HomeMy WebLinkAboutDSD-2022-401 - Official Plan Amendment OPA22/005/O/CD - Zoning By-law Amendment ZBA22/008/O/CD - 368,372,374 and 382 Ottawa St. South, 99,103,107, 111 and 115 Pattandon Ave - St. Mary Coptic Orthodox ChurchStaff Report
Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: September 12, 2022
SUBMITTED BY: Stevenson, Garett - Interim Director of Planning, 519-741-2200 ext.
7070
PREPARED BY: Dumart, Craig — Senior Planner, 519-741-2200 ext. 7073
WARD(S) INVOLVED: Ward 9
DATE OF REPORT: August 4, 2022
REPORT NO.: DSD -2022-401
SUBJECT: Official Plan Amendment OPA22/005/0/CD
Zoning By-law Amendment ZBA22/008/0/CD
368, 372, 374 and 382 Ottawa St. South 99, 103, 107, 111 and 115
Pattandon Avenue
St. Mary Coptic Orthodox Church, Kitchener, Ontario; Coptic
Orthodox Patriarchate Saint Maurice Coptic
RECOMMENDATION:
That Official Plan Amendment Application OPA/22/005/0/CD for The St. Mary Coptic Orthodox
Church, Kitchener, Ontario; Coptic Orthodox Patriarchate Saint Maurice Coptic requesting a
change in land use designation from `Low Rise Residential' to `Medium Rise Residential' with
Site Specific Policy Area No. 54 to permit a multiple residential dwelling development on the
lands specified and illustrated on Schedule `A', be adopted, in the form shown in the Official
Plan Amendment attached to Report DSD -2022-401 as Appendix `A', and accordingly
forwarded to the Region of Waterloo for approval; and
That Zoning By-law Amendment Application ZBA22/008/0/CD for The St. Mary Coptic
Orthodox Church, Kitchener, Ontario; Coptic Orthodox Patriarchate Saint Maurice Coptic be
approved in the form shown in the `Proposed By-law', and `Map No. 1, attached to Report
DSD -2022-401 as Appendix `A'; and further
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
ZBA22/008/0/CD.
REPORT HIGHLIGHTS:
• The purpose of this report is to evaluate and provide a planning recommendation regarding
the Official Plan Amendment and Zoning By-law Amendment applications for the subject lands
located at 368, 372, 374 and 382 Ottawa Street South 99, 103, 10 111 and 115 Pattandon
Avenue. It is planning staffs recommendation that the Official Plan and Zoning By-law
Amendments be approved.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 137 of 350
The proposed Amendments support the development of `missing middle' housing in a Major
Transit Station Area.
Community engagement included:
o circulation of a preliminary notice letter to property owners and residents within 240
metres of the subject site;
o installation two large billboard notice signs on the properties;
o follow up one-on-one correspondence with members of the public;
o Neighbourhood Meeting held on June 16, 2022;
o postcard advising of the statutory public meeting was circulated to all property owners
within 240 metres of the subject site, those who responded to the preliminary circulation;
and those who attended the Neighbourhood Meetings;
o notice of the public meeting was published in The Record on August 19, 2022.
This report supports the delivery of core services.
EXECUTIVE SUMMARY:
The property owners of the subject lands addressed as 368, 372, 374 and 382 Ottawa Street South
99, 103, 107, 111 and 115 Pattandon Avenue are proposing to change the Official Plan designation
from `Low Rise Residential' to `Medium Rise Residential' with Site Specific Policy Area No. 54` in
the City of Kitchener Official Plan, and to change the zoning from `Residential Five Zone (R-5)' in
Zoning By-law 85-1 to `Medium Rise Residential Six Zone (RES -6)' in Zoning By-law 2019-051 with
a Site Specific Provision to further regulate parking; to regulate building heights adjacent to low rise
residential zones; to increase the Floor Space Ratio (FSR); to allow for a decreased parking rate
and to apply a Holding Provision to require an updated noise study. Staff are recommending that the
applications be approved.
BACKGROUND:
The St. Mary Coptic Orthodox Church, Kitchener, Ontario and the Coptic Orthodox Patriarchate
Saint Maurice Coptic have made applications to the City of Kitchener for an Official Plan Amendment
and a Zoning By-law Amendment proposing to change the land use designation and zoning of the
lands at 368, 372, 374 and 382 Ottawa Street South 99, 103, 107, 111 and 115 Pattandon Avenue
to permit the lands to be developed with a 8 -storey, 166 unit multiple residential dwelling building.
The proposed development includes 157 parking spaces proposed to be underground and internal
to the building and on the surface. The lands are designated `Low Rise Residential' in the 2014 City
of Kitchener Official Plan and zoned `Residential Five Zone (R-5)' in Zoning By-law 85-1.
The existing zoning permissions permit low rise built from dwellings including multiple dwellings (up
to 3 units), semi-detached dwellings, single detached and duplex dwellings and detached additional
dwelling units.
Site Context
The subject lands are addressed as 368, 372, 374 and 382 Ottawa Street South 99, 103, 107, 111
and 115 Pattandon Avenue and are located at the intersection of Ottawa Street South and Pattandon
Avenue. The consolidated subject properties have a combined lot area of 0.54 hectares (1.3 acres)
with approximately 52 metres of frontage along Ottawa Street South and 105 metres of frontage
along Pattandon Avenue. The subject lands are currently occupied by single detached dwellings (9
in total). The surrounding neighbourhood consists of a variety of uses including commercial
buildings, industrial buildings, medium -rise residential uses, single detached dwellings, low-rise
multiple dwelling buildings, and institutional buildings. Directly across the street to the north of the
property along Pattandon Avenue is an institutional building (religious institution) and single
detached dwellings, abutting the subject lands to the south is an institutional building (religious
institution), to the west are single detached dwellings along Pattandon Avenue and to the east are
Page 138 of 350
industrial zoned properties. The subject lands are located within 100 metres of the Mill ION LRT
station stop, which is located at the intersection of Mill Street and Ottawa Street South. Existing bus
routes operate along Ottawa Street and there are walking, and bike trails located nearby.
n
d
Cc,
'`y�� �.�'1✓C7
4�
T �
J
A41LL S7-
PArTRtVDatVAVS
SUBJECT AF2EA ��r
O0YA4P,c ;
DR
ST
o`'`ff
ACA
D/'A'ST L
tt�
co
A
Figure 1 - 368, 372, 374 and 382 Ottawa Street South 99, 103, 107, 111 and 115 Pattandon Avenue
REPORT:
The applicant is proposing to develop the subject lands with an 8 -storey multiple residential dwelling
with the built form oriented located along Ottawa Street South and Pattandon Avenue. The proposed
development consists of 166 residential units, including 110 one -bedroom units, 49 two-bedroom
units, and 7 three-bedroom units, with 157 parking spaces located both underground and in the rear
yard. The portion of the building with frontage along Pattandon Avenue includes a building step back
from floor 6 to floor 8 providing a compatible transition to the adjacent low rise residential
neighbourhood. The principal entrance to the development is proposed to be located directly at the
corner of Pattandon and Ottawa Street South and includes two vehicular accesses, one from Ottawa
Street South and one from Pattandon Avenue.
Table 1 below highlights the development concept statistics while Figures 2, 3 and 4 show the
proposed development concept site plan and renderings of the development proposal.
Page 139 of 350
Table 1. Proposed Development Concept Statistics
Figure 2 — Development Concept Site Plan
Page 140 of 350
Development Concept
Number of Units
166 residential units
Parking Spaces
157 parking spaces
Parking Rate
0.84 spaces per units plus 0.1 visit spaces per unit.
Building Height
25 metres, 8 storeys
Floor Space Ratio
2.5
Underground parking
spaces
110 Parking Spaces
Surface Parking Spaces
47 Parking Spaces
Unit Types
1 bedroom units (110)
2 bedroom units (49)
3 bedroom units 7
Rear yard building setbacks
to low rise residential
neighbourhood
4 - 6 storeys: minimum 22.5 metre setback
7 storeys: minimum 26.2 metre setback
8 storeys: minimum 33.3 metre setback.
Figure 2 — Development Concept Site Plan
Page 140 of 350
Figure 3 —Development Rendering: Corner of Ottawa Street South and Pattandon
Avenue perspective.
Figure 4 —Development Rendering: Building step backs and height transition located
along Pattandon Avenue
To facilitate the redevelopment of the subject lands with the proposed development concept, an
Official Plan Amendment and a Zoning By-law Amendment are proposed to change the land use
designation and zoning of the subject lands. The lands are currently designated `Low Rise
Residential' in the 2014 City of Kitchener Official Plan and zoned `Residential Five Zone (R-5)' in
Zoning By-law 85-1.
Page 141 of 350
The owner is proposing to change the land use designation to `Medium Rise Residential with Site
Specific Policy Area No. 54' in the City of Kitchener Official Plan to allow for a Floor Space Ratio
(FSR) of 2.5, and to change the zoning to `Medium Rise Residential Six Zone (RES -6)' in Zoning
By-law 2019-051 with Site Specific Provision (348) to further regulate parking; to regulate building
heights adjacent to low rise residential zones; to increase the Floor Space Ratio (FSR); and to apply
a Holding Provision to require an updated noise study to the satisfaction of the Region of Waterloo.
Planning Analysis:
Planning Act, R.S.O. 1990, c. P.13 25.
Section 2 of the Planning Act establishes matters of provincial interest and states that the Minister,
the council of a municipality, a local board, a planning board and the Tribunal, in carrying out their
responsibilities under this Act, shall have regard to, among other matters, matters of provincial
interest such as,
f) The adequate provision and efficient use of communication, transportation, sewage and
water services and waste management systems;
g) The minimization of waste;
h) The orderly development of safe and healthy communities;
j) The adequate provision of a full range of housing, including affordable housing;
k) The adequate provision of employment opportunities;
p) The appropriate location of growth and development;
q) The promotion of development that is designed to be sustainable, to support public transit
and to be oriented to pedestrians;
r) The promotion of built form that,
(i) Is well-designed,
(ii) Encourages a sense of place, and
(iii) Provides for public spaces that are of high quality, safe, accessible, attractive and
vibrant;
s) The mitigation of greenhouse gas emissions and adaptation to a changing climate.
These matters of provincial interest are addressed and are implemented through the Provincial
Policy Statement, 2020, as it directs how and where development is to occur. The City's Official Plan
is the most important vehicle for the implementation of the Provincial Policy Statement, 2020 and to
ensure Provincial policy is adhered to.
Provincial Policy Statement, 2020:
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest
related to land use planning and development. Section 1.4.3(b) of the PPS promotes all types of
residential intensification, and sets out a policy framework for sustainable, healthy, liveable and safe
communities. The PPS promotes efficient development and land use patterns, as well as
accommodating an appropriate mix of affordable and market-based residential dwelling types with
other land uses, while supporting the environment, public health and safety. Provincial policies
promote the integration of land use planning, growth management, transit -supportive development,
intensification, and infrastructure planning to achieve cost-effective development patterns,
optimization of transit investments, and standards to minimize land consumption and servicing costs.
To support provincial policies relating to the optimization of infrastructure, transit and active
transportation, the proposed designation and zoning facilitate a compact form of development which
efficiently uses the lands, is in close proximity to transit options including bus, rapid transit, and
makes efficient use of both existing roads and active transportation networks. The lands are serviced
and are in proximity to parks, trails and other community uses. Provincial policies are in support of
Page 142 of 350
providing a broad range of housing. The proposed multiple dwelling development represents an
attainable form of market-based housing.
Planning staff is of the opinion that the proposed application will facilitate the intensification of the
subject property with a multiple dwelling development that is compatible with the surrounding
community, helps manage growth, is transit supportive 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.
Based on the foregoing, staff is of the opinion that this proposal is in conformity with the PPS.
A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth Plan):
The Growth Plan supports the development of complete and compact communities that are designed
to support healthy and active living, make efficient use of land and infrastructure, provide for a range
and mix of housing types, jobs, and services, at densities and in locations which support transit
viability and active transportation. Policies of the Growth Plan promote growth within strategic growth
areas including major transit station areas, in order to provide a focus for investments in transit and
other types of infrastructure.
Policy 2.2.6.1(a) states that municipalities will support housing choice through the achievement of
the minimum intensification and density targets in this plan by identifying a diverse range and mix of
housing options and densities, including additional residential units and affordable housing to meet
projected needs of current and future residents.
Policies 2.2.1.4 states that complete communities will:
a) feature a diverse mix of land uses, including residential and employment uses, and
convenient access to local stores, services, and public service facilities;
b) improve social equity and overall quality of life, including human health, for people of all
ages, abilities, and incomes;
c) provide a diverse range and mix of housing options, including additional residential units
and affordable housing, to accommodate people at all stages of life, and to accommodate
the needs of all household sizes and incomes;
d) expand convenient access to:
i. a range of transportation options, including options for the safe, comfortable and
convenient use of active transportation;
ii. public service facilities, co -located and integrated in community hubs;
iii. an appropriate supply of safe, publicly -accessible open spaces, parks, trails, and
other recreational facilities; and
iv. healthy, local, and affordable food options, including through urban agriculture;
e) provide for a more compact built form and a vibrant public realm, including public open
spaces;
f) mitigate and adapt to the impacts of a changing climate, improve resilience and reduce
greenhouse gas emissions, and contribute to environmental sustainability; and
g) integrate green infrastructure and appropriate low impact development.
The Growth Plan supports planning for a range and mix of housing options and, in particular, higher
density housing options that can accommodate a range of household sizes in locations that can
provide access to transit and other amenities.
Policy 2.2.4 requires that planning be prioritized for MTSAs on priority transit corridors, including
zoning in a manner that implements the policies of the Growth Plan. MTSAs on priority transit
corridors will be planned for a minimum density target of 160 residents and jobs combined per
Page 143 of 350
hectare for those that are served by light rail transit or bus rapid transit. The Region of Waterloo's
ION is a form of light rail transit and the ION stations are Major Transit Station Areas (MTSAs) that
are required to achieve the minimum density target of 160 residents and jobs combined per hectare.
The subject lands are located within the City's delineated built up area, and within a Major Transit
Station Area. The lands are identified as a MTSA in the 2014 Kitchener Official Plan. In the City's
Official Plan on Map 2 — Urban Structure the lands appear within the MTSA circle for the Borden
station. The Region of Waterloo commenced the Regional Official Plan Review project and as part
of that work, revised MTSA boundaries were endorsed by Regional Council in April 2021 (and
approved in August 2022) and these lands are within the Borden Station MTSA. The proposed
development represents intensification and will help the City achieve density targets in the MTSA.
The proposed designation and zoning will support a higher density housing option that will help make
efficient use of existing infrastructure, parks, roads, trails and transit. The proposed development is
also proposing to include several unit types with direct access to Pattandon Avenue and Ottawa
Street, increasing the variety of housing options for future residents. Planning staff is of the opinion
that the applications conform to the Growth Plan.
Regional Official Plan (ROP):
Urban Area policies of the ROP identify that the focus of the Region's future growth will be within the
Urban Area. The subject lands are designated Built -Up Area in the ROP. The proposed development
conforms to Policy 2.D.1 of the ROP as this neighbourhood provides for the physical infrastructure
and community infrastructure to support the proposed residential development, including
transportation networks, municipal drinking -water supply and wastewater systems, and a broad
range of social and public health services. Regional policies require Area Municipalities to plan for a
range of housing in terms of form, tenure, density and affordability to satisfy the various physical,
social, economic and personal support needs of current and future residents.
The Region of Waterloo has identified that the subject lands are located within potential
intensification corridor as part of the Reginal Official Plan review and are an appropriate location for
intensification. The subject lands are within the Major Transit Station Area (MTSA) boundary that
was endorsed by Regional Council in April 2021 (and approved in August 2022). The Region of
Waterloo have indicated they have no objections to the proposed application or to higher density
within the MTSA area. (Appendix `D'). Planning staff are of the opinion that the applications conform
to the Regional Official Plan.
City of Kitchener Official Plan (OP)
The City of Kitchener OP provides the long-term land use vision for Kitchener. The vision is further
articulated and implemented through the guiding principles, goals, objectives, and policies which are
set out in the Plan. The Vision and Goals of the OP strive to build an innovative, vibrant, attractive,
safe, complete and healthy community.
The subject lands are designated `Low Rise Residential' (Map 3) in the 2014 Official Plan. The
existing Low Rise Residential land use designation permits a full range of low-density housing types
which may include single detached dwellings, semi-detached dwellings, street townhouse dwellings,
and low-rise multiple.
The applicant is proposing to change the land use designation to `Medium Rise Residential' and to
add Site Specific Policy No. 54 to the subject lands. The Medium Rise Residential designation
permits medium density housing types including townhouse dwellings in a cluster development,
multiple dwellings and special needs housing. The applicant is proposing to apply to a Site Specific
Policy Area No. 54 to the subject lands to allow for a maximum Floor Space Ratio (FSR) of 2.5
whereas the Medium Rise Residential policies permit a maximum Floor Space Ratio of 2.0.
Page 144 of 350
Urban Structure
The Official Plan establishes an Urban Structure for the City of Kitchener and provides policies for
directing growth and development within this structure. Intensification Areas are targeted throughout
the Built-up Area as key locations to accommodate and receive the majority of development or
redevelopment for a variety of land uses. Primary Intensification Areas include the Urban Growth
Centre, Major Transit Station Areas, Nodes and Corridors, in this hierarchy, according to Section
3.C.2.3 of the Official Plan. The subject lands are located within a Major Transit Station Area. The
planned function of the Major Transit Station Areas is to provide densities that will support transit,
and achieve a mix of residential, office, institutional and commercial uses. They are also intended to
have streetscapes and a built form that is pedestrian -friendly and transit -oriented.
Policies also require that development applications in Major Transit Station Areas give consideration
to the Transit -Oriented Development policies contained in Section 13.C.3.12 of the Official Plan.
Generally, the Transit -Oriented Development policies support a compact urban form, that supports
walking, cycling and the use of transit, by providing a mix of land uses in close proximity to transit
stops, to support higher frequency transit service and optimize transit rider convenience. These
policies also support developments which foster walkability by creating safe and comfortable
pedestrian environments and a high-quality public realm. Staff is of the opinion that the proposed
development will help to increase density in an area well served by nearby transit and rapid transit
while being context sensitive to surrounding lands and provides excellent access to off-road
pedestrian and cycling facilities.
Staff is of the opinion that the proposed Official Plan Amendment and Zoning By-law Amendment
will support a development that not only complies with the City's policies for a Major Transit Station
Area but also contributes to the vision for a sustainable and more environmentally -friendly city.
PARTS Rockway Plan
The subject lands are located within the PARTS Rockway Plan which is a guiding document that
made recommendations for land uses within and around rapid transit station stops. The PARTS
Rockway Plan made recommendation for amendments to the Secondary Plans within the MTSA,
which have not yet been implemented. Some of the primary recommendations are to encourage the
development of underutilized sites with higher density live -work environments and to increase
housing supply with multi -unit residential while protecting existing stable neighbourhoods. The
proposed development provides for a range of housing options and the proposed amendment is in
keeping with the PARTS Rockway vision for development within and around the ION stops.
Page 145 of 350
Figure 5: PARTS Rockway Land Use Plan
Neighbourhood Planning Review (NPR)
The subject lands are within the draft Rockway Secondary Plan, updated as part of the
Neighbourhood Planning Reviews (NPR) project. A statutory public meeting was held December 9,
2019 regarding draft amendments to the plan. Under the proposed changes, the proposed land use
for 7 of the 9 properties is Mixed Use (the Mixed Use land use designation is proposed for 368, 372,
374 and 382 Ottawa St. South, 107, 111 and 115 Pattandon Avenue) and two properties (99 and
103 Pattandon Ave) are proposed to be designated as Low Rise Residential Limited. The Mixed Use
land use designation proposed through the neighbourhood planning review process has policies that
allows for an 8 -storey building up to 26 metres in height with a floor space ratio up to 4.0.
Proposed Land Use
Map Legend
Law Rise Residential
Study wet 6aund4ry
- -
-
focus Are.. fou Mery
Mixed Use
IOH Lina & SC DGS
-
Innovation Employment
mi—d- us, High V—Sity
Open 'Space
_
Miaed-llae. Medium Oensi=y
Proposed Secondary Plan Boundary
t.1
Mi..d-Ile. Lew 0—fty
rclal
Innovation Employment
General Employment
_
Institutional
EstaGHshed Low -Rise ResiOentFal
Low Rise Re sW—IAl
Medium Rlse Resident{al
Residential
Parks
open Space
®
Natural keritage Conservation
T—Zeno palk-y Asea Wleedplaini
OverWy wt+ Weld use dev.r-'1,�.,�.
s.......
Sit. Specir. Policy Arca
PARTS Rockway Plan- Land Use Plan
Figure 5: PARTS Rockway Land Use Plan
Neighbourhood Planning Review (NPR)
The subject lands are within the draft Rockway Secondary Plan, updated as part of the
Neighbourhood Planning Reviews (NPR) project. A statutory public meeting was held December 9,
2019 regarding draft amendments to the plan. Under the proposed changes, the proposed land use
for 7 of the 9 properties is Mixed Use (the Mixed Use land use designation is proposed for 368, 372,
374 and 382 Ottawa St. South, 107, 111 and 115 Pattandon Avenue) and two properties (99 and
103 Pattandon Ave) are proposed to be designated as Low Rise Residential Limited. The Mixed Use
land use designation proposed through the neighbourhood planning review process has policies that
allows for an 8 -storey building up to 26 metres in height with a floor space ratio up to 4.0.
Proposed Land Use
Low Rise Residential Limited
Law Rise Residential
Medium Rise Residential
High Rise Residential
-
Institutional
Mixed Use
Commercial
-
Innovation Employment
General industrial
Open 'Space
Natural Heritage Conservation
Proposed Secondary Plan Boundary
t.1
Speeific Policy Area
Rockway Secondary Plan - Proposed Land Use
Figure 6: NPR Rockway Secondary Plan - Proposed Land Use Plan
Page 146 of 350
As part of the NPR project, the subject lands are proposed to be zoned Mix -3 (Medium to High Rise
Mixed Use Three Zone) and RES -3. MIX -3 is proposed to apply to 7 of the 9 properties (368, 372,
374 and 382 Ottawa St. South, 107, 111 and 115 Pattandon Avenue) while 99 and 103 Pattandon
are proposed to be zoned RES -3. The proposed MIX -3 zone which implements the land use
designation and allows for 8 -storey buildings, 26 metres in height with a floor space ratio of up to
4.0.
RE5.5 EUFA
HS -1
�r EMP -6 RES -7 5R
I,1 T51 M13f.3 •
ENP -6 MI%
M-1 41751 RES -3
591
M1%-7
1145-1 RES•5 RES.]
i.l E$, E 55 11591
MIX 2 + RES-6NHC
~
y tt E8.7 _
S' RES- RES-]
81591 MI% -1 S
osR-2
't MUf •3 MI%.3
RE
EMP -2
1151
1�1
RES -5 l \
-1 l\ OSR - RES -9
Rockway Secondary Plan Proposed Zoning
Figure 7: NPR Rockway Secondary Plan - Proposed Zoning
The proposed Official Plan Amendment to redesignate the lands Medium Rise Residential with the
Site -Specific Policy No. 54, and the proposed Zoning By-law Amendment to zone the lands `RES -6'
zone with Site Specific Provision (348), proposes less density on the subject lands than what was
proposed through the NPR project and proposes greater building setbacks than what would be
required by the MIX -3 Zone.
The NPR project is under review and updated draft land use designations and zoning will be
considered in 2023.
Urban Design Policies:
The City's urban design policies are outlined in Section 11 of the City's OP. In the opinion of staff,
the proposed development satisfies these policies including: Streetscape; Safety; Universal Design;
Site Design; Building Design, and Massing and Scale Design. To address these policies, an Urban
Design Brief was submitted and has been reviewed by City staff. The Urban Design Brief is
acceptable and outlines the vision and principles guiding the site design and informs the proposed
zoning regulations.
Page 147 of 350
Streetscape — A key design feature of the proposed development are street fronting units onto
Ottawa Street and Pattandon Avenue. The ground floor units are proposed to incorporate patio areas
with canopies located above along Ottawa Street and Pattandon Avenue. Enhanced landscaping
plantings are proposed in front of the units. These units will have direct pedestrian connections to
the sidewalk to animate both streets.
Safety — As with all developments that go through site plan approval, staff will ensure Crime
Prevention through Environmental Design (CPTED) principles are achieved and that the site meets
emergency services policies.
Universal Design — The development will be designed to comply with Accessibility for Ontarian's with
Disabilities Act and the Ontario Building Code.
Site Design, Building Design, Massing and Scale — The subject site is designed to have a building
that will be developed at a scale that is compatible with the existing and planned surroundings. The
front yard setbacks of the proposed building are compatible with existing adjacent properties.
Building stepbacks, on upper floors, are provided to mitigate overlook issues with adjacent
residential properties. Ground floor units with patio areas and canopies are proposed along both
Ottawa Street and Pattandon Avenue and along with building stepbacks on upper floors will support
a human -scale development at the Ottawa Street and Pattandon Avenue intersection. Enhanced
screening such as landscaping and a visual barrier are required where the surface parking is
adjacent to low-rise residential uses and public spaces.
Shadow Impact Study
The owner has completed a Shadow Impact Study in addition to the Urban Design Report. Staff
have reviewed the study and are satisfied the shadow study meets the requirements outlined in the
City of Kitchener Urban Design Manual. Shade -tolerant trees and plantings will be required along
Pattandon Avenue where shadows will impact the street and sidewalk.
Transportation Policies:
The Official Plan supports an integrated transportation system which incorporates active
transportation, allows for the movement of people and goods and promotes a vibrant, healthy
community using land use designations and urban design initiatives that make a wide range of
transportation choices viable. The subject lands are located in close proximity to the Mill ION station
stop. The building has excellent access to cycling networks, including existing on and off-street
cycling facilities and is located in close proximity to the Iron Horse Trail. The location of the subject
lands, in the context of the City's integrated transportation system, supports the proposal for transit -
oriented development on the subject lands.
Policy 3.C.2.22 states that until such time as Station Area Plans are completed and this Plan is
amended accordingly, in the interim, any development application submitted within a Major Transit
Station Area will be reviewed generally in accordance with the Transit -Oriented Development
Policies included in Section 13.C.3.12
The proposed Official Plan Amendment and Zoning By-law Amendment applications support a more
dense residential development. The location of the proposed buildings, secured through the
proposed site-specific provisions, will result in a compatible built form that fosters walkability within
a pedestrian -friendly environment that allows walking to be safe, comfortable, barrier -free and a
convenient form of urban travel.
At future site plan approval processes, the design of the buildings will have to feature a high quality
public realm to enhance the identity of the area and create gathering points for social interaction,
Page 148 of 350
community events and other activities. Additionally, secured and visitor bicycle parking is required
as part of the Zoning By-law.
Housing Policies:
Section 4.1.1 of the City's Official Plan contains policies with the primary objective to provide for 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 proposed
development increases the range of dwelling units available in the city. The proposed mid -rise
development represents the `missing middle' that bridges the gap between low rise, low intensity
dwellings, and high-rise towers. The development is contemplated to include a range of unit types
including, one, two and three-bedroom units. The wide range of units, in this location, will appeal to
a variety of household needs.
Sustainable Development
Section 7.C.4.1 of the City's Official Plan ensures developments will increasingly be sustainable by
encouraging, supporting and, where appropriate, requiring:
a) compact development and efficient built form;
b) environmentally responsible design (from community design to building design) and
construction practices;
c) the integration, protection and enhancement of natural features and landscapes into
building and site design;
d) the reduction of resource consumption associated with development; and,
e) transit -supportive development and redevelopment and the greater use of other active
modes of transportation such as cycling and walking.
Development applications are required to demonstrate that the proposal meets the sustainable
development policies of the Plan and that sustainable development design standards are achieved.
Sustainable development initiatives will be further explored at the site planning stage.
Official Plan Conclusions
The subject applications request that the land use designation as shown on Map 3 of the 2014
Official Plan be changed from `Low Rise Residential' to `Medium Rise Residential' with Site -Specific
Policy Area No 54 Based on the above policy and planning analysis, staff is of the opinion that the
proposed Official Plan Amendment represents good planning and recommend that the proposed
Official Plan Amendment be approved in the form shown in Appendix "A".
Proposed Zoning By-law Amendment:
The subject lands are zoned `Residential Five Zone' (R-5) in Zoning By-law 85-1. The existing zoning
permissions permit low rise built from dwellings including multiple dwellings (up to 3 units), semi-
detached dwellings, single detached and duplex dwellings and detached additional dwelling units.
The applicant has requested an amendment change the zoning from `Residential Five Zone' (R-5)
in Zoning By-law 85-1 to `Medium Rise Residential Six Zone' (RES -6) with Site Specific Provision
(348) and Holding Provision 37H in Zoning By-law 2019-051.
Official Plan policies indicate that where special zoning regulations are requested for residential
intensification or a redevelopment of lands, the overall impact of the site specific zoning regulations
will consider compatibility with existing built form; appropriate massing and setbacks that support
Page 149 of 350
and maintain streetscape and community character; appropriate buffering to mitigate adverse
impacts, particularly with respect to privacy; avoidance of unacceptable adverse impacts by
providing appropriate number of parking spaces and an appropriate landscaped/amenity area.
The applicant is seeking to amend the Zoning By-law to add Site Specific Provision (348) to Zoning
By-law 2019-051. The proposed Site Specific Provision is to regulate building heights adjacent to
low rise residential zones; to increase the Floor Space Ratio (FSR), to allow for a decreased parking
rate; and to apply a Holding Provision to require an updated noise study.
Staff offer the following comments with respect to the proposed Site Specific Provision (348):
a) That the maximum Floor Space Ratio shall be 2.5 and shall be calculated pre -road widening.
The purpose of this regulation is to cap the Floor Space Ratio and ensure development does not exceed
the density presented in the concept plans.
b) That parking be provided at a rate of 0.84 parking spaces per dwelling unit plus 0.1 visitor parking
spaces per dwelling unit.
The purpose of this regulation is to provide for a parking rate which is appropriate for the
development. The proposed ratio results in a parking rate of 0.94 parking spaces per dwelling unit
(inclusive of visitor spaces). The subject lands will have adequate access to public transit and
pedestrian/cycling networks and adequate bike storage will be provided within the development for
residents. Planning and Transportation Services staff is of the opinion that the parking rate is
appropriate for the subject lands.
c) The minimum rear yard setback shall be:
i) 22.5 metres, for any portion of the building 4 or more storeys in height;
ii) 26.2 metres abutting any portion of the building 7 or more storeys;
iii) 33.3 metres for any portion of the building 8 storeys;
The purpose of this regulation is to regulate the building height adjacent to low rise residential properties
and to ensure that there is an appropriate transition in height to the adjacent low rise residential
properties. This regulation exceeds the building height transition requirement in Zoning By-law 2019-
051 which requires a 15.0 metre setback for buildings 4 or more storeys in height.
d) Geothermal Energy Systems shall be prohibited.
The Region of Waterloo has indicated Geothermal Energy Systems shall be prohibited to mitigate
the risks associated with contaminants that will remain beneath the site when the property is
redeveloped.
Staff offer the following comments with respect to Holding Provision 37H:
Official Plan policies require that holding provisions will be applied in those situations where it is
necessary or desirable to zone lands for development or redevelopment in advance of the fulfillment
of specific requirements and conditions, and where the details of the development or redevelopment
have not yet been fully resolved. A Holding provision may be used in order to facilitate the
implementation of the `RES -6' zone and site specific provision. The City will enact a by-law to remove
the holding symbol when all the conditions set out in the holding provision have been satisfied,
permitting development or redevelopment in accordance with the zoning category assigned.
Page 150 of 350
Holdina Provision 37H
Planning staff are recommending the following holding provision as part of the Zoning By-law
Amendment:
"No residential use shall be permitted until such time as a Stationary Noise Study is submitted
and approved to the satisfaction of the Regional Commissioner of Planning, Housing and
Community Services, if necessary. This Holding Provision shall not be removed until the City
of Kitchener is in receipt of a letter from the Regional Commissioner of Planning, Housing
and Community Services advising that such noise study or studies has been approved and
an agreement, if necessary, has been entered into with the City and/or Region, as necessary,
providing for the implementation of any recommended noise mitigation measures."
A noise study was prepared in support of the proposed Zoning By-law and reviewed by the Region
of Waterloo. Additional building noise mitigation measures will be reviewed through the site plan
design and approvals process and an addendum to the noise study will be required prior to removal
of the Holding Provision.
Proposed Zoning By-law Amendment Conclusions
Staff is of the opinion that the proposed Zoning By-law Amendment to change the zoning of the
subject lands to `Medium Rise Residential Six Zone (RES -6)' with Site -Specific Provision (348) and
Holding Provision 37H represents good planning as it will facilitate the redevelopment of the lands
with a multiple dwelling that is compatible with the existing neighbourhood, which will add visual
interest at the street level, provide enhanced landscaping that will contribute to the streetscape, and
which will appropriately accommodate on-site parking needs. Staff are supportive of the proposed
development and recommend that the proposed Zoning By-law amendment be approved as shown
in Appendix "A".
Department and Agency Comments:
Circulation of the Official Plan Amendment and Zoning By-law Amendment was undertaken in April
2022 to all applicable City departments and other review authorities. No major concerns were
identified by any commenting City department or agency and any necessary revisions and updates
were made. Copies of the comments are found in Appendix "C" of this report.
The following Reports and Studies were considered as part of this proposed Official Plan
Amendment and Zoning By-law Amendment:
Planning Justification Report
Prepared by: Patterson Planning Consultants Inc., March 2022
Urban Design Brief
Prepared by: Patterson Planning Consultants Inc., March 2022
Tree Management Plan
Prepared by: Hill Design Studio, December 2021
Existing Conditions, Servicing and Grading Plans
Prepared by: K Smart and Associates, November 2021
Functional Servicing Report, Geotechnical and Storm Water Management.
Prepared by: K Smart and Associates, December 2021
Page 151 of 350
Sustainability Statement
Prepared by: Patterson Planning Consultants Inc., March 2022
Noise and Vibrational Impact Study
Prepared by: J.E. Coulter Associates Limited, March 2022
Community Input & Staff Responses
Staff received written responses from 18 residents with respect to the proposed development. These
are included in Appendix `D'. A Neighbourhood Meeting was held on June 16, 2022. In addition, staff
had follow-up one-on-one correspondence with members of the public. A summary of what we
heard, and staff responses are noted below.
What We Heard
Staff Comment
The subject lands have frontage along Pattandon Avenue
which is a city owned street as well as frontage along
Ottawa Street South which is a Regional arterial road.
Concerns the proposed
Pattandon Avenue recently went through traffic calming
development will create more traffic
reconstruction to narrow the street to 7 metres wide and it
on Pattandon Avenue which is
was built to complete street standards. Ottawa Street is a
already being used as cut through by
Regional Road and the Region of Waterloo is
vehicles.
recommending prohibiting left turns from Ottawa street
onto Pattandon Avenue. This would eliminate the option
for drivers to use Pattandon Avenue as a cut through
street.
A Shadow Study has been submitted. Staff have reviewed
Loss of day light on adjacent
the study and are satisfied the shadow study meets the
properties
minimum requirements, as related to shadow impacts and
will have minimal impacts on adjacent properties.
An 8 storey building is too tall and
The proposed building is setback significantly from
residents have concerns with privacy
adjacent low rise residential homes (22.5 metres) and
into their yards.
building step backs are provided to mitigate overlook
issues with adjacent residential properties.
A Parking Justification opinion letter was submitted and
reviewed by Transportation Services staff who support the
proposed parking rate of 0.84 per dwelling spaces per
dwelling unit plus 0.1 visitor spaces per unit. The proposed
Not enough parking is being
development includes unbundled parking, is located within
provided.
100 metres to the Mill Station LRT stop and furthermore
0.5 Class A bicycle parking spaces per dwelling unit are
required by the Zoning By-law as an active transportation
measure.
Engineering and Water Utilities staff have confirmed there
Concerns that there is not adequate
is capacity in the sanitary sewer to permit intensification on
services for the site.
the subject lands and adequate water services are
available and that they have no concerns with the
proposed development.
Page 152 of 350
The City's Stormwater Management Policy requires the
Concerns the development will management of pre-existing to post -development
create flooding onto adjacent conditions on the site. Additionally the first 12.5 mm of
properties. rain needs to retained on site. This will need to be
demonstrated that it can meet the City's Stormwater
Management Policy at the site plan approval stage.
Planning Conclusions
In considering the foregoing, staff are supportive of the proposed Official Plan Amendment and
Zoning By-law Amendment to permit 368, 372, 374 and 382 Ottawa Street South 99, 103, 107, 111
and 115 Pattandon Avenue to be developed with an 8 -storey multiple residential dwelling. Staff is
of the opinion that the subject applications are consistent with policies of the Provincial Policy
Statement (2020), conform to Growth Plan for the Greater Golden Horseshoe, the Regional Official
Plan, and the City of Kitchener Official Plan and represent good planning. It is recommended that
the applications be approved.
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:
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget — The recommendation has no impact on the Operating Budget.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance of the
Council / Committee meeting. A large notice sign was posted on the property and information
regarding the application was posted to the City's website in April of 2022. Following the initial
circulation referenced below, an additional postcard advising of the statutory public meeting was
circulated to all residents and property owners within 240 metres of the subject lands, those
responding to the preliminary circulation and who attended the Neighbourhood Meetings. Notice of
the Statutory Public Meeting was also posted in The Record on August 19, 2022 (a copy of the
Notice may be found in Appendix C).
CONSULT—The proposed Official Plan Amendment and Zoning By-law Amendment were circulated
to residents and property owners within 240 metres of the subject lands on April 29, 2022. In
response to this circulation, staff received written responses from 18 members of the public, which
were summarized as part of this staff report. Planning staff also had one-on-one conversations with
residents on the telephone and responded to emails.
PREVIOUS REPORTS/AUTHORITIES:
• Planning Act, R.S.O. 1990, c. P.13
• Growth Plan, 2020
• Provincial Policy Statement, 2020
• Region of Waterloo Official Plan
• City of Kitchener Official Plan, 2014
Page 153 of 350
• PARTS Rockway Plan
• City of Kitchener Zoning By-law 85-1
• City of Kitchener Zoning By-law 2019-051
APPROVED BY: Readman, Justin - General Manager, Development Services
APPENDIX&
Appendix A
— Proposed Official Plan Amendment
Appendix B
— Proposed Zoning By-law Amendment
Appendix C
— Newspaper Notice
Appendix D
— Department and Agency Comments
Appendix E
— Public Comments
Page 154 of 350
a
�z co C)0 of
U JCS
c c D U O LLE
0
M N O _ o
+� O co
LO¢
a E' > ILL`-9 c�-� c o 0 0
w
Z z •+gyp o n co O N
= J O W n E c d ) N Q z_
U a cQ E W U ' O O
?_1Q m z
HJH� V) E W O ca d N z
W z U a-' O z
LL U a� N v +-
Q a) E Z W z
OLLLpJ L a = a� a� W i
z D E a� � � o �i6 0
O W � E > s= a� O Z S Q
U Q o o ami ami n x a E o o LU 2 o
2 U 2 0 z O 2 0� Q LL Q �
o �"'i Q YLLI
Q J p
�i a �U)
Z V a
111 1 i.'; t ,. ),; >' 4: ` •. _ .. y, 4: `- t.:` _ .. �, ^ 4 . �' L.:` _ .. y, 4: 4' '. - LL Z I
w
Iil III •� t ��. kiY-s •''j`•�'t '�•.'3Y- •''�1"r•�'k a. �2'''e'•�'� ^. kiY- 2; •''�ji•.
ILL O W
C;.t
to
IIIIIII 111 �111�11 11j1�1j 11• �•. {. I ,I i. t Y. f i'. s. f k , k: �•. v.
II III III III III III 111 IIID' •' 1111'1111111' - �� i.'•4: 4.-}�"�"� `' • -
1,111,'111111 III III III III I III III 11, III G� � � 1 � � �
,IIIIIIIIIII,IIIIIIIIIII,IIIIIIIIII,1111111111111111,III�II J� *„� ' . I 0
w
'II,111,11111111111,11111111111,111 IV� , II 'III' III 4. k'_ ' .
11 Jill
li11
IIi1�l'Iil'1�1'1�11111111
'Ili'Ili'I�i'V/�!tIyII'Ilii'I�ill�illll'I�i'Illllll'I�I'lilll
'11 '11 '11 'Il" I 'Il III I III IIIIIII'Illllllllllllll........ o
IIIj111,1j 11111 j1Oli 1'IIIIj 111 i111�111j 11,11111111111,111 N
1,111,1111 V IIIII,IIIIIIII III III III IIII,III,IIIIIIII
IIIIIII III III III III I III IIIIIIIIIIIIII III III III N
II III III III III I III I I, I, II 1,1 III III III N
IIIIIIIIIIIIIIIIIIIII VIII III IIIIIIIIIIIIIIIIIIIIIII O
II 1,11ii11ii11il II 1i1 ii1 iil II ii Iii lil 1i' Ii" W N
I I I I I I I I I I I
illlill 1111111111 I1i111 �III�IIli111� 11ji11ji11 til •. Q N
'11 '11 'III 1'111'111'111'111'111'111'111 I ''1 Lj 0 J
IIIIIIIIII II I 11'1j1'11 III III '11 '11 III 'II III I
111'111'111'' 11111'111'111111'111''11'111'111'111'111'11111 j1'Il• ... / 00 d
1111j111'11' 1111j11'111'111111�1111111j11111111111�111' 1j11�i11 :::: Q
,1111111 11111'11j111'111'111'1j1'I111111111,11i1 111111j111 W
1111111 II Jil1, Ij11111i�j111 J W
111 1,1�11�111�11,i111i111�111�11ii11j�11j�1i'1 IIi11j1 11jII11i11 .......... U Q
11iliijliijliiiiiiii11111ii111111 -Jill
'11''111111'1j1'1j111j1'11�111�111i1111 11'111'111'11 '111111111 .--::::::::: I�LIZ
'11'11'11'11 111'11'11 11 11 '11j1 ''1 111 1j1 11j1 zQ
,11 i111i1111,11111111111,11111�11 1 111,111111111111 111111j111 LLIC/)
,11 I1111111i,11111111111, 11111 1j1,1j 1,1j111�1,1�1, 1111111111 \:..::::::: 2Wx
W
'11 j1111111�111 j11,11111 IIIIj1111111j 111j11,1111 j1 ,�Il,i�ill ':::: YUP
11�1�111j�1j1�11�111�1 I,�11�111�11111111111�'1ii111i11i�'jjjl UQU Q
111111111j11I'111'I 11111'111'111'111'11''11 1'1~'1'111'1111' ::: Q d�X H Z
I I I 11 1 1 1 11 1 1 1 1 11 11 1 1 111j 1 11 o
''111 j111j 11'1]1 1111111'1] 1'1111111'111'11111J�I 1 '1 111'1 1 11111 t, ....... - 2Q� O
111111,111111 1111i111i11ii11ii11�i111i11,i11�1 111,111,11,11 _ J XXO >5 Z
I, 11, 111 II 111 111 111 11 11 I, I, I11,1 111 1,11 Y. ,------------ ,<00E-
.......... > Z
'I�i X11 ii Iii 111 111 I�ill�iljlill�ill�i I i' Iii 111111 `"� �Oo00
I 11 I 11 11 11 11 11 11 11 11 11 11 11 1111 i.
111 11 111 111'11 111 111 111 111 111 111 11, 11111111111j11:4• v 0 OOU
'1 11 11 '1 11 11 11 11 11 11 II 11 I 11 11 III1........
l 'k ::::::0? = Crop O d
1 1111�111j111�1111111j111'111'111''11'111' 1'111'111'111' ^. '' `. 'V/� 000 CO LO
ii�Si���iilll11111111111111111lliill�illii�ii 1111111'1 .,� .;Q-. .: '�+� v+ CL c
1
I� ,11111,111111111111111 111111111,1111 k :: k 00�Cfl CY)
11 II II 111 111 111 1 I 111 1,1 1,1 I �. Q e
0 0 D M CY)
111]1'111 bVll 1111111111'1 11'1ii'Iii'Iii'' �i .�. N�Q�N..:�: '�.,i ��Q
'11'11 11 ^ 111 111 1 11 11 11 �G�� ti. <a�
111111111111 / jl/11 11 1II 111 1 I '��• +- � N O L-�. Qom'
1,111,1,11111111111 / 111111111111=L,`..; \ �' •----...0 f�•�• �k �Z
UO
Z
0
D
0
JU o
E
Lf)
Q
CL
N
co
O
\
O
co
LL o
N
W
LU
N
U o
N
Q vi (2)
LO
o
O
o
a
QLU <>
+� >
`-'
\
N
z
=Jp�
UaHU
o co
co c
O3: 0
N
Q
Q
m
z
H J H J
YQz0c
U a
wp co
a
OLU
N
L Q
a
wV�a
co
��
°'
=
a o�
z
w
= z
0�L
O
o
LLI
W
��-0mwU
N-0
E
�
Q co �
Z
'�'++
V Q
C
Q
i w
L
z
Q
Q
J
>
Q w
Q
J
a
�
m
``U)
z
^
w
U
z
(� °
LL
z
W
O
NN
o
0
w
U)
s�
sb
O
0
N
N
N
N
U)
w
O
O
N
N
J
Lu o
OP
oJ
77
Q
L(i
O w
J
W
U)
o
pJ
U
X( w
ODU
=OQ
fU2E=
Oozlr
06;
UQ
m
UQU=U)z
m
W
azwX
Q°
,�
Co
O=
J
°O=o
z
�
0
of awQ=
~�
o
W
2E_
<
V
-of
C) 0
cAHQU
U)
N
co U,
CO
�Yaa
z=o0(o�
c6-
vof0U
Mrn
�p
JDO
2
d =
QUof
0
O
LO
C7
O
O
^O
(D
O)
m
0-
Craig Dumart
From:
Katie Wood
Sent:
Thursday, August 4, 2022 2:02 PM
To:
Craig Dumart
Subject:
RE: 368-382 Ottawa St & 99-115 Pattandon Ave
Hello Craig,
KU and Engineering have reviewed the Functional Servicing Report provided. The water distribution and sanitary flows
are no concerns as it relates to zoning. I will review the full SWM design during the first submission of the site
plan. Please let me know if you need anything else at this time.
Sincerely,
Kate -VVOOL6, C.E.T.
Project Manager) Development Engineering I City of Kitchener
519-741-2200 ext. 7135 1 TTY 1-866-969-9994 1 katie.wood(ftitchener.ca
_ Tubi
From: Craig Dumart <Craig.Dumart@kitchener.ca>
Sent: Thursday, August 4, 2022 9:06 AM
To: Katie Wood <Katie.Wood@kitchener.ca>
Subject: RE: 368-382 Ottawa St & 99-115 Pattandon Ave
Importance: High
Hi Katie,
I am finalizing my report for this one and I noticed the comments you sent me were for a pre sub whereas this is formal
application. Did you have a chance to provided formal comments ?
Craig
From: Katie Wood <Katie.Wood@kitchener.ca>
Sent: Tuesday, June 7, 2022 11:52 AM
To: Craig Dumart <Craig.Dumart@kitchener.ca>
Subject: 368-382 Ottawa St & 99-115 Pattandon Ave
Hey Craig,
Attached are the engineering comments for the above noted address for the OPA/ZBA application.
I'm sorry these are late.
Sincerely,
Kot%e Wood, , C.E.T.
Page 157 of 350
Craig Dumart
From: Mike Seiling
Sent: Friday, April 29, 2022 9:45 AM
To: Craig Dumart
Subject: FW: Circulation for Comment - 368-382 Ottawa Street South & 99-115 Pattandon
Avenue (OPA/ZBA)
Attachments: Department & Agency Letter - Ottawa and Pattandon.pdf; ZBA220080CD_MAP1.pdf;
OPA220050CD_MAP3.pdf; OPA220050CD_MAP5.pdf
Building; no concerns
From: Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: Friday, April 29, 2022 9:30 AM
To: CNR <proximity@cn.ca>; _DL _#_ DSD _Planning <DSD-PlanningDivision@kitchener.ca>; Aaron McCrimmon-Jones
<Aaron.McCrimmon-Jones@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Dave Seller
<Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; Feds <vped@feds.ca>; GRCA - Planning
(planning@grandriver.ca) <planning@grandriver.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis
DeRango <landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; Justin Readman
<Justin.Readman@kitchener.ca>; Katherine Hughes <Katherine.Hughes@kitchener.ca>; K -W Hydro - Greig Cameron
<gcameron@kwhydro.on.ca>; Laura Anderson <Laura.Anderson@kitchener.ca>; Mike Seiling
<Mike.Seiling@kitchener.ca>; Ontario Power Generation<Executivevp.lawanddevelopment@opg.com>; Park Planning
(SM) <Park.Planning@kitchener.ca>; Region - Planning <PlanningApplications@regionofwaterloo.ca>; Robert Morgan
<Robert.Morgan@kitchener.ca>; Steven Ryder <Steven.Ryder@kitchener.ca>; Sylvie Eastman
<Sylvie.Eastman@kitchener.ca>; WCDSB - Planning <planning@wcdsb.ca>; WRDSB - Board Secretary
(elaine_burns@wrdsb.ca) <elaine_burns@wrdsb.ca>; WRDSB - Planning <planning@wrdsb.ca>
Cc: Craig Dumart <Craig.Dumart@kitchener.ca>
Subject: Circulation for Comment - 368-382 Ottawa Street South & 99-115 Pattandon Avenue (OPA/ZBA)
Please see attached. Additional documentation can be found in AMANDA folders 22-106956 & 22-106958 (City staff)
and ShareFile (external agencies).
Comments or questions should be directed to Craig Dumart, Senior Planner (copied on this email).
Christine Kompter
Administrative Assistant I Planning Division I City of Kitchener
200 King Street West, 6th Floor I P.O. Box 1118 Kitchener ON N2G 4G7
519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.kompter kitchener.ca
Page 158 of 350
Internal memo
�1
IAC -R
Development Services Department www.kitchenerca
Date: June 1, 2022
To: Craig Dumart, Senior Planner
From: Deeksha Choudhry, Heritage Planner
cc: Garett Stevenson, Manager of Development Review
Subject: OPA22/008/0/CD
ZBA22/005/0/CD
368-382 Ottawa Street South & 99-115 Pattandon Avnue
Heritage Planning Comments
No heritage planning comments or concerns.
Page 159 of 350
Craig Dumart
From: Dave Seller
Sent: Wednesday, June 1, 2022 9:55 AM
To: Craig Dumart
Subject: OPA/ZBA comments: 368-382 Ottawa Street South & 99-115 Pattandon Avenue
City of Kitchener
Application Type: Official Plan and Zoning By-law Amendments
Applications: OPA22/005/0/CD & ZBA22/008/0/CD
Project Address: 368-382 Ottawa Street South & 99-115 Pattandon Avenue
Comments of: Transportation Services
Commenter's Name: Dave Seller
Email: dave.seller@kitchener.ca
Phone: 519-741-2200 ext. 7369
Date of Comments: June 1, 2022
a. Transportation Service have no concerns with the Official Plan or Zoning By-law Amendments being proposed for
this development.
b. The driveway visibility triangles (DVT) along Ottawa St S be noted on the plan post road widening.
c. DVT's be noted as 4.57m x 4.57m.
d. The applicant is proposing a vehicle parking rate of 1.04 spaces per unit, where 10% (16 spaces) of the parking will
be allocated for visitors. The proposed rate for the tenant parking is 0.93 spaces per unit, where 1.0 space per unit
would be required under the future zoning by-law. Therefore, justification be submitted for the reduced tenant
parking rate.
e. Ramp width to the underground parking be a minimum of 6.1m and noted on the plan.
f. Parking space widths be a minimum of 2.6m and noted on the plan.
g. Class A bicycle parking be provided at rate of 0.5 spaces per unit. This equates to 76 spaces based on 152 units. A
minimum of 38 Class A bicycle parking spaces be accessible from the ground floor.
h. Recommend that bike fix -it -stations are provide in the secure bike rooms with wider access doors to accommodate
wider bikes.
P1 Level Plan
i. Based on the 6% grade along the transition areas for the underground parking, the ramp should be noted on the
plan as 12%.
j. Parking space length and widths be noted on the plan.
k. The drive aisle width that services the parking spaces (58/63) in the southwest area of the plan be noted on the
plan.
I. Barrier free parking signs be noted on the plan.
m. Ramp width be a minimum of 6.1m and noted on the plan.
n. The dimensioning of the bicycle storage areas, bicycle parking stall and access aisle be noted on the plan.
Dave Seller, C.E.T.
Traffic Planning Analyst I Transportation Services I City of Kitchener
519-741-2200 ext. 7369 1 TTY 1-866-969-9994 1 dave.seller0kitchener.ca
Page 160 of 350
Craig Dumart
From: Dave Seller
Sent: Wednesday, July 27, 2022 1:10 PM
To: Craig Dumart
Subject: FW: 368-382 Ottawa Street South & 99-115 Pattandon Avenue- Parking Reduction
Request
Attachments: Dumart - Pattandon and Ottawa - Parking Reduction- July 2022.pdf
The attached parking justification submitted is acceptable.
Dave Seller, C.E.T.
Traffic Planning Analyst I Transportation Services I City of Kitchener
519-741-2200 ext. 7369 1 TTY 1-866-969-9994 1 dave.sellerCa kitchener ca
r n r
From: Craig Dumart <Craig.Dumart@kitchener.ca>
Sent: Tuesday, July 26, 2022 6:42 PM
To: Dave Seller <Dave.Seller@kitchener.ca>
Subject: FW: Pattandon and Ottawa - Parking Reduction Request
From: Scott Patterson <scottC)Ipplan.com>
Sent: Tuesday, July 26, 2022 6:32 PM
To: Craig Dumart <Craig.DumartCa)kitchener ca>
Subject: Pattandon and Ottawa - Parking Reduction Request
Craig
Further to our recent correspondence, attached please find our letter with supportive comments / information related
to a request for a site specific regulation for a parking reduction to 0.84 spaces per unit.
Should you have any questions or concerns please do not hesitate to contact me.
Scott
Scott J. Patterson, BA, CPT, MCIP, RPP
Principal
Patterson Planning Consultants Inc.
519-577-9817
Page 161 of 350
Region of Waterloo
Craig Dumart MCIP, RPP
Senior Planner
City of Kitchener
200 King Street West, 6th Floor
P.O. Box 1118, Kitchener, ON
N2G 4G7
Dear Mr. Dumart,
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
Community Planning
150 Frederick Street 8th Floor
Kitchener Ontario N2G 4A Canada
Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4466
www. regionofwaterloo.ca
Melissa Mohr 226-752-8622
July 27, 2022
Re: Land Use Compatibility Review — OPA 22/05 and ZBA
22/08
368-382 Ottawa Street South and 99-115 Pattandon
Avenue
Patterson Planning Consultants (C/O Scott Patterson) on
behalf of St. Mary's Coptic Orthodox Church and St.
Maurice Coptic Orthodox Church
CITY OF KITCHENER
Regional staff have reviewed the land use compatibility response entitled "Official Plan
Amendment OPA22/05 and Zoning By-law Amendment ZBA 22/08, 368-382 Ottawa
Street South and 99-115 Pattandon Avenue, City of Kitchener" dated June 30, 2022,
prepared by Patterson Planning Consultants Inc. The land use compatibility review was
completed as part of the complete application for Official Plan Amendment Application
OPA22/05 and Zoning By-law Amendment Application ZBA 22/08. Regional staff have
the following comments for review:
The subject lands (368-382 Ottawa Street South and 99-115 Pattandon Avenue) are
located on the southwest corner of Ottawa Street South and Pattandon Avenue in
Kitchener and contain existing single residential dwellings on each lot.
The applicant has proposed to demolish the existing dwellings on each parcel of land,
and amalgamate the parcels to construct an eight (8) -storey multi -residential building
containing 152 residential units. At grade and underground parking has been proposed
on site with access proposed from Ottawa Street South and Pattandon Avenue.
Document Number: 4140932 Version: 1
Page 1 of 3
Page 162 of 350
Surrounding land uses include institutional uses to the north of Pattandon Avenue and
directly south of the subject lands; residential and industrial land uses are located on the
east side of Ottawa Street South and residential uses are located to the west of the
subject lands. The lands located on the east side of Ottawa Street South are zoned
Industrial M2 within the City of Kitchener Zoning By-law and there are existing industrial
facilities located at 367 Ottawa Street South, 395 Ottawa Street South, and 6-16
Hoffman Street within the area of influence of the subject lands. The closest industrial
site to the subject lands is 367 Ottawa Street South.
Regional staff agree that 367 Ottawa Street South would be classified as a Class I
industrial land use, however as the lands east of Ottawa Street South between the rail
line and Hoffman Street permit Class II industrial land uses, this area should be
classified as a Class II industrial area. The recommended minimum setback between
Class II industrial uses and sensitive land uses is 70 metres. While the subject lands are
beyond 20 metres from the existing Class I industrial land use, they would be within 70
metres of land zoned for Class II industrial land uses and would not meet the
recommended minimum separation distance.
Section 4.10 of the MECP D6 Guideline indicates that it may not be possible to achieve
the recommended minimum separation distances contained in the guideline for
development in areas where urban redevelopment, infilling and/or transition to mixed use
is taking place. Regional staff acknowledge that the subject lands are located in the
Regional Council Endorsed Mill Street Major Transit Station Area (MTSA).
MTSA's are areas within the Region that are within 500-800 metres of a Light Rail Transit
Stop. These areas are intended to accommodate transit supportive development that
meet a minimum density target of 160 residents and jobs/ha and are to be developed in
a way that is supported by a diverse mix of uses including a mix of residential, office
institutional and commercial development, wherever appropriate.
Major Transit Station Areas are considered an area where redevelopment, infilling and
mixed uses are encouraged; therefore, reduced setbacks recommended in Section 4.2
can be considered in accordance with section 4.10 of the D-6 guidelines.
Further to the above, Regional staff understand that the existing designation and zoning
of the lands to the east of Ottawa Street South between the Rail line and Hoffman Avenue
will be updated through a Neighbourhood Planning Review and in accordance with the
Rockway PARTS Plan. It is anticipated that this area will be redesignated and rezoned
to permit high and medium density mixed-use development.
Based on the above and the analysis contained in the land use compatibility response
prepared by Patterson Planning Consultants Ltd, Regional staff have no objection to the
application subject to the following:
Document Number: 4140932 Version: 1
Page 2 of 3
Page 163 of 350
1. Implementation of the accepted recommendations relating to transportation noise
through the site plan/development agreement and future consent/condominium;
2. Update the noise study to address Regional stationary noise comments or
implement a Holding Provision on the subject lands; and,
3. Implementation of a prohibition on geothermal energy on site. The recommended
wording for the prohibition is:
"Geothermal Wells shall be prohibited on site in accordance with Chapter 8 of the
Regional Official Plan. A geothermal well is defined as a vertical well, borehole or
pipe installation used for geothermal systems, ground -source heat pump systems,
geo-exchange systems or earth energy systems for heating or cooling, including
open -loop and closed-loop vertical borehole systems. A geothermal well does not
include a horizontal system where construction or excavation occurs to depths less
than five meters unless the protective geologic layers overlaying a vulnerable
aquifer have been removed through construction or excavation."
I trust the above is of assistance.
Yours truly,
Melissa Mohr, MCIP, RPP
Principal Planner
C. Scott Patterson, Patterson Planning Consultants (Applicant)
Document Number: 4140932 Version: 1
Page 3 of 3
Page 164 of 350
Region of Waterloo
Craig Dumart, MCIP, RPP
Senior Planner
City of Kitchener
200 King Street West, 6th Floor
P.O. Box 1118, Kitchener, ON
N2G 4G7
Dear Mr. Dumart,
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
Community Planning
150 Frederick Street 8th Floor
Kitchener Ontario N2G 4J3 Canada
Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4466
www.regionofwaterloo.ca
Melissa Mohr 226-752-8622
File: D17/2/22005
C14/2/22008
June 27, 2022
Re: Proposed Official Plan Amendment OPA 22/05 and
Zoning By-law Amendment ZBA 22/08
368-382 Ottawa Street South and 99-115 Pattandon
Avenue
Patterson Planning Consultants (C/O Scott Patterson)
on behalf of the Coptic Orthodox Patriarchate Saint
Maurice Church and St. Mary's Coptic Orthodox Church
CITY OF KITCHENER
Patterson Planning Consultants on behalf of the Coptic Orthodox Patriarchate Saint
Maurice Church and St. Mary's Coptic Orthodox Church has submitted an Official Plan
Amendment and Zoning By-law Amendment for a development proposal at 368-382
Ottawa Street South and 99-115 Pattandon Avenue in the City of Kitchener.
The applicant is proposing to demolish the existing dwellings on the subject lands to
construct an eight (8) -storey multi -residential building with 152 residential units. At grade
and underground parking have been proposed on site with access proposed from Ottawa
Street South and Pattandon Avenue.
The subject lands are designated Urban Area and Built -Up Area in the Regional Official
Plan. The subject lands are located in a Major Transit Station Area and designated Low
Rise Residential in the City of Kitchener Official Plan and zoned Residential Five (R-5)
Zone in the City of Kitchener Zoning By-law. The applicant has proposed an Official
Plan Amendment to redesignate the lands from Low Rise Residential to Medium Rise
Document Number: 4113518 Version: 1
Page 1 of 7
Page 165 of 350
Residential with a Specific Policy Area that would permit a maximum FSR of 2.5
whereas a max. FSR of 2.0 is permitted and an increased building height of 26.2 m
whereas the maximum height is 25 m. A Zoning By-law Amendment is required to
permit the rezoning of the subject lands from the Residential Five (R-5) Zone to the
Residential Six (R-6) Zone with Special Regulations to permit an increased FSR of 2.5,
a reduced front and exterior side yard setback of 4.4 (whereas 6.0 m is required), a
reduced on-site parking rate of 0.9 spaces/unit for multiple dwellings and a reduced
visitor parking rate of 0.1 spaces per unit.
The Region has had the opportunity to review the proposal and offers the following:
Regional Comments
Development Planning Comments
The subject lands are designated "Urban Area" and "Built -Up Area" on Schedule 3a of
the Regional Official Plan (ROP) and the site is designated Low Rise Residential in the
City of Kitchener Official Plan.
Planned Community Structure
The ROP supports a Planned Community Structure based on a system of Nodes,
Corridors and other areas that are linked via an integrated transportation system (ROP
objective 2.1 and 2.2). Components of the Planned Community Structure include the
Urban Area, Nodes, Corridors and other development areas including Urban Growth
Centres (UGC's) and Major Transit Station Areas (MTSA's).
Mostly all of the Region's future growth will occur within the Urban Area and Township
Urban Area designations, with a substantial portion of this growth directed to the
existing Built -Up Area of the Region through reurbanization. Focal points for
reurbanization include Urban Growth Centres, Township Urban Growth Centres, Major
Transit Station Areas, Reurbanization Corridors and Major Local Nodes (ROP Section
2. B).
Regional staff understand that the subject lands are located within 500-800 m of the Mill
ION Stop. In addition, the subject lands are adjacent to a proposed transit corridor with
a segregated cycling lane and bus routes that link directly with rapid transit stops within
the Region of Waterloo. Increased densities and transit supportive development is
encouraged within these areas of the Region. Regional staff encourage the applicant to
minimize surface parking on site in accordance with Regional Official Plan Policy
2.D.7(c) to encourage use of transit in the area.
Land Use Compatibility:
As per the pre -submission comments provided for this proposal, Regional staff required
a compatibility review to be completed in accordance with the Ministry of Environment,
Conservation and Parks (MECP) D-6 Series Guidelines. A land use compatibility
review was required to determine the suitability of the proposed land use on the subject
lands based on the existing industrial land uses within the vicinity of the site. The land
Document Number: 4113518 Version: 1
Page 2 of 7
Page 166 of 350
use compatibility review was to be included in the Planning Justification Report and has
not been provided. Regional staff note that there are designated and zoned Industrial
lands immediately south of the subject lands, which appear to permit, Class I to Class II
industrial land uses. Please note that Class I industrial facilities are required to be a
minimum of 20 m from a sensitive land use and Class II industrial facilities are required
to be a minimum of 70 m from a sensitive land use. The compatibility review and
justification is required in accordance with the Ministry of Environment, Conservation
and Parks (MECP) D-6 Series Guidelines in order for Regional staff to provide
additional comments on the suitability of proposal from a land use compatibility
perspective. It is required that this assessment be completed to the satisfaction of
the Region prior to further consideration of this application.
Corridor Planning
Official Plan and Zoning By-law Amendment Stage:
Environmental (Transportation) Noise:
Regional staff have received the report entitled "Noise & Vibration Impact Study
368,372, 374 and 382 Ottawa Street South, and 99, 103, 107, 111 and 115 Pattandon
Avenue, Kitchener, Ontario for St. Mary's Coptic Orthodox Church" dated March 3,
2022, completed by J.E. Coulter Associates Limited and accept the conclusions and
recommendations made within the Feasibility Study for transportation noise at this stage
(OPA/ZBA Stage). The recommended noise mitigation measures include the use of
central air conditioning, noise warning clauses and double glazed windows (operable or
fixed) for window to floor ratios mentioned in the report. These measures shall be
implemented within the site plan and through a registered development agreement at
the site plan and/or condominium stage.
In addition to the above, the following must be addressed at the site plan stage:
1. The study must assess the impact of the CN rail line immediately adjacent to the
Regional ION tracks. That spur line is operated by Goderich-Exeter Railway and
should be included in the study.
2. Section 3.0 the study references Region of Waterloo Noise Implementation
Guidelines from 2009. Please update the noise report to reflect the 2019 guidelines
found here: https://www.regionofwaterloo.ca/en/doinq-
business/resources/DOCS ADMIN-3127473-v3A-
Noise Policy Implementation Guideline.pdf.
3. There appears to be an error in the traffic volumes listed in Table 3 of the report
compared to what was provided by the Region of Waterloo. This error affects the
calculations (e.g. Ottawa Street South 2021 — 11,600 AADT versus 11,700 AADT
and Ottawa Street South 2032 — 12,200 AADT versus 12,300 AADT). Please ensure
this matter is addressed through the site plan application.
Stationary Noise Review:
Regional staff are reviewing the stationary noise aspects of the noise report entitled
"Noise & Vibration Impact Study 368,372, 374 and 382 Ottawa Street South, and 99,
Document Number: 4113518 Version: 1
Page 3 of 7
Page 167 of 350
103, 107, 111 and 115 Pattandon Avenue, Kitchener, Ontario for St. Mary's Coptic
Orthodox Church" dated March 3, 2022, completed by J.E. Coulter Associates Limited.
Comments will be sent separately. The Region must be satisfied with the
conclusions, recommendations and implementation measures relating to
stationary noise prior to providing final comments on the application.
Region of Waterloo International Airport
The subject lands are located within the Region of Waterloo Zoning Regulated Area,
specifically under the Take-off/Approach Surface for Runway 08. The permitted
building height for subject property is 465m Above Sea Level (ASL) and the maximum
building height is 108m, based on a maximum ground level of 326m ASL. Please be
advised that the use of construction towers/cranes for a proposed development
must also comply with the Airport Zoning Regulation indicated above.
Furthermore, the proposed building and any construction towers/cranes may require
notification to NAV Canada. Please complete and submit the Land Use Submission
Form, found here: https://www.navcanada.ca/en/products-and-services/Pages/land-use-
program.aspx to NAV Canada.
In addition to the above, the following airport warning clause shall be implemented
through a registered development agreement with the Region of Waterloo at the time of
a future consent or plan of condominium application. The warning clause shall also be
included in the Condominium Declaration and all purchase and sale/lease/rental
agreements (should a condominium be proposed):
"Prospective purchasers and tenants are advised that all lots and blocks in this plan of
Condominium are located within or in close proximity to one of the flight paths leading
into and out of the Region of Waterloo International Airport and that directional lighting
along this path and noise from aircraft using the flight path may cause concern to some
individuals."
Regional Road Dedication;
The subject lands have direct frontage along Ottawa Street South (Regional Road 04)
which has a designed road width of 30.48m (100ft) in accordance with Schedule 'A' of
the Regional Official Plan (ROP). The existing Ottawa Street South right of way
measures approximately 26.213m (86ft); therefore, a road dedication measuring
approximately 2.134m (7ft) will be required across the Ottawa Street South frontage. In
addition, a daylight triangle measuring 7.62m x 7.62m (measured post road widening) is
also required at the intersection of Ottawa Street South & Pattandon Avenue.
The concept plans provided with the application appear to correctly show the required
road widening and daylight triangle dedication along the Ottawa Street South. Please
continue to show the required property dedications on all plans as the road dedication
will be taken through the future Site Plan application.
Document Number: 4113518 Version: 1
Page 4 of 7
Page 168 of 350
Access Permit/TIS/Access Regulation:
The subject lands have access to the Municipal Road network via three full moves
accesses on Ottawa Street South (under the jurisdiction of the Region), and six full
moves accesses on Pattandon Avenue (under the jurisdiction of the City of Kitchener).
The applicant has proposed to consolidate the existing accesses and has proposed a
single full movement access on Ottawa Street South and a single full movement access
on Pattandon Avenue. Regional staff have no objections to the proposed vehicular
accesses. Please note that detailed comments related to the design of the access on
Ottawa Street South will be provided through the future Site Plan application.
Functional Servicing, Stormwater Management & Site Grading:
The Functional Servicing Report entitled "Functional Servicing Report, 374 Ottawa
Street South, Kitchener, Ontario" dated December 1, 2021, completed by K. Smart
Associates Limited has been reviewed and Regional staff have no objection to the
findings of the report at this stage (OPA and ZBA stage). Detailed comments related to
report will follow separately and can be addressed through the Site Plan application.
Transit Planning:
Grand River Transit (GRT) Transit Development staff have no objections to this
proposal. Please be advised that no additional transit stops are planned along the
frontage of this development due to the proximity of this site to the Mill ION Stop. Please
be advised that pedestrian and cycling facilities were recently upgraded on Ottawa
Street South through the Region's reconstruction project, and the proposed site plan
includes adequate sidewalk connections.
Region of Waterloo Site Plan Review Fee:
The Region will require an $805 fee at the time of Site Plan application submission.
Hydrogeology and Water Programs:
The subject lands are located within Wellhead Protection Sensitive Area 8 (WPSA 8).
Please be advised that the Region does not support permanent active or passive
dewatering controls for below -grade infrastructure, including foundations, slabs, parking
garages, footings, piles, elevator shafts, etc. Below -grade infrastructure requiring dry
conditions shall be waterproofed.
In addition, Regional staff request a prohibition on geothermal energies to be written
into the site-specific Zoning By-law. It is recommended that the following wording be
used:
"Geothermal Wells shall be prohibited on site in accordance with Chapter 8 of the
Regional Official Plan. A geothermal well is defined as a vertical well, borehole or pipe
installation use- d for geothermal systems, ground -source heat pump systems, geo-
exchange systems or earth energy systems for heating or cooling, including open -loop
and closed-loop vertical borehole systems. A geothermal well does not include a
horizontal system where construction or excavation occurs to depths less than five
Document Number: 4113518 Version: 1
Page 5 of 7
Page 169 of 350
meters unless the protective geologic layers overlaying a vulnerable aquifer have been
removed through construction or excavation."
Housing Services
The Region supports the provision of a full range of housing options, including
affordable housing. The Region's 10 -Year Housing and Homelessness Plan contains an
affordable housing target for Waterloo Region. The target is for 30% of all new
residential development between 2019 and 2041 to be affordable to low and moderate
income households. Staff recommend that the applicant consider providing a number of
affordable housing units on the site. Staff further recommend meeting with Housing
Services to discuss the proposal in more detail and to explore opportunities for
partnerships or programs.
In order for affordable housing to fulfill its purpose of being affordable to those who
require rents or purchase prices lower than the regular market provides, a mechanism
should be in place to ensure the units remain affordable and establish income levels of
the households who can rent or own the homes.
For the purposes of evaluating the affordability of an ownership unit (based on the
definition in the Regional Official Plan), the purchase price is compared to the least
expensive of:
Housing for which the purchase price results in annual
accommodation costs which do not exceed 30 percent of gross
$1,470
annual household income for low and moderate income
$385,500
households
Bachelor: $950
Housing for which the purchase price is at least 10 percent
1 -Bedroom: $1,134
below the average purchase price of a resale unit in the
$576,347
regional market area
Based CJn uic niusi recent iniormauon avauaoie from the rrs Housing I ables (2021).
In order for an owned unit to be deemed affordable, the maximum affordable house
price is $385,500.
For the purposes of evaluating the affordability of a rental unit (based on the definition of
affordable housing in the Regional Official Plan), the average rent is compared to the
least expensive of:
A unit for which the rent does not exceed 30 per cent of the
gross annual household income for low and moderate income
$1,470
renter households
A unit for which the rent is at or below the average market rent
Bachelor: $950
(AMR) in the regional market area
1 -Bedroom: $1,134
2 -Bedroom: $1,356
Document Number: 4113518 Version: 1
Page 6 of 7
Page 170 of 350
3 -Bedroom: $1,538
4+ Bedroom: $3,997
Based on the most recent information available from the PPS Housina TahlPs l9roii
In order for a unit to be deemed affordable, the average rent for the proposed units must
be at or below the average market rent in the regional market area, as listed above.
Fees
By copy of this letter, the Region of Waterloo acknowledges receipt of the review fees of
$11,000.00 (received April 7, 2022 and deposited May 19, 2022).
Follow Up:
The following items must be addressed prior to the Region providing final comments on
the Official Plan and Zoning By-law Amendment applications:
• Adequately address land use compatibility between existing industrial land uses
and the proposed sensitive land uses on the subject lands in accordance with
MECP D-6 Series Guidelines;
• The Region must accept the conclusions, recommendations and mitigation
measures proposed for the stationary noise aspects of the development in the
Environmental Noise report;
General Comments
Any future development on the lands subject to the above -noted application will be
subject to the provisions of Regional Development Charge By-law 19-037 or any
successor thereof.
Please accept this letter as our request for a copy of the decision pertaining to this
application. Should you have any questions, please do not hesitate to contact me.
Yours truly,
Melissa Mohr, MCIP, RPP
Principal Planner
C. Scott Patterson, Patterson Planning Consultants (Applicant)
Document Number: 4113518 Version: 1
Page 7 of 7
Page 171 of 350
Region of Waterloo
Craig Dumart, MCIP, RPP
Senior Planner
City of Kitchener
200 King Street West, 6t" Floor
P.O. Box 1118, Kitchener, ON
N2G 4G7
Dear Mr. Dumart,
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
Community Planning
150 Frederick Street 8th Floor
Kitchener Ontario N2G 4A Canada
Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4466
www. regionofwaterloo.ca
Melissa Mohr 226-752-8622
File: D17/2/22005
C14/2/22008
June 28, 2022
Re: Stationary Noise Review OPA 22/05 and Zoning By-law
Amendment ZBA 22/08
368-382 Ottawa Street South and 99-115 Pattandon
Avenue
Patterson Planning Consultants (C/O Scott Patterson)
on behalf of the Coptic Orthodox Patriarchate Saint
Maurice Church and St. Mary's Coptic Orthodox Church
CITY OF KITCHENER
Regional staff have reviewed the stationary noise component of the noise study entitled,
"Noise and Vibration Impact Study, 368, 372, 374 and 384 Ottawa Street South, and 99,
103, 107, 111 and 115 Pattandon Avenue, Kitchener, Ontario" (J.E. Coulter Associates
Limited, March 3, 2022).
The development consist of an 8 -storey residential building with 152 units and 1 level of
underground parking. The site plan included in with the submission shows ventilation of
the underground parking garage, however the noise study did not include a description
of the ventilation system for the garage. Regional staff require a description of the
garage ventilation system and how noise sources have been assessed (if necessary) in
order to accept the report. This information shall be required prior to adoption of
the Zoning By-law Amendment or through the implementation of a holding
provision within the amendment.
In addition to the above, the following was reviewed:
Document Number: 4114642 Version: 1
Page 1 of 3
Page 172 of 350
Impact of Off-site Noise Sources on the Development
The study assessed the impact of off-site noise sources on the development. The
modelled results indicate predicted noise levels for the daytime and nighttime periods
meet the MECP NPC -300 noise guideline noise level limits for a Class 1 acoustical
environment at all on-site residential points of reception identified in the study. The
predicted noise levels for the residential points of reception are shown in Table 5
(daytime) and Table 6 (nighttime) on page 8 of the report and indicate that no noise
mitigation is required.
Impact of On-site Noise Sources on Surrounding Area and the Site Itself
The study assessed the impact of on-site noise sources on off-site and on-site sensitive
receptors. The modelled results also indicate predicted noise levels for the daytime and
nighttime periods meet the MECP NPC -300 noise guideline noise level limits for a Class
1 acoustical environment at all on and off-site residential points of reception identified in
the study. The predicted noise levels for the residential points of reception are shown in
Table 7 (daytime) and Table 8 (nighttime) on pages 9-10 of the report and indicates that
no noise mitigation is required. Staff notes the typo in the title of Table 7, which reads,
"Daytime Sound Levels at Off -Site Receptors". This should read "Daytime Sound
Levels at On & Off -Site Receptors". The results in the Table show the correct on and
off-site receptors.
Subject to addressing the underground parking noise source(s), a certificate of
compliance from a Professional Engineer should be provided to indicate the noise
sources identified in the Study comply with the MECP NPC -300 noise guideline
limits. This requirement should be secured through an agreement with the City.
Conclusions:
Regional staff require a description of the garage ventilation and noise sources
assessed if necessary. This shall be completed prior to the adoption of the Zoning
By-law Amendment or through the use of a Holding Provision.
Follow Up:
The following items must be addressed prior to the Region providing final comments on
the Official Plan and Zoning By-law Amendment applications:
• Adequately address land use compatibility between existing industrial land uses
and the proposed sensitive land uses on the subject lands in accordance with
MECP D-6 Series Guidelines as indicated in the Region's letter of June 27, 2022.
Document Number: 4114642 Version: 1
Page 2 of 3
Page 173 of 350
General Comments
Any future development on the lands subject to the above -noted application will be
subject to the provisions of Regional Development Charge By-law 19-037 or any
successor thereof.
Please accept this letter as our request for a copy of the decision pertaining to this
application. Should you have any questions, please do not hesitate to contact me.
Yours truly,
1
_n
Melissa Mohr, MCIP, RPP
Principal Planner
C. Scott Patterson, Patterson Planning Consultants (Applicant)
Document Number: 4114642 Version: 1
Page 3 of 3
Page 174 of 350
Craig Dumart
From: Rojan Mohammadi
Sent: Tuesday, July 5, 2022 1:53 PM
To: Craig Dumart
Cc: Sandro Bassanese
Subject: Comments on Shadow Study for Ottawa & Pattandon (OPA/ZBA)
Hi Craig,
Here are my revised comments on the shadow study for Ottawa & Pattandon OP/ZB Applications.
The shadow study is reviewed and acceptable in spite of its non -confirming status with the City's requirements on
shadow impacts in the Urban Design Manual. The following are the reasons for staff to deem the study acceptable:
• The proposed massing and built form align with our vision and policies for the area. The staff finds the massing
appropriate for the area.
• The shadow impact is mostly on the street and sidewalk on Pattandon with slight impact on the residential front
yard across the street.
• The existing and proposed zoning allow for developments that line up with our height requirements for the area.
• Regardless of height, any proposed development would create a shadow 'impact on the sidewalk.
In order to mitigate the shadow impact, the applicant/developer is responsible to provide the following at the Site Plan
Application stage:
Provide enhanced streetscape treatment on Pattandon
Provide shade -tolerant street trees/planting
Thank you
Rojan Mohammadi MA, MCIP, RPP, PMP (She/Her)
Senior Urban Designer i Planning Division I City of Kitchener
519-741-2200 x 7326 1 TTY 1-866-969-9994 1 Roian.mohammadiQkitchener ca0 6) G
Page 175 of 350
City of Kitchener
OPA & ZBA Comment Form
Project Address: 368-382 Ottawa Street South & 99-115 Pattandon Avenue
Date of Meeting: June 3, 2022
Application Type: Official Plan Amendment & Zoning Bylaw Amendment
Comments Of: Planning- Urban Design
Commenter's Name: Rojan Mohammadi
Email: Rojan.mohammadi@kitchener.ca
Phone: 519-741-2200 ext: 7326
.. �Oa
o;
Date of Comments: February 14, 2022
❑ I plan to attend the meeting (questions/concerns/cornmIits for discussion)
❑x No meeting to be held
�.
❑ I do NOT plan to attend the meet
1. Documents Reviewed: qi,,,
• Urban Design Brief(March�2022), Prepared by Patterson Planning Consultants Inc.
j/�i� ° °
• Site. Plan Prt&ohl. & Preliminary Elevation & P1 Level Parking Plan Proposal (July 2021),
,. '"oma„ o,
prepared'lby f %Tome & Associate.
• Tree:Management Plan (Dec 2021) prepared by Hill Design.
i, l%"" 0 n
81' AP
Al
2. Site-Specific.Comments & Issues:
• Relocate the principal entrance on to the main street(s) or the corner of Ottawa and Pattandon
to provide active uses and natural surveillance onto the public realm.
• It is recommended to use differentiating color and/or features for building entrances to
emphasize access. Ensure entrances are clearly defined and emphasized through architectural
elements that are clean, recognizable and appropriately scaled and detailed to suit the building
mass.
• When pedestrian walkways abutting parking stalls a minimum of 1.8m is required. Walkways
through the drive aisle should be an alternate, high contrast material.
A City for Everyone
Working Together — Growing Thoughtfully — Building Community Page 176 of 350
• A pedestrian connection is required from the building to the play area.
• There might be potential noise issues from the play area located in close proximity to the
adjacent low-rise property. Visual barriers such as fencing, landscaping and other noise
mitigation methods should be taken into consideration.
• It is recommended to place the bike storage on the ground floor to improve accessibility and
circulation for cyclists.
• Special consideration should be given to where residential ground floor units are present, define
the threshold between private residential uses at grade and the public realm through measures
such as streetscaping, landscaping and elevation changes
• Consider reducing surface parking and utilize the additional space for outdoor •a:merxit.i.e.s.--
Ao/„
2. Comments on Submitted Documents
Urban Design Brief //
��b/
• The brief only covers how the Mid -Rise Buildings design•�%'%
,guidelines are applicable to the
proposed development. A more thorough anal sis '
g y o01d be�given to include City Wide
///P
Design, Major Transit Station Area and structured ,. 'moo
par rfrg.. °r o,���
Q
• Mid -Rise Buildings analysis should be provided n6 uding; separation distance, overlook,
angular plane, transition to the low-rise/ evel pmerfts and etc).
• Sketchup model should be provided to eonfirm ha.dow analysis.
Tree Management Plan
• Written permission for remova-I..ofi or impact to trees in joint ownership along property line
� r,.
is required. This would,berequired at the site plan stage.
/
////�
/,g// iii. /�i • �4%�
lJ
A City for Everyone
Working Together— Growing Thoughtfully— Building Community Page 177 of 350
Craig Dumart
From: humberto molina prado
Sent: Thursday, May 12, 2022 10:48 AM
To: Craig Dumart
Cc: humberto.amp@gmail.com
Subject: [EXTERNAL] development at 368-382 ottawa street south& Pattandon av
I agree with this development at 368 Ottawa and Pattandon Ave. in Kitcheber and I would like to have a
notice of decision, thanks
Page 178 of 350
Craig Dumart
From: Davidson, Moira
Sent: Wednesday, May 18, 2022 11:44 AM
To: Craig Dumart
Cc: Debbie Chapman; scott@lpplan.com
Subject: [EXTERNAL] Response to development application ZBA22/008/0/CD for 368 Ottawa
Street S
Hello,
Please accept the following response in support of application ZBA22/008/O/CD for 368 Ottawa Street S.
I am a local resident of the Southdale neighbourhood and currently reside at . The
neighbourhood is primarily made up of war -time homes, half (or more) of which have been converted into
duplexes/triplexes and rental units for students, young families, and new immigrants to the community. There is a
great need for higher density rental and market housing in this area as there is already a limited amount of
duplexes/triplexes available.
I think the proposed development of an 8 -storey apartment building, made up of 1 and 2 bedroom units is an
excellent redevelopment proposal given the location of the site adjacent to high -order transit and arterial road(s). I
also want to express my appreciation for the developer to include parkspace within this development rather than
cash -in -lieu due to the limited public active park space available within the southdale community for amenities like
play structures.If possible, could the play area space be increased and above ground parking reduced given the
close proximity of the ION? There is already an abundance of above ground parking on both church properties that
goes unused outside of times of worship and an abundance of on -street parking on Pattandon.
It is also appreciated that the building has been pushed into the most north east corner of the site to minimize
shadow impacts on adjacent properties, as the majority of the shadows for this building will fall on the buildings
parking lot, the adjacent roadways, or either of the adjacent churches.
This high-density development is also a great way to address housing affordability for first-time home buyers. Given
the housing crisis, affordable units are needed now more than ever. In addition to the development of 1-2 bedroom
units, please consider making some of these units affordable/attainable units so that more members of the
community can benefit from the development.
.NOTE: The above stance on the proposed project located at 368 Ottawa Street S in Kitchener is my personal
opinion and mine alone. It does not represent the opinion of nor does it represent my
professional planning opinion nor the opinion of OPPI/CIP.
Thank you,
PAoVa Davidson MCIP, RPP
Urban Planner
Pronouns: she, her, hers
0
Page 179 of 350
Craig Dumart
From: Millard Meyers
Sent: Saturday, May 7, 2022 10:24 PM
To: Craig Dumart
Cc: Maria Meyers
Subject: [EXTERNAL] application for development in my neighbourhood 368-382 Ottawa ST S &
99-115 Pattandon Ave
Hi
I am responding to the card in our mailbox regarding the application for development in my neighbourhood 368-382
Ottawa ST S & 99-115 Pattandon Ave.
Looks like a good plan. I trust it will be pleasing to the eye when it is done
Please send us communication of the notice of decision.
Millard and Maria Meyers
Q - Virus -free. www.avq.com
Page 180 of 350
Craig Dumart
From: Debbie Chapman
Sent: Monday, May 16, 2022 11:51 AM
To: Craig Dumart; Mary Beth Nikel
Cc: Brandon Nike[; ERWIN NIKEL -
Subject: Re: [EXTERNAL] 368 Ottawa Street South 18 fl I Proposed
Thanks Craig.
Mary Beth, bylaw visited the area and saw no infraction at this time. If you continue to see concerns you can
call 519-741-2345 and they will dispatch a bylaw officer.
Debbie Chapman
Click here to subscribe to monthly Newsletter!
Councillor I Ward 9 1 City of Kitchener 1200 King St. W. N2G 4G7
O: 519.741.2798 /C: 226.752.7104 1 TTY 1-866-969-9994 1 debbie.chapman@kitchener.ca
Our 24 Hour Contact Line for Issues or Questions 519-741-2345
From: Craig Dumart <Craig.Dumart@kitchener.ca>
Sent: Thursday, May 12, 2022 2:01 PM
To: Debbie Chapman <Debbie.Chapman@kitchener.ca>; Mary Beth Nikel
Cc: Brandon Nikel ; ERWIN NIKEI
Subject: RE: [EXTERNAL] 368 Ottawa Street South 18 fl I Proposed
Good afternoon,
Thank you for taking time to review and provide comments on the proposed development at 368-382 Ottawa Street
South & 99-115 Pattandon Avenue. Staff will be sending out invitations shortly for a virtual neighbourhood meeting to
be held mid-June to discuss the development further. I hope you will be able to attend.
If properties are not being upkept or on street parking is a current issues and continues to be an issue please contact By-
law enforcement who can ticket the vehicles and home owners who are not maintaining their properties.
Tree management plans and grading and storm water management plans are requirements of site plan approval which
is the process that would follow approval of the Zoning By-law Amendment and Official Plan Amendment applications.
In short, the development is not permitted to drain storm water on adjacent properties. The city's storm water policy
requires the management of pre-existing to post development on the site. Additionally the first 12.5 mm of rain
needs to retained on site.
Page 181 of 350
Craig Dumart, BES, MCIP, RPP
Senior Planner I Planning Division I City of Kitchener
(519) 741-2200 ext 7073 1 TTY 1-866-969-9994 1 craig.dumart(a).kitchener.ca
From: Debbie Chapman <Debbie.Chapman@kitchener.ca>
Sent: Wednesday, May 11, 2022 4:15 PM
To: Mary Beth Nikel Craig Dumart <Craig.Dumart@kitchener.ca>
Cc: Brandon Nikel - ERWIN NIKEL
Subject: Re: [EXTERNAL] 368 Ottawa Street South 18 fl I Proposed
Hi Mary Beth,
I will defer to Craig for the responses to most of your questions.
While this application is at a relatively early stage, the developer has not committed to affordable units at this
time.
Craig can you please comment on Mary Beth and Brandon's other concerns?
Debbie Chapman
Click here to subscribe to Monthly Newsletter!
Councillor I Ward 9 1 City of Kitchener 1200 King St. W. N2G 4G7
0: 519.741.2798 /C: 226.752.7104 1 TTY 1-866-969-9994 1 debbie.chapman@kitchener.ca
Our 24 Hour Contact Line for Issues or Questions 519-741-2345
From: Mary Beth Nikel
Sent: Tuesday, May 10, 2022 10:16 AM
To: Craig Dumart <Craig.Dumart@kitchener.ca>; Debbie Chapman <Debbie.Chapman@kitchener.ca>
Cc: Brandon Nike] ; ERWIN NIKEL
Subject: [EXTERNAL] 368 Ottawa Street South 18 fl I Proposed
Good morning Craig and Debbie,
Page 182 of 350
My husband and I have compiled some comments regarding the proposed development 368 Ottawa Street
South. Please review the comments below:
Background: My husband, Brandon has owned and lived a� Kitchener since October 2008. We have
lived here for 14 years and are now raising a family with small children. We have lived here since before the properties
subject to development on Ottawa and Pattandon were owned by Saint Mary's and Saint Maurice Coptic Orthodox
Church, and were then owned by retirees and families.
Since the properties have been gradually purchased and now owned by the Church, we have noticed a significant
decline in the property maintenance and general upkeep of the homes owned by the Church. We note that at least 3 of
the homes have been vacant on Pattandon Ave. for the past year or more and they could have been used by the Church
for their programing and sponsorship if they took responsibility for these properties. As landlords, they have done the
bare minimum for property maintenance, with only snow removal and lawn care completed by contractors. One
concern is if this development proceeds, how will it be properly maintained if they cannot maintain current
properties?
We are also concerned with this proposed development will be the significant decline in green space and well
established mature trees. This fall, our neighbourhood has faced the harsh reality of over 4,000 trees being removed in
the Schneider Creek Renaturalization Project. We understand that with increased rain and storms due to climate
change, that it is important to plan for stormwater management by making the Schneider creek wider and
deeper. However, it is also critical to maintain the greenspace and trees to prevent the run off from significant rainfall
events. With the Church expansion and removing greenspace for the parking lot, we are concerned about potential
floods in neighbouring homes and properties. Our (in-law) parents, Erwin and Ellen Nikel, have lived at
since 2012. They own the first home on Hoffman with their backyard adjacent to the church parking lot. Since
the parking lot was expanded by the Church, in the past 4 winters, our parents have experienced flooding (if they do
not take the due diligence to remove the backyard ice and snow) in their basement because the rainfalls during February
and March have no place to be absorbed into ground. The proposed expansion will increase the flood risk for us and
surrounding neighbours.
We are also concerned with the proposed development driveway being directly on Pattandon Ave. Our street was
narrowed with the reconstruction and is now 6 meters as directed by the Kitchener design for safety and improved
transportation. We have noted a reduction in the drivers who use the street to by-pass the ION, however it has not
stopped them going over the speed limit. We are concerned with increased traffic and parking. This development will
create an unsafe street with cars still trying to beat the ION and use it as a by-pass. With on -street parking, it will
create a dangerous situation for pedestrians and cyclists. How will emergency vehicles be able to respond in a timely
manner with parked vehicles in their way?
We have read the proposal is for affordable housing and we understand there is a significant need in our area. We
welcome this proposal to our neighbourhood to meet this need of our community. We are wondering how these units
will meet this need of our community if it is used exclusively by the Church for the sponsorship of exiled Coptic
Orthodox Christians from Egypt? We need to find solutions for our housing crisis within our community before we can
welcome and house additional families. We have welcomed our current neighbours from Egypt i) and
our children and family have bonded relationships with them over the past year. We want to see good things happen in
our neighbourhood, but also hope for solutions for the broader community and future hope for our Region.
Sincerely,
Brandon and Mary Beth Nikel
3
Page 183 of 350
Craig Dumart
From: Mary Beth Nikel
Sent: Thursday, June 23, 2022 3:08 PM
To: Craig Dumart
Subject: [EXTERNAL] Re Re: Re: Notice of Neighbourhood Meeting 368-382 Ottawa Street
South & 99-115 Pattandon Avenue
Thanks Craig. I understand.
Glad to see the shadow study is included. That was one concern I had, but now not an issue.
Would like to see the open ramp parking entrance face towards Ottawa Street instead of the south direction, and the
greenspace area extended. Increasing the greenspace and making it a shared public space would benefit the
neighbourhood and. reduce the parkland fees for the developer. This would also reduce some noise and lights from cars
to direct neighbours at 95 Pattandon. Perhaps this was discussed in the meeting .... I will wait for the recording.
Thanks, have a great day too.
Mary Beth
On Thu, Jun 23, 2022 at 2:37 PM Craig Dumart <Craig.Dumart@kitchener.ca> wrote:
Hi Mary Beth Renderings are never 100% to scale but are accurate enough to give context. Also each rendering is taken
from different perspectives which may make a building look smaller or larger.
Have a great day.
Craig Dumart, BES, MCIP, RPP
Senior Planner I Planning Division I City of Kitchener
(519) 741-2200 ext 7073 TTY 1-866-969-9994 1 craig.dumartp_kitchener.ca
00 t 'g���
From: Mary Beth Nikel <
Sent: Thursday, June 23, 2022 12:18 PM
1
Page 184 of 350
To: Craig Dumart <Craig.Dumart@kitchener.ca>
Subject: [EXTERNAL] Re: Re: Notice of Neighbourhood Meeting - 368-382 Ottawa Street South & 99-115 Pattandon
Avenue
Thanks Craig.
I am not an expert in concept design, but there is no way the building renderings are to scale. The church being as tall
as the 8 storey building is a bit of a stretch.
https://app2.kitchener.ca/AppDocs/OpenData/AMANDADataSets/648927 Building%20Renderings.pdf
On Thu, Jun 23, 2022 at 11:44 AM Craig Dumart <Craig.Dumart@kitchener.ca> wrote:
Hi Mary Beth,
A recording of the meeting will be available online mid- late next week.
https://app2.kitchener.ca/AppDocs/OpenData/AMANDADataSets/Supporting Documents List 648927.pdf
Craig
From: Mary Beth Nikel
Sent: Wednesday, June 22, 2022 4:27 PM
To: Craig Dumart <Craig. Dumart@ kitchener.ca>
Subject: [EXTERNAL] Re: Notice of Neighbourhood Meeting - 368-382 Ottawa Street South & 99-115 Pattandon
Avenue
Good afternoon Craig,
z
Page 185 of 350
I was unable to attend the virtual neighborhood meeting last Thursday. I was wondering if minutes might be
available or a recording of the meeting?
If you can please send any information, I would appreciate it.
Thank you,
Mary Beth
From: £raig.Dumart(aDkitchener.ca
Sent: May 31, 2022 10:47 a.m.
To: Craig. Duma rt@kitchener.ca
Cc: Debbie.Chapman(ftitchener.ca
Subject: Notice of Neighbourhood Meeting - 368-382 Ottawa Street South & 99-115 Pattandon Avenue
Good morning,
You are invited to attend a virtual neighbourhood meeting to discuss the proposed developed at 368-.382 Ottawa
Street South & 99-115 Pattandon Avenue June 16th at 7pm.
Please click the link below to join the webinar:
https://kitchener-ca.zoom.us/i/81397206605
3
Page 186 of 350
Craig Dumart
From: admin
Sent: Thursday, June 16, 2022 5:59 PM
To: Craig Dumart
Subject: [EXTERNAL] re: Ottawa/Pattandon development
Craig,
As a church we are not opposed to the development idea. We are however opposed to development that
ghettoizes the neighbourhood by building too close to the street.
We strongly prefer a building set back from Pattandon--even if that means it needs to be 2 stories higher.
Kitchener has a bad track record of allowing these buildings to be built right up to the street.
Regards,
Craig.
A. Craig Polach
Pastor
Kitchener.
Page 187 of 350
Craig Dumart
From: Steven P Woods
Sent: Wednesday, June 15, 2022 11:47 PM
To: Craig Dumart
Subject: [EXTERNAL] Neighbourhood Dev. 368-382 Ottawa St/Pattandon Ave.
Good Evening
I have concerns about the development of the 8 Storey apts. at 368-382 Ottawa St. First it is unprecedented to
have a 8 Storey building in the area where surrounding building are between 3-4 Storeys. Concerns I have:
1)152 Underground Parking Space
Where will the entrance be? Ottawa St. too busy for entrance because of traffic. Pattandon Ave. just went
thru downsizing roadway so makes driving more challenging to get between cars now.
Visitors parking ? Right now, you cannot park on Ottawa St. from Mon -Sat. So Pattandon would be
overwhelmed with parked car visiting the building even with 10% visitors that's 15 spaces along our street.
I cannot also believe that tenants at the new building would have just 1 car. I think that should be brought
up as concern.
During the winter snowbanks are high and wide reducing roadway even more. Where will snow from
apartments go? On Pattandon we use are front lawns and boulevards for the snow. What will the apt do for
snow removal?
I am worried about the congestion trying to get on to Ottawa St. now. By adding the cars from the apt that is
tripling that.
2)Environment
What will be done regarding the natural underground spring in the area that run along Pattandon Ave +
Olympic St.?
Increased garbage are they (indoors/ outdoors) garbage pickup on Pattandon Ave? pest raccoons rats etc.
and smell of garage.
When LRT was being built it displace rats forcing them into Ottawa/ Pattandon and Olympic backyards.
Quite a few residents on Pattandon Ave have gardens and having a 8storey let's say 9 because you must
add
storey for the elevators in that building. With it being so high gardens would get less sunlight and snow would
melt slower because of the shade from the building in spring.
Overall, I'm against a building that tall. This is not suited for this area with the current semi-detached homes. it
should be in a down town core or more open area adding 300+ people to such a small area will overwhelm the
community. Please do not take away our quaint quiet neighborhood. This is why we live here.
Thank you
Have A Great Day
Page 188 of 350
Craig Dumart
From: Jeff Steckley
Sent: Wednesday, June 22, 2022 1:45 PM
To: Craig Dumart
Subject: [EXTERNAL] Re: proposed development at 368-382 Ottawa St/99-115 Pattandon Ave
Good afternoon, Craig,
Wanted to extend my thanks to you and the other gentleman (I can't recall his name) that hosted last week's virtual
meeting.
It was very helpful to receive additional background information, both from the city and from the developer - as well as
for the opportunity to have our questions answered, as neighbours.
As a result of the meeting, I now have a much better understanding of how the developer has taken the well-being of
the neighbourhood into consideration (e.g. setbacks, reduced building height, two Pattandon properties as "buffers,"
etc.). I can also appreciate that the way the building will function was not the purview of last week's meeting. I'm
inviting a few neighbours to join me to have an initial conversation with Father Abouna from the Coptic Orthodox
Church to get a better sense of the church's intention. I realize that in this case, having a local developer is a distinct
advantage.
In terms of concerns, I'd reiterate my previous concern with respect to the potential increase in traffic volume on
Pattandon Ave. Especially given a recent a street reconstruction which was designed to calm and reduce traffic. I
understand the need for two driveways to provide access to the proposed development. Locating the primary entry and
exit driveway off of Ottawa St. (parking garage entrance/exit) seems key to reducing traffic volume on Pattandon and
minimizing the impact to our neighbourhood street.
You previously noted that 152 proposed parking spaces doesn't raise traffic concerns for Pattandon Ave from a
development perspective, nor warrant further study. I'd encourage further consideration of the complexities of the
Ottawa -Mill intersection and intentional design of the "built space" for optimal traffic flow. Mitigating traffic volume
concerns after the development has been built seems inadequate and short-sighted.
Thanks again, for your efforts in providing a productive and helpful community engagement/consultation process in
response to this development proposal.
Jeff
Jeff Steckley
On Jun 7, 2022, at 10:31 AM, Craig Dumart <Craig.Dumart@kitchener.ca> wrote:
1
Page 189 of 350
Hi Jeff,
See my responses in red below. I hope you are able to join us at the June 16th virtual neighbourhood
meeting to discuss the proposed development in more detail.
Craig
From: Jeff Steckley
Sent: Friday, June 3, 202210:31 AM
To: Craig Dumart <Craig.Duma rt@kitchener.ca>
Subject: [EXTERNAL] proposed development at 368-382 Ottawa St/99-115 Pattandon Ave
Craig,
Thank you for the invitation to provide comments re: the proposed development at 368-382 Ottawa
St/99-115 Pattandon Ave. (Note that I've also received the invitation to join the virtual meeting
scheduled for June 16.)
Find my comments below.
1. Am I correct in understanding that MTSA zoning requirements are still being clarified?i If this is
the case, is it not premature to consider Official Plan Amendment and Zoning Bylaw
Amendment applications for this site?
No it is not premature. In advance of the completion of Station Area Plans, it is recognized that
not all lands within a possible influence area of a ten minute walking radius centered around the
location of a proposed Rapid Transit Station Stop should be the focus for intensification and
development. In the interim the City has completed Phase 1 of the Planning Around Rapid
Transit Station Areas (PARTS) Project to identify Major Transit Station Study Areas including the
preliminary identification of areas, based on a high level of technical analysis, in which to focus
intensification in and which could support transit oriented and transit -supportive development
and redevelopment (Section 3.C.2.20. of the City of Kitchener Official Plan)
Until such time as Station Area Plans are completed and this Plan is amended accordingly, in the
interim, any development application submitted within a Major Transit Station Area will be
reviewed generally in accordance with the Station Study Areas contained in the City's Planning
Around Rapid Transit Station Areas (PARTS) Project Plan and Background Report; a) in areas that
are intended to be the focus for intensification, development applications will support the
planned function of Major Transit Station Areas and have regard for the following: i) the
Regional Official Plan and the Transit -Oriented Development Policies included in Section 13.C.3;
ii) new non -transit -supportive uses such as low density uses and/or autooriented uses will be
discouraged; iii) appropriate pedestrian and public transit facilities may be required with all
major development or redevelopment proposals; iv) vehicular access points will be controlled to
minimize disruption to traffic flow and new development may be required to share common
driveways and provide for maneuverability between sites. Any such applications that do not
fully meet a) I) through iv) above, may be permitted, provided the owner/applicant
demonstrates, to the satisfaction of the City and the Region, that the proposed development is
designed in such a way that subsequent phases or infilling would meet the Transit -Oriented
Development Policies. Existing developments within areas intended to be the focus for
intensification that do not meet a) i) through iv) above, will be encouraged to redevelop in a
manner consistent with these policies. b) in areas that are intended to remain stable,
Page 190 of 350
development applications will have regard for the policies included in Sections 4, 11 and 12 and
support and maintain the existing character and planned function of the stable area.
2. Am I correct in my understanding that the maximum height differential from Low Rise to Medium Rise
is 25 m to 26.2? - which means that a 25 m building would be permitted under the Low Rise
designation? And that the 30 unit per hectare (low rise) limits would not allow for this scope of
proposed development unless the property in question would receive medium -rise designation?
Maximum height in Low Rise Res is 14.0 metre along Arterial Roads (Ottawa) and 11.0 metres on non
arterial/regional roads, which is why the Official Plan Amendment is required.
3. 1 haven't found documentation on the traffic flow/volume projections for Pattandon Ave. Our street
was recently narrowed to slow and discourage "cut through" traffic. My understanding is that the plan is
to prohibit left hand turns (in or out) at the Pattandon Ave. and Ottawa St. intersection. Recent
conversation with Steve Allan (City of Kitchener) confirms the city's committment to preserving the
neighbourhood feel of our street with these measures. I'm wondering what the anticipated impact will
be on having one of the access driveways to/from the proposed development off of Pattandon Ave. In a
location such as ours, is the impact of traffic flow on adjacent low-rise development areas a
consideration?
The proposed development did not warrant a transportation Impact study. For more information on
traffic calming in your neighbourhood please connect directly with our Manager of Transportaiton
Services Aaron McCrimmon-JonesAaron.McCrimmon-Jones@kitchener.ca who can provide you with
more information.
4. 1 am concerned that a development such as this actually makes sense for the neighbourhood, Rather
than only meeting legal planning requirements which I gather, are at various stages or revision or review
(e.g. MTSA), I have questions as to the impact that this degree of intensification will have on the
character of an existing neighbourhood and it's capacity to receive and welcome new residents
(including accurate assessment of impact on infrastructure such as adjacent residential streets).
Engineering, and water utilities staff have reviewed the proposed applications no concerns with the
proposed development.
5. Also wondering about:
- the developer's openness/commitment to a mixed housing model
- the developer's openness/commitment to provide shared community space (e.g. St. Paul's Lutheran
Church development by MennoHomes)
- the proportion of built space to green space
- whether a portion of land closer to the Ottawa St. intersection could receive the medium -rise zoning
amendment with the remainder remaining low-rise and potential low-rise redevelopment on a more
modest scale (e.g. 99 and 103 Pattandon)
Building setbacks and step backs and increased visual barriers to minimized impacts to adjacent low rise
res are proposed and can be recommended.
6. I'm certainly not opposed to development and intensification in the places in my neighbourhood
where it makes sense to do so. What I'm concerned about it that it is fully informed, strategic, timely,
and appropriately consultative, rather than being driven primarily by development aspirations and
anticipated revenue on the part of the municipality or the developer.
Page 191 of 350
Craig Dumart
From: David Paterson
Sent: Friday, June 3, 2022 9:48 AM v
To: Craig Dumart
Subject: [EXTERNAL] Ottawa Street and New Builds
As being a resident on I must shake my head and wonder at the volume of traffic this will produce. To
you sir, I ask how Ottawa Street has to change for the traffic. Right behind us, you have the old Schneider plant, a new
development on Charles and King (I think) and now on the other side of the tracks, your project.
Between Homer Watson and the train tracks, is four lanes. The Ion running on Ottawa for the rest of the way makes it
only 3 lanes. Where is the traffic going to go. Courtland Ave has no room to expand... Traffic grid land. Is there a plan,
that the public can see the interstructure. What is planned for another 5 to 1000 vehicles?
Dave Paterson
Sent from Mail for Windows
Page 192 of 350
Craig Dumart
From:
Melissa Mather
Sent:
To:
Wednesday, June 1, 2022 4:17 PM
Subject:
Craig Dumart
[EXTERNAL] Pattandon Ave Development
Good Afternoon,
I'm writing to express a few comments about the development that is Ottawa Street and 99-115 Pattandon Avenue
Our main concern is that this is a very large152 unit, 8 story building, on a residential street. We have enjoyed a quiet
family neighbourhood, and are concerned about the increased pedestrian and car traffic on the street.
We are also concerned about the 152 parking spaces - we would like more information on where these parking spaces
will be located, and the impact to the flow of traffic on our street. The increase in traffic is a concern. Currently, when 2
cars are parked on both sides of the street, it is very narrow, and cars (and of course emergency vehicles) have a difficult
time passing through. We would like to see fewer parking spaces available for this development.
Thank you for your time!
Sincerely, Melissa and Denis Mather
Page 193 of 350
Craig Dumart
From: Julieta Lazarte
Sent: Wednesday, June 1, 2022 9:51 AM
To: Craig Dumart; Debbie Chapman; scott@lpplan.com; Jeff Steckley
Subject: [EXTERNAL] 368-382 Ottawa St/99-115 Pattandon Ave Apartment complex
Hello;
Thank you very much for your time and for allowing the neighbours to provide comments about this
application. I live with my partner in. Our main concern is the number of units (152) and
floors (8). We would like to request the City to do a formal assessment because we worry the capacity of the
street (Pattandon) and the area (Ottawa and Mill) may be overwhelmed with the influx of cars and people.
would rather have a smaller complex with overall less units. Further, we have been in contact with Mr. Allen
from the City and the plan for our street is to undergo various traffic calming efforts, so we naturally worry
because we are already having problems with traffic without this building.
In addition, our first thought about this complex is that the Church who has owned the houses on Pattandon
and Ottawa for multiple years has never cared for them. The houses have been left in awful state for multiple
years and so naturally I worry this building will eventually be in a similar state. We, as well as many of our
neighbours, care for our homes and we want the neighbourhood to improve so we worry their goals don't
align with ours. I would like to know from Scott, who will manage the building once it is inhabited and is the
Church looking to put their own tenants or will people in the city of Kitchener be able to rent/own them? As I
understood, the families that rented the houses in Pattandon where families from the Church. If that is the
case going forward, I would like to ask Ms. Chapman and Mr. Dumart, how is this proposal helping the entire
community that may not be congregants of the Church?
Thank you again for your time. We are organizing the neighbours and planning to reach out to the Church as
well.
We love Kitchener and we completely understand the need to improve housing. We just want to make sure
the proposed plan aligns with what is best for the community.
Sincerely,
Julieta Lazarte, PhD
nnn/phn f:anrlid;;te
1
Page 194 of 350
Craig Dumart
From: Sohrab Rahmat
Sent: Tuesday, May 31, 2022 1:51 PM
To: Craig Dumart
Subject: [EXTERNAL] Pattandon ave. Development
To whom it may concern,
am a resident of the area where the Ottawa and Pattandon development project is slated. I am just emailing
in regards to the comments request submission and wanted to say that I, as well as many of the residents,
believe that an 8 story building is to too high for this area and believe that it should be between 4-5 stories
maximum give the neighborhood and style of the homes. I believe this was also the recommendation from the
city officials from the initial review.
Secondly, if this project is a go-ahead, we as a neighbourhood request that some of the ground floors include
commercial units as well, specifically a coffee shop or market. We believe a coffee shop would bring together
the neighborhood given a coffee shops communal nature and would also serve the nearby LRT station in the
vicinity. These two items would serve this development project well in our opinion.
Thank your for your time and consideration,
M.
Sent from Outlook
1
Page 195 of 350
Craig Dumart
From:
Sent:
To:
Cc:
Subject:
Good Morning Craig,
Yes please send me the zoom link
Thank you,
Mira Macan
Mira Macan
Mortgage Agent
Mira Macan
Tuesday, May 31, 2022 10:29 AM
Craig Dumart
Debbie Chapman
[EXTERNAL] Re: Development Concerns
From: Craig Dumart
Sent: Tuesday, May 31, 2022 10:26:00 AM
To: Mira Macar
Cc: Debbie Chapman <Debbie.Cha pman@kitchener.ca>
Subject: RE: Development Concerns
Good morning Mira,
Thank you taking time to review the proposed development and providing comments. I hope you are able to join us at
an upcoming virtual neighbourhood meeting June 16th, to discuss the development in more detail. I will be sending out
the electronic invite shortly.
Craig Dumart, BES, NICIP, RPP
Senior Planner I Planning Division I City of Kitchener
(519) 741-2200 ext 7073 1 TTY 1-866-969-9994 1 craig.dumar�hener.ca
x_ D _
E E5 4r ij
.. �r
1
Page 196 of 350
From: Mira Macan
Sent: Monday, May 23, 2022 8:48 AM
To: Craig Dumart <Craig.Dumart@kitchener.ca>
Cc: Debbie Chapman <Debbie.Chapman@kitchener.ca>
Subject: [EXTERNAL] Development Concerns
Good Morning,
I am responding with regards to the application for development at 368-382 Ottawa Street and 99-115 Pattandon Ave
development
I am fully opposed to this development. It is too high and too many units.
The development is too large and too high. With it being an 8 storey unit every single family house on the four corners
will lose their privacy especially Olympic Drive. These homes and owners have been here a very long time and have
enjoyed a quiet family neighbourhood.
This development is too high of a density, there are not enough parking spaces for all the units and that would mean
that the owners and visitors will be parking on the surrounding streets, causing congestion and potentially damaging
homes and property.
This development does not lend well to the area and will lower property values substantially.
Any development that is approved to go there needs to have an additional side and front yard not a reduced.
With adding this number of units at that location, will add additional issues with traffic on Ottawa Street and causing
accidents and further delays and congestion.
Ottawa Street is already a busy road and the main road in and out and access the expressway.
Thank you,
Mira Macan
Scan
r>,
+e
lacan
Page 197 of 350
Craig Dumart
From: Holly Seltner
Sent: Tuesday, May 31, 2022 9:41 AM
To: Craig Dumart
Subject: [EXTERNAL] From Betty Seltner in regards to 8 story building to be built on Pattandon.
Good morning! My name is Betty Seltner, I am writing to you to share my thoughts about the proposed building to be
built at the top of my street which My family have lived here for over 40 years. We love the new
street but wish it was wider. We are very concerned that visitors to this building will make if even harder to get down
our street. Sundays with the church parking is bad enough. We are also concerned with what a 8 story building will do to
our properties in regards to the sun. We have a triplex in our backyard that takes away the morning sun. I don't believe
that a building of that size belongs in our neighborhood. Pattandon would have to be closed off at Ottawa st to stop the
volume of cars on our street.
Thanks
Sent from Rogers Yahoo Mail on Android
Page 198 of 350
Craig Dumart
From: r.harvey
Sent: Monday, May 16, 2022 12:12 PM
To: Craig Dumart; Debbie Chapman
Subject: [EXTERNAL] Large building being built on Ottawa and Pattandon
Please do not build any more large buildings in Kitchener. When I moved here 25.5 years ago, I loved it. Now, I dislike
it. I am not comfortable here anymore. Kitchener is not the city I loved.
PLEASE, PLEASE STOP CHANGING IT.
Roberta Harvey
Sent from Samsung tablet
Page 199 of 350
Craig Dumart
From: Lawrence Kropf
Sent: Friday, May 13, 2022 2:06 PM
To: Craig Dumart
Subject: [EXTERNAL] 368-382 Ottawa Street South & 99-115 Pattandon Avenue
Good afternoon Mr. Dumart, I a writing this email in regard the concerns I have regarding the Subject Development
proposal. May main concern is the height of the development, I feel 8 storeys is far too high for the neighbouring
properties, which will now have their yards looked down upon from above. Secondly the number of proposed units,
which far exceeds the number of current residence in the area, thirdly I would like to be assured this will not be a low
income development, and finally the amount of additional vehicle traffic which will occur because of this development.
I would very much like to be kept up today on the development proceedings.
Regards
Colleen Kropf
Page 200 of 350
Craig Dumart
From: u c
Sent: Tuesday, May 10, 2022 11:36 AM
To: Craig Dumart
Subject: [EXTERNAL] Development Ottawa St and Pattandon Ave
Dear Mr. Craig Dumart and Debbie Chapman
I am opposed to the high rise proposed for the end of my street.
It is proposed for 368-383 Ottawa St South & 99-115 Pattandon Ave.
I live on a very quiet street that has mostly single homes. We have very
few neighbourhood problems and very few break ins. When there's a
problem, it is mostly because homes are made into duplexes or
apartment buildings bringing more people to the area. This huge
building will cause excess traffic, and a lot more people using our
street. If you want a high rise, put it in a high rise area, not on a quiet
little street. It is difficult to get onto Ottawa street now with the present
traffic. I find if people do not own a house, they are less likely to respect
the property of those that do. We don't need the extra population using
our street and adding more security issues because of the extra
population. I don't want to be constantly picking up other people's
garbage that they just drop anywhere as that was an issue when a lot of
people used to park on our street to go to the Concordia Club.
Last year Pattandon Ave was narrowed because of the speeding issue
down our street. The street is a lot narrower, but the speeding has not
stopped and if we have more traffic, it will cause a bigger safety
issue. These people from the apartment building will use our street as a
shortcut. There is only room for one car to park on one side as the cars
could find it difficult to pass if two parked across from each other.
We have enough apartment buildings in our immediate area.
Keep our street quiet and safe.
Thank you
Una Chamandy
Page 201 of 350
Craig Dumart
From: Debby Hunsperger
Sent: Monday, May 9, 2022 3:33 PM
To: Craig Dumart
Subject: [EXTERNAL] Re: Application for development Pattandon and Ottawa
I see so the city is only concerned about the noise intrusion for the new non taxing paying residents of the building and
not existing residents. How thoughtful. Given there is a children's playground directly beside our home, two air vents
for underground parking and a vehicle ramp just inches from from our property line will present no additional noise for
them in the building but am certain it will for us. And when we are sitting in our basement will we be impacted by
having a parking garage mere feet from ours? Will there be a sound protection barrier? Will that digging impact our
foundation? Will be compensated for cracking? Or for not being able to enjoy our own property for however long this
monstrosity takes to build as it happening in our own backyard?
This church community is no more concerned about this neighbourhood than the city or region is or ever has been. We
will certainly be in that meeting but if the meeting from 2020 is any indicator we are sure there will be lies as we were
told then that there was no proposed development that the city was aware of at that time for that property though
these studies suggest otherwise.
Where exactly do you live sir? Would you be happy to live beside this? Have your children and grandchildren have to
listen and watch children play in a playground they are not welcome to use in their own neighborhood or be exposed to
vehicle emissions from those air vents while playing in our own backyard. We wonder if we will even be able to have
windows open. Have studies been done on that? I know what gas emission can cause. I have lost two family members
to leukaemia - can u show me a study where this doesnt present increased risk? Inhaling any amount of exhaust fumes
is hazardous. The plans show no measurements of how far will these vents be from our windows. There is a reason they
are well back from the building no?
Sincerely, tax payers
Randy and Debby Hunsperger
On Mon, May 9, 2022 at 12:22 PM Craig Dumart <Craig.Dumart kitchener.ca> wrote:
Good morning Debby,
I hope you are doing well and thank you for taking time to review the proposed development at Ottawa and Pattandon
and providing comments. The circulation was sent out by Canada Post, staff cannot control if the postcards are sent on
the same day pizza coupons are sent out. The noise study is a required study that is reviewed by the Region of
Waterloo. The Region will review the study and if there are revisions or updates required by the Region they will
request accordingly. Typically the noise studies evaluate the existing noise of the neighbourhood and determine what
noise mitigations need to be include in the new development. The development, once constructed wont create more
noise than what currently exist today. Sound levels from noise sources such as rooftop air -conditioners, cooling towers,
exhaust fans, etc. will not exceed the minimum one-hour LEQ ambient (background) sound level from existing road
traffic. In addition to building stepbacks, there is a significant buffer approximately 26.5 metres (87) proposed
between he building the shared property line with _ _ Mow is a snip it of the concept site plan
showing the setback.
Page 202 of 350
Staff will be hosting a Virtual Neighbourhood Meeting mid June. Invitations will be sent out in the next week or so and I
hope you can attend to further discuss the proposed development.
I
u,
' 41 _ J• . .e . _ ' '' YDS. -I""'C
AIRWAY' -OR
t I
RE61 ErdTlrl I AREA �•r. �� -_- �
1/ TorzrY Br=wK—
IIIJrI 9.. UAT LIC41-' OF BLOn.
—
ABOd I'M TO
PNUAIMCN, AVE
,T� E,rrAFLs�,rsl
" _ SMACK Al
WENT (IF, G SEIL#Ar- . AT i . STH FLOOR
A,ras� TTH Rack_ ------------
77
- ----
I r-- 7 t
POEM
'ANTER r i —
�. .. _
IM i
L'I'%erCtlLSl?
r •'�
Room'
PEN
RAMP
4t
s�
I'
r
i
M
bF
4 I
..
Craig Duman, BES, MCIP, RPP
Senior Planner I Planning Division I City of Kitchener
(519) 741-2200 ext 7073 1 TTY 1-866-969-9994 1 craig.dumart@kitchener.ca
2
Page 203 of 350
From: Debby Hunsperger
Sent: Saturday, May 7, 2022 9:35 AM
To: Craig Dumart <Craig.Dumart@kitchener.ca>; Debbie Chapman <Debbie.Chapman@kitchener.ca>;
Subject: [EXTERNAL] Application for development Pattandon and Ottawa
Further to our previous email we would like to point out the following error in the noise study
The points of follows:
R1: R2: R3: R4: R5:
reception (worst-case) both on and off the site considered in the analysis were as
8th Level - North Fagade, closest to mechanical room. 7th Floor Terrace (OLA), west side of building.
8th Level, Southwest Facade.
93 Pattandon Avenue — 2 -storey, single-family dwelling. 110 Pattandon Avenue — 2 -storey, single-family dwelling.
There exists no property with address at 93 Pattandon. This will require correction and we would like that document
once corrected to be provided to us. The fact that there is no reference to our property at is a
significant oversight and makes me wonder how much of this noise study is factual and not modified to the advantage
of the landowner which is the tax exempt Coptic church- noise is a significant concern for us and we are wondering why
all of the noise related issues which include cars coming and going at all hours are placed directly along our property
line and not inconveniencing the landowner which again is the tax exempt Coptic church. This will devalue our home
while building the coffers of this already affluent church.
Why is is there no buffer green space zone along our property line built into this plan?
As well could you please advise on the proximity that digging will be occurring to our home for the underground
parking and what precautions will be taken to ensure the integrity of our property and foundation of our home? Not
seeing that in the reports.
3
Page 204 of 350
Craig Dumart
From: Debby Hunsperger
Sent: Friday, May 6, 2022 8:04 PM
To: Craig Dumart; debbie.chapma@kitchener.ca;
Subject: [EXTERNAL] Application for development Ottawa and Pattandon
We at are not in agreement with this invasive development plan and will be appealing. Upon
looking at all the plans it would appear that our privacy rights will be violated. There will be balcony's overlooking our
property. There will be a playground just feet outside our kitchen window. I doubt your sound study gave any
consideration to our home on this quiet street.
I highly doubt every tenant will only have one car. Where exactly will the over flow park? We have parking issues now
on the street with the narrowing of the street that your brilliant planning allowed last year- cars can barely get up the
street.
What has been done about grading with all that concrete how will this impact our home with water runoff. What will
happen to the city's canopy when the current matures trees are killed. You are such hypocrites.
We have tolerated itinerant neighbours from that church who have vandalized our property and a landlord who cares
little about our neighbourhood for the past decade. They are insular and contribute nothing to a feeling of community.
This church and obviously the city care nothing for this sweet little post war era neighbourhood. We are angry and not
at all in support of this.
We are sure you would all love this Church owned tax exempt property being placed on your doorsteps. But I guess its
just not in your backyard so what do you care. You didnt raise your babies here. We will appeal and will seek counsel if
needed.
Oh and lovely touch sending this on a post card with all the pizza coupons hoping it would end up in the recycling bin.
Sincerely tax payers at
Deb and Randall Hunsperger
Page 205 of 350
Craig Durnart
From:
Sent:
To:
Subject:
Hi Craig,
Debbie Chapman
Sunday, July 3, 2022 1:11 PM
Craig Dumart
Fw: Pattandon and Ottawa high rise
Please see Ron's message below regarding the Ottawa and Pattandon development.
Debbie Chapman
Click here to subscribe to Monthly Newsletter!
Councillor I Ward 9 1 City of Kitchener 1200 King St. W. N2G 4G7
0: 519.741.2798 /C: 226.752.7104 1 TTY 1-866-969-9994 1 debbie.chapman@kitchener.ca
Our 24 Hour Contact Line for Issues or Questions 519-741-2345
From: noreply@kitchener.ca <noreply@kitchener.ca> on behalf of Ron D Hammar
Sent: Friday, June 24, 2022 11:45 AM
To: Debbie Chapman <Debbie.Chapman@kitchener.ca>
Subject: Pattandon and Ottawa high rise
Thank you for your help in this matter! To make myself clear I am totally against this happening now or in the
future! Here is why! .
1 This development if allowed to go through with zone changes etc. will open the door to more of this type of develop
down the road! Some neighbors have already been asked if they want to sell their property. If this is allowed this first
time there will be as many people living in that new development than there are on Pattandon and Oympic drive. That
will create a traffic problem because they have already made Pattandon narrower than it was before and now there will
be no left turn onto Ottawa street from Pattandon so Olympic drive will have double the traffic it had before and a new
traffic light will most likely be needed where Hoffman meets Ottawa street and no doubt all at the taxpayers expense.
2 People living close to this development will be faced with less privacy, more noise, more road traffic and loss of
property values. Is that fair? Is the city still going to want there tax money from home owners? Is the owner/builder
going to pay people for ruining there nice home over shadowed by this monster building compared to what is in the
area now which is nothing higher than 3 stories and it has been there like this for 65 years? So much for the quality of
life. There are buildings they want to tear down and not all are in good condition and most could use some help but that
is what most people want these days.
3 What I have heard so far is that the units will be condo apartments and I don't think this is what is called affordable
housing.
Page 206 of 350
3 Who will live there? It sounds to me like people who are members of this PAY TO PRAY church will maybe be the only
people living there.
4 Flooding problems. There has been a flooding problem mainly caused by a spring or an artesian well that could be
damaged when they start to put in the foundation. Will the city have an inspector watching until that danger has
passed? Ron Hammar
Origin: https://www.kitchener.ca/en/council-and-city-administration/councillor-debbie-chapman aspx
This email was sent to you by Ron D Hammai
ough https://www.kitchener.ca.
Page 207 of 350
�Z W no a
z
r W zW W
La Q z oD
o
O O -1W 0 0
N N N �oo
x
z Z Q LL° E
CD OLLI OZx
04
LLI
p x O Z Z N O_ (n Q a
Z H J Q m
a W J zOx Q O O z W -i � O U D N
z Q -z
Z W� Q O W z d F- \
oUw oo U
co r1iw >z LLI° z Q Z z� pO z o Q N � O O
LLI a > o IL `20 wWZoOfzwNNW pW UU) LLI ZZ } U = J 0 --
i C7
fn 1�w U>� O O w= O cn cq uwi 0 W wQ O ~_ z_ U O O z
x �
m Q l!7 LL O o Q W O� Q J J J of
U) W _ z J O N \ Z
LU O ~00W USN U 0 x J z z 0 0 0 us > � QZ W J N Q
~ W�� W(7� ��OfQ -i _3 wQ- O Z O O Q N LJ
a F- oQ� IL < � z Q o z z z C F= x �ZXN Q U m Q �a
z _
U W m m 00 H x W Q N X C� � J Z z N LL W N O W
W 0 cn O O (7 p w N (n (n (n W z (� p d W S S ~ A\
m W WQo2Uxui oo J U W z z (� 2 d' d' �' J LL (n ZxQU SSS W Z
cn QQLLx���ax m U w- a m W z ONcUn0Y SSS W va
4.0 UOJ
Z 0 U)
\O Ln gg 00
W z U
mei` N CWC >
'�v 1 N Q G `~ Of
1 Q 0LLI
U
LLI
1
LLI1 LU J J 2
J } a U IL
O
C/) J
1 rn w
U :=.ilsea V W
Q J fglfq Z _)
C sserygs Z LL
1 ON LLO
Lf)
v -7 U)
-- -- - -- -- -i - r - - - - -- - iiain Q - - - -- --
r LN
O (V
t` 2 w (V
o N
Lo Ho
LLJ C)
^� w
r Q
a
c`Dc s � � iL.i
U
— ^ Cn 0
W
LLJ
Lc) co1 ZQm
U ow
= O
WI �Q= z
s YFrU Q
LU —LO
■ =)X
Q "* =Ox Ln
m U 1 QOO d)Z �U
�OOF d)
A Oa
QUO (n
OIL,
a()
L)OU Q
Qz
� l r 1 UQ� H
W
N oe
NOTICE OF PUBLIC MEETING
fora development in your neighbourhood
368-382 Ottawa St. S. Et 99-115 Pattandon Ave.
Concept Drawing
ITCHENE
Have Your Voice Heard!
Date: September 12, 2022
Time: 6:00 p.m.
Location: Council Chambers,
Kitchener City Hall
200 King Street West
orirtual Zoom Meeting
To view the staff report, agenda,
find meeting details or to
appear as a delegation, visit:
kitchener.ca/meetings
To learn more about this project,
including information on your
appeal rights, visit:
www.kitchenenca/
Pla n n i ngAppl ications
or contact:
Multiple 8 Storeys 166 Craig Dumart, Senior Planner
Residential Dwelling 519.741.2200 x 7073
Building Units craig.dumart@kitchener.ca
Official Plan and Zoning By-law Amendment applications will be considered to facilitate
the development the lands with an 8 -storey multiple residential building having 166
dwelling units, a Floor Space Ratio of 2.5 instead of 2.0, a reduced parking requirement
and increased building setbacks adjacent to low rise residential.
Page 209 of 350
AMENDMENT NO. XXX TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
368-382 Ottawa Street South & 99-115 Pattandon Avenue
Page 210 of 350
AMENDMENT NO. XXX TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
368-382 Ottawa Street South & 99-115 Pattandon Avenue
SECTION 1
SECTION 2
SECTION 3
SECTION 4
APPENDIX 1
APPENDIX 2
APPENDIX 3
INDEX
TITLE AND COMPONENTS
PURPOSE OF THE AMENDMENT
BASIS OF THE AMENDMENT
THE AMENDMENT
APPENDICES
Notice of the Meeting of Planning & Strategic Initiatives
Committee of September 12, 2022
Minutes of the Meeting of Planning & Strategic Initiatives
Committee
Minutes of the Meeting of City Council
Page 211 of 350
AMENDMENT NO. XXX TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER
SECTION 1 —TITLE AND COMPONENTS
This amendment shall be referred to as Amendment No. xx to the Official Plan of the City of Kitchener
(2014). This amendment is comprised of Sections 1 to 4 inclusive.
SECTION 2 — PURPOSE OF THE AMENDMENT
The purpose of the Official Plan Amendment is to amend:
• Map 3 -Land Use by redesignating lands from Low Rise Residential to Medium Rise
Residential.
• Map 5 — To add Specific Policy Area 54 to add the lands at 368-382 Ottawa Street South &
99-115 Pattandon Avenue
• Adding Policy 15.D.12.54 to Section 15.D.12 to permit a maximum floor space ratio of 2.5:
o Specific Policy 15.D.12.54 amends one policy in the Medium Rise Residential land
use designation:
■ Policy 15.D.3.18 is amended to permit a maximum floor space ratio of 2.5.
SECTION 3 — BASIS OF THE AMENDMENT
Planning Analysis:
Planning Analysis:
Planning Act, R.S.O. 1990, c. P.13 25.
Section 2 of the Planning Act establishes matters of provincial interest and states that the Minister,
the council of a municipality, a local board, a planning board and the Tribunal, in carrying out their
responsibilities under this Act, shall have regard to, among other matters, matters of provincial
interest such as,
f) The adequate provision and efficient use of communication, transportation, sewage and
water services and waste management systems;
g) The minimization of waste;
h) The orderly development of safe and healthy communities;
j) The adequate provision of a full range of housing, including affordable housing;
k) The adequate provision of employment opportunities;
p) The appropriate location of growth and development;
q) The promotion of development that is designed to be sustainable, to support public
transit and to be oriented to pedestrians;
r) The promotion of built form that,
(i) Is well-designed,
(ii) Encourages a sense of place, and
(iii) Provides for public spaces that are of high quality, safe, accessible, attractive
and vibrant;
s) The mitigation of greenhouse gas emissions and adaptation to a changing climate.
These matters of provincial interest are addressed and are implemented through the Provincial
Policy Statement, 2020, as it directs how and where development is to occur. The City's Official
Plan is the most important vehicle for the implementation of the Provincial Policy Statement, 2020
and to ensure Provincial policy is adhered to.
Page 212 of 350
Provincial Policy Statement, 2020:
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest
related to land use planning and development. Section 1.4.3(b) of the PPS promotes all types of
residential intensification, and sets out a policy framework for sustainable, healthy, liveable and
safe communities. The PPS promotes efficient development and land use patterns, as well as
accommodating an appropriate mix of affordable and market-based residential dwelling types with
other land uses, while supporting the environment, public health and safety. Provincial policies
promote the integration of land use planning, growth management, transit -supportive
development, intensification, and infrastructure planning to achieve cost-effective development
patterns, optimization of transit investments, and standards to minimize land consumption and
servicing costs.
To support provincial policies relating to the optimization of infrastructure, transit and active
transportation, the proposed designation and zoning facilitate a compact form of development
which efficiently uses the lands, is in close proximity to transit options including bus, rapid transit,
and makes efficient use of both existing roads and active transportation networks. The lands are
serviced and are in proximity to parks, trails and other community uses. Provincial policies are in
support of providing a broad range of housing. The proposed multiple dwelling development
represents an attainable form of market-based housing.
Planning staff is of the opinion that the proposed application will facilitate the intensification of the
subject property with a multiple dwelling development that is compatible with the surrounding
community, helps manage growth, is transit supportive 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.
Based on the foregoing, staff is of the opinion that this proposal is in conformity with the PPS.
A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth Plan):
The Growth Plan supports the development of complete and compact communities that are
designed to support healthy and active living, make efficient use of land and infrastructure, provide
for a range and mix of housing types, jobs, and services, at densities and in locations which
support transit viability and active transportation. Policies of the Growth Plan promote growth
within strategic growth areas including major transit station areas, in order to provide a focus for
investments in transit and other types of infrastructure.
Policy 2.2.6.1(a) states that municipalities will support housing choice through the achievement
of the minimum intensification and density targets in this plan by identifying a diverse range and
mix of housing options and densities, including additional residential units and affordable housing
to meet projected needs of current and future residents.
Policies 2.2.1.4 states that complete communities will:
a) feature a diverse mix of land uses, including residential and employment uses, and
convenient access to local stores, services, and public service facilities;
b) improve social equity and overall quality of life, including human health, for people of
all ages, abilities, and incomes;
c) provide a diverse range and mix of housing options, including additional residential units
and affordable housing, to accommodate people at all stages of life, and to accommodate
the needs of all household sizes and incomes;
d) expand convenient access to:
Page 213 of 350
i. a range of transportation options, including options for the safe, comfortable and
convenient use of active transportation;
ii. public service facilities, co -located and integrated in community hubs;
iii. an appropriate supply of safe, publicly -accessible open spaces, parks, trails,
and other recreational facilities; and
iv. healthy, local, and affordable food options, including through urban agriculture;
e) provide for a more compact built form and a vibrant public realm, including public open
spaces;
f) mitigate and adapt to the impacts of a changing climate, improve resilience and reduce
greenhouse gas emissions, and contribute to environmental sustainability; and
g) integrate green infrastructure and appropriate low impact development.
The Growth Plan supports planning for a range and mix of housing options and, in particular,
higher density housing options that can accommodate a range of household sizes in locations
that can provide access to transit and other amenities.
Policy 2.2.4 requires that planning be prioritized for MTSAs on priority transit corridors, including
zoning in a manner that implements the policies of the Growth Plan. MTSAs on priority transit
corridors will be planned for a minimum density target of 160 residents and jobs combined per
hectare for those that are served by light rail transit or bus rapid transit. The Region of Waterloo's
ION is a form of light rail transit and the ION stations are Major Transit Station Areas (MTSAs)
that are required to achieve the minimum density target of 160 residents and jobs combined per
hectare.
The subject lands are located within the City's delineated built up area, and within a Major Transit
Station Area. The lands are identified as a MTSA in the 2014 Kitchener Official Plan. In the City's
Official Plan on Map 2 — Urban Structure the lands appear within the MTSA circle for the Borden
station. The Region of Waterloo commenced the Regional Official Plan Review project and as
part of that work, revised MTSA boundaries were endorsed by Regional Council in April 2021
(and approved in August 2022) and these lands are within the Borden Station MTSA. The
proposed development represents intensification and will help the City achieve density targets in
the MTSA. The proposed designation and zoning will support a higher density housing option that
will help make efficient use of existing infrastructure, parks, roads, trails and transit. The proposed
development is also proposing to include several unit types with direct access to Pattandon
Avenue and Ottawa Street, increasing the variety of housing options for future residents. Planning
staff is of the opinion that the applications conform to the Growth Plan.
Regional Official Plan (ROP):
Urban Area policies of the ROP identify that the focus of the Region's future growth will be within
the Urban Area. The subject lands are designated Built -Up Area in the ROP. The proposed
development conforms to Policy 2.D.1 of the ROP as this neighbourhood provides for the physical
infrastructure and community infrastructure to support the proposed residential development,
including transportation networks, municipal drinking -water supply and wastewater systems, and
a broad range of social and public health services. Regional policies require Area Municipalities
to plan for a range of housing in terms of form, tenure, density and affordability to satisfy the
various physical, social, economic and personal support needs of current and future residents.
The Region of Waterloo has identified that the subject lands are located within potential
intensification corridor as part of the Reginal Official Plan review and are an appropriate location
for intensification. The subject lands are within the Major Transit Station Area (MTSA) boundary
that was endorsed by Regional Council in April 2021 (and approved in August 2022). The Region
Page 214 of 350
of Waterloo have indicated they have no objections to the proposed application or to higher
density within the MTSA area. (Appendix `D'). Planning staff are of the opinion that the
applications conform to the Regional Official Plan.
City of Kitchener Official Plan (OP)
The City of Kitchener OP provides the long-term land use vision for Kitchener. The vision is further
articulated and implemented through the guiding principles, goals, objectives, and policies which
are set out in the Plan. The Vision and Goals of the OP strive to build an innovative, vibrant,
attractive, safe, complete and healthy community.
The subject lands are designated `Low Rise Residential' (Map 3) in the 2014 Official Plan. The
existing Low Rise Residential land use designation permits a full range of low-density housing
types which may include single detached dwellings, semi-detached dwellings, street townhouse
dwellings, and low-rise multiple.
The applicant is proposing to change the land use designation to `Medium Rise Residential' and
to add Site Specific Policy No. 54 to the subject lands. The Medium Rise Residential designation
permits medium density housing types including townhouse dwellings in a cluster development,
multiple dwellings and special needs housing. The applicant is proposing to apply to a Site
Specific Policy Area No. 54 to the subject lands to allow for a maximum Floor Space Ratio (FSR)
of 2.5 whereas the Medium Rise Residential policies permit a maximum Floor Space Ratio of 2.0.
Urban Structure
The Official Plan establishes an Urban Structure for the City of Kitchener and provides policies
for directing growth and development within this structure. Intensification Areas are targeted
throughout the Built-up Area as key locations to accommodate and receive the majority of
development or redevelopment for a variety of land uses. Primary Intensification Areas include
the Urban Growth Centre, Major Transit Station Areas, Nodes and Corridors, in this hierarchy,
according to Section 3.C.2.3 of the Official Plan. The subject lands are located within a Major
Transit Station Area. The planned function of the Major Transit Station Areas is to provide
densities that will support transit, and achieve a mix of residential, office, institutional and
commercial uses. They are also intended to have streetscapes and a built form that is pedestrian -
friendly and transit -oriented.
Policies also require that development applications in Major Transit Station Areas give
consideration to the Transit -Oriented Development policies contained in Section 13.C.3.12 of the
Official Plan. Generally, the Transit -Oriented Development policies support a compact urban
form, that supports walking, cycling and the use of transit, by providing a mix of land uses in close
proximity to transit stops, to support higher frequency transit service and optimize transit rider
convenience. These policies also support developments which foster walkability by creating safe
and comfortable pedestrian environments and a high-quality public realm. Staff is of the opinion
that the proposed development will help to increase density in an area well served by nearby
transit and rapid transit while being context sensitive to surrounding lands and provides excellent
access to off-road pedestrian and cycling facilities.
Staff is of the opinion that the proposed Official Plan Amendment and Zoning By-law Amendment
will support a development that not only complies with the City's policies for a Major Transit Station
Area but also contributes to the vision for a sustainable and more environmentally -friendly city.
PARTS Rockway Plan
Page 215 of 350
The subject lands are located within the PARTS Rockway Plan which is a guiding document that
made recommendations for land uses within and around rapid transit station stops. The PARTS
Rockway Plan made recommendation for amendments to the Secondary Plans within the MTSA,
which have not yet been implemented. Some of the primary recommendations are to encourage
the development of underutilized sites with higher density live -work environments and to increase
housing supply with multi -unit residential while protecting existing stable neighbourhoods. The
proposed development provides for a range of housing options and the proposed amendment is
in keeping with the PARTS Rockway vision for development within and around the ION stops.
_ MaP Legend
a n
Q
study ane*Boundary
a
iocu.a Are* Bour*d*ry
ION We & Stops
IIIIIIIIIIIIIII
Mixed, use xigh Density
—
W.W-Use Medium Oendty
Mixed. Dse L— De. 0ty
,tial
Ianovrtion Emplayrnent
General Employment
institutional
Embi lshed Law -Rise Residential
Low Rise Residential
Medium Rise Residential
Residential
Parks
Open Spaee
I_
Natural H -ft q. ceaaervatior,
TW Zdro pa" Ami uaopdplalnl
C} lay ore* land use de tg. lior
e........
Site Specific Pnlisy A—
rea
an
Figure 5: PARTS Rockway Land Use Plan
Neighbourhood Planning Review (NPR)
The subject lands are within the draft Rockway Secondary Plan, updated as part of the
Neighbourhood Planning Reviews (NPR) project. A statutory public meeting was held December
9, 2019 regarding draft amendments to the plan. Under the proposed changes, the proposed land
use for 7 of the 9 properties is Mixed Use (the Mixed Use land use designation is proposed for
368, 372, 374 and 382 Ottawa St. South, 107, 111 and 115 Pattandon Avenue) and two properties
(99 and 103 Pattandon Ave) are proposed to be designated as Low Rise Residential Limited. The
Mixed Use land use designation proposed through the neighbourhood planning review process
has policies that allows for an 8 -storey building up to 26 metres in height with a floor space ratio
up to 4.0.
Page 216 of 350
EMPi ""-,75' FES7
i11
VZk
S,
Proposed Land Use
'
\'
Low Rise Residential Limited
Law Rise Residential
KI/
Medium Rise Residential
Highs Rise Residential
-
Institutional
Mixed Use
Commercial
Innovation Employment
General Industrial
Open Space
Natural Heritage Conservation
Proposed Secondary Pian Boundary
Specific Policy Area
PG'
n -
Figure 6: NPR Rockway Secondary Plan -Proposed Land Use Plan
As part of the NPR project, the subject lands are proposed to be zoned Mix -3 (Medium to High
Rise Mixed Use Three Zone) and RES -3. MIX -3 is proposed to apply to 7 of the 9 properties (368,
372, 374 and 382 Ottawa St. South, 107, 111 and 115 Pattandon Avenue) while 99 and 103
Pattandon are proposed to be zoned RES -3. The proposed MIX -3 zone which implements the
land use designation and allows for 8 -storey buildings, 26 metres in height with a floor space ratio
of up to 4.0.
MIx-3
RE&6
I R.
MlY 3
ENP -9 MI%- .
{175k RES-]
t154l ES.
•. �
MIX-1
REIK
1N5-7 - R£S5
yy [ E3 E
M
NHD-7 I% -i '
ftE5.3
11595 MIX -1
hj
`iRDR4ti
R E
RES -5
5-
I �
0
EMP.$ EMP -7
11751
y
Rockway Secondary Pian -Proposed Zoning
8
Page 217 of 350
Figure 7: NPR Rockway Secondary Plan - Proposed Zoning
The proposed Official Plan Amendment to redesignate the lands Medium Rise Residential with
the Site -Specific Policy No. 54, and the proposed Zoning By-law Amendment to zone the lands
`RES -6' zone with Site Specific Provision (348), proposes less density on the subject lands than
what was proposed through the NPR project and proposes greater building setbacks than what
would be required by the MIX -3 Zone.
The NPR project is under review and updated draft land use designations and zoning will be
considered in 2023.
Urban Design Policies:
The City's urban design policies are outlined in Section 11 of the City's OP. In the opinion of staff,
the proposed development satisfies these policies including: Streetscape; Safety; Universal
Design; Site Design; Building Design, and Massing and Scale Design. To address these policies,
an Urban Design Brief was submitted and has been reviewed by City staff. The Urban Design
Brief is acceptable and outlines the vision and principles guiding the site design and informs the
proposed zoning regulations.
Streetscape — A key design feature of the proposed development are street fronting units onto
Ottawa Street and Pattandon Avenue. The ground floor units are proposed to incorporate patio
areas with canopies located above along Ottawa Street and Pattandon Avenue. Enhanced
landscaping plantings are proposed in front of the units. These units will have direct pedestrian
connections to the sidewalk to animate both streets.
Safety — As with all developments that go through site plan approval, staff will ensure Crime
Prevention through Environmental Design (CPTED) principles are achieved and that the site
meets emergency services policies.
Universal Design — The development will be designed to comply with Accessibility for Ontarian's
with Disabilities Act and the Ontario Building Code.
Site Design, Building Design, Massing and Scale —The subject site is designed to have a building
that will be developed at a scale that is compatible with the existing and planned surroundings.
The front yard setbacks of the proposed building are compatible with existing adjacent properties.
Building stepbacks, on upper floors, are provided to mitigate overlook issues with adjacent
residential properties. Ground floor units with patio areas and canopies are proposed along both
Ottawa Street and Pattandon Avenue and along with building stepbacks on upper floors will
support a human -scale development at the Ottawa Street and Pattandon Avenue intersection.
Enhanced screening such as landscaping and a visual barrier are required where the surface
parking is adjacent to low-rise residential uses and public spaces.
Shadow Impact Study
The owner has completed a Shadow Impact Study in addition to the Urban Design Report. Staff
have reviewed the study and are satisfied the shadow study meets the requirementsoutlined in
the City of Kitchener Urban Design Manual. Shade -tolerant trees and plantings will be required
along Pattandon Avenue where shadows will impact the street and sidewalk.
Transportation Policies
Page 218 of 350
The Official Plan supports an integrated transportation system which incorporates active
transportation, allows for the movement of people and goods and promotes a vibrant, healthy
community using land use designations and urban design initiatives that make a wide range of
transportation choices viable. The subject lands are located in close proximity to the Mill ION
station stop. The building has excellent access to cycling networks, including existing on and off-
street cycling facilities and is located in close proximity to the Iron Horse Trail. The location of the
subject lands, in the context of the City's integrated transportation system, supports the proposal
for transit -oriented development on the subject lands.
Policy 3.C.2.22 states that until such time as Station Area Plans are completed and this Plan is
amended accordingly, in the interim, any development application submitted within a Major
Transit Station Area will be reviewed generally in accordance with the Transit -Oriented
Development Policies included in Section 13.C.3.12
The proposed Official Plan Amendment and Zoning By-law Amendment applications support a
more dense residential development. The location of the proposed buildings, secured through the
proposed site-specific provisions, will result in a compatible built form that fosters walkability within
a pedestrian -friendly environment that allows walking to be safe, comfortable, barrier -free and a
convenient form of urban travel.
At future site plan approval processes, the design of the buildings will have to feature a high
quality public realm to enhance the identity of the area and create gathering points for social
interaction, community events and other activities. Additionally, secured and visitor bicycle
parking is required as part of the Zoning By-law.
Housing Policies:
Section 4.1.1 of the City's Official Plan contains policies with the primary objective to provide for
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
proposed development increases the range of dwelling units available in the city. The proposed
mid -rise development represents the `missing middle' that bridges the gap between low rise, low
intensity dwellings, and high-rise towers. The development is contemplated to include a range of
unit types including, one, two and three-bedroom units. The wide range of units, in this location,
will appeal to a variety of household needs.
Sustainable Development
Section 7.C.4.1 of the City's Official Plan ensures developments will increasingly be sustainable
by encouraging, supporting and, where appropriate, requiring:
a) compact development and efficient built form;
b) environmentally responsible design (from community design to building design) and
construction practices;
c) the integration, protection and enhancement of natural features and landscapes into
building and site design;
d) the reduction of resource consumption associated with development; and,
e) transit -supportive development and redevelopment and the greater use of other active
modes of transportation such as cycling and walking.
10
Page 219 of 350
Development applications are required to demonstrate that the proposal meets the sustainable
development policies of the Plan and that sustainable development design standards are
achieved.
Sustainable development initiatives will be further explored at the site planning stage.
Official Plan Conclusions
The subject applications request that the land use designation as shown on Map 3 of the 2014
Official Plan be changed from `Low Rise Residential' to `Medium Rise Residential' with Site -
Specific Policy Area No 54 Based on the above policy and planning analysis, staff is of the
opinion that the proposed Official Plan Amendment represents good planning and recommend
that the proposed Official Plan Amendment be approved.
SECTION 4—THE AMENDMENT
The City of Kitchener Official Plan (2014) is hereby amended as follows:
a) Part D, Section 15.D.12 is amended by adding Site Specific Policy Area
15.D.12.54 as follows:
15.D.12.54. 368-382 Ottawa Street South & 99-115 Pattandon
Notwithstanding the Medium Rise residential land use designation
and policies, on the lands municipally known as 368-382 Ottawa
Street South & 99-115 Pattandon Avenue, a maximum floor space
ratio of 2.5 will be permitted."
b) Amend Map No. 3 — Land Use by:
i) Designating the lands municipally addressed as 368-382 Ottawa Street
South & 99-115 Pattandon `Medium Rise Residential' instead of `Low Rise
Residential', as shown on the attached Schedule `A'.
c) Amend Map No. 5 — Specific Policy Areas by:
i) Adding Specific Policy Area 54 to the subject lands as shown on the
attached Schedule `B'.
11
Page 220 of 350
APPENDIX 1: Notice of the Planning & Strategic Initiatives Committee Meeting (September 12,
2022)
NOTICE OF PUBLIC MEETING
(oral development in your neighbourhood
368-382 Ottawa St. i Et -115 Pattandon Ave. K1'I'CHF.Nt F
Concept Drawing
Have YourVoice Heard!
Date: September 12, 2022
Time: 6:00 p.m.
Location CounciI Chambers;,
Kitchener City H a I
200 King Street West
Or Virtual Zoom Meeting
To view the staff report. agenda,
find meeting details or to
appear as a delegation, visit:
kitchener.ca/meeti ngs
To learn more about this project
including information on your
_ appea i rights, visit:
,_ ! ir + ; I! w�ww.kitchener.caM
�� PlanningApplications
W.Wor contact:
Multiple 8 Storeys 166 Craig Dumart, Senior Planner
Residential Dwellin,- 519.741.2200 x 7073
Building Units rraig.durnarta kitchener.ca
Official Plan and Zoning By-law Amendment applications will be considered to facilitate
the development the lands with an 8 -storey multiple residential building having 166
dwelling units, a Floor Space Ratio of 2.5 instead of 2,0, a reduced parking requirement
and increased b u ild Ing setbac ks a djacent to I ow rise residential.
12
Page 221 of 350
APPENDIX 2: Minutes of the Planning & Strategic Initiatives Committee Meeting (September 12,
2022)
13
Page 222 of 350
APPENDIX 3 - Minutes of the Meeting of City Council (September 26, 2022)
14
Page 223 of 350
PROPOSED BY — LAW
2022
BY-LAW NUMBER
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a by-law to amend By-law 85-1, as amended
and By-law 2019-051, as amended, known as the
Zoning By-laws for the City of Kitchener
— St. Mary Coptic Orthodox Church, Kitchener, Ontario
and Coptic Orthodox Patriarchate Saint Maurice Coptic
Orthodox Church — 368, 372, 374 and 382 Ottawa St.
South 99, 103, 107, 111 and 115 Pattandon Avenue)
WHEREAS it is deemed expedient to amend By-law 85-1 and By-law 2019-051 for
the lands specified above;
NOW THEREFORE the Council of the Corporation of the City of Kitchener
enacts as follows:
1. Schedule Numbers 117 and 118 of Appendix "A" to By-law Number 85-1 are
hereby amended by removing the zoning applicable to the parcel of land specified
and illustrated as Area 1 on Map No. 1, in the City of Kitchener, attached hereto.
2. Schedule Numbers 117 and 118 of Appendix "A" to By-law Number 85-1 are
hereby further amended by removing the zone boundaries as shown on Map No. 1
attached hereto.
3. Zoning Grid Schedule Numbers 117 and 118 of Appendix "A" to By-law Number
2019-051 are hereby further amended by adding thereto the lands specified and
illustrated as Area 1 on Map No. 1, in the City of Kitchener, attached hereto, and by
zoning the Area 1 lands thereafter as Medium Rise Residential Six Zone (RES -6)
with Site Specific Provision (348) and Holding Provision (37).
4. Zoning Grid Schedule Numbers 117 and 118 of Appendix "A" to By-law Number
2019-051 are hereby further amended by incorporating additional zone
boundaries as shown on Map No. 1 attached hereto.
5. Section 20 of By-law 2019-51 is hereby amended by adding Holding Provision
(37) thereto as follows:
Page 224 of 350
"(37). Notwithstanding Section 7, of this By-law within the lands zoned RES -6
and shown as being affected by this subsection on Zoning Grid Schedule
Numbers 117 and 118 of Appendix "A", no residential use shall be
permitted until such time as a Stationary Noise Study is submitted and
approved to the satisfaction of the Regional Commissioner of Planning,
Housing and Community Services, if necessary. This Holding Provision
shall not be removed until the City of Kitchener is in receipt of a letter
from the Regional Commissioner of Planning, Housing and Community
Services advising that such noise study or studies has been approved
and an agreement, if necessary, has been entered into with the City
and/or Region, as necessary, providing for the implementation of any
recommended noise mitigation measures."
6. Section 19 of By-law 2019-51 is hereby amended by adding Site Specific
Provision (348) thereto as follows:
"(348). Notwithstanding Sections 5.6, table 5-5, 7, 7.3 table 7-6 of this By-law
within the lands zoned RES -6 and shown as being affected by this
subsection on Zoning Grid Schedule Numbers 117 and 118 of Appendix
"A", the following special regulations shall apply:
a) That the maximum Floor Space Ratio shall be 2.5 and shall be
calculated pre road widening.
b) That parking be provided at a rate of 0.84 spaces per dwelling unit
plus 0.1 visitor spaces per dwelling unit.
c) The minimum rear yard setback shall be:
i. 22.5 metres, for any portion of the building 4 or more storeys in
height;
ii. 26.2 metres abutting any portion of the building 7 or more storeys;
iii. 33.3 metres for any portion of the building 8 storeys.
d) Geothermal Energy Systems shall be prohibited."
7. This By-law shall become effective only if Official Plan Amendment No. _ (368,
372, 374 and 382 Ottawa Street South, 99, 103, 107, 111 and 115 Pattandon
Avenue) comes into effect, pursuant to Section 24(2) of The Planning Act, R.S.O.
1990, c. P. 13, as amended.
Page 225 of 350
PASSED at the Council Chambers in the City of Kitchener this day of
2022.
IV
Mayor
Clerk
Page 226 of 350