuver on site to pick up the garbage and recycling from the centralization storage room. No curb side collection is permitted for a building of this size. Planning staff requested that the access to the underground parking garage be directly from Borden Avenue North instead of the back of the site to reduce the potential vehicle impacts (headlight glare, noise) to the adjacent backyards. Through the Site Plan process, the design of the buildings will be considered in greater detail. Materials, finishes, and detailed design elements that are found throughout the neighbourhood will be encouraged for the buildings to ensure compatible design. Lighting, landscape design and materials, amenity areas, fagades, roof designs, and site layout, and configuration will be carefully considered through the submission of detailed design plans and drawings. The proposed specific zoning regulations are being recommended to ensure that any future buildings are accommodated within a building envelope discussed in the attached Urban Design Brief. Servicing & Infrastructure Some residents expressed concern about the ability of the existing infrastructure to accommodate the increased demand of this development. Engineering staff have reviewed preliminary servicing plans and have no concerns. The existing municipal infrastructure can accommodate the proposed development. Through the site planning process, all technical site considerations will be addressed through a full engineering design including storm water management. The final drawings and grading design must comply with the City's storm water management criteria, which require full management of all storm water on the site. No overland flow will be permitted onto adjacent properties. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: The recommendation of this report supports the achievement of the city's strategic vision through the delivery of core service. FINANCIAL IMPLICATIONS: No new or additional capital budget requests are associated with these recommendations. COMMUNITY ENGAGEMENT: INFORM — The Official Plan amendment and Zoning By-law Amendment were circulated for comment to internal departments, external agencies, and all property owners within 120 metres of the subject lands on May 13, 2019. A list of interested residents was updated throughout the application process. Written responses from property owners and interested parties are attached as Appendix "E" and are discussed in this report. This report will be been posted to the City's website with the agenda in advance of the council / committee meeting. Notice signs are posted on the property and additional 1-14 notice signs were posted in advance of the Neighbourhood Information Meeting. A letter advising of the Planning and Strategic Initiatives Committee Meeting (Statutory Public Meeting) and the scheduled Council meeting will be sent to everyone who participated in the process and all property owners within 120 metres of the subject lands. CONSULT — A Neighbourhood Information Meeting was held on June 11, 2019. Notice of the public meeting will appear in The Record on December 6, 2019. CONCLUSION: Community input was gathered at and following the Neighbourhood Information Meetings which resulted in changes to the proposal. The development proposal evolved with input from community members, City staff, and commenting agencies. Provincial, Regional, and City planning policy provide guidance that must be considered when evaluating changes in land use permissions. Planning staff are of the opinion that a mid -rise multiple dwelling building is appropriate for this location and will not have adverse impacts on the community. This is an intensification site within the community that can accommodate additional residential units. The Kitchener Auditorium is a Regional destination and does have traffic and parking impacts on the community. On -street parking will continue to be enforced by By-law Enforcement staff on an on- going basis. There have been changes to the development concept that have tried to address community, agency, and City comments. Planning staff is of the opinion that the recommended Official Plan Amendment and Zoning by-law Amendment are in the public interest and strive to balance various interests; the multi-level legislative planning framework, the planned function of the community and the City, input from the community's residents, and providing new housing within an established community. Planning staff are of the opinion that the proposed development would offer a different housing type and provide more residential units within an established neighbourhood. While the proposed dwellings are in a built form that is different from other existing buildings, midrise residential is a compatible use for this community. Based on this analysis, Planning staff is recommending approval of the application as outlined in Appendix "A" and "B" of this report. REVIEWED BY: Della Ross, Interim Director of Planner ACKNOWLEDGED BY: Justin Readman - General Manager, Development Services Department ATTACHMENTS: Appendix "A" Proposed OPA and OPA Map & Newspaper Notice Appendix "B" Proposed Zoning By-law & Map No. 1 Appendix "C" Urban Design Brief & Final Development Concept Appendix "D" Department/Agency Comments Appendix "E" Community Input 1-15 AMENDMENT NO. ## TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 155-169 Borden Avenue North DSD -20-001 Appendix "A" 1-16 DSD -20-001 Appendix "A" AMENDMENT NO. ## TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 155-169 Borden Avenue North 1101§10-4 0x01[67011 IIINW_1►19Z07LVA IZi7►121►101 SECTION 2 PURPOSE OF THE AMENDMENT SECTION 3 BASIS OF THE AMENDMENT SECTION 4 THE AMENDMENT APPENDICES APPENDIX 1 Notice of the Meeting of Planning and Strategic Initiatives Committee of January 13, 2020 APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives Committee — January 13, 2020 APPENDIX 3 Minutes of the Meeting of City Council #date# 1-17 DSD -20-001 Appendix "A" AMENDMENT NO. ## TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER SECTION 1 — TITLE AND COMPONENTS This amendment shall be referred to as Amendment No. ## to the Official Plan of the City of Kitchener. This amendment is comprised of Sections 1 to 4 inclusive. SECTION 2 — PURPOSE OF THE AMENDMENT The purpose of the Official Plan Amendment is change the land use designation and amend Map 3 as well as to add a site specific policy area and amend Map 5 to permit the development of the subject lands with a six storey multiple dwelling. The amendment is comprised of the following changes: • Map 3 is amended by changing the land use designation from Low Rise Residential and Intuitional to Medium Rise Residential, • Map 5 is amended by adding Specific Policy Area 51, • Adding Policy 15.D.12.51 to Section 15.D.12 to permit a maximum building height of 6 storeys and 19.0 metres: o Specific Policy 15.D.12.51 amends one policy in the Medium Rise Residential land use designation: ■ Policy 15.D.3.19 is amended to permit a maximum building height of 6 storeys and 19.0 metres. SECTION 3 — BASIS OF THE AMENDMENT The subject lands are made up two properties, being 155 and 169 Borden Avenue North The subject lands are currently designated as Low Rise Residential (155 Borden Avenue North) and Institutional (169 Borden Avenue North). Planning staff are recommending to change both the land use designation of 169 Borden Avenue North from Institutional, and to change the land use designation of 155 Borden Avenue North from Low Rise Residential, to Medium Rise Residential with Site Specific Policy Area 51. Medium Rise Residential would permit a medium rise multiple dwelling, and Site Specific Policy Area 51 policy would limit the maximum height to 6 storeys and 19.0 metres. The Medium Rise Residential land use designation is applied to lands that are planned to accommodate a range of medium density housing types including townhouse dwellings in a cluster development, multiple dwellings and special needs housing. A minimum Floor Space Ratio of 0.6 and maximum Floor Space Ratio of 2.0 will apply to all development and redevelopment. No building will exceed 8 storeys or 25 metres in height, whichever is the lesser, at the highest grade elevation. The lands are identified as a Major Transit Station Area (MTSA) in the Official Plan. MTSAs are designated in the Regional Official Plan, are identified on Map 2 of the 2014 Official Plan, and are a conceptual representation of the area of a ten minute walking radius centered around the location of Rapid Transit Station Stops. The Official Plan provides direction for detailed station area planning exercises, which have been completed for Central, Midtown and Rockway stations areas. The City is reviewing and amending several Secondary Plans to implement these Station Area Plans, including the King Street East Secondary Plan. The easterly boundary of the King Street East Secondary Plan is Weber Street East and as a result, no land use changes are proposed for the 1-18 DSD -20-001 Appendix "A" subject lands as part of that work program. The conceptual MTSA boundary in the Official Plan is proposed to be amended to align with the easterly boundary of the King Street East Secondary Plan. As such, the proposed Urban Structure proposed for the subject lands is Community Area. The lands are identified as a Community Area in the Official Plan. The planned function of Community Areas is to provide for residential uses as well as non-residential supporting uses intended to serve the immediate residential areas. Lands within Community Areas may be designated as Low Rise Residential, Medium Rise Residential, High Rise Residential, Open Space, Institutional and/or Major Infrastructure and Utilities. Limited intensification may be permitted within Community Areas in accordance with the applicable land use designation and the Urban Design Policies in the Official Plan. The proposed development must be sensitive to and compatible with the character, form and planned function of the surrounding context. The lands addressed as 169 Borden Avenue North are currently designated as Institutional in the Official Plan. Policy 15.D.7.4 permits the City to consider the redesignation of the site to an appropriate alternative land use designation only after examination of the following options for part or all of the site; • Is the use of the site for a suitable alternative institutional purpose, • Would the City wish to acquire the site or a portion of it for institutional or open space use, based on the park needs of the surrounding area, and • Would the redesignation of the site meet housing targets, particularly for special needs or affordable housing. The Official Plan Supports an appropriate range, variety and mix of housing types and styles, densities, tenure and affordability to satisfy the varying housing needs of our community through all stages of life. The City favours a land use pattern which mixes and disperses a full range of housing types and styles both across the city as a whole and within neighbourhoods. The Official Plan contains policies to consider when a site-specific zoning regulation is proposed to facilitate residential intensification or a redevelopment of lands. The overall impact of the special zoning regulations will be reviewed by the City to ensure; — That any new buildings and any additions and/or modifications to existing buildings are appropriate in massing and scale and are compatible with the built form and the community character of the established neighbourhood, — That new buildings, additions, modifications and conversions are sensitive to the exterior areas of adjacent properties, and that the appropriate screening and/or buffering is provided to mitigate any adverse impacts, particularly with respect to privacy, and — That the lands can function appropriately and not create unacceptable adverse impacts for adjacent properties by providing both an appropriate number of parking spaces and an appropriate landscaped/amenity area on the site. The proposed building is appropriate in massing and scale and is compatible with the built form and the community character of the established neighbourhood. The shortest portion of the building is four storeys and is adjacent to 181 Borden Avenue North which is currently developed with a single detached dwelling. The building steps in height at the center of the site to six storeys. The six storey portion of the building has an additional 4.0 metre setback from Borden Avenue North. The westerly portion of the building steps down to five storeys, adjacent to an existing multiple dwelling that is 3.5 storeys in height. The tallest portion of the building is in the center of the site, with shorter portions stepped towards the adjacent low rise uses that front onto East Avenue. The central part of the building is a minimum of 6.0 metres from the properties fronting onto Weber Street East, which are designated and zoned to permit low rise residential uses, including multiple dwellings. The proposed setbacks are sufficient to ensure that adequate landscaping can be provided to provide screening around the entire site. The landscape buffer along the rear lot line for the 1-19 DSD -20-001 Appendix "A" properties fronting East Avenue has been increased to 2.3 metres in order to accommodate larger trees and landscape material. The underground parking garage and building have been pulled further away from the properties that front onto Weber Street East to ensure that trees and landscaping can be provided in that location as well. The side yard abutting 141-149 Borden Avenue North can accommodate low level landscaping. A visual barrier will also be required in any location where the surface parking lot is adjacent to another property. The site can function appropriately and an appropriate number of parking spaces and an appropriate landscaped/amenity area can be accommodated on site. There is sufficient green spaces on site to provide outdoor amenity areas for the future residents of the building. On-site parking is provided in an underground garage and in the surface parking lot. Planning staff recommend the redesignation of 169 Borden Avenue from Institutional to Medium Rise Residential. The proposed development helps to meet annual intensification targets within the Built -Up Area. Increasing the supply of housing within walking distance to existing and planned public transportation provides a housing choice outside of the Urban Growth Centre and within a residential community. The area is well served by institutional uses and public spaces, including Knollwood Park, Sheppard Public School, Holy Cross Lutheran Church, as well as St. Anne's Roman Catholic Church and Catholic School. The City's Parks and Cemeteries Division have advised that their intention is to accept cash in lieu of land for parkland dedication contribution. Planning Staff is of the opinion that Official Plan Amendment is in compliance with the Kitchener Growth Management Strategy by supporting appropriate intensification that better utilizes the existing infrastructure while ensuring that any future development be compatible and complementary to the existing neighbourhood, while bringing new residents into a stable community. The applications align with Provincial, Regional, and City policies and will contribute to the community. Planning staff are of the opinion that a mid -rise multiple dwelling building is appropriate for this location and will not have adverse impacts on the community. This is an intensification site within the community that can accommodate additional residential units. Planning staff is of the opinion that the Official Plan Amendment conforms to the Growth Plan. The development of the subject lands with a more intense residential use within the City's delineated built up area, represent intensification and will help the City to meet density targets. Planning staff is of the opinion that the requested application is consistent with the policies and intent of the Provincial Policy Statement. The proposed Official Plan Amendment will facilitate the intensification of the subject property with a residential use that is compatible with the surrounding community and will make use of the existing infrastructure. No new public roads would be required for the proposed development and Engineering staff have confirmed there is capacity in the sanitary sewer to permit intensification on the subject lands. Planning staff is of the opinion that the proposed Official Plan Amendment conforms to the Regional Official Plan (ROP). Urban Area policies in the ROP identify that the focus of the Region's future growth will be within the Urban Area. This 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 well -served by the existing Regional transit system. 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. Planning staff is recommending site-specific zoning to provide additional direction that will guide future development. In addition to the Residential Eight (R-8) zone regulations, Special Regulation Provision 753R applies the following site specific zoning regulations: A maximum building height of 6 storeys or 19.0 metres. 1-20 DSD -20-001 Appendix "A" • A minimum yard abutting 181 Borden Avenue North and 435 East Avenue of 8.5 metres. • A minimum setback of 28.0 metres from 181 Borden Avenue North and 435 East Avenue for any portion of building more than 4 storeys. • A minimum yard abutting 441, 449, 455, and 459 East Avenue of 16.5 metres. • A minimum setback of 28.0 metres from 441, 449, 455, and 459 East Avenue for any portion of building more than 5 storeys. • A minimum yard abutting 141-149 Borden Avenue North of 1.5 metres. • A minimum setback of 21.0 metres from 141-149 Borden Avenue North for any portion of building more than 5 storeys. • A minimum yard abutting Borden Avenue North of 6.0 metres. • A minimum yard abutting Borden Avenue North for any building greater than five storeys of shall be 10.0 metres. • An off street parking rate of 0.85 spaces/unit. • An off street visitor parking rate of 0.1 spaces/unit. • A minimum of 1.0 secured bicycle stalls/unit. • A minimum of 6 visitor bicycle stalls/lot. • A minimum of 1 visitor car share parking space. 1-21 DSD -20-001 Appendix "A" SECTION 4 — THE AMENDMENT The City of Kitchener Official Plan is hereby amended as follows: a) Part D, Section 15.D.12 is amended by adding Site Specific Policy Area 15.D.12.51 as follows: "15.D.12.51. 155 & 169 Borden Avenue North Notwithstanding the Medium Rise residential land use designation and policies, on the lands municipally known as 155 & 169 Borden Avenue North, a maximum building height of 6 storeys and 19.0 metres will be permitted." b) Amend Map No. 3 — Land Use by: i) Designating the lands municipally addressed as 155 Borden Avenue North `Medium Rise Residential' instead of `Low Rise Residential', as shown on the attached Schedule W. ii) Designating the lands municipally addressed as 169 Borden Avenue North `Medium Rise Residential' instead of `Institutional', as shown on the attached Schedule W. c) Amend Map No. 5 — Specific Policy Areas by: i) Adding Specific Policy Area 51 to the subject lands as shown on the attached Schedule `B'. 7 1-22 DSD -20-001 Appendix "A" APPENDIX 1 Notice of the Meeting of Planning and Strategic Initiatives Committee of January 13, 2020 Advertised in The Record — December 6, 2019 PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED TO ATTEND A PUBLIC MEETING TO DISCUSS A PROPOSED OFFICIAL PLAN AMENDMENT AND AMENDMENT TO THE KITCHENER ZONING BY-LAW UNDER SECTIONS 17,22 AND 34 OF THE PLANNING ACT 155 & 169 Borden Avenue North 169 Borden Inc., Joseph Castello, & Laurie Castello is proposing Official Plan and Zoning By-law Amendments to permit the lands at 155 & 169 Borden Avenue North to be developed with a six storey multiple dwelling. The public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council which deals with planning matters, on: MONDAY, JANUARY 13, 2020 at 4:00 P.M. COUNCIL CHAMBERS, 2nd FLOOR, CITY HALL 200 KING STREET WEST, KITCHENER. Any person may attend the public meeting and make written and/or verbal representation either in support of, or in opposition to, the above noted proposal. If a person or public body would otherwise have an ability to appeal the decision of the City of Kitchener to the Local Planning Appeal Tribunal, but the person or public body does not make oral submissions at a public meeting or make written submissions to the City of Kitchener prior to approval/refusal of the proposal, the person or public body is not entitled to appeal the decision. ADDITIONAL INFORMATION is available by contacting the staff person noted below, viewing the staff report contained in the agenda (available approximately 10 days before the meeting - https://calendar.kitchener.ca/council - click on the date in the calendar, scroll down & select meeting), or in person at the Planning Division, 6th Floor, City Hall, 200 King Street West, Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday). Garett Stevenson, Senior Planner - 519-741-2200 ext.7070 (TTY: 1-866-969-9994) garett.stevenson @kitchener.ca 1-23 DSD -20-001 Appendix "A" APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives Committee — January 13, 2020 1-24 DSD -20-001 Appendix "A" APPENDIX 3 Minutes of the Meeting of City Council #date# 10 1-25 DSD -20-001 Appendix "A" 0I zCO � /o J m Q \ m ll O ry O 76-W � O d LL 6- 76- O a W O O W Q C-aW "a "a rn m j0W ° a� � Q Z C) c � � a) a Q CO z a� a� N YQZ� a uai o•a L a LLVWZ a� a a Q� H Z O LL LL J c cn E Z W Z W w ° a Eo m.m� o W Jai ai cl U Q o a E o 0 0 o Lu w� W J _ o a LL � LL lr3 �!3 Q a LLI Y Q Q O w 202 LLIIzoC) v>�6" L`LL z LLI 0 o Ii o 11111 w 11111111.. 1111111111 O o N II 111111111. N IIIII 1111111 w II I� 11 IILCDLu w m 1 11 'S, 1 LP> � 1 1 1 1 1 1 1 III w z z -t, U Q ui w `-.�°: 111I111111111111111I U W W 11111 1 11111111111111 EQ o 1111 1 1 111 11111, w °o 11111111111 11' 1 1 11 � o 0 11 11 11 1'I zLU Lo jQ 1111111111111111111 <c 111111111111111111111 III a< 1-26 DSD -20-001 Appendix "A" 1-27 m �z COcv Z111111 CO UJ m m LL O Cl) LO W c: M m Q d W Z Q U L 2 t Q >+ O O O O O a O O WQ�Q C •U- = J O>- U d H V O cvp an 0 CO dN Q z HJHJ YQz0 >+ L M UO (0 O z Q L a wvWa -2� �� � Z �� Ou o cu w �w Z ��WU a) LU) 'D _ -0 LO -0`n � o 0 z sw W U as �� d E o� w � �o Cl) a 4-W �� Q Q Yco y Z Q Q > O W a` a g m z U� U Z a O Lz JLLQ > O 0 N o Q If �� 2 D u_ I y W 0) �o N �OGP N G ACN , � w CO C� w w o af CD CO O ui LU0 77 �� o LU Q LU LO U D V = nO Lu _j Ow Z �F— w CO Z Q m — U Z LLIp ZW W � bib j Q 0 °m co //' w o = rn Z (DQ U o �O QZ� Uw F- Ln `O CO dQ aU Q 1-27 DSD -20-001 Appendix "B" PROPOSED BY — LAW November 27, 2019 BY-LAW NUMBER OF THE CORPORATION OF THE CITY OF KITCHENER (Being a by-law to amend By-law 85-1 and 2019-051, as amended, known as the Zoning By-law for the City of Kitchener -169 Borden Inc., Joseph Castello, & Laurie Castello) WHEREAS it is deemed expedient to amend By-law 85-1 and 2019-051 for the lands specified above; NOW THEREFORE the Council of the Corporation of the City of Kitchener enacts as follows: 1. Schedule Number 142 of Appendix "A" to By-law Number 2019-051 is hereby amended by removing therefrom the lands specified and illustrated as Area 1 on Map No. 1 attached hereto shown as Neighbourhood Institutional Zone (INS -1). 2. Schedule Number 142 of Appendix "A" to By-law Number 85-1 is hereby amended by adding thereto the lands specified and illustrated as Area 1 on Map No. 1 attached hereto, and by zoning the Area 1 lands thereafter as Residential Eight Zone (R-8) with Special Regulation Provision 753R. 3. Schedule Number 142 of Appendix "A" to By-law Number 85-1 is hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 2 on Map No. 1, in the City of Kitchener, attached hereto, from Residential Six Zone (R-6) to Residential Eight Zone (R-8) with Special Regulation Provision 753R. 4. Schedule Number 142 of Appendix "A" to By-law Number 85-1 is hereby further amended by incorporating additional zone boundaries as shown on Map No. 1 attached hereto. 5. Appendix "D" to By-law 85-1 is hereby amended by adding Section 753 thereto as follows: "753. Notwithstanding Sections 6.1.2a), and 42.2.5 of this By-law, within the lands zoned Residential Eight Zone (R-8) with Special Regulation Provision 753R, shown as 1-28 DSD -20-001 Appendix "B" affected by this subsection, on Schedule 178 of Appendix "A", a multiple dwelling shall be permitted in accordance with the following: a. That the maximum building height shall be 6 storeys and 19.0 metres. b. The minimum yard abutting the property municipally addressed as 181 Borden Avenue North and 435 East Avenue, shall be 8.5 metres. C. That the minimum setback from the property municipally addressed as 181 Borden Avenue North and 435 East Avenue shall be 5.0 metres for any portion of a building greater than four storeys. d. That the minimum yard abutting the property municipally addressed as 441, 449, 455, and 459 East Avenue shall be 16.5 metres. e. That the minimum setback from the property municipally addressed as 441, 449, 455, and 459 East Avenue shall be 28.0 metres for any portion of a building greater than five storeys. f. That the minimum yard abutting the property municipally addressed as 141- 149 Borden Avenue North shall be 1.5 metres. g. That the minimum setback from the property municipally addressed as 141- 149 Borden Avenue North shall be 21.0 metres for any portion of a building greater than five storeys. h. That the minimum yard abutting the Borden Avenue North streetline shall be 6.0 metres. i. That the minimum setback from the Borden Avenue North streetline shall be 10.0 metres for any portion of a building greater than four storeys. j. A minimum of 1.0 bicycle stall, which is either in a building or structure or within a secure area such as a supervised parking lot or enclosure with a secure entrance or within a bicycle locker, per dwelling unit shall be provided. k. A minimum of 6 bicycle stalls, which are located in accessible and highly visible locations near the entrance of a building and are accessible to the general public, shall be provided. I. The off-street parking rate shall be 0.95 spaces per unit, inclusive of 0.1 visitor parking spaces per unit. M. That one off-street visitor car share space be provided per lot". 6. This By-law shall become effective only if Official Plan Amendment No._, (155 & 169 Borden 1-29 DSD -20-001 Appendix "B" Avenue North) comes into effect, pursuant to Section 24(2) of The Planning Act, R.S.O. 1990, c. P.13, as amended. PASSED at the Council Chambers in the City of Kitchener this day of 2020 Mayor Clerk 1-30 N v� z DSD -20-001 Appendix "B" J � o 0 W w CC J ZO Z N 0 0 W J 0 Z U QOwo ~ Z W Z W O W W QN O z W z Om N Q W Z Z 0 LJJ NN O} J Z Z Z Ce Ce � r LO LO L N J r` I- C zzLuOfOO> z H F Ln w o O O NNNNHOLL�U)� U O U _ U) L c z _ H U Z U Q Q Q Q Q Z d W O CC 0 N W W 0z_� UJ CL W LJJ CL W C m ZZ 00 Z 000 Q 1 � Z 2 0 0 9 9 H 0 2a N - J W c m CQ x (7 �J2a J C» Z C w (7 U) of W0 J QW0 ♦- J W- Z_ LLI La 0 Q O ZQ Ll Z C Q 0 w a CCI J = ZQ W- J ola WQ_ CCZXN i N 06WU Wz�]W FnWU WC]W C]WC]CC C �JZW W z � Z Z (n U) , 1 � U) 0 0 CL W m I LQ0zLu Of LQu0W= W W< U U �W-00~ wOf0> o(.)LL- U)QLLNH3: LU W O> <U - H- NUS 02 c N v� z DSD -20-001 Appendix "B" J � o 0 W w CC J ZO Z N 0 0 W J 0 Z U QOwo ~ Z W Z W O W W QN O z W z Om N Q W Z Z 0 LJJ NN O} J Z Z Cn m iu o LL rn E a N UN N Z W o N V m )NFnZz � zzLuOfOO> 0O Of H O Ln w o w )FQ00�H NNNNHOLL�U)� U J o O z _ H U Z U Q Q Q Q Q Z d W Q O Z W W 0z_� aazzzzz WWWWWW 00CCz O- 0 N m (Da CL m CC 0 � Z 2 0 0 9 9 U CL d U N N CQ z CC O O O W LL,U W Q W '- m w (� (� (� (� (� CC CC CC CC CC W Q 0 Z N N z F- Z LJJ (n N J r` o Z( j O CL O N (h V Lf� (b � U) U) U) Z Z =w LlJ Z W ^^ i Of N CL CL W- CC CC CC of 0 0 z < 4.0d LLI o M o� I a IZ O m U I 7 =� a LU W O> L W I C) 0 Lo Q Z CC LLI U) LO 0 Da J Q 2_* m rn I J ^Gr 0 Q U - - - - - - IDS ti 1 .9 S Z LL N O 0) UN o o N ' L U W m Ln w o w ' > L N V o z H ' Q U Q I U Q o I J N = w d U N CQ z ' r C) _j =w Q ' O aF- LuCO z CO 0 Z o� I a �w O m I � U� 7 =� a z L W C) 0 Lo ��V LO Da � m rn URBAN DESIGN BRIEF � U PLANNING I URBAN DESIGN M H BC & LANDSCAPE ARCHITECTURE DSD -20-001 Appendix "C" 169 BORDEN AVENUE NORTH CITY OF KITCHENER VIVE DEVELOPMENT CORPORATION PREPARED BY: MHBC PLANNING (with additional graphics provided by NEO Architecture Inc.) Updated: September, 2019 Our File: 152130 1-32 DSD -20-001 Appendix "C" URBAN DESIGN BRIEF PART ONE: SPATIAL AND CONTEXTUAL ANALYSIS 1.1 INTRODUCTION 1.2 SITE DESCRIPTION AND CONTEXTUAL ANALYSIS 1.3 SWOT ANALYSIS 1.4 URBAN PATTERN 1.5 COMPATIBILITY PART TWO: DESIGN VISION AND OBJECTIVES 2.1 VISION AND DESIGN OBJECTIVES PART THREE: DESIGN PRINCIPLES AND URBAN DESIGN GUIDELINES 3.1 DESIGN RESPONSE TO CITY OF KITCHENER POLICIES AND GUIDELINES 3.2 CONCEPTUAL DESIGN 3.3 TRANSIT SUPPORTIVE DESIGN 3.4 SUSTAINABILITY TECHNIQUES 3.5 MICROCLIMATE CONSIDERATIONS 3.6 CPTED CONSIDERATIONS 3.7 CONCLUSION APPENDICES A: SHADOW STUDY B: ANGULAR PLANE FOR 181 BORDEN AVENUE C: BUILDING MATERIALS PRECEDENTS 1-33 PART 1 DSD -20-001 Appendix "C" PART 1 SPATIAL AND CONTEXTUAL ANALYSIS 1.1 INTRODUCTION MHBC has been retained by Vive Development Corporation to complete an Urban Design Brief for the proposed development located at 169 Borden Avenue North, City of Kitchener, referred to herein as the subject lands. The site is currently vacant. An Official Plan Amendment and Zoning By-law Amendment are required in order to redesignate and zone the lands to permit residential uses. The subject lands are designated in the Official Plan as a Major Transit Station Area, which is intended to allow for transit supportive development. The purpose of this Report is to ensure that a comprehensive urban design plan will be implemented to promote an attractive development that is appropriate for, and well integrated with, the surrounding community. 1.2 SITE DESCRIPTION AND CONTEXTUAL ANALYSIS The subject lands are located on the south side of Borden Avenue between Weber Street East and East Avenue. The commercial core of downtown Kitchener is located further to the west. The subject lands are approximately 0.7 ha (1.73 acres) in size and are currently designated Institutional in the City of Kitchener Official Plan and zoned Institutional (I-1) in Zoning By-law 85-1. Uses that immediately surround the subject lands include the following: NORTH: Borden Avenue is located to the north of the subject lands, and Knollwood Park is located immediately north of Borden Avenue, opposite the subject lands. WEST: To the west of the subject lands is a range of low density and medium density residential dwellings, including four storey low rise apartments. Weber Street East is located to the west. Further to the west, is the ION transit route and a range of commercial uses. SOUTH: To the south of the subject lands, is primarily low density residential, with some medium density residential uses, including townhouses, located in proximity to Ottawa Street North and Weber Street East. EAST: East Avenue is located to the east of the subject lands. To the east is low density residential uses and the Kitchener Memorial Auditorium Complex, a large-scale sporting and event complex. The images on the following pages show the immediate surrounding context. 6 1-35 DSD -20-001 Appendix "C" SITE LOCATION AND CONTEXT 1(o9 f3orAt4,L Adz Kbtate~, ON I�trl .ter`• llama ,- SUBJECT LANDS 7 1-36 DSD -20-001 Appendix "C" LOOKING SOUTH TO THE SUBJECT LANDS, WHICH ARE CURRENTLY VACANT. THE KITCHENER AUDITORIUM IS LOCATED TO THE EAST OF THE SUBJECT LANDS AT THE INTERSECTION OF BORDEN AVE AND EAST AVE. 1-37 011 %'�� oz, IF _ I f' J f'AJAL1 ,� ,� e's �•r -: - .: i-F4�kiNER`AVE -l: - d � .. 'k � �� rw �� • Ab �'�'��rn i 'i+ t � m b .� -_'BRuIqAt ER Q Y J' ad'A �Air7-6 u. �_,..-w2UG {�, ST ..i �.� 1-?- a �,1 L ■� �.. y ��' �' ��^ , t i 6 } p O A 3 3.. j, 1 m GLENDALE RD c I m 4 0 rD" m rV RS�g Q > , CS`PO\�OG�� @�,p� /."'� o*$� CAMERON ST NRP .. 1 i.0 Sa PANDa% � as �, .:✓... Y� _ � .� ��L �� � r.,,- �- '�F r - y , r _ — �I � is � k _� J��� P , q1 •. a �x�''"� „�. fill INVA fr AF �1 d x; ,� .. , �' _ Irv?✓ �OTTAWASTI w • N, m VEL Y pON A RAYMOI r, LO_r x vVV EDM, �A, tp f I JAC i � f �v a • I 19 a PiC I,' 1 BORDEN �/ •' j�\\ I� fill INVA fr AF �1 d x; ,� .. , �' _ Irv?✓ �OTTAWASTI w • N, m VEL Y pON A RAYMOI r, LO_r x vVV EDM, �A, tp f I JAC i � f �v a • I DSD -20-001 Appendix "C" Side c4vlt"t a*XA S Lkr ro-u*►.oli^g S LEGEND Subject Lands 800 m Distance Parks Institutional Designated Areas Mixed Use Corridor* GRT Transit Stop ION Stop (-695 m from Subject Lands) ION Route Places of Worship 11) Holy Cross Lutheran Church 2 St Anne's Roman Catholic Church 3 Reformation Lutheran Church 4 St James -Rosemont United Church 5 Kitchener Church of God 6 Bethel Evangelical -Lutheran Church l7 First Unitarian Congregation of Waterloo 8 Kitchener Mennonite Brethern Church 9 Olivet United Church 10 New Song Church & World Outreach 11 Beth Jacob Synagogue 12 First Mennonite Church 13 EI Shaddai Outreach Ministries/ Trinity Gospel Church/ The Victorious Church I14 International Gospel Center 15 Buddhist Prajna Temple 16 K -W Korean Presbyterian Church 17 Pilgrim Lutheran Church 18 KW Open Bible Pentacostal Church of God 19 Stirling Avenue Mennonite Church o Our Lady of Fatima Education Facilities X St Anne Catholic School © Smithson Public School C Eastwood Collegiate Institute D Cameron Heights Collegiate Institute E U -Turn/ Self Study Depot School F Sheppard Public School Other Institutional Facilities 1 Kitchener Memorial Auditorium Complex G Knollwood Park Armoury Sources 'Map 10: Secondary plan - City of Kitchener King Street East Neighbourhood Plan for Land Use Aerial: Google Satellite Imagery Some data retrieved from City of Kitcheners Open Data Portal Date: March 12, 2019 r Scale: 1:7,500 File: 152130 Drawn: JB K \152130 - 169 BORDEN AVE N\RPTCONTEXT PLAN 12MAR2019 DWG IC DSD -20-001 Appendix "C" 1.3 SWOT ANALYSIS The following images have been prepared to illustrate the site and surrounding context. Based on the following diagrams, we have identified the following Strengths, Opportunities, Weaknesses and Threats. Strengths: One of the key strengths is the location of the subject lands. The lands are located in proximity to the Urban Growth Centre of Kitchener, are within a Major Transit Station Area, have frontage on a collector street, and are within a short walking distance to the Borden LRT station stop (approximately 600 metres). The lands are currently designated for Institutional uses and are municipally serviced. The proposed development provides an opportunity for an intensification project in proximity to downtown and major transit, and the regional road network. The subject lands are also located in proximity to major employers within the broader Region. The subject lands are also located in proximity of Knollwood park, other open spaces, a range of institutional uses, including the Auditorium, various schools and churches, and commercial uses along Ottawa Street North. Opportunities: The proposed development provides an opportunity for intensification and additional residential units to be introduced within a central neighbourhood. The proposed development provides an opportunity for a mid -rise apartment building which offers an alternative housing form and tenure in the area, which is primarily low-rise in nature. The subject lands are located outside any Heritage Conservation Districts, and do not contain any listed or designated buildings. The proposed development provides an opportunity to improve the current streetscape, and provide a development that will be well maintained. The proposed development provides an opportunity to improve the public realm, and will provide eyes on the park adjacent to the north. Weaknesses: The subject lands are located central to several existing residential uses, requiring a creative design solution to ensure a compatible built form. There is limited space for surface parking, which requires a more expensive parking solution, including underground parking. There is limited curb appeal and visibility of the site currently, as the site is vacant. Threats: Redevelopment of the subject lands will require consideration of adjacent residential properties. 12 i�AFI DSD -20-001 Appendix "C" AN t CITY OF KITCHENER OFFICIAL PLAN THE SUBJECT LANDS ARE CURRENTLY DESIGNATED 'INSTUTIONAL' AND ARE SURROUNDED BY OTHER RESIDENTIAL LAND USES, PARKS AND INSTITUTIONAL USES. 13 1-42 I h _ xyE` DOkALD sr �S Jw It* . Fye s� yF l.,y -� 'f euRllHKAD e RD f e k • � .. 4 � � � ¢ + R/NDERlW AYE . Borden sirs DSD -20-001 Appendix "C" THE SUBJECT LANDS ARE IN PROXIMITY (OF A NUMBER OF PARKS AND OPEN SPACE AREAS, AND REGIONALLY SIGNIFICANT AREAS AS LISTED BELOW: 1. Knollwood Park 13. Kaufman Park 2. Kitchener Memorial Auditorium Complex 14. Michel Green 3. Expressway Trail 15. Speakers Corner 4. Stanley Park Conservation Area 16. Oktoberfest Platz 5. Randerson Green 17. Market Green 6. Montgomery Park 18. Stabler Green 7. Edmund Green 19. Brubacher Park 8. Rockway Gardens 20. Madison Green 9. Schneider Creek—Nyberg Greenway 21. Walenberg Park 10. Shoemaker Creek Greenway 22. Luther Green 11. Schneider Creek—Stirling Greenway 12. Iron Horse Trail 15 i�AEIA! 1.4 URBAN PATTERN As illustrated in the below Figure Ground Diagram, the urban pattern is, for the most part a modified grid pattern. The urban fabric is comprised of blocks east of Weber Street and north of Ottawa Street, including the block within which the subject lands are located tend to be larger and more regularly spaced. The large blocks to the south of Ottawa Street as illustrated on the figure below are generally smaller. Some large blocks exist in the immediate area, which typically include larger institutional uses, such as Knollwood Park and the Auditorium, and larger commercial blocks. The current Urban Pattern is comprised of major N/S and E/W routes with smaller local streets providing the finer urban grain. The subject lands are located in proximity of a major N/S route (Weber Street E.) and a major E/W route (Ottawa St. N.) DSD -20-001 Appendix "C" URBAN FABRIC The pattern of lots and blocks in a place �tl 16 If 1-45 DSD -20-001 Appendix "C" 1.5 COMPATIBILITY The subject lands are in the Built -Up Area of Kitchener and are designated Institutional in the City of Kitchener Official Plan. Lands immediately surrounding the subject lands are designated Low Rise Residential or Medium Rise Residential, with the exception of lands north of the subject lands which are designated Open Space. The area surrounding Ottawa Street North and Weber Street includes a diverse mix of land uses. The subject lands are well located for a mid -rise building given the size of the site, the proximity to transit, and its location within 3 blocks of the Borden LRT station. The proposed development JLC has considered the surrounding context, including the range of uses and COMPATIBILITY Similar size, farm andcharatter of heights. The proposed development will introduce a mid -rise built form building relative toothers aroundit that is compatible with the surroundings. The subject lands are zoned Institutional (1-1), and are proposed to be rezoned to Residential (R-8). Other properties within the immediate blocks surrounding the subject lands are, primarily zoned on R-4, and R-6 and R-7. Residential buildings immediately to the west of the subject lands are zoned R- 7 with height permissions of 24 metres (approximately 8 storeys). These properties are currently developed with mid -rise, 4 storey dwellings at the intersection of Borden Avenue North and Weber Street East. The remaining properties are primarily developed with single detached dwellings and townhouse dwellings, and therefore low to mid -rise heights exist in the surrounding area. The proposed development will allow for an appropriate height transition. The proposed development with varying building heights will be provided abutting the existing residential areas. The image below provides an analysis of the building height on the eastern property between the proposed development and 181 Borden Ave. A copy is also include as Appendix B. The reduced building height combined with a substantial building setback from the property line will ensure an appropriate and compatible built form with the existing dwelling at 181 Borden Avenue. 17 1-46 PART 2 D&Szgam. Vi s�i o -k. avL.d, Olyj� DSD -20-001 Appendix "C" PART 2 VISION 2.1 DESIGN OBJECTIVES The overall vision for the redevelopment of the subject lands is to ensure an attractive, residential development which will contribute to the range of uses and housing types within the broader neighbourhood. The following goals and objectives have been identified for the purposes of achieving the vision for the redevelopment: 1. Create a strong visually appealing street edge that will improve the streetscape in this location. 2. Provide for development that will be supportive of transit and alternative transit modes, and will encourage future residents to walk to and from nearby residential, commercial uses, services, and parks and open spaces. 3. Provide a development that, through the combination of massing, orientation, pedestrian entrances, architectural elements, detailing, and material selection, will improve the pedestrian experience along the adjacent street frontage. 4. Provide a building that will better utilize the large site which is currently vacant and underutilized. 5. Create a development which incorporates sustainable design principles and techniques. 6. Introduce additional building height within the neighbourhood in a manner that is sympathetic to surrounding uses. The building transitions in height from 4 to 6 storeys, to minimize the impact. 7. Orient the building in a manner which reduces shadow impacts on nearby residential uses. 8. Contribute to the mix and range of housing options in the area, by providing 166 one and two bedroom units, and 20% VisitAble units, to support special needs housing targets. 20 DSD -20-001 Appendix "C" THE PROPOSED BUILDING WILL BE BUILT WITH A VARIETY OF BUILDING MATERIALS, TEXTURES AND COLOURS THAT WILL COMPLEMENT AND BUILD -OFF OF THE SURROUNDING COMMUNITY. 21 1-49 DSD -20-001 Appendix "C" JA! 1-50 DSD -20-001 Appendix "C" PART THREE: DESIGN PRINCIPLES & URBAN DESIGN 3.1 RESPONSE TO CITY OF KITCHENER POLICIES AND GUIDELINES City of Kitchener Official Plan (2014) The subject lands are located within the Built Up Area in the City of Kitchener The subject lands are currently designated Institutional in the City of Kitchener Official Plan and are located within a Major Transit Station Area. The lands are proposed to be redesignated to Medium Density Residential. Section 11 of the City of Kitchener Official Plan contains Urban Design Policies. It is intended that the Urban Design Policies will provide guidance and direction as the City grows, develops and evolves. The following table provides a summary of how the proposal meets the relevant policies from Section 11 (Urban Design) of the current Official Plan: 11.C.1.11 Streetscape: The City will support the character of streets through the coordination of site, building and landscape design on and between individual sites with the design of the street. Design Response: New landscaping will be provided along the Borden Avenue frontage. Two building entrances are proposed, one which faces Borden Ave with direct access to the public sidewalk system, the second is from the surface parking area. The proposed building fagade includes a defined building base which further enhances the streetscape. 11.C.1.13, 14 & 15 Safety. The City will apply Crime Prevention through Environmental Design principles in the review of new developments, redevelopments and infrastructure projects to implement crime prevention strategies that will enhance the effective use of the space. Where feasible and in compliance with the other policies of this Plan, the City will ensure that the efficiency of emergency medical, fire, and police services be considered in the design of communities, neighbours and individual sites. Development applications will be reviewed to ensure that they are designed to accommodate fire prevention and timely emergency response. Design Response: General CPTED considerations are analyzed in this Brief. The subject lands are located in a central area within close proximity to emergency services. Emergency services vehicles will be able to access the development from the surrounding road network and the building will be designed in compliance with the Ontario Building Code including aspects related to fire prevention suppression. The proposed development is located in a highly visible location with sufficient eyes on the property from surrounding buildings. 11.C.1.16 Universal Design: The City will encourage new sites to be designed, existing sites to be redeveloped, the public realm and community infrastructure to be planned to be barrier -free and universal accessibility by all citizens. In this regard, the City will enforce the Ontario Building Code and other accessibility related legislation and regulations. 24 1-51 DSD -20-001 Appendix "C" J THE PROPOSED BUILDING WILL OFFER A COMPATIBLE HEIGHT TO EXISTING BUILT FORMS IN THE AREA. THE IMAGES ABOVE INCLUDE THE KITCHENER AUDITORIUM, AN EXISTING FOUR STOREY APARTMENT IMMEDIATELY ADJACENT TO THE SUBJECT LANDS TO THE WEST. ADDITIONAL MID -RISE RESIDENTIAL BUILDINGS ARE LOCATED ALONG WEBER STREET. 25 1-52 DSD -20-001 Appendix "C" Design Response: The development has been designed with accessibility in mind and in compliance with the Ontario Building Code in this regard. Main entrances are located at grade, and appropriate ramping will be incorporated if needed. Access to all floors will be available via elevators. 11.C.1.22 Shade The City will require the provision of shade, either natural or constructed, to provide protection from sun exposure, mitigate the urban heat island, and reduce energy demands provided it does not generate unacceptable adverse impacts. Design Response: The proposed development includes underground parking to minimize the amount of surface parking which assists in reducing the urban heat island affect. Shade will be provided from trees on site and in the surrounding area. The angled walls of the building will also provide shade at various times throughout the day to balconies, terraces, and entrances. 11.C.1.30 Site Design: Policy 11.C.1.30 includes a number of factors to be considered through the Site Plan Control Process. Design Response: The various considerations included in Policy 11.C.1.30 have been addressed through the proposed design of the site, including improvements to the aesthetic quality of the site from the public realm; the provision of safe, comfortable and functional site circulation; the provision of landscaping which enhances the proposed building and the streetscape; and the incorporation of mitigating techniques to minimize adverse impacts onto adjacent properties. 11.C.1.31- 11.C.1.33 Building Design, Massing and Scale Design: The Official Plan contains three policies related to Building Design, Massing and Scale Design. These policies encourage redevelopment projects to create attractive streetscapes and to contribute to rich and vibrant urban places. These policies encourage attractive building forms, facades and roof designs which are compatible with surrounding buildings. For infill development, the policies encourage development which complement existing buildings and contribute to neighbourhood character, particularity if located within close proximity of a recognized cultural heritage resource. Architectural innovation and expression is also encouraged. Design Response: The proposed development includes architectural innovation and expression, and will provide a unique built form in the neighbourhood. The building is proposed to be a contemporary building that will be a positive addition to an area that has a wide range of building forms and architectural styles. The proposed development will improve the streetscape and will also enhance the surrounding public realm. The proposed development has been designed to complement existing buildings while still providing an intensification of the site. The massing of the building has been designed to concentrate the taller height central to the site (6 storeys), with transitions to a lower height (4-5 storeys) adjacent to surrounding residential uses. In addition to the Urban Design policies contained within Section 11 of the Official Plan, there are design related policies related to Transit -Oriented Development. The following is our design response to Official Plan Policy 13.C.3.12, which provides guidance for development near planned rapid transit. As previously noted, the subject lands are located within a Major Transit Station Area and are located 500 metres from a transit stop. 26 1-53 DSD -20-001 Appendix "C" 13.C.3.12. Transit -Oriented Development The City will apply the following Transit -Oriented Development provisions as contained in the Regional Official Plan in reviewing development and/or redevelopment applications on or near sites that are served by existing or planned rapid transit, or higher frequency transit to ensure that development and/or redevelopment: a) creates an interconnected and multi -modal street pattern that encourages walking, cycling or the use of transit and supports mixed use development; b) supports a more compact urban form that locates the majority of transit supportive uses within a comfortable walking distance of the transit stop or Major Transit Station Area; c) provides an appropriate mix of land uses, including a range of food destinations, that allows people to walk or take transit to work, and also provides for a variety of services and amenities that foster vibrant, transit supportive neighbourhoods; d) promotes medium and higher density development as close as possible to the transit stop to support higher frequency transit service and optimize transit rider convenience; e) fosters walkability by creating pedestrian -friendly environments that allow walking to be a safe, comfortable, barrier -free and convenient form of urban travel; f) supports a high quality public realm to enhance the identity of the area and create gathering points for social interaction, community events and other activities; and, g) provides access from various transportation modes to the transit facility, including consideration of pedestrians, bicycle parking, and where applicable, passenger transfer and commuter pick-up/drop off areas. Design Response: The proposed development is located in an area which has been primarily developed in a modified grid -pattern The development is located within a central and highly walkable area. The proposed development is a compact urban form (a six -storey building with underground and minimal surface parking as opposed to a low rise development with more dispersed surface parking). The proposed development is located in proximity to existing transit routes and is approximately 650 metres away from the Borden Station stop. The proposed development contributes to the range of uses in the neighbourhood by providing additional residential uses that will help to support the established area of the City of Kitchener. The development will allow people to walk or to take transit to work, and access central amenities and services. The proposed development will contribute to a more pedestrian friendly environment, with comfortable barrier free walkways along the site perimeter, and by redeveloping a vacant underutilized site. Consideration has been given to the full range of transportation modes including the provision of bike storage. City of Kitchener Urban Design Manual The City's Urban Design Manual contains detailed guidelines that apply to all development within the City. The Urban Design Guidelines contained within the Manual provide a framework for establishing Kitchener's future urban form. It sets out a number of positive design principles, which should be followed in the design of new communities, sites and buildings. These guidelines are to be reviewed and evaluated with all planning processes and approvals. The purpose of the Guidelines is to ensure that new development is consistent with the City's Vision for urban design. Below is an analysis of 27 1-54 DSD -20-001 Appendix "C" how the proposed development considers applicable guidelines within Part A of the Manual. 4.1 Central Neighbourhoods The following is a summary of how the proposed development has considered the guidelines related to Central Neighbourhoods. • The proposed development will contribute to a lively, attractive, pedestrian -friendly streetsca pe. • The proposed development respects the existing neighbourhood character through compatible building massing (ensuring appropriate building setbacks and building height), building design principles and streetscape elements. 5.0 Site Design The following is a summary of how the proposed development has considered the guidelines related to site design. • The building location, siting and design will help strengthen the connection to Knollwood Park, and also provide eyes on the park. • Barrier free sidewalks lead directly from the public street to the building entrances, which is immediately opposite Knollwood Park. • Pedestrian and vehicular crossings on site are minimized. • Vehicular parking is primarily located underground, and surface parking is behind the building. • Over 100 long term, secure indoor bicycle parking spaces are proposed. • Landscaping around building entrances is proposed. • Indoor and outdoor amenity space are proposed. 6.0 Building Design and Massing The following is a summary of how the proposed development has considered the guidelines related to Building Design and Massing. • The main building facade is directed towards Borden Ave and Knollwood Park. • Principal walls have windows along the street to provide casual surveillance and break up the building mass. Terraces are also proposed for ground floor units fronting onto Borden Avenue. • Contemporary building materials will be used to ensure that that proposed development reads as a contrast, and current unique architectural expression. • The proposed building has been broken up into distinct sections including a strongly defined base element to improve the pedestrian environment, an articulated middle section to minimize bulk and a terraced top section which contributes to an interesting skyline, and minimizes impacts on surrounding properties. • The ground floor level facing the street is emphasized with horizontal articulation, window openings and building entrances. • The building edge along Borden Ave is created in proximity to the street, which will create a strong street edge, and improve the public realm. • The building is stepped back from Borden Ave for the central portion of the building to allow for a prominent entrance location and landscaping, to create a human scale, and to maintain the building setbacks of the adjacent properties. 28 1-55 DSD -20-001 Appendix "C" THE PROPOSED BUILDING WILL PROVIDE FOR A DIRECT ENTRANCE AND PEDESTRIAN CONNECTIONS FROM BORDEN AVE, AND PROVIDE DIRECT ACCESS TO THE PUBLIC SIDEWALK NETWORK. The proposed massing establishes an appropriate relationship to the surrounding built form. City of Kitchener Urban Design Manual Part —2019 The City of Kitchener has recently completed a comprehensive update of the Urban Design Manual to reflect evolving expectations for the design of buildings and public spaces. Council approved the Urban Design Manual on September 9, 2019. The Manual has been evaluated with regard to the proposed development, as detailed below: Mid -Rise Buildings A mid -rise building is defined in the Official Plan as any building that is between four (4) and eight (8) storeys. Mid -rise buildings are part of the connectivity of cities, contribute to the walkability of areas, and provide density at a human -scale, contributing to higher functioning urban spaces. Massing and Placement: Mid -rise buildings should always be placed, massed and oriented to address streets, intersections and public realm elements, such as parks, open spaces, trails and multi- use paths. Provide massing that responds to the existing and planned context of the area, including concentrating height and mass toward more intensive adjacent areas, and responding to the character and rhythms of low density adjacent areas. Design Response: The building is oriented toward Borden Ave and Knollwood Park. The height and mass of the building has been located central to the site, away from lower rise residential uses, to minimize impacts on adjacent residential uses. Scale and Transition: Complement adjacent built form through compatible height, scale, building length, massing, and materials. Sensitively transition to surrounding urban contexts, accounting for both the existing context and the planned vision for an area. Implement design cues (materials, architectural features, colours, rhythms) from good surrounding built form. Implement Setbacks (from property lines) and Stepbacks (from the edge of the base to upper-level storeys) to help achieve good transitions. Mid -rise buildings are a critical element in transitioning from tall buildings 29 1-56 DSD -20-001 Appendix "C" to surrounding low-rise neighbourhoods. Mid -rise buildings are to be contemporary and not replicate existing or historical architectural styles. Mid -rise buildings are to have a human -scaled relationship to the public realm. In areas with existing or planned tall and/or mid -rise buildings, Relative Height, Separation, Overlook and Orientation should all be considered as factors contributing to good compatible design. Design Response: The height and mass of the building has been located central to the site (6 storeys) with a transition to 4 and 5 storeys in proximity to lower rise residential uses, to minimize impacts on adjacent residential uses, including overlook and shadow impacts. The building has been designed to allow for a transition in height to adjacent rise residential uses. The proposed building maintains all required building setbacks. Building Components: A mid -rise building's built form design can be broken down into three nested elements; the ground floor, the base, and the building. The 'base' includes the 'ground floor', and the 'building' includes both the 'ground floor' and the 'base'. The 'ground floor' represents the first storey of a mid -rise building, but also includes elements within a building's first 5 metres-- the human -scaled zone that activates and animates the streetscape. The 'base' represents the first few storeys of a mid -rise building, including the ground floor and any additional floors with a direct relationship to the streetscape and public realm. Generally, this would include the storeys forming the streetwall and not those stepped back from the streetwall. Design Response: The building has a building base, which creates a human scale and will have a direct relationship with the streetscape. Materials will be used to enhance the base of the building. Materials and Design: Build mid -rise buildings with high-quality, resilient and sustainable materials such as stone, brick, metal and glass. Material such as vinyl, stucco -style finishes, painted concrete and highly reflective glass do not age well and are discouraged. Materials resembling stucco in their finish are not appropriate for achieving a 'traditional' or historical architectural style as stucco is not a part of the Kitchener historical vernacular. Mid -rise buildings should employ a compatible palette of materials providing a variety of colours, textures, and details. A good mid -rise building is one that finds a balance between being too monotonous (one material or detail repeated over and over) and being too busy (too many conflicting materials and design elements). Design Response: The proposed building is proposed to be constructed from precast materials. The proposed materials may have a mix of brick embossed and smooth precast panels in varying colours. The materials will allow for a modern building design and materials which are similar to what is existing in the surrounding neighbourhood (brick). Images of precedent building materials are included as Appendix C. Final building materials will be determined through the future site plan application process. 30 1-57 DSD -20-001 Appendix "C" I 1. Vertical Articulation 2. Horizontal Articulation 3. Changes in Building Material / Colour 4. Projections 5. Recessions 6. Upper floor stepback 31 1-58 DSD -20-001 Appendix "C" PARTS Rockway Plan The City of Kitchener has completed a detailed planning exercise (Planning Around Rapid Transit Stations "PARTS"), in order to provide direction for future development and stability within rapid transit station areas and recommendations to ensure these areas develop in a transit -supportive way that adds value to the community. The PARTS Rockway Plan area contains two ION stops within Kitchener and all lands within the plan area are generally within 800 metres of a transit stop. The subject lands are located within the Rockway Study Focus Area, but were not ultimately included in the final plan. Notwithstanding the location, the proposed development has been designed with consideration of the Urban Design objectives contained in the PARTS Rockway Plan. It is intended that these design objectives will be implemented through future City -led urban design guidelines. As part of this Urban Design Brief, we have analyzed the proposed development against the policies found in the PARTS Rockway Plan. An assessment of the proposed development took the following into consideration: --------------- 1-59 ------- IL Section 8.0 Urban Design Land Use, Development Pattern and Built Form The proposed development achieves the direction in the PARTS Rockway Plan related to land use and development pattern by proposing new residential units which will contribute to the mix of lands uses near the ION stop. The proposed development, which presents a new higher density development in close proximity of the downtown core, is located less approximately 650 metres from the Borden ION stop. The 32 1-59 DSD -20-001 Appendix "C" success of ION will rely heavily on developments such as the proposed development on the subject lands as increased residential densities will have a direct impact on ION ridership. The building has been located close to the street with a range of heights between 4 and 6 storeys. Public Realm Sidewalks of a consistent width are proposed along the abutting street. These sidewalks will be integrated with the proposed landscaping resulting in a coordinated and attractive streetscape. Active (non-residential) uses are proposed at -grade. Parking The proposed development will be served primarily by indoor structured parking. A small surface parking areas is proposed at the rear of the building, away from the public realm. The PARTS Urban Design Brief applies to all Kitchener Rapid Transit Station Study Areas with the exception of Sportsworld. The proposed development is in alignment with the more general guidelines related to managing growth and change; density and development patterns; ensuring a mix of land uses; providing transit supportive land uses; and enhancing transportation choice and connectivity. The following is a summary of how the proposed development has considered the more specific guidelines related to matters such as parking, streetscape, and placemaking. Street Fabric, Pedestrian Priority and Parking • The proposed development provides convenient pedestrian infrastructure and amenities. • Transportation Demand Management measures are proposed to be implemented including: unbundled parking, a carshare space and providing more bicycle parking than that which is required. Enhance Placemaking, Safety and Community Design • The proposed development integrates matters of built form, public realm, streetscape, place making, safety and pedestrian connectivity, all of which contributes positively to the PARTS Rockway Area. Built Form, Architecture, Views, Vistas and Skyline • Quality design and architectural detailing, and appropriate material use have been integrated into the design of the proposed development. • The proposed building design, particularly the ground floor facades, carefully considers the public realm by incorporating at grade landscaping , windows and at grade terraces, and a defined building base. The front entrance to the building is directed to Borden Avenue. • Proposed fagade treatments increase visual interest along the public streetscape, and will enhance the public realm. • The proposed building has a base, middle and top, which are established through massing, stepbacks, materials and colours to ensure the building will be distinct, recognizable, and visually appealing. 33 1-60 DSD -20-001 Appendix "C" Sustainable Design • The proposed building will meet or exceed building code requirements. Opportunities to implement sustainable/"green" building techniques have been explored and are described in the associated Sustainability Statement submitted with the applications. • Transportation Demand Management measures will be implemented to reduce automobile dependency in favour of more sustainable modes of transportation. • Urban heat island effect will be reduced through landscaping and the provision of underground parking as opposed to a large surface parking area. 34 1-61 SITE PLAN CONCEPT 70,7 13o -rote, ti Avt*,-,� 4 -Co Sfore y wiloli,rtig po DSD -20-001 Appendix "C" 1-62 DSD -20-001 Appendix "C" 3.2 CONCEPTUAL DESIGN The proposed development for the site is a high quality and contemporary residential development that will provide new residential units adjacent the downtown and within a Major Transit Station Area. The current proposed development integrates the following principle elements: • A site area of approximately 0.7 ha. • 166 residential rental units, including 28 VisitAble special needs housing units. • Underground and surface parking • Indoor secure bicycle parking as well as outdoor bicycle parking spaces. • A total building height of 6 storeys, ranging in height from 4-6 storeys. • An FSR of 2.0 as proposed in the Official Plan and Zoning By-law Amendment applications. • Indoor and outdoor amenity areas including balconies/terraces. • A well defined building entrance directed towards Borden Ave. • Large windows to provide eyes on the street. • A mix of contemporary building materials and colours. Site Design The proposed building is oriented toward Borden Avenue North with one vehicular access, and two pedestrian access points., both from Borden Avenue North. The associated underground parking is intended to serve the majority of the needs of all future residents., and surface parking has been minimized and is intended to serve primarily as visitor parking at the rear of the building. The building lobby will be accessible to pedestrians from the sidewalk system, the entrance from the parking area, and the parking facilities. Vehicular access to the site will be from Borden Ave only, with one access directly to the underground parking, and a second to visitor parking and for service vehicles at the rear of the building. Built Form, Massing and Articulation The massing of the proposed building is broken up using a number of techniques including changes in massing, projections and recessions. The proposed building height ranges from 4-6 storeys, and includes stepbacks which minimizes the building floorplate about the 4th floor. The massing of the building has been designed to create a comfortable and engaging pedestrian environment, which is further enhanced through the provision of landscape and streetscape improvements. The proposed development has been designed with consideration to the existing built form context, particularly other mid -rise and low-rise dwellings in the immediate area. Character and Architectural Treatment The proposed development will support the development of a major transit station area through the addition of a residential building with a block that is in proximity to a two major corridors, Weber Street East and Ottawa Street North, and in proximity to the City of Kitchener downtown core. 36 1-63 DSD -20-001 Appendix "C" The building design demonstrates a contemporary architectural expression and will be constructed of high quality materials. A well defined base with at grade patios, articulation and contemporary materials all add to the visual interest of the development and will result in an improved streetscape. The front building entrance is located off of Borden Avenue. Repetition of lines and windows through both vertical and horizontal articulations and the proposed stepback above the fourth floor and again for the seventh floor at the rear of the building will be used to break up building mass. 3.3 TRANSIT SUPPORTIVE DESIGN The proposed development has been designed to prioritize active transit and public transit. The building is located with an entrance and sidewalk connections oriented towards Borden Ave (an existing transit route). The development is approximately 3 blocks (650 metres) from the Borden ION stop. The development has been designed to encourage active transit through safe and comfortable pedestrian connections through the site and on-site secure indoor cycling storage areas. The subject lands are well connected to the City and Region's arterial road network. A number of existing bus routes, operated by Grand River Transit, are located in proximity to the subject lands, including two iXpress routes. In addition, the subject lands are located in proximity to Downtown Kitchener and the King Street Mixed Use Corridor, as well as a variety of commercial and institutional land uses. 37 1-64 DSD -20-001 Appendix "C" With respect to active transit, sidewalk infrastructure exists along Borden Ave, and other surrounding streets. 3.4 SUSTAINABILITY Future occupants wishing to seek alternative forms of transportation will have options for walking, biking, or public transit available. This will be facilitated by the provision of secure indoor bicycle parking, as well as the provision of future pedestrian connections to both the existing sidewalk system and surrounding uses. The proposed development is located in close proximity to a number of transit stops, including the Borden ION stop, making public transit a viable and convenient option. The provision of structured and underground parking minimizes land consumption. Minimal surface parking is proposed. A sustainability statement has been submitted with the proposed applications and provides additional detail on sustainability measures for the proposed development. 3.5 MICROCLIMATE CONSIDERATIONS A shadow impact analysis was prepared to better understand the net impact the proposed massing will have on adjacent properties. A shadow study has been completed (Appendix A) to analyze the potential impact of the proposed development on surrounding properties, in particular the residential properties along East Ave and Weber Street East. The Shadow analysis demonstrates that the height and location of the building will not generate unacceptable amounts of shadows over adjacent lands. The following is a short summary of the shadow study findings: March/September 21: During the Spring /Fall time periods, some of the properties immediately to the east will experience some level of shadow impact later in the day (2:00 pm and 4:00 pm). There will be some level of shadow impact on Borden Avenue and the edge of Knollwood Park in the morning (10:00 am). June 21: During the summer time periods the shadows are, for the most part, contained on-site or fall on parking areas of the proposed building. December 21: During the winter, the properties immediately to the east will experience shadow impacts during the later parts of the day (2:00 pm and 4:00 pm). In our opinion, the shadow study diagrams demonstrate that the height, location and orientation of the building will not generate unacceptable amounts of shadows over adjacent lands. 38 1-65 DSD -20-001 Appendix "C" 3.6 CPTED CONSIDERATIONS The proposed development has been designed with consideration of the basic concepts of Crime Prevention Through Environmental Design (CPTED). NATURAL SUR EILLANC:L Natural surveillance occurs by designing the placement of physical features, activities and people in such a way as to maximize visibility and foster positive social interaction among legitimate users of private and public space. It is directed at keeping intruders under observation based on the theory that a person inclined to engage in criminality will be less likely to act on their impulse if he or she can be seen. The proposed development achieves natural surveillance by: • Maximizing the number of "eyes" watching the site by creating a visual connection and maintaining unobstructed views from within the building to the exterior, as well as, between the street, the sidewalk, and the building. • Proposing spaces and uses that are capable of generating activity (rooftop amenity area, unit patios and balconies). • Placing windows along all sides of the building that overlook landscaped areas, public sidewalk and the parking area. • Designing lighting plans that avoid creating blind spots and ensuring potential problem areas are well lit (pedestrian walkways, stairs, entrances/exits, parking areas, recycling areas, etc.). ACCESS CONTROL Access control is achieved by clearly differentiating between public space and private space. The principal of access control is directed at decreasing crime opportunity. The overall goal with this CPTED principle is not necessarily to keep intruders out, but to direct the flow of people while decreasing the opportunity for crime. The proposed development achieves access control by: • Providing clearly identifiable, point(s) of entry into the building. • Creating well-defined site entrance for vehicular access from Borden Avenue, one for visitors and service vehicles and one direct access point to the underground parking level. TERki i UmAL r0NFUnLtMtN 6 Territorial Reinforcement is the intentional design of the site to create a "border" between private and public property. These measures are not meant to prevent anyone from physically entering, but to create a feeling of territoriality and send a message to offenders that the property belongs to someone. The proposed development achieves the principle of territorial reinforcement by: • Clearly delineating private from public property via: pavement treatments, entry treatments, landscaping, signage, etc. • Delineating desired pedestrian and vehicular circulation. The other key aspect of CPTED is property maintenance; on the premise that good maintenance practices and upkeep send the message that the property is cared for on a regular basis. Following construction of the development, property management and/or management by a condominium corporation will ensure that the buildings interiors and exteriors are well maintained. 39 1-66 DSD -20-001 Appendix "C" 3.7 CONCLUSION The proposed development will positively address the City of Kitchener's Official Plan policies and urban design objectives as well as the site specific goals and objectives identified in this Brief. Overall, the proposed redevelopment represents a special needs and rental housing investment in Kitchener and will create new residential units in a landmark development, all of which contribute positively to the neighbourhood. In summary, the proposed redevelopment will: • Capitalize on the existing location of the subject lands in proximity to Downtown Kitchener, within a Major Transit Station Area and adjacent/near other institutional and commercial areas within the Region; Provide for intensification that is sensitive to the surrounding context; • Result in a pedestrian friendly development that will support existing and planned transit services, thereby minimizing future occupants' reliance on the automobile; • Introduce unique and interesting architecture to emphasize the development as a 'landmark' within the community; • Provide for a variety of unit types, including 1, 2, and 3 bedroom rental units, and special needs housing units in the City of Kitchener; and • Create strong visually appealing street edges and define the Borden Avenue streetscape by incorporating high quality architectural detailing and contemporary design. The proposed development is appropriate for this location and will contribute positively to the 1 l 40 1-67 DSD -20-001 Appendix "C" ilJJ211111�:I! N ILI; N L � 0w a 3 ti o � y � w x z x'3'6 0 N1aoN 3nN Av N30N09 `o \ �v o 0 NINON 3nN vNmuos NINON 3nN3AV N30NOB a \ x x a a w a a N NON MN3AV N30209 N HON 3nN AV NMHOB N ILI; N L � 0-1 CL 0 C 0 � w O lwzw MHONWn Av N30N El lo lo xx IL w w a a H1NON 30N vNmuos H NON 3nN3AV N30N0O n o ZW a �i' a H1NON 30N3AV N30209 H HON 30N AV NMHOB �,�ma�exww��,•..r o�®�Qoa�„��ro,�e�,,w..,,,d wrwvoo1�m�c�70�. MHONWn Av N30N o 0 rs 6 o kf� L . a� u MHON3nN vN3Oao9 HL ON 3nN3AV N30N0B w. w H HON 3nN AV NMHOS „ma�exww,�,•..r ooe®�avvu,a��mrmu.esn,�..,..d wr�vvvvl�mrv��ir. HiNON 3nN3AV N30N0B HL ON 3nN3AV N30N0B w. w H HON 3nN AV NMHOS „ma�exww,�,•..r ooe®�avvu,a��mrmu.esn,�..,..d wr�vvvvl�mrv��ir. I Ll — o� a `yam w d d� \ o� MHON 3nN3AV NMHOB \'3'6 Y z d HiEON 3nN3AV N30b08 ' I I iirr i H HON 3nN AV NMHO9 APPENDIX 6 A�.gwl" PLau-e fro -m 181 6orc.-e� Avewue ME Iii IS IS IN MINI lim IN II I I'M ilii lam 110 110i :. NO ME Milli Il'mi, II"m mil IN Ili 1=11will i1 ', lilili �lilili ill APPENDIX C 13wU� Mate r-i,al s Prutcl.e was az W 0 u z W Ix IF u W F t�ii N N J O CO a Q N Lu O ELu N a u N � H � N Z - W W CO LU u 0 W W in a v O > a W O a- a- 1-76 1-76 DSD -20-001 Appendix "D" 1NFi CIRCULATION COMMENT FORM Official Plan Amendment Application OP19 Zone Change Application ZC19 169 Borden Inc., Joseph Castello, & Laurie Castello 155 & 169 Borden Avenue North If you have NO concerns or comments, please complete and return this form. If applicable, please return your comments in writing by mail, email, or fax by June 5, 2019. �>�en � .DepartmAgency � nMU 2-4 c Date OL Name of Representative (please print) Signature of Representative Please direct all questions, comments, and forms to: Please direct all questions, comments and forms to: Garett Stevenson City Hall, P.O. Box 1118 Kitchener, Ontario, Canada, N2G 4G7 PHONE: (519) 741-2200 x 7070 FAX: (519) 741-2624 TDD\TYY: 1-866-969-9994 garett.stevenson@kitchener.ca 1-77 DSD -20-001 Appendix "D" Garett Stevenson From: Katie Pietrzak Sent: Monday, May 27, 2019 2:24 PM To: Garett Stevenson Subject: 155 and 169 Borden Ave North Hello Garett In response to the Zone Change Application ZBA 1919/001/B/GS Engineering has the following comments: 1. The water distribution was accepted by Kitchener Utilities. 2. The sanitary flows end up higher when designed through the Building Code fixture count. This is due to a higher FSR ratio then typically allowed with the proposed zoning. Engineering has no concerns with 6.45L/s coming from the proposed building. Please note that this is for zone change comments only and not for the site plan and SWM comments. That will be done through the site plan process. If you have any questions feel free to contact me. Sincerely, AY tie Tietrzak, C.E.T. Project Manager) Development Engineering I City of Kitchener 519-741-2200 ext. 7135 1 TTY 1-866-969-9994 1 katie.pietrzak(a kitchener.ca 1-78 PLAN Grand River Conservation Authority Resource Management Division ' Andrew Herreman, Resource Planning Technician REVIEW REPORT: DSD -20-001 Appendix "D" 400 Clyde Road, P.O. Box 729 Cambridge, Ontario N 1 R 5W6 Phone: (519) 621-2761 ext. 2228 Fax: (519) 621-4945 E-mail: aherreman@grandriver.ca City of Kitchener Garett Stevenson DATE: June 3, 2019 YOUR FILE: OP1919/001/B/GS & ZBA1919/001 /B/GS GRCA FILE: OP1919-001-B-GS & ZBA1919-001-B-GS RE: Official Plan Amendment Application OP1919/001/B/GS Zone By-law Amendment ZBA1919/001/B/GS 155 & 169 Borden Avenue North, City of Kitchener 169 Borden Inc., Joseph Castello & Laurie Castello GRCA COMMENT*: We received a request for comments on a pre -submission application regarding 155 & 169 Borden Avenue North. Please be advised that the subject lands do not contain features regulated by the GRCA. Therefore, we will not participate in the review of this application. We trust the City will ensure appropriate stormwater management measures are implemented where applicable. We trust this information is of assistance. If you have any questions, or require additional information, please contact the undersigned. Sincerely, Andrew Herreman, CPT Resource Planning Technician Grand River Conservation Authority * These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of the Grand River Conservation Authority. J Page 1 of 1 1-79 { Internal memo DSD -20-001 Appendix "D" ; fvix :rR Development Services Department www.kitchener.ca Date: June 7, 2019 To: Garett Stevenson, Planner From: Craig Dumart Planner - Policy cc: Brandon Sloan, Manager, Long Range and Policy Planning Subject: OPA/ZBA — 155 and 169 Bordon Avenue North The Long Range and Policy Planning Section has received circulation of applications for an official plan amendment and a zoning by-law amendment to allow for the development of a multiple dwelling development with heights ranging from 4- 7 stories containing 171 dwelling units. The proposal would also require a site- specific regulations to allow for a reduced front yard setback, reduced southerly side yard setback and a reduction in the number of required parking spaces. Official Plan The subject properties have a split designation with the majority of the subject lands (169 Borden Avenue North) designated `Cnstitutional' and a small portion of the subject lands designated Lova Rise Residential (155 Borden Avenue North) in the City's Official Plan_ The subject lands are currently zoned'Neighbourhood Institutional Zone (1-1)' with Special Regulation Provisions 76R and 93R (169 Borden Avenue North) in Zoning By-law 85-1 and zoned Neighbol]rhood Institutional (INS -1) in Zoning By-law 2010-051 (currently under appeal) with a small portion of the lands zoned Residential Three Zone (R-3) (155 Borden Ave N) in Zoning By-law 85-1. To accommodate the proposed development an application has been submitted to redesignate the subject properties from "institutional" (169 Borden Ave N) and "Low Rise Residential" (155 Borden Ave N) to "Medium Rise Residential" and to rezone the subject lands to Residential Eight Zone (R-8) with Special Regulations. Through the Official Plan review process 2010-2014, staff reviewed in detail the City's inventory of Institutional sites as there was a concern for a shortage of "institutionally designated sites". Sites were recommended for an Institutional designation based on a number of factors, including the current use of lands, its appropriateness as an institutional site, and the presence or absence of institutional designated lands in the neighbourhood and immediate* area. City Council also identified the need to protect these institutional sites during its consideration and adoption of the City's new Official flan. This is a different approach than what was previously taken in the 1994 Official Plan. Rather, if larids that are intended for institutional uses are designated with a residential land use, when the institutional use ceases and the property is redeveloped for residential, the institutional use in the established neighbourhood is lost and the 'completeness' of the community is compromised. As such, to address "the shortage" concern and the need to have institutional sites within neighbourhoods and our community, thr-,1-C were significantly more properties designated 'Institutional' in the 2014 Official Plan than were designated in the 1994 Official Plan, Policy 15.D.7.3 states that the City may designate lands intended for institutional uses as `Institutional' in order to protect these lands for institutional uses and ensure their continued contribution to supporting a complete community. Policy 15.D.7.4 states that where a use on a site with an Institutional land use designation ceases, the City may consider the redesignation of the site to an appropriate alternative land use designation only after examination of the following options for part or all of the site: f Internal memo DSD -20-001 Appendix "D"_4 Development Services Department www.kitchener.ca a) the use of the site for a suitable alternative institutional purpose; h) acquisition of the site or a portion of it by the City for institutional or open space use, based on the park needs of the surrounding area; and c the use of the site to meet housing targets, particularly for special needs or affordable housing. In support of these applications, a Planning Application Report prepared by MHBC Planning, dated March 2019, has been submitted. Based on the applicant's Planning Justification Report and policy staff's review of relevant Official Plan policies, we offer the following comments. A preliminary analysis of the proposal to support Policy 15.D.7.4 was provided with the Pre -Submission Consultation request. Staff have reviewed the analysis and provide the following comments: With respect to 15.D.7.4 a) the analysis provided justification that the site should not or cannot be used for a suitable alternative institutional purpose. Furthermore, the report identifies that that the surrounding immediate area is well served by existing institutional use within walking distance. With respect to 15.D.7.4 b) the analysis provided justification that the immediate area is well served by existing parks and open space in the neighbourhood. g With respect to 15.D.7.4.c) the analysis proposes to meet the Region's and/or City's housing target, particularly by providing for special needs and "affordable" housing. The application proposes 16% of the units to be developed at VisitAble accessible units. To further support the redesignation of the subject lands additional units should be designed as VisitAble accessible units. A Site Specific regulation to limit the building height and ensure there is a certain percent for special needs housing is met could be considered through the zoning. Sustainabi[ity The Sustainability measures identified in the Sustainability Statement should be incorporated into the building and site design and further reviewed through the site plan application. Urban Design and Architecture Staff trusts that the Planner and Urban Designer on the file will ensure that urban design and architecture objectives and comments are addressed through the consideration of the development proposal/applications. Additional design guidelines/standards contained in the City's Urban Design Manual should be forwarded to the applicant for reference and further compliance with will also be reviewed at the site plan application stage. This resource is available online: http://www.kitchener.ca/en/businessinkitchener/UrbanDesignGuidelines asp Craig Dumart, BES, MCIP, RPP Planner — Policy 519.741.2200 x7073 crai .dq umartna kitchener.ca 1-81 DSD -20-001 Appendix "D" Transportation Services comments for: 155 & 169 Borden Avenue North (OPA / ZBA} Comments Provided By: Steve Ryder (519-741-2200 ext. 7152) — June 10, 2019 Application Description: Applicant is proposing a mid -rise residential multiple dwelling with 171 dwelling units. Comments: 1. A parking justification report is required to justify the reduced parking rate that is being proposed. a. Due to the proximity of the properties to the ION Rail, Transportation Services would be in support of the use of the TDM checklist that is typically contained to properties within the LRT Focus areas provided that Planning is willing to support its use; b. The parking justification report can include parking utilization studies from at least two (2) proxy sites that have a similar context to the subject property. The study should outline similarities between the proxy sites and the subject proposed site and justify that they will generate similar parking demand; c. The parking utilization study should be conducted by a qualified Transportation Engineering consultant; d. A terms of reference should be submitted to Transportation Services prior to conducting the parking justification study for staff review; e. The parking justification study is to be conducted based on the terms of reference that were agreed upon; and f. That parking justification study should be submitted on time before the deadline of the COA application, and should be to the satisfaction of the Director, Transportation Services. 2. If it is to be utilized, the TDM checklist included in the Planning Justification Report must be corrected so that the 'Features' on the checklist match the list that the City of Kitchener provides to applicants. 1-82 1* Region of Waterloo File: C14-60/2/19001 D17-40/2/19001 July 30, 2019 Garett Stevenson Senior Planner City of Kitchener 200 King St. W., PO Box 1118 Kitchener, ON N2G 4G7 Dear Mr. Stevenson, DSD -20-001 Appendix "D" PLANNING, DEVELOPMENT AND LEGISLATIVE SERVICES Community Planning 150 Frederick Street 8th Floor Kitchener Ontario N2G U Canada Telephone: 519-575-4400 TTY: 519-575-4608 Fax: 519-575-4466 www.regionofwaterloo.ca Amanda Kutler 519-575-4818 Re: Proposed Official Plan Amendment OP1919/001/B/GS Zoning By-law Amendment ZBA/1919/001/B/GS 155 & 169 Borden Avenue North 169 Borden Inc., Joseph Castello & Laurie Castello CITY OF KITCHENER Regional staff has completed its circulation of the above -noted proposed Official Plan and Zoning By-law Amendment and provide the following comments for your consideration. The subject lands are addressed as 155 & 169 Borden Avenue North. The lands at 155 Borden North are designated Low Rise Residential while the lands at 169 Borden Avenue North are designated as Institutional within the City of Kitchener Official Plan. The lands are designated as Built Up Area in the Region of Waterloo Official Plan. The applicant is proposed to re -designate both sites to Medium Rise Residential. The lands at 155 Borden Avenue North are zoned Residential Six (R-6) and the lands at 169 Borden Avenue North are zoned Neighbourhood Institutional Zone (1-1). The applicant is proposing to re -zone both of the subject lands to Residential Eight (R-8) Zone with special regulations to reduce front yard setbacks and a reduced parking rate. Document Number: 3031523 1-83 DSD -20-001 Appendix "D" The Official Plan and Zoning By-law Amendments are being proposed to facilitate the construction of a seven story, multiple unit dwelling consisting of 171 dwelling units. Community Plannin Community Building Strategy and ION The Community Building Strategy (CBS) provides an overall framework and vision for the entire Rapid Transit Route and specific Station Areas. This station area is proposed to transition into a mixed-use, transit oriented neighbourhood. The location of the subject lands encourages mid to high rise development, active uses at grade and stepped backed buildings. Corridor Plannincd Noise Corridor Planning staff have reviewed the report entitled Noise Feasibility Study Proposed Development 169 Borden Avenue North Kitchener, Ontario" completed by HGC Engineering and dated March 22, 2019, and generally concur with the recommendations of the report which identifies the requirement for built components including central air condition and window glazing, and the provision for noise warning clauses for noise mitigation. The applicant will be required, through a future Planning Act application (e.g. Plan of Condominium, Consent), to enter into a Registered Development Agreement with the Region of Waterloo to implement these requirements. Fees Region staff acknowledge receipt of the required Zoning By-law Amendment application fee of $1,150.00. The applicant is advised that the Official Plan Amendment application fee of $5,750.00 is required once City of Kitchener Council adopts the Official Plan Amendment. Summary Regional staff have no obiection to the proposed applications. Document Number: 3031523 DSD -20-001 Appendix "D" General Comments Any future development on the lands subject to the above -noted application(s) will be subject to the provisions of Regional Development Charge By-law 19-037 or any successor thereof. Should you have any questions, please do not hesitate to contact the undersigned. Yours truly, Amanda Kutler, MBA, MCIP, RPP Manager, Development Planning Document Number: 3031523 1-85 DSD -20-001 Appendix "D" Garett Stevenson From: Steven Ryder Sent: Wednesday, December 04, 2019 2:37 PM To: Garett Stevenson Cc: Barry Cronkite Subject: 169 Borden Ave parking justification Hi Garett, We have reviewed the parking justification report for 270 Spadina Road East, which is very similar to the proposed site at 169 Borden Ave. one item of note to start with is that while the parking justification for 270 Spadina Road East incorporated the City of Kitchener's TDM Checklist, the proposed site at 169 Borden Ave is not eligible to use the TDM Checklist as it does not fall within the PARTS study area. That being said, the Borden site is in close proximity to transit, as well as active transportation connections (including bike lanes on East Ave which connects to the downtown core). Additionally, the anticipated parking demand is very similar to the Spadina Road East site (anywhere between 0.75 to 0.85 spaces per unit based on utilization studies). With all of that said, Transportation Services would be in support for a proposed parking rate of 0.85 spaces per unit (which includes 0.1 visitor spaces per unit). If you have any questions or concerns, please let me know. Regards, Steven Ryder Traffic Planning Analyst I Transportation Services I City of Kitchener 519-741-2200 ext 71521 TTY. 1-866-969-9994 1 Steven. R derkkitchener.ca APlease consider the environment before printing this e-mail. DSD -20-001 Appendix "E" Garett .Stevenson From: Sent: Thursday, July 04, 2019 8:37 PM To: Cc: Garett Stevenson Subject: Re: Objections.about Vive Development's Proposed Development on Borden Avenue North Garett Im brother. A local born and bred real estate agent here. Im all for development, but this is WAY over built. I understand the City's want and need for tax base and development but they also have the duty of care to look out for citizens .that have built this city to what it is today. I trust the City will do the right thing here. Regards, Broker/Owner f MA i liz -Properly-_ enter Q�0 cafe 1-87 DSD -20-001 Appendix "E" July 4, 2019 181 Borden Ave. N. Kitchener, ON N2H 3J5 Email: _ Cell: By email: Garett Stevenson, Planner 519-7412200 ext. 7070 Garett.stevenson@kitchener.ca City Hall 200 King Street West, Kitchener, ON Re: Objections about Vive Development's proposed development —155 and 169 Borden Ave. N. I would like to submit my objections to the proposed changes to the zoning of 155 Borden and 169 Borden Ave N. I think it is in the best interests of the neighbourhood that the zoning for 155 Borden Ave N should remain the same. The zoning for 169 Borden Ave N should remain the same or only be changed to the same as 155 Borden Ave N. The current neighbourhood does not have anything taller than 4 stories. This should remain the status quo. The current proposal to build a large multi -unit complex would be a detriment to the current citizens, myself included, who make this area their home for the following reasons: .1) Shadowing: 181 Borden Avenue North (my home), 187 Borden Avenue North, 435 East Ave, 441 East Ave, 449 East Ave, 455 East Ave, 459 East Ave. would all be cast into shadow. The height and position of the building will block out the sun and diminish the enjoyment of my home and property where I have lived for over a decade. 2) Parking would become even more of a problem in the area. 3) The traffic increase to the area would be traumatic to all the residences, causing further congestion, and stress. I don't think anyone has a clue as to how bad traffic/parking is along the stretch of Borden between East Avenue and Weber Street. During the school year, cars line the street on both sides twice a day for parents to drop off their kids. Of course, it is well known that Borden is used as a shortcut for drivers wanting to avoid Frederick Street. But to think of dumping scores of cars driven by tenants onto that stretch of street is absolutely the most cockamamie thing I have heard in a long, long while. You should pop over to Borden Avenue during "Aud" events. Whatever the City did to try to accommodate parking for Aud events ain't working. Cars are parked willy-nilly everywhere — at the school parking lot, in the driveway of 1 DSD -20-001 Appendix "P- 169 Borden Avenue North, on the front yard of 169 Boden Avenue Forth, in front of my house in a no -parking zone. They park at the foot ofiny driveway. It's a zoo. Tr is congestion Is con'Parable to Toronto traffic j anis whenever there is an event -- which is east weekends for somethi.ag or other whether it is Rangers ` games or Jehovah's Witness conventjoias. it is my understanding that very few rnedlum-density developments get vetted by transportation due to the ratio that triggers a transportation fmpact study (TIS) }used on the threshold for the # of parking units, Where should definitely be a transportation stud done in this instance no matter what the ratio! 4) Due to the increase in elevation, when going from Weber to East Ave., the proposed building will dwarf and impinge on the homes currently on Weber. The proposed 7 stories will appear to be 8 —10 stories. 5) There is not enough green space or area in the proposal for the volume of people living in the units. 6) It is very concerning that the approval for multi -dwelling to be built with no defined amount of bedrooms/people that will be living within the space. 7) The entrapment of residents in the proposed plan. Only one way in and out of area behind structures currently proposed. See: City of Kitchener Urban Design Manual Part A Urban Structure & Built Form `City — Wide Design' Section Page 5 Manual Page 5. 8) The removal of the trees and loss ofgreen space that has been there since the creation of the neighbourhood is distressing. To go ,from looking out to trees and green area to an 8-9 storey looking stnieture is upsetting to say the least. Anti to thinly that they will not be complying with the setbacks as per City guidelines is a Further travesty. How much money dirt the City invest to plant new/srnall trees. in Knoll ood f VI- right across the strect i4 )III this propoa#y? Grecnspaee is €k trvasured commodityi in wban city neighbourhood[ , Tlie develc�Nr �(specificaIly Stcphen Litt in his conunents du&g the n}eeting 00mit ary 30, 2019) was very laisscz-faire. and flippant about destoIisitirW thetroes an the property. He hkto beaLhis chest about rev itidi in, Kitchener neighbourhoods. E-lowevor, the monolithic mo he is propming' 1.9 ce inly nul a MOM lM tt-vitaii7ing this patch of properly on Borden Aventm. 9) The currently proposed building does not integrate harmoniously into the surrounding area. See: City of Kitchener Urban Design Manual Part A Urban Structure and Built Form Section 11 Manual Page 000 and Section Page 12 Manual Page 000 and Section Page 14 Manual Page 000. Also see: City of Kitchener Urban Design Manual Part A Urban Structure & Built Form Design for Residential Infill in Central Neighbourhoods. Section 05 Manual Page 049 and Section page 06 Manual Page 050. 10) The request not to conform to setbacks as set out by the City guidelines is the MOST upsetting. Setbacks on the property are in place for a reason and they should be DSD -20-001 Appendix "E" respected and new builds should always have to follow those guidelines. Vive Development should not get a•pass on this. Please note in the City's own guidelines the following is stated: "Provide a Jill! It -farm which respects and compleinents existing neighbourhood characteristics, including heights, setbacks, orientation, building width and length and architectural rhythms. Even where new infill is proposed which is larger or taller its surroundings provide built form massing and architectural elements which respect the established neighbourhood identity." 11) Pollution. The size of the development would substantially increase the current levels Of noise Pollutiuii and vehicular pollution in the iinme&ftte neighbourhood, not to mention smokers on the balconies within close proximity to neighbouring homes. As with my fellow neighbours, I also have the following questions: A) Where will the garbage receptacles be placed? No one wants that smell, flies, and rats abutting their back yard. With the proposed 171 units that is a lot of garbage, recyclables, and compost. B) What about snow storage? Have they allowed enough room for snow storage? With the request for less parking, this will be exacerbated in the winter with snow accumulation and storage. C) What about the management of storm water? We sit lower and do not want the ninoff from their propertyonto ours. How will they manage their storm water? D) Has a shadowing study been done and the residents affected been consulted? Regards, Long-time Resident f 181 Borden Avenue North, Kitchener Email: Cell: 1-90 To Garett Stevenson i Planner City of Kitchener DSD-20-001,A� " r 41� G.r °. E. x r6 We would like to submit our objections to the proposed changes to the zoning of 155 IVB ,-Zk H l 2 Borden and 169 Borden Ave N. We think in the best interests of the neighbourhood the zoning for 155 Borden Ave N should remain the same. The zoning for 169 Borden Ave N should remain the same or only be changed to the same as 155 Borden Ave N. The current neighbourhood does not have anything taller than 4 stories. This should remain the status quo. The current proposal to build a large multi unit wrnplrx would be a determent to the current citizens that make this area their home for the following reason: t'' 1) Shadowing: 181 Borden, 187 Borden, 435 East Ave, 441 East Ave, 449 Bast Ave, 455 East Ave, 459 East Ave_ would all be cast into shadow. 2) Parking would become even more of a problem in the area. 3) The traffic increase to the area would be traumatic to all the residences, causing further congestion and stress. 4) Due to the increase in elevation when going from Weber to East Ave the proposed building will dwarf and impinge on the homes currently on Weber. The proposed. 7 stories will appear to be 8 —10 stories. 5) There is not enough green space or area in the proposal for the volume of people living in the units. 6) It is concerning that the approval for multi dwelling to be built with no defined amount of bedrooms/people that will be living within the space. 7) The entrapment of residents in the proposed plan. Only one way in and out of area behind structures currently proposed. See: City of Kitchener Urban Design Manual Part A Urban Structure & Built Form `City — Wide Design' Section Page 5 Manual Page 5 8) The removal of the trees and loss of green space that has been there since the creation of the neighbourhood is distressing. To go from looking out to trees and green area to an 8-9 story looldng structure is upsetting to say the least_ And to think that they will not be compiling with the setbacks as per City guidelines is a further upset. 9) The currently proposed building does not integrate harmoniously into the surrounding area. See; City of Kitchener Urban Design Manual Part A Urban —91 DSD -20-001 Appendix "E" Structure and Built Form Section 11 Manual Page 000 and Section Page 12 Manual Page 000 and Section Page 14 Manual Page 000 Also see: City of Kitchener Urban Design Manual Part A Urban Structure & Built Form Design for Residential Infill in Central Neighbourhoods. Section 05 Manual Page 049 and Section page 06 Manual Page 050 10) The request not to conform to setbacks as set out by the City guidelines is the MOST upsetting. Setbacks on the property are in place for a reason and they should be respected and new builds should always have to follow those guidelines. Please note in the City's own guidelines the following is stated: "Provide a built -form which respects and complements existing neighbourhood characteristics, including heights, setbacks, orientation, budding width and length and architectural rhythms. Even where new infill is proposed which is larger or taller its surroundings provide built form massing and architectural elements which respect the established neighbourhood identity." We also have the following questions: A) Where will the garbage receptacles be placed? No one wants that smell, flies and rats abutting their back yard. With the proposed 171 units that is a lot of garbage; recyclables and compost. B) What about snow storage? Have they allowed enough room for snow storage? With the request for less parking, this will be exasperated in the winter with snow accumulation and storage. C) What about the management of storm water? We sit lower and do not want the runoff from their property on to ours. How will they manage their storm water? D) Has a shadowing study been done and the residents effected been consulted? Kiril RUIra;ircl.�. L4 ISIS az�- l`si(f . 1-91 DSD -20-001 App n-- ixQ To Garett Stevenson Planner City of Kitchener We would like to submit our objections to the proposed changes to the zoning of 155 Borden and 169 Borden Ave N. We think in the best interests of the neighbourhood the zoning for 155 Borden Ave N should remain the same. The zoning for 169 Borden Ave N should remain the same or only be changed to the same as 155 Borden Ave N. The current neighbourhood does not have anything taller than 4 stories. This should RECEIVEL) remain the status quo. 4 .O1F4 The current proposal to build a large multi unit complex would be a determent to the current citizens that make this area their home for the following reason: PL SIN. l0 fovjii4q 1) Shadowing: 181 Borden, 187 Borden, 435 East Ave, 441 East Ave, 449 East Ave, 455 East Ave, 459 East Ave. would all be cast into shadow. 2) Parking would become even more of a problem in the area. 3) The traffic increase to the area would be traumatic to all the residences, causing further congestion and stress. 4) Due to the increase in elevation when going from Weber to East Ave the proposed building will dwarf and impinge on the homes currently on Weber. The proposed 7 stories will appear to be 8 —10 stories. 5) There is not enough green space or area in the proposal for the volume of people living in the units. 6) It is concerning that the approval for multi dwelling to be built with no defined amount of bedrooms/people that will be living within the space. 7) The entrapment of residents in the proposed plan. Only one way in and out of area behind structures currently proposed. See: City of Kitchener Urban Design Manual Part A Urban Structure & Built Form `City — Wide Design' Section Page 5 Manual Page 5 8) The removal of the trees and loss of green space that has been there since the creation of the neighbourhood is distressing. To go from looking out to trees and green area to an 8-9 story looking structure is upsetting to say the least. And to think that they will not be compiling with the setbacks as per City guidelines is a further upset. 9) The currently proposed building does not integrate harmoniously into the surrounding area.. See; City of Kitchener Urban Design Manual Part A Urban 1-93 DSD -20-001 Appendix "E" Structure and Built Form Section 1 l Manual Page 000 and Section Page 12 Manual Page 000 and Section Page 14 Manual Page 000 Also see: City of Kitchener Urban Design Manual Part A Urban Structure & Built Form Design for Residential Infill in Central Neighbourhoods. Section 05 Manual Page 049 and Section page 06 Manual Page 050 10) The request not to conform to setbacks as set out by the City guidelines is the MOST upsetting. Setbacks on the property are in place for a reason and they should be respected and new builds should always have to follow those guidelines. Please note in the City's own guidelines the following is stated: "Provide a built -form which respects and complements existing neighbourhood characteristics, including heights, setbacks, orientation, building width and length and architectural rhythms. Even where new infill is proposed which is larger or taller its surroundings provide built form massing and architectural elements which respect the established neighbourhood identity." We also have the following questions: A) Where will the garbage receptacles be placed? No one wants that smell, flies and rats abutting their back yard. With the proposed 171 units that is a lot of garbage, recyclables and compost. B) What about snow storage? Have they allowed enough room for snow storage? With the request for less parking, this will be exasperated in the winter with snow accumulation and storage. C) What about the management of storm water? We sit lower and do not want the runoff from their property on to ours. How will they manage their storm water? D) Has a shadowing study been done and the residents effected been consulted? Kind Regards, �a rs 1 1-94 DSD=20-001-App-eMix-"E" [rrc:t rF-r RECEIVED OP19/001/B/GS & ZBA19/001/B/GS JUNTO 2019 155 & 169 Borden Avenue North Neighbourhood Information Meeting Comment Form PLANNING ONISI'ON Thank you for attending the Neighbourhood Information Meeting. Please provide your feedback using this comment sheet. Please return (by mail, email or fax) to the address listed on the back of this form by July 5, 2019. 1. Thinking about the proposed development concept presented at the meeting, are there aspects which you like? 2. Thinking about the proposed development concept presented at the meeting, what comments - or concerns do you have? i/1. ' k P I - I 3. 'What add IVonaI changes Flo you suggest for the proposed development rTOn cept? 4. What do you think it is the single most important issue for Planning staff and Council to wrisi€ferfor t ase applications? P! Your Address OP19/001/B/GS & ZBA19/001/B/GS Mal taPale 3,+'2 1-95 P191001IB/GS & ZBA19/001/B/GS 155 & 169 Barden Avenue North Neiqhbourhood Information, Meetin i'_Ammnnf P^rm RECEIVED JUL 0 4 2019 Thank you for attending the Neighbourhood Information Meeting. Please provide your feedback using this comment sheet. Please return (by mail, email or fax) to the address listed on the back of this form by July 5, 2019, 1. Thinking about the proposed development concept presented at the meeting, are there aspects which you like? I 64 V - 4 1 1 9 2. Thinking about the proposed development concept presented at the meeting, what comments or concerns do you have? a } 3. at add oral changes do you suggest for the proposed developmem concepo jubmk, t 4, What do you think it is the single most important issue for Planning staff and Council to consider for these applications? { ��LYour Ad resp: OP19/001/B/GS & ZBA19/001/B/GS Page 1/2 1-96 DSD -20-001 Appendix "E" To Garett Stevenson Planner City of Kitchener We would like to submit our objections to the proposed changes to the zoning of 155 Borden and 169 Borden Ave N. We think in the best interests of the neighbourhood the zoning for 155 Borden Ave N should remain the same. The zoning for 169 Borden Ave N should remain the same or only be changed to the same as 155 Borden Ave N. The current neighbourhood does not have anything taller than 4 stories. This should remain the status quo. The current proposal to build a large multi unit complex would be a determent to the current citizens that make this area their home for the following reason: 1) Shadowing: 181 Borden, 187 Borden, 435 East Ave, 441 East Ave, 449 East Ave, 455 East Ave, 459 East Ave. would all be cast into shadow. 2) Parking would become even more of a problem in the area. 3) The traffic increase to the area would be traumatic to all the residences, causing further congestion and stress. 4) Due to the increase in elevation when going from Weber to East Ave the proposed building will dwarf and impinge on the homes currently on Weber. The proposed 7 stories will appear to be 8 —10 stories. 5) There is not enough green space or area in the proposal for the volume of people living in the units. 6) It is concerning that the approval for multi dwelling to be built with no defined amount of bedrooms/people that will be living within the space. 7) The entrapment of residents in the proposed plan. Only one way in and out of area behind structures currently proposed. See: City of Kitchener Urban Design Manual Part A Urban Structure & Built Form `City — Wide Design' Section Page 5 Manual Page 5 8) The removal of the trees and loss of green space that has been there since the creation of the neighbourhood is distressing. To go from looking out to trees and green area to an 8-9 story looking structure is upsetting to say the least. And to think that they will not be compiling with the setbacks as per City guidelines is a further upset. 9) The currently proposed building does not integrate harmoniously into the surrounding area. See; City of Kitchener Urban Design Manual Part A Urban 1-97 DSD -20-001 Appendix "E" Structure and Built Form Section 11 Manual Page 000 and Section Page 12 Manual Page 000 and Section Page 14 Manual Page 000 Also see: City of Kitchener Urban Design Manual Part A Urban Structure & Built Form Design for Residential Infill in Central Neighbourhoods. Section 05 Manual Page 049 and Section page 06 Manual Page 050 10) The request not to conform to setbacks as set out by the City guidelines is the MOST upsetting. Setbacks on the property are in place for a reason and they should be respected and new builds should always have to follow those guidelines. Please note in the City's own guidelines the following is stated: "Provide a built -form which respects and complements existing neighbourhood characteristics, including heights, setbacks, orientation, building width and length and architectural rhythms. Even where new infill is proposed which is larger or taller its surroundings provide built form massing and architectural elements which respect the established neighbourhood identity." We also have the following questions: A) Where will the garbage receptacles be placed? No one wants that smell, flies and rats abutting their back yard. With the proposed 171 units that is a lot of garbage, recyclables and compost. B) What about snow storage? Have they allowed enough room for snow storage? With the request for less parking, this will be exasperated in the winter with snow accumulation and storage. C) What about the management of storm water? We sit lower and do not want the runoff from their property on to ours. How will they manage their storm water? D) Has a shadowing study been done and the residents effected been consulted? Kind Regards, f T z� DSD -20-001 Appendix "E" Jut j+ P, ?gyp 19 G'.]fCtt u���"1t*�SUtt PI -annul. City o1 Kitclwanor ZONING. CHANGE HEGGUESTS 155 a 169 t3ORDEN AVE., N, 711p y°[pr lot Aho opportunity s� rt s sart,J to ear ru th.7ru o r ue3t; !�; � : , pro xt I '�rqLc 51 tha-a r omo of tto mg4L Isis tot zone change � flt}[7 i�y1,.�`Ar u��?trl�tun ;1y Tr:.; prbrxarty ." o dv1rinmrr1M rind prutuYr WAy dtsttttOrCrt; to this (u'.ur t 5. nt-., tt� y ctJ fisi tl�Yr,�ar �u�; tjw ` bo'p(etiSnimry± pt ns aryl f►xonVWn3 Wr4 r'auU5t4d rsn , to POI It tawt"iy, OnlY tit tlto Int4rtl:." ±C�.lit! avolppors. �Cramm�o re-9idunt: im.o a Kiril ttr Ac. d Aran %-61h tn�.,t�itlr,;0A'- patA ,-nO '049 Witte fCKtamdli aoce,ss. exits, perking, errrrd�+t�-y acct 4,, etc., cor.j `mzrj k3f�Cr��� ltil* ryiodS 01DIOn ms Ther tipplivilion U1100; Jt}orU Mall 1114T J�Ljy.�JJM tYD',.{9ity rin Bo3rdm Avec. -Mv "'Utr"Ov pWotty is peal 91 trier t'wdaotium plamrt.ng aroa thatV40hfC1W;C 5y'ror�1 ti rxtur . o -v v! thO) 6661 c04rn. KWr eeoc,6 PiA (no PWKiN), $Ivplwd Sthod, {t'at'kr:y c0e4rlr1;t. and til Am1 isr . {i lith y�7r1+ 1. how wo ahe'Ohhv churches it"d mo V°hxkr titi,lttl rtl !hG ,dL�cl r.rr�rty i rnu:; ViroW out IbO }"rill m 10f Vvcf'!!, di4vr tt ^Jy:t Jsts o! p• 140 rs d thu=r vc l trtrs to !hb l4tlt!_ T � ¢y t~w r `d Art ltti�srry i ta7'.'ittr��C� Vlily'w ltt�t 1ha prcit' rri la 1t:tl lr1 tirmt's °ct i�vt±rtii� . Tho.�rt,�► 0h.01 J1,011td 10VOYO Ert,tnrN rt v6 nts n #: r� 1a tt�e ruar�'r tu+t 011 b t, ttr�gWO PIZIMN Art) 0 hprtrfty tas�d �g Pertrtas.kru i:ttjri4xS (. the mmt Prt)1s�; pub: ua{), v,t*.i� tit p f g;1r,�11icr�afrttat, l6re�, rt,=!.o.rta and rrw6PW.1 r410n:v. 'qtK tr Corttroi Ore Ofocx x� c,.•rflt ►r c,t.irEr7si�,nt :, if. tt Wt6' y r',04,0 gid, it would bu jxuor►t. to inipo'sf; tt G�i,:�t+0i1:4 i tyrt��:� nir�� 01 (� � r, ark SSfur t t +kr1 spp� rIV zibouJ d Pfit;tl'ide rco 131go r•'.7hj'; iv, Vfay capz 01 e{^��r111"b _'a;!': first+ tl rt-��'llil Ochi # ►s p flrCut4 T � PkS J:�:+LE4bTlal hdl'01 alid}`di•�41rrCir'�p fir{ r14L4.� tom• 1-99 Garett Stevenson From: Sent: To: Cc: Subject: Attachments: Importance: From: Sent: Friday, July 5, 2019 5:42 AM To: garret.stevensoriftitchener.ca Cc: Subject: Comment Shett DSD -20-001 Appendix "E" Friday, July 05, 2019 5:47 AM Garett Stevenson Fw: Comment Shett Comment Sheet pagel 001 jpg; Comment Sheet page2 001 jpg High Good morning Garret, Please find attached my comments from the June 11 meeting on the proposal for developing 155 & 169 Borden Avenue. Please ensure that I am notified of any forthcoming meetings or changes to the proposal. How do I find out information on studies or the developers plans on: Garbage management Sewer upgrading Traffic Snow management Strom waters Kind regards, 19 McKenzie Ave e 1-100 DSD -20-001 Appendix "E" UP19/00'1/BIGS & ZBA19/001/B/GS 155 & 169 Borden Avenue North -Neighbourhood Information Meeting Comment Form Thank you for attending the Neighbourhood Information Meeting. Please provide your feedback using this comment sheet. Please return (by mail, email or fax) to the address listed on the back of this form by July 5, 2019. 1. Thinking about the proposed development concept presented at the meeting, are there aspects which you like? Vt LD t -N G- 0 10 3-•b10 , k Iy\P.ft C�Ty tJ 5e� L� si t`YY1 2. Thinking about the proposed development concept presented at the meeting, what comments or concerns do you have? 1\•i 0 � �T1`�Y\��C � T-0 ,ice 3. What additional changes do you suggest for the proposed development concept? U L C ' 1 Q 01 1 r i i�)-J' i s 4. What do you think it is the single most important issue for Planning staff and Council to consider for these applications? .�L� l .'> i'� 1�'��i� C�L�tL— C �z�'Zy'�r✓1'� 1�L16t-� �Uk--1�lJ J Your Addres Zl) OP19/001/B/GS & ZBA19/001/B/GS Page 1/2 1-101 DSD -20-001 Appendix "E" Garett Stevenson From: Sent: Friday, July 05, 2019 2:26 PM To: Garett Stevenson Subject: Re -Zoning - 155 BordenAve. N. And 169 Borden Ave. N. Dear Garett Stevenson; We axe ind livat �G I��IcKenzie Ay Kitchener, ON. We would like to voice our concerns regarding the proposed re -zoning h 4 perties on Borden Ave. N. For ease of tracking, I will list our concerns in point form: 1. Our section of McKenzie Ave. is located between the Auditorium and Ottawa Street. Traf`,lic coming from Barden to Ottawa is not ablc to aeeess Ottawa Strut from East Ave. due to the configumtioil of traffic pattern at East and Ottawa. That necessitates traffic to come dmvn Eugene George. 'Jay, turn onto McKenzie and Hien proceed, often at Ngh rates of speed to the stop sign at Ottawa. This is aLn ady an issue both clue to the high speed cars try to attain in our short 10 house block, and complicated by volume. Our street has become uusafe! 1 To give pmpective, one of our vehicles (a Ford Escape) which was parked on the road for thirty tni_nutes one morning €rt 6 am. vas actually totalled by a car doing just that, speeding flown our road in a hurry to get to work. The car that hit ours was also totalled. Had eve been in the car, or crossing the street v4th a grandchild at that time, I ani greatly troubled with the possible outcome. 2. Volume - as indicated above, the umgafe road condition is increased with any event occur-ing at the Auditorium. Our street (which only has l hour parking) is af3en fioll with Aud Patrons willing to receive a ticket pause there is no other parking anywhere in the neighbourhood. Th+err, when the event is over, as residenU we aren't even able to consider getting out of our drive,,vays for about 30 minutes as ears are backed up waiting for the impossible trim at Ottawa. So add in anothcr high density housing niplex with all the additional ears and this problem will become a daily increase. 3. Although we personally would not be impacted by the height extremes, shadowing and set backs, it will negatively impact the residential component of the neighbourhood. With the unknown number of potential residents it raises questions about affect on the suirounding community - useable green space ,tree and canopy covers, and parking requirements. As well, are local schools able to absorb a dramatic increase in number of students? The traffic on Borden itself on any school day is huge, and parking during these peek times is nothing short of chaos. 4. Ah yes, parking .... I would invite you to drive down Borden or any of the surrounding streets any day and you will see the street is full with parked vehicles. Add in an event at the Aud and it is bedlam. 'Now I know the desire is that with the ION running more people will use public transit. This hopefully is the case, however, the likelihood is that the public transit will be used to go to and from work which means the cars people own will need to be parked somewhere all day. It seems short sighted -at best and irresponsible to knowingly ignore an already existing problem and simply add to the problem with more volume. I trust your will seriously ponder these concerns, along with the concerns of our neighbours. I appreciate that housing is needed and believe that a full city plan needs to be considered to ensure that the city remains focused on all the people, needs and community nature that makes Kitchener such a wonderful place to live. To that 1-102 DSD -20-001 Appendix "E" end, I believe this proposal does not enhance the city but rather detracts from the landscape and culture of the East ward. If you would like to discuss any of these items, or other ideas with either of us, we invite you to contact us at Thank you for your time .... Respectfully Sent from my Wad 1-103 DSD -20-001 Appendix "E" To Garett Stevenson Planner City of Kitchener We wound like to submit our objections to the proposed charges to the wing of 155 Borden and 16 Bcarcien Ave N. We #.]uakinthe best interests of the neighbourhood the zoning for 155 Borden Ave N should remain the same. The zoning for 169 Borden Ave N should remain the same or only be changed to the same as 155 Borden Ave N. The current neighbourhood does not have anything taller than 4 stories. This should remain the status quo. The current proposal to build a large multi unit complex would be a determent to the current citizens that make this area their home for the following reason: l) Shadowing: 181 Borden, 187 Borden, 435 East Ave, 441 East Ave, 449 East Ave, 455 East Ave, 459 East Ave. would all be cast into shadow. 2) Parking would become even more of a problem in the area. 3 } Tho traffiie ancrease tO the area would be traumatt,: to all the resideuces, causing ftu-ther congestion and stress. 4) Due to tlae ine f'eme in elcva"an when gcri ag lioln Weber to East AV'C the proposed bu"cL'ng will d"vaEfand impinge ea the Domes currently ora WOber. neprogosed 7 stories will appe r to be 8 —10 stories, 5) Theme is not enough mon space or area in the proposal for the volume ofpecaple hvkg in the anits, 6) It is concerning that the approval for multi dwelling to be built with no defined amount of bedrooms/people that will be living within the space. 7) The entraPfflent of residents in the proposed plain only oac way in and out of area behind stnichaus currently Propusc€l. ,See: City Of KilrhU"i Design Manual Part A Urban Structure &. Built Form "City --Wide Design' Section. Page 5 ManuaI Page 5 8) The removal of the trees and loss of green space that has been there since the creation of the neighbourhood is distressing. To go from looking out to trees and green area to an 8-9 story looking structure is upsetting to say the least. And to thinly that they will not be compiling with the setbacks as per City giddelines is a further upset. 9) The currently proposed building does not integrate harmoniously into the surrounding area. See; City of Kitchener Urban Design Manual Part A Urban 1-104 DSD -20-001 Appendix "E" Structure and :13uilt For,n Section 11 Manual Page 000 and Section Page 12 Manual. Page 000 and Section Parc 14 Manual Page 000 Also see: City ofKitcheuer Urban & Design Manual Part A Urban. ru'trttcturer Built Toru Desi far Residential Infill in Central Neighbourhoods, Sec.lio„ 05 lw a nidal Page 049 and Suction page 06 Manual Page 050 10) The req l not tlo catrl`IRT1 to setbacks as set opal by the City gufdelines is the A'OS'r Upsetting. Setbacks on the prV'er(Y a in place for a .reason tey should be respected arld .new builds should always have to foilo�v those and h guidelines. Please note in the City's own guidelines the following is stated: "Provide a built forul which resjpcL;t5 a„d thcon1pleruents ch,exist ag neighbourhood aracteristics, i.[yd rxg bel ts, setlsacl;s, orientatiuA, building t�idtl, and. length; and arcl7itcctt�1 xlrh7y. 1Cven where rlcw said l is proposed whiel, is larger or taller its surroundings provide built form massing and architectural elements which respect the established neighbourhood identity." We also have the following questions: A) Where will the garbage receptacles be placed? No one wants that smell, flies and rats abutting their back yard. With the Proposed 171 units that is a lot of garbage, recyclables and compost. 13) W J1.9i aL�OLtt snow storagc7l aac t1my ulloued e,.iough roam for snow storage? With the request far less pa&Lug, this WEI be exasperated ire the winter with snow accurrrrulatiou and s rage. t j lVhat abont tht a€nauage-mcnt of st°rm water? We sit lower and do not want the runoff from their property on to ours. How will they manage Their storm water? D) i -as a shadowirug study been (10ne and the residents c f1''ect i been consulted? Kind Regards, 1-105 Jul 04 2019 11:34AM page 1 DSD -20-001 Appendix "E" OP19/001/B/GS & 2BA19/001/B/GS '155 & 169 Borden A enue North Neighbourhood In mation Meeting Comment Form Thank you for attending t e Neighbourhood Information Meeting. Please provide your feedback using this comment sheet. Please return (by mail, email or fax) to the address listed on the back of this form by July 5, 2019. 1. Thinking about the proposed development concept presented at the meeting, are there aspects which you like? 5 2. Thinking about the ptoposed development concept presented at the meeting, what comments or concerns do you h ve? . �+1 Y' �� -� �-; ` L ��., o � Cti c, r, �'� y; t . �+s�-�- w t t ►-1 �,,J .� � +�� . � r� 01 r s �3 � �c o I �• 1 � r ti n �`.i- 5 I.� » �. ,� cI. )y C. � O G , 3. What additional char ! �s 0 do you suggest for the proposed development concept? rrnd S' *%- a r% '4w- "NeLC) "s. C1 to c4,- 4. What do you think t is the single most important issue for Planning staff and Council to consider for these ar plications? Your AddrO -7y OP19/001/B/GS & nkIW4 Page 1/2 1-10 Jul 04 2019 11:34AM To Garett Stevenson. page 3 DSD -20-001 Appendix "E" I am submitting objections to the proposed changes to Zoning of 155 — Borden Ave. North For interests of neighbourf ood zoning for 155 Borden Ave. [North — as it should remain the same as it is for now. The current neighbourhoo has nothing taller than 4 stories. This should remain the Staus Quo Intact. Current proposal to build a large multi- unit complex would be a detriment to the current Citizens making this area their home for the following reasons. 1— Shadowing -181— Borden Ave., 187 — Borden Ave., 435 — East Ave., 441, 449— East Ave., 459 — East Ave, as these horses would be cast into the shadow. 2 — Problem for Parking —ould congest Borden Ave, by Sheppard Public School which already Is congested during the sc ool yr. by parents dropping off & picking up their children from schools Also Parking there for Ran er Hockey Games as there would be no room for emergency vehicles to pass through pending an emerg ncy. 3 —Traffic Increase —a seri us safety concern for pedestrians & drivers travelling in the Auditorium area. This will cause additional s ress. 4 — Increased Height from eber St. to East Ave. This large structure would be overwhelming to The home owners on thosd streets. The proposed Stories would look more like 10 stories when it was completed. 5 —There would be limited space for the people living In these units -- Re: not enough green spat . 6—There is no count forth # of bedrooms & people that will live in that possible Go ahead proposal of this multi- dwelling building — a very strong cause for concern. 7 — Very limited — one wa+ & out of the property for vehicles to pass through behind the structure Proposed — Re: City Of Kitc iener Urban Design Manual part A Urban Structure & build form City wide Design Section Page 5 Manual Page S. 8 — Loss of Green Space — free removal that has been on the property — since the neighbourhood Creation. This would give way to thaf with this 8 — to — 9 story project — which would be a very serious 1-107 Jul 04 2019 11:34AM page 4 DSD -20-001 Appendix "E" i & unpleasant concern. 9 — The propose3d concepti would not fit in with the area that would encompass it. City Of Kitchener City Of Kitchener property guidelines — Current Property Regulations 10 — The current property regulations should be respected. Again they have to follow e City Of Kitchener Property Guidelines now in place. 11— The Placement of Gar age & Receptacles — definitely a huge problem in a limited Size Property as this one, Contending with the bad smell, flies, & Rats contaminating the adjoining Properties, Residents. 12— Limited Room for Sno Storage —a big problem, as there would be nowhere to Put it. i 13 —Storm Water— Presen Residents —Sit Lower than the proposed structure —There Would be Water Runoff to he Current Residence's Property. It would be Near Impossibl to Prevent this from Happening. 14 —There Hasn't Been a Hight example Shadowing Done Yet which would Definitely be Detrimental to the ExistingiNeighbourhood. I know that a Much Smalle Building Proposal would be a better answer to this problem as the Current Building Proposal is Just Too Overwhelming for this Small Property, Yours Truly, 38 McKenzie Ave. c ner, Qnt. 1-108 DSD -20-001 Appendix "E" Garett Stevenson From: Sent: Thursday, June 13, 2019 12:51 PM To: Garett Stevenson Subject: 155 / 169 Borden Good afternoon Garett, Thanks for hosting the meeting on Tuesday night. I signed into the log at the meeting but have not received the presentation yet. Has it gone out already? If I could be added to the communication list that would be great. I would also like to know what the process is for the aesthetic approval or need for approval related to this project. I prestun,e that this is not part of the zone change application. Your clarification is much appreciated. If there are many public concerns related to traffic and parking, does the city take that into consideration and request that the developer provide a study? I fully understand that the city has guidelines but that guidelines do not always fit every situation and scenario. Many thanks for your help during this process. (::E227Pandora j 1-109 DSD -20-001 Appendix "E" 'I'C:i 1r�rR OP19/001/B/GS & ZBA191001/B/GS 155 & 169 Borden Avenue North Neighbourhood Information Meeting Comment Form Thank you for attending the Neighbourhood Information Meeting. Please provide your feedback using this comment sheA. Please return (by mail, email or fax) to the address listed on the back of this form by July 5, 2019. j 1. Thinking about the proposed development concept presented at the meeting, are there aspects which you like? 2. v Thinking about the proposed development concept presented at the meeting, what comments or concerns da you have? err' io ifJ Crd71f,i+�_ f` !li '1r"34r �rraP �� 15 Com / rn i, -,s, s, , �' �✓ c ��c1`��" P, C I7Lr�S�tll�� U 3, Oat additional changes do you suggest for the proposed development concept? 1, a7L /E430 4. What do you think it is the ngfe mosW an issue for Planning staff and Council to consider for these applications? tarn � 2 i l t d. ' � [ Alf-UYour ddr s ,+._ willt lei! plq/ool/e/Gs & ZBA19/001/6/Gs Page 1,r'' M 1-110 DSD -20-001 Appendix "E" Garett Stevenson From: P Sent: Tuesday, July 02, 2019 7:32 PM To: Garett Stevenson Subject: New Building at 155 and 169 Borden Ave N To: Garett Stevenson, Planner City of Kitchener My husband and I would like to submit our objections to the proposed changes to the zoning of 155 Borden and 169 Borden Ave. North. We think in the best interests of the neighborhood the zoning for 155 Borden Ave N should remain the same. We would never have bought our house if there had been 7 stories on our street. A construction of a 7 stories will decrease the value of our property. Itiglrt slow, We call go Out ofour driveway with a bit ofdiCficult . if they construct this building, it will create lots oftraffc on Border' which we don't need when you are so close. of main street like Weber. Weber is already a super husy street, tlzis will become a junglel! As we live on the ccrnor of Weber and Borden, it will take us 10 DIinLltes nunimum to get out of our dri reway, That %vill create lots of stress 1()1. all [)Ill. fal�il}t. Borden is a peaaef�rl street right now and we disagree completely with this project. It is a very small street section and we cannot imagine all those new people rushing to get on Weber. The currently }proposed building sloes not integrate han-noniously in the surrounding area. We hope that You will make the right decision for the well-being of our neighborhood. Kind regards, ry -96 Weber Street East, Kitcheue 9 ITY,1,TF:NTR OP19/001/B/GS & ZBA19/001/B/GS 1 155 & 169 Borden Avenue North Neighbourhood Information Meetin- Comment Form Thank you for attending the Neighbourhood Information Meeting. Please provide your feedback using this comment sheet. Please return (by mail, email or fax) to the address listed on the back of this form by July 5, 2019. I. Thinking about the proposed development concept presented at the meeting, are there aspepts which you like? _ �ZWW—F—' le, //1' 1 in, r 4 2. Thinking about the proposed development concept presented at the meeting, what comments or concerns do you have? n > lei °7r�.�ti r. Y � 7 ��✓ _'�., � . s�r . � f" l�;i'`'� d .cam^,C,r. �;.3 % -�n :..r 3. What additional changes do you suggest for the proposed development concept? What do you think it is the single most important issue for Planning staff and Council to consider for these applications? Or Your Address: OP19/001/B/GS & ZBA19/001/B/GS Page 1/2 1-112 —_� --�- -- sr -1-20-001 Append►" - - KIR-i r T Z OP19/001/B/GS & ZBA19/001/B/GS _ 1 155 & 169 Borden Avenue North Neighbourhood Information Meeting Comment Form Thank you for attending the Neighbourhood Information Meeting. Please provide your feedback using this comment sheet. Please return (by mail, email or fax) to the address listed on the back of this form byJuly 5, 2019. 1. Thinking about the proposed development concept presented at the meeting, are there aspects which you like? ,, J w; +rf I J, 2. Thinking about the proposed development concept presented at the meeting, what comments or concerns do you have? Pr, Vae-q (eSS _ C n"'% 54t,C:'� 10--1, 3. What additional changes do you suggest for the proposed development concept? r - S c � _ - ���r� f I•'4 Ca � i�_ 4. What do you think it is the single most important issue for Planning staff and Council to consider for these applications? Your Addres OP19/001/B/GS & ZBA19/001/B/GS Page 1/2 Garett Stevenson From: Sent: To: Cc: Subject: To Garett Stevenson Planner City of Kitchener Tuesday, July 02, 2019 3:04 PM Garett Stevenson 155 & 169 Borden Ave N DSD -20-001 Appendix "E" We would like to submit our objections to the proposed changes to the zoning of 155 Borden and 169 Borden Ave N. We think in the best interests of the neighbourhood the zoning for 155 Borden Ave N should remain the same. The zoning for 169 Borden Ave N should remain the same or only be changed to the same as 155 Borden Ave N. The current neighbourhood does not have anything taller than 4 stories. This should remain the status quo. The current proposal to build a large multi unit complex would be a determent to the current citizens that make this area their home for the following reason: 1) Shadowing: 181 Borden, 187 Borden, 435 East Ave, 441 East Ave, 449 East Ave, 455 East Ave, 459 East Ave. would all be cast into shadow. 2) Parking would become even more of a problem in the area. 3) The traffic increase to the area would be traumatic to all the residences, causing fiirther congestion and stress. 4) Due to the increase in elevation when going from Weber to East Ave the proposed building will dwarf and impinge on the homes currently on Weber. The proposed 7 stories will appear to be 8 —10 stories. 5) There is not enough green space or area in the proposal for the volume of people living in the units. 6) It is concerning that the approval for multi dwelling to be built with no defined amount of bedrooms/people that will be living within the space. 7) The entrapment of residents in the proposed plan. Only one way in and out of area behind structures currently proposed. See: City of Kitchener Urban Design Manual Part A Urban Structure & Built Form `City — Wide Design' Section Page 5 Manual Page 5 8) The removal of the trees and loss of green space that has been there since the creation of the neighbourhood is distressing. To go from looking out to trees and green area to an 8-9 story looking structure is upsetting to say the least. And to think that they will not be compiling with the setbacks as per City guidelines is a further upset. 1-114 DSD -20-001 Appendix "E" 9) The currently proposed budding dots not integrate haatinoajously into tare surrowiding mrea. See; City of Kitchener Urban Design Manual.P A tlrba n Structure =1 Built r-orlu Section l I Manual Page 000 and Section Page 12 Manual Page 000 and &ctiotl page 14 Manual Page 000 Also sec: City OrKitchener Urban I)esign Manual fart A Urban Struct= & Built 1'on u Design for ROit ntial lnri11 in Central Nei ghLourll Dd'. Scction 05 Man tial Page D49 and ;Sections page 06 Manual Mage 050 10) The request not to conform to setbacks as set out by the City guidelines is the MOST upsetting. Setbacks on the property are in place for a reason and they should be respected and new builds should always have to follow those guidelines. Please note in the City's own guidelines the following is stated: "Provide a built -form which respects and complements existing neighbourhood characteristics, including heights, setbacks, orientation, building width and length and architectural rhythms. Even where new infill is proposed which is larger or taller its surroundings provide built form massing and architectural elements Which respect the established neighbourhood identity." We also have the following questions: A) Where will the garbage receptacles be placed? No one wants that smell, flies and rats abutting their back yard. With the proposed 171 units that is a lot of garbage, recyclables and compost. B) What about snow storage? Have they allowed enough room for snow storage? With the request for less parking, this will be exasperated in the winter with snow accumulation and storage. C) What about the management of storm water? We sit lower and do not want the runoff from their property on to ours. How will they manage their storm water? D) Has a shadowing study been done and the residents effected been consulted? Kind Regards, 718752 Oi c. 43 4{l Weber Street Bast 1-115 E" UV1U1UU i1UAj5 & ZBA19/001/8/GS 'q 165 169 Borden Avenue North Neighbourhood .Information Meeting Comment Form Thank you for attending the Neighbourhood Information Meeting. Please provide your fee ck using this comment sheet. Please return (by mail, email or fax) to the address listed on the back of this form by July 5, 2019. 1. Thinking about the proposed development concept presented at the meeting, are there aspects which you like? f LR CL 2. Thinking about the proposed development concept presented at the meeting, what comments or concerns do you have? Kil 3. What additional changes do you suggest for the proposed development concept? �rM1'.ht T '-- o e., _[ _c n--1 I _.,�P?' .-4. - -4. k - . d., .. _ I mm r— � 4. What do you think it is the single most important issue for Planning staff and Council to g consider for these applications? Your Add reds: --r� QP19/001/g,%3 Psi M Page 1/2 1-116 To Garett Stevenson Planner City of Kitchener DSD -20-001 Appendix "E" " yGO 1 0. JUL o,, 2019 We would like to submit our objections to the proposed changes to the zoning of155 ��IVI����y Borden and 169 Borden Ave N. We think in the best interests of the neighbourhood the zoning for 155 Borden Ave N should remain the same. The zoning for 169 Borden Ave N should remain the same or only be changed to the same as 155 Borden Ave N. The current neighbourhood does not have anything taller than 4 stories. This should remain the status quo. The current proposal to build a large multi unit complex would be a determent to the current citizens that make this area their home for the following reason: 1) _ Shadowing: 181 Borden, 187 Borden, 435 East Ave, 441 East Ave, 449 East Ave, 455 East Ave, 459 East Ave. would all be cast into shadow. 2) Parking would become even more of a problem in the area. 3) The traffic increase to the area would be traumatic to all the residences, causing further congestion and stress. 4) Due to the increase in elevation when going from Weber to East Ave the proposed building will dwarf and impinge on the homes currently on Weber. The proposed 7 stories will appear to be 8 —10 stories. 5) There is not enough green space or area in the proposal for the volume of people living in the units. 6) It is concerning that the approval for multi dwelling to be built with no defined amount of bedrooms/people that will be living within the space. 7) The entrapment of residents in the proposed plan. Only one way in and out of area behind structures currently proposed. See: City of Kitchener Urban Design Manual Part A Urban Structure & Built Form `City — Wide Design' Section Page 5 Manual Page 5 8) The removal of the trees and loss of green space that has been there since the creation of the neighbourhood is distressing. To go from looking out to trees and green area to an 8-9 story looking structure is upsetting to say the least. And to think that they will not be compiling with the setbacks as per City guidelines is a further upset. 9) The currently proposed building does not integrate harmoniously into the surrounding area. See; City of Kitchener Urban Design Manual Part A Urban 1-117 DSD -20-001 Appendix "E" Structure and Built Form Section 11 Manual Page 000 and Section Page 12 Manual Page 000 and Section Page 14 Manual Page 000 Also see: City of Kitchener Urban Design Manual Part A Urban Structure & Built Form Design for Residential .Infill in Central Neighbourhoods. Section 05 Manual Page 049 and Section page 06 Manual Page 050 10) The request not to conform to setbacks as set out by the City guidelines is the MOST upsetting. Setbacks on the property are in place for a reason and they should be respected and new builds should always have to follow those guidelines. Please note in the City's own guidelines the following is stated: "Provide a built -form which respects and complements existing neighbourhood characteristics, including heights, setbacks, orientation, building width and length and architectural rhythms. Even where new infill is proposed which is larger or taller its surroundings provide built form massing and architectural elements which respect the established neighbourhood identity." We also have the following questions: A) Where will the garbage receptacles be placed? No one wants that smell, flies and rats abutting their back yard. With the proposed 171 units that is a lot of garbage, recyclables and compost. B) What about snow storage? Have they allowed enough room for snow storage? With the request for less parking, this will be exasperated in the winter with snow accumulation and storage. C) What about the management of storm water? We sit lower and do not want the runoff from their property on to ours. How will they manage their storm water? D) Has a shadowing study been done and the residents effected been consulted? Kind Regards, r:,336& 340 Weber Street East52 Ontario Inc. ! .lufyL 2019 _ ". 1-118 Garett Stevenson From: Sent: Monday, July 01, 2019 9:40 AM To: Garett Stevenson Subject: 155 and 169 Borden Ave North, Kitchener Hi Garett We recently met at The Aud during the meeting a- osteal there, I am the owner of the single detached house, a dress 346 Weber S�t, East. � I am not opposed to the development of the su ' ct property but I' do have one major objection. The present plan propDs as a f-7 storey wall just 12 feet from my property line. This is obviously very extreme for a low density neighbourhood. Could you please advise me if the city of Kitchener allows for such a situation to occur? Yours Truly DSD -20-001 Appendix "E" 1-119 l i '!, [OP—I9jOOVBIGS & ZBA19/001/B/GS 155 & 169 Borden Avenue North Neighbourhood Information. Meetin�Comment Form Thank you for attending the Neighbourhood Information Meeting. Please provide your feedback using this comment sheet. Please return (by mail, email or fax) to the address listed on the back of this form by July 5, 2019. 1. Thinking about the proposed development concept presented at the meeting, are there aspects which you like? %-u 2 vJ (nom fZ o ( !l - S�/� E ..i : ,, •; , .r ; // hf Ta 4 ✓A A[ L L!S'CFZ1C_ �� �� �/i G /'P:1<I )'� c ! a 2 b C 2, Thinking about the proposed development concept presented at the meeting, what comments or concerns do you have? oo fid,/ .. F y_ S 1 cS p G1� o S Tv 1 �jE�� c '. �. J c,-��� uJ 1 L L rt -16--A �, (: /�l C" L T S'/ 76" ter,• 3. What additional changes do you suggest for the proposed development concept? What do you think it is the single most important issue for Planning staff and Council to consider for these applications? I �/ vy� c J %S��C,' wt LL_- .� FIT, / IU1 0 OP19/001/B/GS & ZBA19/001/B/GS Page 1/2 1-120 OP` What do you think it is the single most important issue for Planning staff and Council to consider for these applications? I �/ vy� c J %S��C,' wt LL_- .� FIT, / IU1 0 OP19/001/B/GS & ZBA19/001/B/GS Page 1/2 1-120 DSD -20-001 Appendix "E" Garett Stevenson From: Sent: Monday, July 01, 2019 4:26 PM To: Garett Stevenson Subject: Proposed New Building at 155 & 168 Borden Ave. N - concersn Hi Garett, I am the owne of 362 Weber StreDEa. \I received your letter advising to submit my comments and concerns by July 5th. The hed sam leerns are all the same concerns I have. Although my backyard is at the very end of the proposed new building and property, my main concerns are as follows: - loss of green space and removal of beautiful large trees that provide privacy and shade to all homeowners in the area - storm water run off Thanks for your consideration. Regards, 1-121 DSD -20-001 Appendix "E" Garett Stevenson From: Sent: Friday, July 05, 2019 11:00 PM To: Garett Stevenson Subject: Regarding, 169 Borden Ave N To Garett Stevenson, Planner, City of Kitchener My name is . I moved to 368 Weber St East last year with my wife and our young son. We love this area and hoped to live here for a long time and raise our family. These developments on Borden Ave leave us with many concerns and we would not like to see it go forward as proposed. There are several problems that are of particular concern to us: 1) Pesticide and herbicide use on the property. We live downhill from the property and its chemical runoff would enter our yard, where our young child plays and where we grow vegetables. 2) sound barriers. If and hundred people or more are going to live in that lot and have a recreational area behind it then they will easily see into our yard, as that lot is at a much higher grade than our fence. We would suffer from, noise pollution and from the invasion of privacy. The seclusion of our backyard is one of its key features and this would certainly drive down our property value if we would be to sell. 3) The amount of construction dust that. will be created and accumulated in our yard and home. My wife and son are asthmatic and cannot tolerate the debris from a large construction project so close to home. We are also presenting issues that concern the neighbourhood as a whole. We would like to submit our objections to the proposed changes to the zoning of 155 Borden and 169 Borden Ave N. We think in the best interests of the neighbourhood the zoning for 155 Borden Ave N should remain the same. The zoning for 169 Borden Ave N should remain the same or only be changed to the same as 155 Borden Ave N. The current neighbourhood does not have anything taller than 4 storeys. This should remain the status quo. The current proposal to build a large multi -unit complex would be a detriment to the current citizens that make this area their home for the following reasons: 1) Shadowing: 181 Borden, 187 Borden, 435 East Ave., 441 East Ave., 455 East Ave., 159 East Ave. would all be cast into shadow. 2) Parking would become even more of a problem in the area. 3) The tta£fic increase to the area would be traumatic to all the residenees, causing further congestion and stress 4) Due to the increase in elevation when going from Weber to East Ave thr proposed building will dv4wf and impinge on the liomes currently on Weber. The proposed 7 storeys will appear to be 8-1 0 ,0areys. 5) There is not enough green space or area in the proposal for the volume of people living in the Lalits. 6) It is eoacemirrg that the approval for multi -unit dwellings does not define how marry bed roarns or people ►,►rill be living in that space. 7) The entrapment of residents in the proposed plan: there is only one way in and out of the area behind the structures currently proposed. See: City of Kitchener Urban Design Manual Part A: Urban Structure and Built Form, 'City -Wide Design' Section, Page 5, Manual Page 5. 1-122 DSD -20-001 Appendix "E" 8) The removal of the trees and the loss of green space that has been there since the creation of the neighbourhood is distressing. To go from looking out on trees and green area to a structure that looks 8-9 storeys tall is upsetting, to say the least. And to think that they will not be complying with the setbacks as per City guidelines is even more upsetting. 9) The currently proposed building does Piot integrate ham-toniouslyinto the surrounding area. See: City of Kitchener Urban Design Manual Part A: Urban structure and built form Section 1 l Manual .Page, 000 and Section Page 12 Manual Page 000 and Section Page 14 and Mwival Page 000, Also seep City of Kitchener Urban Design Manual Part A: Urban Structure and Bunt Form Design for Residential Infill in Central Neighbourhoods. Section 05 Manual Page 49 and Section 06 Manual page 050. 10) The request not to conform to setbacks as set out by the City guidelines is the MOST upsetting. Setbacks on the property. are in place for a reason and they should be respected, and new builds should always have to follow those guidelines. Please note in the city's own guidelines it is stated: "Provide a built -form which respects and complements existing neighbourhood characteristics, including heights, setbacks, orientation, building width and length and architectural rhythms. Even where new infill is proposed which is larger or taller than its surroundings provide built form massing and architectural elements which respect the established neighbourhood identity." We also have the following questions: A) Where will the garbage. receptacles be placed? Nobody wants that smell, flies, and rate abutting their backyard. With the proposed 171 units that is a lot of garbage, recyclables, and compost. B) What about snow storage? Have they allowed enough room for snow storage? With the request for less parking, this will be exacerbated in the winter with snow accumulation and storage. C) What about the management of sewage and stormwater? We sit lower and do not want the runoff from their property onto ours. How will they manage their stormwater? D) Has a shadowing study been done and the residents affected been consulted? Kind regards, (]368 Veber st ) 1-123 DSD -20-001 Appendix "E" Garett Stevenson From: Sent: Friday, July 05, 2019 11:06 PM To: Garett Stevenson Subject: Borden Avenue development To Garett Stevenson, Planner, City of Kitchener My name is moved to 368 Weber St East last year with my husband and our young son. We love this area and hoped to live here for a long time and raise our family. These developments on Borden Ave leave us with many concerns and we would not like to see it go forward as proposed. There are several problems that are of particular concern to us: 1) Pesticide and herbicide use on the property. We live downhill from the property and its chemical runoff would enter our yard, where our young child plays and where we grow vegetables. 2) sound barriers. If and hundred people or more are going to live in that lot and have a recreational area behind it then they will easily see into our yard, as that lot is at a much higher grade than our fence. We would suffer from noise pollution and from the invasion of privacy. The seclusion of our backyard is one of its key features and this would certainly drive down our property value if we would be to sell. 3) The amount of construction dust that will be created and accumulated in our yard and home. My wife and son are asthmatic and cannot tolerate the debris from a large construction project so close to home. We are also presenting issues that concern the neighbourhood as a whole. We would like to submit our objections to the proposed changes to the zoning of 155 Borden and 169 Borden Ave N. We think in the best interests of the neighbourhood the zoning for 155 Borden Ave N should remain the same. The zoning for 169 Borden Ave N should remain the same or only be changed to the same as 155 Borden Ave N. The current neighbourhood does not have anything taller than 4 storeys. This should remain the status quo. The current proposal to build a large multi -unit complex would be a detriment to the current citizens that make this area their home for the following reasons: 1) Shadowing: 181 Borden, 187 Borden, 435 East Ave., 441 East Ave., 455 East Ave., 159 East Ave. would all be cast into shadow. 2) Parking would become even more of a problem in the area. 3) The traffic increase to the area would be traumatic to all the residences, causing further congestion and stress 4) Due to the increase in elevation when going from Weber to East Ave the proposed building will dwarf and impinge on the homes currently on Weber. The proposed 7 storeys will appear to be 8-10 storeys. 5) There is not enough green space or area in the proposal for the volume of people living in the units. 6) It is concerning that the approval for multi -unit dwellings does not define how many bedrooms or people will be living in that space. 7) The entrapment of residents in the proposed plan: there is only one way in and out of the area behind the structures currently proposed. See: City of Kitchener Urban Design Manual Part A: Urban Structure and Built Form, 'City -Wide Design' Section, Page 5, Manual Page 5. 1-124 DSD -20-001 Appendix "E" 8) The removal of the trees and the loss of green space that has been there since the creation of the neighbourhood is distressing. To go from looking out on trees and green area to a structure that looks 8-9 storeys tall is upsetting, to say the least. And to think that they will not be complying with the setbacks as per City guidelines is even more upsetting. 9) Iia+e currently prolapsed builIng dues not integraale hamionlously into Ilse surrounding arta. See; City or KiIcbeuer Urban rksign Mw aI Pal A: Urban slruc#ure and built farm Section 1 1Mnnutrl Page 000 ancl. Section Page 12.14ltuuml Pogo 000 and Sejotion Page 14 ark 11 anuW Page 000. Also soe: City of Kite-bener Urhaay DaE;igp Manual Part A: UrIxin Slnlcture and Built Fonn Desigai t(}r Residcaltial .liaiilI in Central l+ leighbourhoorls. Section 05maanua 1 page 49 and Section 06 Manua[ Page 050. 10) The request not to conform to setbacks as set out by the City guidelines is the MOST upsetting. Setbacks on the property are in place for a reason and they should be respected, and new builds should always have to follow those guidelines. Please note in the city's own guidelines it is stated: "Provide a built -form which respects and complements existing neighbourhood characteristics, including heights, setbacks, orientation, building width and length and architectural rhythms. Even where new infill is proposed which is larger or taller than its surroundings provide built form massing and architectural elements which respect the established neighbourhood identity." We also have the following questions: A) Where will the garbage receptacles be placed? Nobody wants that smell, flies, and rate abutting their backyard. With the proposed 171 units that is a lot of garbage, recyclables, and compost. B) What about snow storage? Have they allowed enough room for snow storage? With the request for less parking, this will be exacerbated in the winter with snow accumulation and storage. C) What about the management of sewage and stormwater? We sit lower and do not want the runoff from their property onto ours. How will they manage their stormwater? D) Has a shadowing study been done and the residents affected been consulted? Kind regards, Et8ci berfit IJler, 1--125 I Firm OP19/001 /B/GS & ZBA19/001 /B/GS 155 & 169 Borden Avenue North Neighbourhood Information Meeting Comment Form Thank you for attending the Neighbourhood Information Meeting. Please provide your feedback using this comment sheet. Please return (by mail, email or fax) to the address listed on the back of this form by July 5, 2019. 1. Thinking about the proposed development concept presented at the meeting, are there aspects which you like? - Increased residential density to the neighbourhood which hopefully drives increased public and active transportation infrastructure in the area as well as commercial, entertainment, and hospitality development in such places as Eastwood Square 2. Thinking about the proposed development concept presented at the meeting, what comments or concerns do you have? - Overall size and height of the development - too big. Would prefer height to 4 stories and increased buffer between neighbouring properties - Uninspired architectural design doesn't "fit" with the neighbourhood - Loss of mature trees/canopy on the property - Impact to older homes during construction 3. What additional changes do you suggest for the proposed development concept? - Limit height to 4 stories 4. What do you think it is the single most important issue for Planning staff and Council to consider for these applications? - Size and height of the development and proximity to neighbouring properties Your Address: 378 Weber Street East OP19/001/B/GS & ZBA19/001/B/GS Page 1/2