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HomeMy WebLinkAboutDTS-10-063 - City-initiated zone change - Queen St S Mixed Use CorridorI ~ ~ , ^ ~~ ~~~~7~7~C~~ S~~`~'rC~'S REPORT T0: Development & Technical Services Committee DATE OF MEETING: April 12, 2010 SUBMITTED BY: Alain Pinard, Interim Director of Planning PREPARED BY: Heather Holbrook, Planner (Urban Design) (519-741-2324) WARD(S) INVOLVED: UVard 6 DATE OF REPORT: March 29, 2010 REPORT NO.: DTS-10-063 SUBJECT: QUEEN STREET SOUTH MIXED USE CORRIDOR CITY-INITIATED ZONE CHANGE ,:a ~ ~ _ ~~ ~~ ,~ ..s ~ „ 4 .. , ,a ~ ~ 1. u~ ~ ~ ~ ~ ~~ it ~ ' ~ _ _-! - _ ~ ~ a~ ,f r W -'.. ~~ ° „ , ~I„ ~ ~ , w; °dR 77 U~ET ~~~ ~ .I -.~~~~ a .d~ -' '~A* ~'V. /r~~ ' Ns'',. ! ,l sir ~. 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That City-initiated Zone Change application ZC 091051COKIHH being an amendment to Schedules 85 and 86 of Appendix A, Schedule 29 of Appendix B, sections 88,147,148, 397 and 401 of Appendix C, sections 112,129,163, 450, 460, 506, 507, 508, 509, 510, 511, 512, 513, 514, 516, 517, 518, 519 and 520 of Appendix D and sections 20 and 53 of Appendix F of By-Law Number 85-1 as they pertain to the Queen Street South Mixed Use Corridor for the purpose of changing the zoning from various zone classifications to Mixed Use Corridor MU-1, MU-2 and MU-3 zones with and without site specific special provisions applying to these lands, be approved, in the form shown in the attached "Proposed By-Law" dated March 9, 2010 attached as Appendix A to Report DTS-10-063. EXECUTIVE SUMMARY: In 2001 Council approved Official Plan Amendment No. 36 to implement a new commercial policy structure. This change introduced the `Mixed Use Corridor' land use designation to lands in seven corridors located on or near major transit routes in the inner City. Following the introduction of the Mixed Use Corridor land use designation, Council approved an Urban Design Brief for the Mixed Use Corridors in 2005. In September 2008 Council approved a Zone Change that introduced three new Mixed Use Corridor zones intended to be implemented throughout the City's seven Mixed Use Corridors. In September 2009 Council approved new Mixed Use Corridor Zones in the King Street West Mixed Use Corridor. At this point in time, staff are recommending that the Mixed Use Corridor zones be applied to lands in the Queen Street South Mixed Use Corridor through Zone Change ZC09/05lCOKlHH. Introduction of new special provisions and revisions to existing special provisions are also proposed as part of the Zone Change. The proposed changes were determined through an extensive planning evaluation and public consultation process. BACKGROUND: In September 2001 Council completed a commercial policy review and approved Mixed Use Corridor land use policies in its Official Plan. The Mixed Use Corridor land use designation applies to properties within the seven Mixed Use Corridors throughout the City (as illustrated in the map attached as Appendix B to Report DTS-10-063). Generally, the Mixed Use Corridor land use policies encourage a broad range of commercial, institutional and residential land uses that support transit and are pedestrian-oriented. The intent is for these uses to serve and be compatible with adjacent residential neighbourhoods and employment areas. In September 2008 Council approved three Mixed Use Corridor zones specifically designed to implement the Official Plan policies. In January 2009, Council approved the Kitchener Growth Management Strategy (KGMS) which, among other things, reaffirmed Mixed Use Corridors as high priority intensification areas. In October 2009 Council approved the first of seven City-initiated Zone Changes to implement the Mixed Use Corridor zones in the King Street West Mixed Use Corridor. Queen Street South was identified as the next corridor for zoning implementation. In February 2010 Council adopted a City-initiated housekeeping Official Plan Amendment that made minor modifications to the boundary of the Queen Street South Mixed Use Corridor. At this point in time, staff are recommending aCity-initiated Zone Change to apply Mixed Use Corridor zoning to the lands within the Queen Street South Mixed Use Corridor. 14-2 REPORT: Overview In preparing the recommended zoning assignments, a thorough planning evaluation of the Queen Street South Mixed Use Corridor was undertaken. This evaluation included review of the Mixed Use Corridor land use designation in the Official Plan, the Cedar Hill, Mill Courtland Woodside Park and Victoria Park Secondary Plans and all relevant Special Policies contained therein. Specific design guidelines included in the Mixed Use Corridor Design Brief for the Queen Street South Mixed Use Corridor were also taken into consideration. A number of site visits and extensive public consultation was conducted throughout the process. Background information and comments received through previous circulation of draft zoning assignments were also taken into consideration. A summary of these comments are attached as Appendix C to Report DTS-10-063. Differences Between Existing Zoning and Proposed Zoning An evaluation of the existing zoning throughout the Queen Street South Mixed Use Corridor was conducted. There are a number of zones existing throughout the corridor, as shown on Appendix D to Report DTS-10-063. The change from any of these zones to a Mixed Use Corridor Zone (MU zone) will change the range of uses that are permitted. In some cases the range of uses permitted may be broadened, in others some uses will no longer be permitted (such as auto-oriented uses like gas stations and warehouses). Appendix E to Report DTS-10- 063 includes a chart that summarizes the range of permitted uses in all the existing zones within the Queen Street South Mixed Use Corridor relative to the MU zones. There are also differences in the regulations between the existing zones and the MU zones. Particular zoning provisions that influence the form of development differ between existing zones and the proposed MU zones. For example, the proposed MU Zones reduce parking requirements in order to promote walkability and transit usage. Appendix E to Report DTS-10- 063 includes a chart that summarizes the regulations in all the existing zones within the Queen Street South Mixed Use Corridor relative to the MU zones. Existing Special Provisions Special Provisions (Special Regulation Provisions, Special Use Provisions and Holding Provisions) recognize special site specific circumstances and go beyond the details contained in the zoning to apply special requirements or permissions to individual sites. There are currently a number of existing Special Provisions throughout the Queen Street South Mixed Use Corridor. These Special Provisions were assessed and determinations were made as to whether to amend or delete each provision. Special Use Provisions 88U, 147U, 148U and 159U and Special Regulation Provision 112R are proposed to be deleted from applicable properties because they would become redundant under the proposed MU zoning or are not consistent with the policy objectives for the Mixed Use Corridors. Special Regulation Provisions 129R, 163R, 450R and 460R and Holding Provisions 20H and 53H are proposed to be modified to better reflect the Mixed Use Corridor policy objectives and the proposed MU zoning. Special Regulation Provision 1R, a special regulation applicable to two-zone flood plain areas, is proposed to be retained unchanged. Appendix F to Report DTS-10-063 summarizes the proposed actions for each existing special provision. 14-3 Legal Non-Conforming Status In situations where either the existing use or site conditions are not in conformity with what is being proposed, and there is no Special Provision in place that recognizes the non-conforming situation, such buildings will continue to be permitted as legal non-conforming in the short term. The long term intent is to see these properties redevelop to become more consistent with the Mixed Use Corridor Official Plan policy objectives. Should any planning application be proposed, the new zoning requirements would apply. Minor variances from the MU zoning would be considered by the Committee of Adjustment. Expansion of legal non-conforming uses can also be considered by the Committee of Adjustment. Proposed New Special Provisions A number of new Special Provisions are proposed as part of City-initiated Zone Change ZC09105ICOK/HH. Minor Variances and Site Plans applications that were approved since the adoption of the Mixed Use Corridor land use designation in 2001 were reviewed and evaluated. Through this review, approved Minor Variance applications that were determined to be in keeping with the intent of the proposed MU zoning and Mixed Use Corridor land use designation are proposed to be upheld by applying Site Specific Special Regulation Provisions. Similarly, where recently approved Site Plans would become legal non-conforming through the implementation of the MU zoning, site specific provisions are proposed to legalize the approved development. Each of these site specific provisions would apply only to the building existing on the date of passing of the By-law and would not apply to future redevelopment of the site. 541 Queen Street South A Minor Variance for reduced parking for a health office at 541 Queen Street South was approved by the Committee of Adjustment in November 2007. Site specific special regulation provision 519R is proposed to uphold the Committee of Adjustment decision applicable to the number of parking spaces for the existing building. 226 Queen Street South A Minor Variance for reduced parking for a special care home at 226 Queen Street South was approved by the Committee of Adjustment in May 2009. Site specific special regulation provision 509R is proposed to uphold the Committee of Adjustment decision applicable to the number and location of parking spaces for the existing building. 242 Queen Street South A Site Plan was approved for 242 Queen Street South in May 2007, with variances for Floor Space Ratio (FSR) and parking deficiencies. Site specific special regulation provision 510R is proposed to uphold the Minor Variance and Site Plan approvals applicable to the FSR and parking for the existing building. 530-560 Queen Street South A Site Plan was approved for 530 Queen Street South in February 2006. Subsequently, the Ontario Municipal Board made a decision on the application in June 2006. It was determined that the implementation of MU zoning could create several non-complying conditions (a non-complying yard abutting a residentially zoned property, front yard and Floor Space Ratio). Site specific special regulation provision 511 R is proposed to legalize these conditions for the existing building, as approved by the Ontario Municipal Board. 14-4 400 Queen Street South A Site Plan was approved for 400 Queen Street South in May 2007. It was determined that implementation of MU zoning for this site would make the location of approved parking legal non-conforming. Special Regulation Provision 460R that currently applies to this property is proposed to be modified to legalize the existing location of parking relative to the street line. Proposed Special Regulation Provisions 506R, 507R and Special Use Provision 397U define the maximum height and setback for commercial uses relative to the David Street street line. The Official Plan establishes this requirement in Section 13.5.4.6 of the Victoria Park Secondary Plan. Proposed Special Regulation Provision 508R defines the minimum setback for sensitive uses (including residential uses, and day cares) from the railway. This is consistent with the setback from railway requirements contained in 5.23b) of the Zoning By-law. Proposed Special Regulation Provisions 512R, 513R, 514R, 515R, 516R, 517R and 518R define minimum and maximum front yard setbacks and in the cases of 514R, 516R and 518R minimum lot width requirements are also defined. These provisions have the effect of legalizing the existing front yards and, where applicable, lot widths of these properties for the purpose of creating a consistent street edge. Proposed Special Regulation Provisions 515R and 517R also incorporate a provision that specify that parking shall not be located between the building facade and the front lot line. The provision pertaining to parking is intended to protect the cultural heritage value of the affected buildings and maintain a degree of street presence by maintaining a clearview of the building facades from the sidewalk. Additional information pertaining to Special Regulation Provision 516R is outlined under "Community Comments" section specific to 361 Queen Street South. Additional information pertaining to Special Regulation Provision 517R is outlined under "Community Comments" section specific to 379-389 and 399-411 Queen Street South. Proposed Special Regulation Provision 520R defines the minimum setback from abutting residentially zoned properties. It is being proposed to establish a minimum setback from the property municipally addressed as 110 Highland Road (commonly referred to as the Woodside Towns) as per the May 2006 minutes of settlement of the Ontario Municipal Board decision relating to these lands. Additional information pertaining to Special Regulation Provision 520R is outlined under "Community Comments" section specific to "the Weber Supply Lands". Proposed Special Use Provision 401 U is being proposed to address potential contamination of the subject properties, as identified by the Regional Municipality of Waterloo. It is a measure to ensure the safe future use of the subject properties. The Special Use Provision would have the effect of prohibiting the future development of sensitive land uses (e.g. residential and certain institutional uses) until such time as a Record of Site Condition has been completed. It is important to note that 401 U does not apply to the majority of uses permitted under the proposed Mixed Use zoning (e.g. commercial uses), nor does it apply to the current use of the property. Temporary Occupancy Currently there is one business in the Queen Street South Mixed Use Corridor that has permission to operate under temporary occupancy granted by Council. The business will 14-5 become a legal use through the Zone Change. Upon approval of the Zoning By-Law the Temporary Occupancy status will be suspended. The owner will be required to submit an application for an Occupancy Permit under the new MU zoning. The owner must satisfy all regulations of the proposed MU zoning to receive approval for an Occupancy Permit. Recommended Zoning All properties in the corridor are proposed to change zoning to either Low Intensity Mixed Use Corridor (MU-1), Medium Intensity Mixed Use Corridor (MU-2) or High Intensity Mixed Use Corridor (MU-3), with the exception of properties that are partially zoned Existing Use (E-1) with or without special provisions which will retain their E-1 zoning with or without special provisions for that portion of the property. There are four properties outside the Mixed Use Corridor that are currently split-zoned that are proposed to be zoned E-1 in their entirety. A map of the proposed zoning is attached as Appendix G to Report DTS-10-063. In assigning the Mixed Use Corridor zone categories of MU-1, MU-2 or MU-3, staff had regard for the Official Plan designation for Mixed Use Corridors which emphasizes the importance of achieving a built form that is compatible with surrounding residential neighbourhoods. The Official Plan policies for Mixed Use Corridors are attached as Appendix H to Report DTS-10- 063. Generally, the MU-1 zone is proposed in areas that abut low rise residential development. The MU-2 and MU-3 zones are proposed where development could be adequately separated from low rise residential development (e.g North of Courtland Avenue or larger development sites) or to recognize existing conditions (e.g. the Iron Horse apartment building located at 530-560 Queen Street South). Heritage One of the unique attributes of the Queen Street South Mixed Use Corridor is that it is almost entirely contained within the Victoria Park Area Heritage Conservation District (VPHCD). The Design Brief for the Queen Street South Mixed Use Corridor emphasizes the need to address the objectives of the VPHCD. The VPHCD was established in 1997, and as a primary goal aims to conserve the architectural and historic character of the Victoria Park Neighbourhood and its streetscapes. The VPHCD anticipated redevelopment and intensification within the Queen Street South Corridor: "Queen Street South is designated for higher density development than now exists. In time, new building may be expected. It is important that new building conserve and enhance the historic character of the Area. With innovative design, a compatible and exciting integration of new and old can be achieved". Heritage Planning staff have been consulted and have advised that a Heritage Impact Assessment may be required for future intensification projects within the Queen Street South Mixed Use Corridor. The purpose of the Heritage Impact Assessment would be to identify all known heritage resources, evaluate the significance of the resources and make recommendations for measures to minimize negative impacts to those resources. Transportation Transportation Planning staff and Regional Transportation Planning staff have been consulted in the preparation of the proposed Zone Change and Official Plan Amendment. A portion of the corridor (south of Courtland Avenue) is a Regional Road and the remaining portion is a City Road. A number of transportation considerations have been evaluated including the status of 14-6 the QueenlBenton Diversion, site accesses, parking availability, traffic operation and patterns in the corridor and infiltration into surrounding neighbourhoods. The Queen/Benton Diversion is identified in the Regional Official Plan, Kitchener's Official Plan and the Zoning By-law with Holding Provision 20H. Region of Waterloo Transportation Planning staff were consulted on the status of the Queen/Benton Diversion and advised that it will be evaluated through the Regional Transportation Master Plan process. Through that process it will be determined whether the diversion concept will be implemented. If removal of the diversion is considered through this process, a Regional Official Plan amendment will be completed at a later date, followed by amendments to Kitchener's Official Plan and Zoning By-law accordingly. To implement these changes in the context of the Mixed Use Corridor zoning implementation process would be premature. Regional Transportation Planning Staff advised that road widening dedications and Access Permits may be required at the time of Site Plan approval for those properties within the Regional Road portion of the corridor (south of Courtland Avenue). City Transportation Planning staff expressed concern that increased density in the corridor might bring with it an increase in overflow traffic and parking onto the side streets. Staff note that an objective of the Mixed Use Corridor land use designation and zoning is to achieve a transit-supportive urban form. This means a change in the type of uses (away from auto- oriented uses that generate high volumes of traffic) to uses that are more conducive to pedestrian and transit users. Moreover, Mixed Use Corridors are intended to become destinations by providing a wide range of uses. Staff are confident that trips will be generated within the corridor and by adjacent residentiallemployment areas, and as such fewer users will rely on vehicular access and parking. Staff acknowledge that this change will take time. In the transition period, staff are committed to take these concerns into consideration in the review of future development applications. Staff are also committed to monitoring the performance of the MU zoning with respect to the uptake of on-site parking reductions, and with respect to changes in traffic volumes and on-street parking usage. Future housekeeping amendments to the MU zoning could be implemented if necessary. Community Comments In general the response from the community was favourable and supportive of the proposed direction. Some of the more common and specific questions, comments and concerns are outlined below. Compatibility of Uses Permitted in Mixed Use Corridor Zones Two written response expressed reservations about the compatibility of uses permitted in the MU zones. One landowner expressed concerns with commercial uses in close proximity to existing residential buildings. Another landowner expressed concerns with the following uses specifically: "residential care facility", "lodging house", "private club or lodge" and "body rub parlours". The landowners expressed concerns with runoff, parking, garbage, trespassing, vandalism, nuisance, noise and crime. One landowner suggested restricting the list of permitted land uses to single detached dwellings. Another suggested prohibiting "residential care facility", "lodging house", "private club or lodge" and "body rub parlours" specifically. Staff note that the range of uses contained in the MU zones has been approved by Council and determined to be desirable for the Mixed Use Corridors. Each development application will be evaluated through the Site Plan process, 14-7 through which the Site Plan Review Committee considers issues of compatibility. In addition, issuance of Business Licences for commercial uses typically involves clearance of the zoning, plumbing, building, fire inspection, police and health departments. Legislation requires that these licenses be renewed annually. The City's Licensing processes allow for the refusal of licenses in certain circumstances. Furthermore, nuisance and property standard complaints are addressed by the City's By-Law Enforcement department. Staff are confident in the Site Plan, Business Licensing and By-Law Enforcement processes as appropriate mechanisms to address potential compatibility conflicts. Weber Supply Lands The extent of the Queen Street South Mixed Use Corridor was amended to include the Weber Supply Lands (675 Queen Street South, 48 Woodside Ave and the lands legally described as Block 129 of Registered Plan 58M-433) by way of Official Plan Amendment No. 83 adopted by Council in February 2010. These lands have been included in the corridor to uphold an Ontario Municipal Board Decision made in March, 2006. The property owner has been advised that all businesses legally established on the property at the time of passing of the By-law (listed below) will continue to be permitted indefinitely with legal non-conforming status. (a) light manufacturing and assembly of machinery; (b) welding and fabrication of industrial supplies; (c) testing, storage and filling of safety air equipment, specifically including self- contained breathing apparatus; (d) mixing and storage of paint and related supplies; (e) self storage warehousing for the general public; (fl warehousing and storage of products; and, (g) existing office uses. The intent is to allow these uses to continue as they exist today, but in the future should any redevelopment be contemplated these uses will no longer be permitted and the new Mixed Use Corridor zoning provisions will apply. The property owner has requested that a Special Use Provision specific to these lands be implemented to permit electrical contracting or heating and ventilating contracting as a future use. Unlike the uses cited above, the use does not exist on the site today, and therefore would not have legal non-conforming status. This use would be considered a Tradesman or Contractor's Establishment in the By-law because the business operator goes off site to perform the service. This type of use is prohibited in the MU Zones because businesses providing goods and services off site would conceivably require frequent vehicular use of the site as opposed to bringing users to the site and surrounding area. This is not in keeping with the policy intent to establish pedestrian friendly, transit-supportive range of uses in the Mixed Use Corridors. Therefore, staff are not recommending a site specific Special Use Provision to permit Tradesman or Contractor's Establishment as part of this Zone Change. This does not preclude the possibility of an owner-initiated Zone Change application in the future. 290 Queen Street South The property owner expressed general agreement with the Zone Change but had concern with the wording of Special Regulation Provision 506R because the wording would lend itself to the interpretation that certain uses are prohibited. This was not the intent of the provision. In response to the concerns raised, the wording of the provision has been revised to clarify meaning and intent. 14-8 541 Queen Street South The property owner expressed concerns with the proposed zoning because there was no special regulation provision included to address a November 2007 Committee of Adjustment decision regarding the amount of required parking for the current use of the subject property. Site specific Special Regulation 519R is now being recommended to address this property owner's concern. 361 Queen Street South The property owner expressed support for the objectives of the Mixed Use Corridor policies, but has concerns with the proposed zoning for 361 Queen Street South from CR-2 to MU-1 with special regulation provision 516R. The property owner is supportive of the change to allow additional uses, but is concerned with any overly restrictive regulations contained in the MU-1 zone (namely, building height regulations). Initially the owner requested to retain the CR-2 zoning instead of being rezoned to MU-1 with special regulation provision 516R. Alternatively, special regulation 516R has been amended to allow for an increased building height of up to six storeys provided that building mass is appropriately setback and stepped back from adjacent properties. The property owner is agreeable to this solution. 379-389 and 399-411 Queen Street South Both 379-389 and 399-411 Queen Street South are recommended to be rezoned from CR-2 to MU-1 with special regulation provision 517R. Both properties are under the same ownership. The property owner expressed concerns with the proposed change in zoning, particularly as it pertains to the height limit of 13.5 metres in the proposed MU-1 zone. The owner has requested that the current CR-2 zoning be retained on the property addressed as 379-389 Queen Street South or alternatively that MU-1 zoning with a site specific provision permitting up to eight storeys of building height be applied to this property. The owner has requested that the proposed zoning of 393-411 Queen Street South (MU-1 with Special Regulation Provisions 1 R and 517R) be tailored to support a proposed development concept. To accommodate this request, Proposed Special Regulation Provision 517R would need to be modified to incorporate relief for the rear yard and building height requirements. Table 1 below summarizes the requirements needed to accommodate the request relative to the current and proposed zoning. Table 1: Special Regulation Considerations to Accommodate Applicant's Development Concept at 393-411 Queen Street South Regulation Preliminary Design Current requirement Recommended Concept (CR-2) requirement (MU-1 with 1 R and 517R Rear Yard Setback 1.48 metres 9.58 metres 7.50 metres Building Height 19.15 metres N/A, provided that an 24.0 metres, provided adequate rear yard is that any mass greater provided (1/2 the than 4 stories is building height) stepped back from the rear yard The wording of such a provision is contained in Appendix I to Report DTS-10-063. Staff do not support this request for the following reasons: 14-9 Timing It is premature to implement a site specific provision to accommodate a development concept in the absence of an approved Site Plan. Staff note that the property owner submitted a Site Plan presubmission application request for the properties on February 26, 2010. A formal presubmission meeting was held on March 16, 2010. Site Plan Approval in Principle has not been granted. Staff note that the building may change through the Site Plan review process. To accommodate the draft concept in a site specific provision would pre-empt the outcome of the Site Plan Review process. Staff also note that the Provincial Policy Statement requires that significant cultural heritage resources be conserved by identifying, protecting, using and/or managing the cultural heritage resource in such a way that their heritage values, attributes and integrity are retained. The subject property is a cultural heritage resource due to its location within the Victoria Park Area Heritage Conservation District. As a result, a Heritage Impact Assessment is required to evaluate the impact of the proposed development on the heritage values, attributes and integrity of the Victoria Park Area Heritage Conservation District. To date a Heritage Impact Assessment has not been submitted. The Heritage Impact Assessment must evaluate the impact of the proposed scale of development and may make recommendations as to the appropriate scale of development for the site. Scale of Development Staff have met with the property owner on several occasions and reviewed preliminary design concepts for the 399-411 Queen Street South (Barra Castle) site. The proposed development concept under consideration is a six storey residential addition at the rear of the retained portion of the historic Barra Castle building. During this preliminary consultation, staff expressed concerns with the compatibility of a six storey building immediately adjacent to low rise residential houses on Benton and Mitchell Streets. While the policy intent for Mixed Use Corridors is to allow for intensification, it must be in a form that is compatible with surrounding residential neighbourhoods. In considering the compatibility issue, staff consulted the urban design principles contained in the 2005 Council approved design brief for Mixed Use Corridors. These principles provide direction for infill development in Mixed Use Corridors and emphasize the importance of transitional measures, building proportion and compatibility through massing. Noteworthy excerpts from the Design Brief for Mixed Use Corridors are contained in Appendix J to Report DTS-10-063. Staff are recommending a special regulation provision that aligns with the policy direction and design guidelines established for this property and also satisfies some of the owner's objectives. Site specific special regulation provision 517R includes regulations that permit an increased building height of up to 24.0 metres (eight storeys), provided that the building mass is stepped back appropriately from the rear property line. A similar provision (516R} is proposed applicable to 361, 351, 339 Queen Street South and 9 Courtland Avenue East to provide for increased building height of 19.5 metres (six storeys), provided that the building mass is stepped back appropriately from the rear property line. Staff are recommending the wording of 516R and 517R as proposed to ensure a compatible transition in density from surrounding low rise buildings, especially the detached dwellings that front onto Benton Street. The stepback provisions are intended to mitigate privacy issues and impacts on sightlines. The proposed special provisions would ensure that a 60 degree angular plane is maintained from the rear lot lines. The angular plane relationship and the maximum building envelope permitted by the proposed provision 517R are illustrated in Appendix K to 14 - 10 Report DTS-10-063. Staff do not support a special regulation provision that permits a building height greater than 13.5 metres (4 storeys) without stepbacks for upper storeys. Agency Comments Region of Waterloo The Region expressed support for the City's approach to facilitating transit-supportive intensification. Regional Transportation Planning Comments are outlined in the "Transportation" section. In the course of their review of the Queen Street South Mixed Use Corridor, the Region identified a number or properties that are known or potentially contaminated or adjacent to sites that are known or potentially contaminated. For site contamination issues, the Region's Implementation Guideline for the Review of Development Applications on or Adjacent to Known or Potentially Contaminated Sites typically requires a Record of Site Condition (RSC) prior to approval of a Zone Change that would permit the establishment of a sensitive land use or an increase in density of an existing sensitive land use. Given that this is aCity-initiated Zone Change and it is not possible to require a RSC prior to approval of ZC09/05lCOKlHH, the Region recommended that a Holding Provision be applied to all of the sites identified in the Queen Street South Mixed Use Corridor. In consultation with the Chief Building Official, staff determined that for several of the subject sites the Record of Site Condition requirement could be deferred to Building Permit approval, in keeping with Ontario Regulation 153104. In a letter dated January 29, 2010 the Region expresses their support for this approach where applicable. For those properties where the requirement could not be deferred to Building Permit approval, the Region recommended that a Holding Provision be applied. In further consultation with the Region, staff proposed an alternative to applying the Holding Provision. Staff proposed applying a Special Use Provision 401U in the zoning that requires an RSC be completed before introduction of a sensitive use is considered to be permitted. During preliminary discussions with the Region on March 1, 2010 the Region expressed their general support for this approach. In an email dated March 29, 2010 Regional staff confirmed their support for this approach provided that the wording of Special Use Provision 401U be modified slightly. Staff have modified the wording of the provision to satisfy the Region's request. Departmental Comments The City's Building division advised that they have no concerns with the proposed changes. The City's Engineering division advised that a capacity analysis would be required for each development application proposed for the Queen Street South Mixed Use Corridor. Should the capacity analysis determine that pipes will need to be upgraded to support the development, then these upgrades will be rolled into the development costs. The City's Transportation Planning division submitted comments noting that the proposed change will affect vehicular and pedestrian travel patterns and that the degree of this change remains to be seen. Transportation Planning staff expressed support for a monitoring program to assess the impacts and performance of the MU zoning regulations. 14 - 11 Other Agencies Staff consulted with the Waterloo Region's Homebuilders Association Liaison Committee and Downtown Advisory Committee on the proposed Zone Change, who expressed no objections to the proposed changes. The Waterloo Region District School Board, the Waterloo Catholic District School Board and Grand River Conservation Authority advised that they have no concerns with the proposed changes. FINANCIAL IMPLICATIONS: No new or additional capital budget requests are expected with this recommendation. COMMUNICATIONS: Preliminary circulation of the Zone Change was sent on January 5, 2010 to all departments, agencies and all property owners within 120 metres of the subject lands. Customized site specific letters were sent to all landowners subject to the Zone Change. The letters described the specific changes proposed for each property. A public open house was held on January 27, 2010 and was attended by approximately 5 registered attendees. Staff received numerous phone calls, a-mails and counter inquiries pertaining to the proposed changes. Several written submissions were received (attached as Appendix L to Report DTS-10-063). Notice of the April 12, 2010 public meeting of the Development and Technical Services Committee was advertised in The Record on March 19, 2010. A copy of the advertisement is attached as Appendix M to Report DTS-10-063. CONCLUSION: In summary, the Department of Development and Technical Services recommends that Zone Change Application ZC09/05ICOK/HH be approved in the form shown. ACKNOWLEDGED BY: Jeff Willmer, Interim General Manager Development and Technical Services Department AttarhmPnt~• Appendix "A" -- Proposed By-Law Appendix "B" -- Map of Mixed Use Corridors Appendix "C" -- November 2002, June 2005 and May 2006 Public Consultation Comments Appendix "D" - Map of Existing Zoning in the Queen Street South Mixed Use Corridor Appendix "E" -Zoning Summary Charts: Permitted Uses and Regulations Appendix "F" -Summary of Existing Special Provisions Appendix "G" - Map of Proposed Zoning in the Queen Street South Mixed Use Corridor Appendix "H" -Official Plan Policies for Mixed Use Corridors Appendix "I" -Alternate wording of 517R to accommodate development concept Appendix "J" -Excerpts From the Mixed Use Corridor Design Brief (Approved by Council, 2005) Appendix "K" -Illustration of Angular Plane relationship relative to proposed special regulation provision 517R Appendix "L" -Department, Agency and Community Comments received following January 5, 2010 circulation Appendix "M" -March 19, 2010 Newspaper Advertisement 14 - 12 APPENDIX A PROPOSED BY-LAW PROPOSED BY-LAW March 9, 2010 BY-LAW NUMBER OF THE CORPORATION OF THE CITY OF KITCHENER (Being a by-law to amend By-law 85-1, as amended, known as the Zoning By-law for the City of Kitchener -City of Kitchener) WHEREAS it is deemed expedient to amend By-law 85-1; NOW THEREFORE the Council of The Corporation of the City of Kitchener enacts as follows: 1. Schedule 85 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 1 on Map No. 1 attached hereto, from Commercial Residential Three Zone (CR-3) to Medium Intensity Mixed Use Corridor Zone (MU-2) with Special Regulation Provision 512R. 2. Schedule 85 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 2 on Map No. 1 attached hereto, from Commercial Residential Three Zone (CR-3) to Medium Intensity Mixed Use Corridor Zone (MU-2) with Special Regulation Provision 513R. 3. Schedule 85 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 3 on Map No. 1 attached hereto, from Commercial Residential Three Zone (CR-3) to Medium Intensity Mixed Use Corridor Zone (MU-2) with Special Regulation Provision 509R. 4. Schedule 85 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 4 on Map No. 1 attached hereto, from Commercial Residential Three Zone (CR-3) to Medium Intensity Mixed Use Corridor Zone (MU-2) with Special Regulation Provision 510R and Special Regulation Provision 513R. 5. Schedule 85 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 5 on Map No. 1 attached hereto, from Commercial Residential Three Zone (CR-3) with Special Use Provision 147U to Medium Intensity Mixed Use Corridor Zone (MU-2) with Special Regulation Provision 513R. 14 - 13 6. Schedule 85 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 6 on Map No. 1 attached hereto, from Commercial Residential Three Zone (CR-3) to Medium Intensity Mixed Use Corridor Zone (MU-2) with Special Regulation Provision 506R and Special Regulation Provision 513R. 7. Schedule 85 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 7 on Map No. 1 attached hereto, from Commercial Residential Three Zone (CR-3) to High Intensity Mixed Use Corridor Zone (MU-3) with Special Regulation Provision 507R and Special Use Provision 397U. 8. Schedule 85 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 8 on Map No. 1 attached hereto, from Commercial Residential Three Zone (CR-3) with Special Regulation Provision 129R to High Intensity Mixed Use Corridor Zone (MU-3) with modified Special Regulation Provision 129R. 9. Schedule 85 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 9 on Map No. 1 attached hereto, from Commercial Residential Three Zone (CR-3) to High Intensity Mixed Use Corridor Zone (MU-3). 10. Schedule 85 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 10 on Map No. 1 attached hereto, from Commercial Residential Three Zone (CR-3) to Medium Intensity Mixed Use Corridor Zone (MU-2) with Special Regulation Provision 515R. 11. Schedule 85 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 11 on Map No. 1 attached hereto, from Residential Eight Zone (R-8) to Medium Intensity Mixed Use Corridor Zone (MU-2). 12. Schedule 85 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 12 on Map No. 2 attached hereto, from Commercial Residential One Zone (CR-1) with Special Regulation Provision 1 R to Low Intensity Mixed Use Corridor Zone (MU-1) with Special Regulation Provision 1 R and Special Regulation Provision 514R. 13. Schedule 85 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 13 on Map No. 2 attached hereto, from Commercial Residential Two Zone (CR-2) with Special Use Regulation Provision 1 R, Special Regulation Provision 163R and Special Regulation Provision 460R to Low 14 - 14 Intensity Mixed Use Corridor Zone (MU-1) with Special Regulation Provision 1 R, modified Special Regulation Provision 163R, modified Special Regulation Provision 460R and modified Special Use Provision 274U. 14. Schedule 85 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 14 on Map No. 2 attached hereto, from Existing Use Zone (E-1) with Special Use Provision 274U and Special Regulation Provision 460R to Existing Use Zone (E-1) with modified Special Use Provision 274U and modified Special Regulation Provision 460R. 15. Schedule 85 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 15 on Map No. 2 attached hereto, from Commercial Residential Two Zone (CR-2) to Low Intensity Mixed Use Corridor Zone (MU-1 ). 16. Schedule 85 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 16 on Map No. 2 attached hereto, from Commercial Residential Two Zone (CR-2) to Low Intensity Mixed Use Corridor Zone (MU-1) with Special Regulation Provision 516R. 17. Schedule 85 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 17 on Map No. 2 attached hereto, from Commercial Residential Two Zone (CR-2) to Low Intensity Mixed Use Corridor Zone (MU-1) with Special Regulation Provision 517R. 18. Schedule 85 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 18 on Map No. 2 attached hereto, from Commercial Residential Two Zone (CR-2) with Special Regulation Provision 1 R to Low Intensity Mixed Use Corridor Zone (MU-1) with Special Regulation Provision 1 R and Special Regulation Provision 517R. 19. Schedule 85 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 19 on Map No. 2 and Property Detail Schedule 29 attached hereto, from Commercial Residential Two Zone (CR-2) with Special Regulation Provision 1 R to Existing Use Zone (E-1 ). 20. Schedule 86 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 20 on Map No. 3 attached hereto, from Commercial Residential Three Zone (CR-3) to High Intensity Mixed Use Corridor Zone (MU-3) with Special Regulation Provision 511 R. 14 - 15 21. Schedule 86 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 21 on Map No. 3 attached hereto, from Commercial Residential Three Zone (CR-3) with Special Regulation Provision 112R and Special Use Provision 148U to High Intensity Mixed Use Corridor Zone (MU-3) with Special Regulation Provision 511 R. 22. Schedule 86 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 22 on Map No. 3 attached hereto, from Commercial Residential Two Zone (CR-2) with Special Regulation Provision 450R and Holding Provision 53H to Medium Intensity Mixed Use Corridor Zone (MU-2) with modified Special Regulation Provision 450R and modified Holding Provision 53H. 23. Schedule 86 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 23 on Map No. 3 attached hereto, from Arterial Commercial Zone (C-6) with Special Use Provision 88U to Low Intensity Mixed Use Corridor Zone (MU-1) with Special Regulation Provision 508R and Special Use Provision 401 U. 24. Schedule 86 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 24 on Map No. 3 attached hereto, from Arterial Commercial Zone (C-6) with Special Use Provision 88U to Medium Intensity Mixed Use Corridor Zone (MU-2) with modified Special Regulation Provision 450R and modified Holding Provision 53H. 25. Schedule 86 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 25 on Map No. 3 attached hereto, from Arterial Commercial Zone (C-6) to Low Intensity Mixed Use Corridor Zone (MU-1) with Special Regulation Provision 508R and Special Use Provision 401 U. 26. Schedule 86 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 26 on Map No. 3 attached hereto, from Commercial Residential Two Zone (CR-2) with Holding Provision 20H and Special Regulation Provision 1 R to Low Intensity Mixed Use Corridor Zone (MU-1) with modified Holding Provision 20H, Special Regulation Provision 1 R and Special Regulation Provision 518R. 27. Schedule 86 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 27 on Map No. 3 attached hereto, from Commercial Residential Two Zone (CR-2) with Holding Provision 20H to Low Intensity 14 - 16 Mixed Use Corridor Zone (MU-1) with modified Holding Provision 20H and Special Regulation Provision 518R. 28. Schedule 86 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 28 on Map No. 3 attached hereto, from Commercial Residential Two Zone (CR-2) with Holding Provision 20H to Low Intensity Mixed Use Corridor Zone (MU-1) with modified Holding Provision 20H, Special Regulation Provision 518R and Special Regulation Provision 519R. 29. Schedule 86 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 29 on Map No. 3 attached hereto, from General Industrial Zone (M-2) with Special Use Provision 159U to Medium Intensity Mixed Use Corridor Zone (MU-2) with Special Regulation Provision 508R and Special Use Provision 401U. 30. Schedule 86 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 30 on Map No. 3 attached hereto, from General Industrial Zone (M-2) with Special Use Provision 159U to High Intensity Mixed Use Corridor Zone (MU-3) with Special Regulation Provision 508R and Special Regulation Provision 520R. 31. Schedule 86 of Appendix `A' to By-law Number 85-1 is hereby amended by changing the zoning applicable to lands shown as Area 31 on Map No. 3 attached hereto, from Residential Eight Zone (R-8) with Special Regulation Provision 435R to High Intensity Mixed Use Corridor Zone (MU-3) with Special Regulation Provision 508R and Special Regulation Provision 520R. 32. Schedules 85 and 86 of Appendix "A" to By-law Number 85-1 are hereby further amended by incorporating additional zone boundaries as shown on Map Nos. 1, 2 and 3 attached hereto. 33. Appendix `B' to By-law 85-1 is hereby amended by adding Property Detail Schedule 29 attached hereto. 34. Appendix `C' to By-law 85-1 is hereby amended by a) deleting sections 88, 147 and 148; and b) adding sections 397 and 401 thereto as follows: "397. Notwithstanding Section 55.1 of this By-law, within the lands zoned MU-3 and shown as affected by this subsection on Schedule 85 of Appendix "A", the following uses shall not be permitted: Artisan's Establishment 14 - 17 Canine or Feline Grooming Commercial Entertainment Commercial Recreation Conference or Convention Facility Craftsman Shop Financial Establishment Health Clinic Health Office Hotel Medical Laboratory Museum Office Personal Services Private Club or Lodge Repair Service Research and Development Establishment Restaurant Retail Sanitary or Janitorial Services Scientific, Technological or Communications Establishment Studio Veterinary Services." "401. These lands have been identified by the Region of Waterloo as of the date of passing of this by-law as requiring further environmental consideration. Notwithstanding Sections 53.1, 54.1 or 55.1 of this By-law, within the lands zoned MU-1, MU-2 or MU-3 as shown on Schedule 86 of Appendix 'A', as affected by this section, the following uses shall not be permitted unless existing at the date of passing of this By-law or the City of Kitchener has received acknowledgment from the Ministry of the Environment advising that a Record of Site Condition has been completed in accordance with the relevant Ontario legislation: Day Care Facility Duplex Dwelling Dwelling Unit Lodging House having 9 residents or more 14 - 18 Multiple Dwelling Residential Care Facility Single Detached Dwelling Street Townhouse Dwelling Tourist Home." 35. Appendix `D' to By-law 85-1 is hereby amended by: a) deleting section 112; b) modifying sections 129, 163, 450 and 460 thereto as follows: "129. Notwithstanding Sections 6.1.2, 55.1 and 55.2 of this By-law, within the lands zoned MU-3 and shown as affected by this subsection on Schedule 85 of Appendix "A", the following special regulations apply: a) the maximum building height shall be 13.5 metres within 30.0 metres of the street line of David Street; b) the minimum rear yard shall be 5.1 metres; c) the maximum Floor Space Ratio for the building as it exists on the date of passing of this By-law shall be 4.5; d) 235 parking spaces shall be required for the building as it exists on the date of passing of this By-law; and e) the following uses shall not be permitted within 30.0 metres of the street line of David Street: Artisan's Establishment Canine or Feline Grooming Commercial Entertainment Commercial Recreation Conference or Convention Facility Craftsman Shop Financial Establishment Health Clinic Health Office Hotel Medical Laboratory Museum Office Personal Services 14 - 19 Private Club or Lodge Repair Service Research and Development Establishment Restaurant Retail Sanitary or Janitorial Services Scientific, Technological or Communications Establishment Studio Veterinary Services." "163. Notwithstanding Sections 4.2 and 53.2.1 of this By-law, within the lands zoned MU-1 and shown as affected by this subsection on Schedule 85 of Appendix "A", the maximum Floor Space Ratio shall be 3.0 and shall be obtained using the total building floor area on the lot divided by only the portion of the lot area zoned MU-1." "450. Notwithstanding Section 54.2 of this By-law, within the lands zoned MU-2 and shown as affected by this subsection on Schedule 86 of Appendix "A", the minimum yard abutting a residentially zoned property shall be 0.0 metres." "460. Notwithstanding Sections 6.1.1.1 a) i), ii), iii) and v) of this By-law, within the lands zoned E-1 and MU-1 and shown as affected by this subsection on Schedule 85 of Appendix "A", the following special provisions shall apply to the building as it exists on the date of passing of this By-law: a) parking spaces; loading spaces; drive-through stacking lanes; or aisles giving direct access to abutting parking spaces shall not be located within 3.0 metres of a street line; b) the owner of 400 Queen Street South shall enter into an agreement to be registered on title to the property known as 400 Queen Street South to provide for a required minimum of 8 parking spaces to be located off-site; and c) required off-street parking spaces shall also be permitted on lands zoned Hazard Land (P-3) within 300 metres of the property."; and c) adding sections 506, 507, 508, 509, 510, 511, 512, 513, 514, 516, 517, 518, 519 and 520 thereto as follows: "506. Notwithstanding 54.1 and 54.2 of this By-law, within the lands zoned MU-2 and shown as affected by this subsection on Schedule 85 of Appendix "A", the following special regulations apply: 14 - 20 a) the maximum building height shall be 13.5 metres within 30.0 metres of the street line of David Street; b) the following uses shall not be permitted within 30.0 metres of the street line of David Street: Artisan's Establishment Canine or Feline Grooming Commercial Entertainment Commercial Recreation Conference or Convention Facility Craftsman Shop Financial Establishment Health Clinic Health Office Hotel Medical Laboratory Museum Office Personal Services Private Club or Lodge Repair Service Research and Development Establishment Restaurant Retail Sanitary or Janitorial Services Scientific, Technological or Communications Establishment Studio Veterinary Services." "507. Notwithstanding Section 55.2 of this By-law, within the lands zoned MU-3 and shown as affected by this subsection on Schedule 85 of Appendix "A", the maximum building height shall be 13.5 metres within 30.0 metres of the street line of David Street." "508. Notwithstanding Sections 53.1, 54.1 and 55.1 of this By-law, within the lands shown as affected by this subsection on Schedule 85 of Appendix "A"', any building constructed after the date of passing of this By-law, or part thereof, used for a residential dwelling, day care facility, residential care facility, educational establishment or tourist 14 - 21 home shall be located 15 metres from the lot line abutting the rail right-of-way. Buildings constructed after the date of passing of this By-law, or parts thereof, used for the above- noted uses may be permitted where a 15 metre setback from the lot line abutting the rail right-of-way is provided." "509. Notwithstanding Sections 6.1.1.1 a) v), 6.1.2 and 54.2.1 of this By-law, within the lands zoned MU-2 and shown as affected by this subsection on Schedule 85 of Appendix "A" a) the following special regulations apply for the building as it exists on the date of passing of this By-law: i) a total of three off-street parking spaces shall be required; ii) parking spaces and aisles giving access to parking spaces shall not be located within 3.0 m of a streetline; iii) the minimum front yard setback shall be 19.0 m; and iv) the maximum front yard setback shall be 20.0 m. b) the following special regulations apply for any building constructed after the date of passing of this By-law: i) the minimum front yard setback shall be 8.0 m; and ii) the maximum front yard setback shall be 11.0 m." "510. Notwithstanding Sections 6.1.2 and 54.2.1 of this By-law, within the lands zoned MU-2 and shown as affected by this subsection on Schedule 85 of Appendix "A", the following special regulations apply for the building as it exists on the date of passing of this By-law: a) a minimum of six off-street parking spaces shall be required; and b) the minimum Floor Space Ratio shall be 0.7." "511. Notwithstanding Sections 55.2.1 of this By-law, within the lands zoned MU-3 and shown as affected by this subsection on Schedule 85 of Appendix "A", the maximum building height shall be 40 metres and the following special regulations apply for the building as it exists on the date of passing of this By-law: a) the minimum yard abutting a residentially zoned property shall be 10.Om; b) the maximum front yard setback shall be 8.Om; and c) the maximum Floor Space Ratio shall be 4.1." "512. Notwithstanding Section 54.2 of this By-law, within the lands shown as affected by this subsection on Schedule 85 of Appendix "A", the following special regulations apply: 14 - 22 a) the minimum setback from the Queen Street streetline shall be 3.0 m; b) the maximum setback from the Queen Street streetline shall be 5.5 m; c) the minimum setback from the Joseph Street streetline shall be 10.0 m; and d) the maximum setback from the Joseph Street streetline shall be 13.5 m." "513. Notwithstanding Section 54.2 of this By-law, within the lands shown as affected by this subsection on Schedule 85 of Appendix "A", the following special regulations apply: a) the minimum front yard setback shall be 8.0 m; and b) the maximum front yard setback shall be 11.0 m." "514. Notwithstanding Section 53.2 of this By-law, within the lands shown as affected by this subsection on Schedule 85 of Appendix "A", the following special regulations apply: a) the minimum lot width shall be 14.0 m; b) the minimum front yard setback shall be 7.5 m; and c) the maximum front yard setback shall be 10.5 m." "515. Notwithstanding Sections 6.1.1.1 a) v) and 54.2 of this By-law, within the lands shown as affected by this subsection on Schedule 85 of Appendix "A", the following special regulations apply: a) the minimum front yard setback shall be 8.5 m; b) the maximum front yard setback shall be 15.5 m; and c) parking shall not be located between the building facade and the front lot line." "516. Notwithstanding Section 53.2 of this By-law, within the lands shown as affected by this subsection on Schedule 85 of Appendix "A", the following special regulations apply: a) the minimum lot width shall be 11.5 m; b) the minimum setback from the Queen Street streetline shall be 5.0 m; c) the maximum setback from the Queen Street streetline shall be 10.0 m; d) the minimum setback from the Courtland Avenue streetline shall be 3.0 m; e) the maximum setback from the Courtland Avenue streetline shall be 7.5 m; fl a minimum setback of 7.5 m shall be required from the northwesterly side lot line of the property legally described as Part Lots 7 and 8 of Registered Plan 397 in the City of Kitchener (11 Courtland Avenue); and g) the maximum building height shall be 13.5 metres, however, the building height may be increased to a maximum of 19.5 metres provided that for each additional 14 - 23 metre of building height beyond 13.5 metres a minimum of 0.6 metres of additional stepback from the lot lines defined in provision (f) is provided for those portions of the building with a height in excess of 13.5 metres." "517. Notwithstanding Sections 6.1.1.1 a) v) and 53.2 of this By-law, within the lands shown as affected by this subsection on Schedule 85 of Appendix "A", the following special regulations apply: a) the minimum front yard setback shall be 21.0 m; b) the maximum front yard setback shall be 27.5 m; c) parking shall not be located between the building facade and the front lot line; d) for the purpose of provisions (e) the rear lot line shall be defined as the southeasterly property lines shared by the properties municipally addressed as 156, 158, 164 and 166 and 170-172 Benton Street; and e) the maximum building height shall be 13.5 metres, however, the building height may be increased to a maximum of 24.0 metres provided that for each additional metre of building height beyond 13.5 metres a minimum of 0.6 metres of additional stepback from the rear lot line defined in provision (d) is provided for those portions of the building with a height in excess of 13.5 metres." "518. Notwithstanding Section 53.2 of this By-law, within the lands shown as affected by this subsection on Schedule 85 of Appendix "A", the following special regulations apply: a) the minimum lot width shall be 13.0 m; b) the minimum front yard setback shall be 6.0 m; and c) the maximum front yard setback shall be 8.5 m." "519. Notwithstanding Sections 6.1.2 a), 6.1.2 d), and 53.2.1 of this By-law, within the lands zoned MU-1 and shown as affected by this subsection on Schedule 86 of Appendix "A" a total of ten off-street parking spaces shall be required for health office use within the building as it exists on the date of passing of this By-law." "520. Notwithstanding Sections 55.2 of this By-law, within the lands shown as affected by this subsection on Schedule 86 of Appendix "A", the minimum setback from an R-8 Zone shall be 10.6 metres for structures less than 24 metres in height or 10.6 metres plus an additional 0.33 metres for each additional metre of building height above 24 metres, up to 14 metres of setback from an R-8 Zone." 14 - 24 36. Appendix `F' to By-law 85-1 is hereby amended by modifying sections 20 and 53 thereto as follows: "20. Notwithstanding Sections 45.1 and 53.1 of this By-law, within the lands zoned CR-2 and MU-1 and shown as affected by this subsection on Schedules 85 and 86 of Appendix "A", all the uses listed as permitted in the applicable Section (45.1 or 53.1) shall be permitted only within buildings existing on January 24, 1994 until such time as the holding symbol affecting these lands has been removed by by-law. The holding symbol shall not be removed until such time as the Region is satisfied that development will not frustrate the Region's ability to acquire the necessary lands for the Queen/Benton Diversion, or frustrate their ability to construct the Queen/Benton Diversion and that the City's Clerk receive a letter from the Regional Commissioner of Engineering confirming the above." "53. Notwithstanding Section 54.1 of this By-law, within the lands zoned MU-2 and shown as affected by this subsection on Schedule 86 of Appendix "A", no residential uses or other sensitive land uses in accordance with the Guideline for the Decommissioning and Clean-up of sites in Ontario shall be permitted until such time as: a) The City of Kitchener is in receipt of a letter from the Regional Municipality of Waterloo, advising that the Region's requirements have been satisfied with respect to the submission of a noise study addressing traffic noise impacts and any necessary agreement has been entered into, between the City and the Owner, providing for the implementation of any recommended noise mitigation measures; b) The City of Kitchener and the Regional Municipality of Waterloo are in receipt of a Record of Site Condition, prepared in accordance with the Guideline for the Decommissioning and Clean-up of sites in Ontario and acknowledged by the Ministry of the Environment, confirming that the subject property is suitable for residential and other sensitive land uses; and c) The holding symbol affecting these lands has been removed by By-law." 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Resident's fear that high rises will destroy the existing landscape, that they will not be built to suit pedestrians and that mass and scale will not be properly addressed. Medium density developments with height limits ranging from 4 to 8 stories were suggested. Several also feel that densities should be increased without resorting to high-rise development and that amalgamation and consolidation of lots should be avoided and prevented. It was suggested that we maintain pedestrian scale development through the introduction of lower-storey, intensive residential/commercial buildings, and that the transition from residential to business should not happen too quickly, or we will risk losing pedestrian activity at the street level. It was also mentioned that the goal should be to include housing for different income levels, including social housing where it is easily accessible by public transportation. Residents suggest that we emphasize the use of the streets by people, bikes and transit and that we avoid widening the streets. Furthermore, it was suggested that we attempt to reduce traffic internal to the neighbourhoods and that an advanced green be installed at the corner of Queen and Courtland for left hand turns. Several property owners also advocated planting large, drought resistant shade trees throughout the corridor. They also suggested that hydro wires be buried and that the Iron Horse Trail be left natural, not commercialized and developed. Residents require assurance that planning staff will be a community resource helping them to understand the impacts and implications of rezoning their neighbourhoods as zoning bylaws and plans are not easy to read or understand. It is also requested that there is ongoing and meaningful citizen participation throughout the process in order to avoid future problems. It was also suggested that incentives be put in place to encourage redevelopment. 14-30 June, 2005 The residents of Queen Street South and the adjacent neighbourhoods voiced concerns over height, density and massing of future buildings. They felt that new buildings should encourage transit usage while respecting adjacent heritage neighbourhoods. Quality street treatments are necessary, and green space treatments will help identify the corridor. Residents identified concern about future road widenings. 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'~It~:l~~ll ~t17~~ 17~~~~il~~ t~~xi.tl~~ .~ Litt~it ~iuil~il~~f~~~t~l°il7t l~~ail~rt~~~ ~~~~~ci~~ll~~ ~ It~t~e~l~~tit~ ~a~- li~°~~~~°'r~ 1~ritt~~~ ~~toil~~il~~~ ~ ~ li~° ~~~i~lt~ t~ H~1°it~~`~ ~']{~li - I~~l~ it~7~~1~1~717t ~`i~i~t~ ~~~~1 ~~~1{xl~~~r ~o°~~~ ~. ~`~''~tll~~il~rlity" - l~l~l~ ~tt'~t tl'~~5 ~t~y~t~~~~ =~l~ar~l~l~~, t'~~~ti~~lz cl~la°rt1 ~1'tl~~~~~~.1~ ~."~"1~~~~lll~ll~ 11h.~ t~ ~ t1l~ltlll'~ t. ~dLEI°k~l~l~ ~17~i4~ fl'1~1 )~~ ~~'i~ltl~ ~t u~~t~ =tl'l~t • I~~~~l'~ li~l~t 1~~~~c~ ~~t~ ~tl'~t -t~ i~, ~~~ ~7~~t ~~~~~~~rrt 1°~~~~~~ ~ ~~al~i~~~~t t~~l' ~~~~~er~it~~ ~~17~1;rff~e°~l~~l~ilit~~ ~{°1i~~11111 z - °. ltd j~,l~l~, ~~t~ltt~ l.~x~l>i~l~ '~ ~~ tl]t~~.~~~.ltl~ f4~1' ~~~,Ct~l:' i.t'1]ttiltl~!] fat ~~°'ll~~t ~.~lll~~ 1<` tl~.~~lt ~~~lt~t ~~~t~itt~ f~~r' ~~11 ~ ~a`~~'l~ .t~C~:4~t17t11~~~~[~~~~ ~€~1' ~~~~~~~', ~~ 1]4~t 11~ 1.I~tl Jtll~ll~ i~5 ~Ill'~~la'~Il ~+ + ` ~.~~1~~1~~~~~ f{ll'~:~ - I~1L1'_~P ~~t~tt'l~~llt~ f~ 111L1°~~~ 1'!~~[~ ~' l~~tl] - ~l~ 11~t ~l~"~ ll] t~ l'~~~lll° ~~~~~f~~l~~~~ ~.:~~Q°1~1° i~ } 5}+ ~~1 ~.~41 .~~~it>It.~~it~ 1'~~r4~~ot~i~~] ~~~~~~~. ~l~a~~ti~~l~ ~~~i~~lt r~t~x~l ~t>I 1~~~~i17 f7~~i° ltt~~~~l°t~at~t I~~~l ~t~~~~~'~~ll~ ~t~~~~~n '~~at't]~ltt~ ~.lyt~~~l'~P~~1'~i~~~ '~ 1~~~'~lls ~'~1°~ 1111"~li - 1~~~i~ t~ 1~ Itli~ll`~~'~'~~ • ~al'~~~~~~~. Llt~~°'{1~' ~~~4~1'C~Illltl~' ~11~~1'~~~~5 C~t~tlllt'~ :~1~111~1~a~1~~ 1tltl'~.tl~~li '~ ~lallt Fr~l'll1 ~tl'~1~~~~" n~Cl~ ~l~ ~ ~:~L~d'~l]~C~~~y ~.~il~~~tll{1} ~t~tlltl~ :~~t~~llcl ~til~ ~.~t~~i~~l'~~I ~tt~~~} i17~:~~1'~t'4tt~cl it~t~~ f ~it~ll' ~~t~it~ t'~~b.~~~q ~~~t~icl~J' tt11~X~:t~ t ~~ar~'~tat~clltl i>e1~1~1~~~~arl~~~4~ (~lcl~~t ~tr~~t Ott Iit~.11~1~6° ~l~~a~Q~l~~ 1~~~~~~ ~tltl'l~tl~~la t~~ttt~l'~ 14 - 31 May, 2006 ~_ r t ¢ t *~ ~~ +# ~ F t ~ ~~ f~aY F P } { ~ ! t 5 fi ~ ~ M ® rs ~.9 F ~~ ~~ ~ }.Y .a `~ ~~ $~~ ~ ~ ~ ~~ ~ + ~ ~ ~ ~ H ~ ~ ~ M ~~ ~ +~ ~ ~ '~7 k ~l h i }tea ~ w ~ ~ ~ i ~~ .~ ~`~. r ~~ ~~ P b ~ ~ F ~ F ~~ F k ~ ~ ~ S,~ '~' ~ F B ~ ~ h ~1 ~ L y ~ r~ ~ `''A L ~ Y~ }e `~~~~` ~W~y L ~ s~ '4~~ I 1 ~ ~~5y ~ FYI ~ ~~ N ~ ~ _ k-+ ~ ~ y; ' A ~ ~ k 1 ~ ~ ryl ~d ~ F i F i ~ ~~ ~ ~ ~ ~ ~~ ~ ~ k ~~ ~'. ~; r~ r ti 1 ~I ~~ -~ } 4 ~~ ~ ~- ~ ~. ~~ ~~ I- ~w- ~ ~a ~' ~~~ f `~ r F ~ ~e _} ~ r r ~ r ~ ~~ 1 x~~:~~~ '~ ~ ~ t~ ~I ~~~ r ~, ~~~~''yy d' I+~ ~~ ~~ C C .~ .~ R~ ~ ~ ~I ~- i P; e~ 1 ~ dS ~ ~ ~ u~ +~ L ~J .~ 1~ ~d ~-„ ~~ .~~.~ J ~ I.J .. ~rr..11 rl ~ ~ Y ~~ V ~ p, °~° ~ ~ ~ ~_ G ~uz~~~ ~~y~ ~~~~ 14- 2 ~9 4"P ~F,y~• r ~~ .~. R 1111 r~l 1] _~ ~ ,~ '~ ~ ~ ~ ti ~ ~' . ~ ~ ~ ~ ~ ~ r r~ ~J ~ ~` 1~y1~ J~,' ~ ~ 41 ~ v' r9 P 1"I ~ry ~ ~ ~ ~ 5 ~"Y ' ~1. {~W,~ 6~~~ ~~ ti51' T A 4Y ,J /~L ~ Lf~J~ •, ~ ~ ~ ~ 7 ~ F"E p ~ ~'-4r/F W 14-33 APPENDIX D MAP OF EXISTING ZONING QUEEN STREET SOUTH MIXED USE CORRIDOR APPENDIX E ZONING SUMMARY CHARTS Zoning Comparison between Existing Zones and Proposed Zones within the Queen Street South Mixed Use Corridor Ei~iP~~~1 ~~P1~ ~~'.~te~q~r,~ ~r~_~r~o~~~~ ~~~~~e t~~te~~;:~~4r Z~r~in~ By-lay U~~ M-~ -6 R-1 !~- !~~- ~-~ ~1U-1 MLA- MIS- APti~~~P~" E3~~blishP77eP~t ~ ~ ~ ~ ~ ~' Audi-~v~i~~a~l ~` ~€ ~`~ ~ ~~~er~~~ ~P~d Be~r~~~-~9°~~kiP~g E~rai~meP~t ~I~s ~' x ~` ,~ ~iote~hr~~l~ic~~l E~t~~I~lishrl~~P~t ~ ~ ~ ~ ~ ~uilciir~~ I~~~~teri~l end D~eoratin~ raptly ~~I~s ~" x ~c ~'` ~" ca~~P~ir~~ ~r Flir~~e ~~ra~Pfi~iP~~~ ~` ~ ~° ~'` 4 ;~r~4d~nsf~ ~` x ~ ~ ~ ~s~~~~:li H~u~e C~~~~~Ilin~ Unit ~ x ~ ~ ~ ~ ~c ~.~P~rn~erei~l EP~tePt~inment ~ ~ ~,~~P~~P7~~rei~l Fr~rkir~~ F~~ility ~ x ~ ~ ~c ~f~~P7~er~i~l ~e~r~~#i~n ~` ~` ~.P~7P7~erei~l ~~+i~l~if~~ ~ ~ ~}~P~~P~7unit ~~:~r7tr x x ~ ~` x ~ ~~P~~P~r~put~rq El~~trani~ ar D~t~ Pro~~s~in~ Hu~in~~ ~ ~ ~ ~ ~:~~P~fereP7~~ ar ~s~nu~n#i~n F~~ilit ~ x ~ ~ ~ ~ ~ ~ ~~r~~ft~rY1~31f1 h~~p '~ ~S '~ '~ ~~~ ~~~~r~ F~~.ility ,r ,~ ,~ ,~ ,~ ,~~ ,~ ,~ ,~ C~upl~ Ea~IIIP~g x x ,r ,~ ,r ,~ ~ -~ ~~~f~llin~ Unit ,~ ~ ,~ ,~ ,r ~ ,~ ,~ E~ucatic~P~~l E~t~~li~hr~~P~t ~'` ~'' ~"` ~' Fii~~n~i~l Et~k~li~ hrl~~nt ~ ~' ~`~ ~' ~'~ ~ ~` ~ ~' FuP~~er~l Herne ~ ~'~ ~ ~' ~' ~ ~ ~ ~ ~~~rr_ien ~:entre ~r7~ C~rarsery ,r ,~ x ~ ~ ~ ~ ~S t~tl[~P~ '~ ~` ~ ~ ~t ~ H~~~Itl~ t~~ffi~~ ,r ~* ~~ ,~ ~ ~ ~~ H~~~Pr7e Eu~ine~ ~ ~"` ~ ~~ ~ ~"` ~ Lak~ar~ter~ x ~ ~ ~ ~ L~~~ginq Hra~r x x ~`' ,~ ,~ ~°~ ,~ h4~l~nuf~e#unn~ ~ x ~ ~ ~ ~c ~~le~fi~~l L~~or~ter~~ x ~' ,~ ,~ ,~ ,~ ~ f4~l~lfiple C~~~ellin~ ~ x ~ ~ ~ ~ ~' ~~ P~r~~aP~el rvi~.s ~ ,r a' ,~ ,~ ~ ~' ,~ ~ Prir~#inc~ E~t~kalif~rr7er7t ~ ~'` ~°'' ~ ~"` ~' Private HeP71e Deynr~e x x ~ ~" ~~ ~ ~ ~s I~~II~~IC~LI~ IP1~tItutI~OP1 '~ '~~ '~ '~" '~ '~ "~ pair ~r~ice ~' ~s ,~ Rsirientiel ~~re Fecility x ~'~ ~'} ~ ,~° ~` ~'S~c~Lar~fl~ ~ ~` ~ +~ ,~` ~i ale ~Pl~ t~r~ge ~f H~tiP~~ F~rel `~ ~ ~ ~ ~~I~ ~f I~~~onuPfi~ents ~! ~ ~s ~ ~ ~~Ie ~f Pt er~d Pet taap~li~e~ ~c ~ ~ ~ ~' ~~le ~f ~~aP#iP~~ ~a~s ~ ~ ~ ~` ~' ~~I~ ~or ReP~tal cif F~arP~itur ~~P~' El~etrie ar ElectraP~i~ Appli~neeorElectricrEl~c#r~r~ie Equipn~P~t ~ ,~ ~ ,~ ,; ~~I~ Rer~t~l: ~tr~~~ ~r rvi~e of Tr~el~ end In~u~tri~l ar F~rn~ Eq~ripment ~, x ~ ~ ~ ~ ~Ie. ReP~t~l ~r ~e~ai~e of To~l~ end In~i~a~triel. F~rn~ er ~;~#riP~~ Er{uipr~7eP~t ~ ~ ~ ~ ~ ~ 14-35 Eitir~f~ or~~ ~~te~ar~ ~r~r~~~~Y~c~ ; zA~e ~t~r~~~d~~ Z~nirw~ By-I~~r ~Js~e M~ - ~-1 ~- R- ~-~ IJ-1 l~- Ml~- ~~~I~; ~~r~t~l: ~rui~e, ~are~~ `~~r ~eP~~~ir I~f ~~~lr~tar ~~`~hi~le~; ~~l~jar ~~~:r~ati~~~~l E~uipi~7~r~t ~r~~ F'~rt~ ~r~~l .A~cef~ri~~ fir P~~lotar ~4'~I~i~.le~ {~r f~~1~.jor R~r~~tior~~l E~rai~r~7ent ~ ~~I~. ~ent~l ~~r ~~erui~e f E~u~in~~ 1~~1a~l~ir~e ~f~~i 4:~f~~~ u~pli~ ~ ~ ~. ~ ~° ~~nit~~I~~~rJ~nit~ri~l ~~~i~.e~ x ~` ~' ~~i~ntifi~ Tcf~nal~~i~~l ~r ~mr~~u~7i~ti~n E~t~i~li~hrr~r~~~t ~ ~ ~° ~r~7i-C1~t~Iuh~~ D~~Ilin~ x x ~ ~' x x ~Ir~gl~ C~et~~h~d U~9d~lling ~ ~' ~~~~il rui~~ Es~~t~li~f~~>~~i~t ~ ~ ~`l ~' ~tr~~t T~4v~71~~u~~ C7a~~~llinc~ ~c ~~ ~'~ ~ ~ ~'` L111~~111{}; ~I~r111111C~, Er1'Irl~r111C~ (fir ~}Sd~ll ~Ll~If1~S~ '~ ~ 'K '~ ~' '~ Tr~~~srr~~~i~ e}r ~~:~~r~trr~~ f~r'~ E~t~lk~lishrfi~~nt Tr~nprr~tic~r~ G~~t ~ ~c x Trari~t Hrr~e ~'` ~'` ~s ~'l -~ Truck Tr~r~~~~r# T~rrr~in~l ~ ~ ~ ~ ~ t~rin~r~ ~e~~i~e~ ,~ ~° ~° ~ ,~ ,~ ~~~~{~r~P~~u~~ ~' x sk~~~P~l~s~lin~ ~' ~ ~ 14-36 I of J I~ W h~h I I~ ~_ W W w W C ~ C ~ 1 +•+ `~ `~ P ~ ~ _ "-. r ~ r ~. Cy !~ h~ L ~ _ Lfi '~'~ s+1 ~ E ~ - " I ~ _ ~ r I ~ ~ ~ r S]4 ~ ~ 41 } r~ r 2 Lid} °~~ ~ ° `I r- r r° r k - ~~~ ~ .~ 4. y. L `P L LL I ~ ~ L dl C 9 ~ ~~ ~} t} !t5 I(} ~ it} U o .~ I ~ ~' ~° ~ ~~•. ~; P ~ j C C " .,~. " r , r ~ r ~ ~ ~J :~ ~ ~ ~ I ~~ ~ I u', I"...I C ~~ ~ ~~ ~~ aJ _ ~} ~ ~~,} .~° •+-. ~, '' : ~ ~ r ~ r'P •~ `~°~ a r+~ `~] II.a ~y _ ~ ~ ~ ~ - ~~ ~ ~~~ ~tirz~ ~ ~ V~I L. ~ LL I,~ ~ Its `I.7 ~ IL} ~ Ip,~ P.~ C eL + I~? ~ ~ ~ ~ ~y Y1 V• ~ L ~ ~ ~ ~'y• ~ ~ ~ I ~ 7 [ 7 ~T ~.`a ~} r ~ ~ ~ E® ' I~ .'. u`1 1~1 r ~I p ~ ~ ~ a t~} ,d5 ~I ~} "~ L { e~ a„i r ~ ~fi ~^ ~~ fly +, ~ ~ ~ ~ ` ~ ~ ~ ~r i } ~ .~ it ~, a~ y I~ t C ~V r,l ~ LI! tir} r {pa ~' ~_ ~~! p ~ ~- ~ _ ~ ~~ ~ ,- ~ ~~ ~ ~~~ f~ ~ ~ ~ I~ ~ ~ ~~ r~ ~ ~ r ~ _. ,~ .~. ~,~ ~~~ ' ' ~ ~ r~ .~~ ~ ~ {'~I L~ r r ~ ~ ~ ~ ~ r - ~ ~ ~ ~ ~ ~ ~ ~~~ r ;,-~`Eu~ '~~~'Li ~c7~,n uw t9 ~ 7'I '~ L 14-37 ti{ ~ e- 5' •~~ ~ {`7 ;M1 ~ ~ ~ Qp, ~ ~ f{I ~ ~ ~ „p [S ill C ~ •~ ul iJ n ~ u l ~__ ~ ~ ~ ~ ~ 6~ ,t5 a [L ~} •~i ri h• ~ s>a Iq IF S~5 ~ ~ d C3 ~ In 1jl ~~ ~ ~ ~ ~! f9 LJ ~ C - ~~ C ~ ~ t'~J ~ ~ e C 4''J ~ ~ ~ b4 O -C h`I ~ '# ~ iG - ~J ~ j ~ In ~~ C71 ~~ ~ ~ t3 ~ ~+ ~ C •~ _ 5 ~ .o ~] ~ ~ r ~+ ~ 1n ~ ~ C Ca ~ ~ ~] C Ck ~ ~I,1 19 ~r •~ ri TJ ~ fig s to ~• i~ ~ '~ 'Q ~ _ dr ~ 19 ~ t3 i s~F 1 ~ ~ ~ ~ ids 1141 i_ ~ ~ ~ ~ L r~ ~ . . • ~ ~ ~ r ~ ~ ~ III 41 ~4 ~ ~ .L ~ hJ J] ~I ~ u `i ~ ~ ~ ~ ~ ~ ~ ~ ~ C ~ 1~1 ~I ~ ~ ~ ~ i P7 ;r ~ rn i7 i ~~ ~~ P1 ~~.~ ~ r r L' ~~ r ~ ,._ ~ rmi ~ r _ •~ ~:, T" u•~ C~J • riry rj i~ r Ll .F l~J ~_ ~ ~ '~ ~ ifY ~ ~ ~ C ~.} 11:3 ~ ~ 41 L ~ ;~ 9} rLy ~ d~ ,_ ., 117 ~ ~ ~ I~ L ~ +~+ ~ ir'1 ~ i ~ ~ ~ 4~ ry ~ e~ ,f~~ ~ ~, . ~u f~~ ~ °} ~' ~.. a ~. ~ ~~ ~ ~' ~ '~ _ ea ~ ~ yp ~ ~:1 ~ ~ ~} _ .}r1 i P ~ ~ U .QI •k. ~ C gJ ~ 51: 117 t] . Cpl ~, '~ ~ r J •~ Z7 rg ~ ~ ~' ~ ~= i~ ~ ~ •,s ,_ ~ a~ ~I~ ~ ~_ ~ a~ t,~ •- ~ ~ a~ ~ ~ ~- ~I~~ ~~~a ~~~ ~ c_Y ~r~ ~ _a~s~,J ~J ~ ~ _ ca ~ i f' L ~~ ~ 1i,1 ~ ~ •.~ l ] ~ n~ ~ P, Id, IU LJ ~ IFl X •~ C '~ ~a=aE ro Ill I ~ ~ a ~ fl ]A "Y 8. L ~ ~r "a ~7 dF . t ~ ~ ~~ _ ~ ~ e ~ ~ ~ ~ ~ L ~ ~ ~ y= •~ ~ ~ ~ C ~ } ~ ~ ~~ j ~ ~ ~ #~ ~ l~ E ~~ ~ u n ~ry ~ , n e~ E L 14-38 ~~ uu f1 ~ w 1' C ~, t ~ n ~" k7 ~ T7 ~' L 14-39 APPENDIX F SUMMARY OF EXISTING SPECIAL PROVISIONS ~~ ~~ ~~ W~ ~~ ~~ ~~ ~ ~' _W ~~ ~~ W W~ ~W 14-40 ~} u tti L ^ CJp L L 4 rn C C rr ~ ~ c r? ~ C L fit J CA ^ ~ taa ~ C r m ~ ~ ~ L 0 ~ • ~ ~ r ~ ~ yip ~ Li '~' 4i ~ ~ u7 ~ ~ xf a hd A - ai r~ .S r h! ~ ,U {p ~' ~' 6i C L j ~ r L ~ ~i ~ L +~ 1U } C ~~7L~ •C ~ C ~L •L F+ y i5 ~ a - N "` ~ ~ L 0 ~ } ~ sn ~, ~ • f i~ •`~ ~ ~ ~ a ~ ~i ~ ~ '~ L *' ~ ft" ~ ~ Li ~ ip ~~ i3 p i7 ~ f~ y L ~ a qi 4 ~ C ~ ~ ,`~ is ¢ ~ • r r Y .~ ~ ~ • ~ ~ ~e ~ yr ^ ~ sn ^ ~ Tl ~ ~ ` ~ 0 r •~ ,_ ~ ~ -, L 4 ^ Ci 0 C4 ~' C ^ ~ N N r 7 is rp ~ ._ C a t! r5 up .a. L TI 4j ~ [p 7 r ~ ~ ~,j np r5, ~ G L ~~ Ca ail _ 47 ul .~. ~ C ~i ._ r as •. ~ t7 L : ~ ~ N , _ ~ ~ ~ •4 is ~ ~ [1 Fl • ~ ~I tpl L 1CI _ 4 ~ u •r) Qi [ C]. L ' ~ + U ql ~ ~ L ~, w~ ~` ~ ~ ut ~ ~ ~ l7 is rn c ~[a {a l L JI ~ Vf ~ ~ ~ L 1 ql } r~ C ~_~ is C Y w lY i .~ ~ ~ }° ary is ~ {l ~ ~ ^ ~ ~Ka ~ rp rp L ' ' Ch r 4 r a ~, '~ R° rd pi 4i ~ n nJ ~ N C ^ °~ ~ ~ +j ~] 0 . ~ ~ ~ R 15 ~, ~. ~ lY ~i ^ to ~ ~' ~ r} C V rid ~~'_~ ~ ~ ~ [1 l1 t is {q L ^ n w •} ~` 'L n ill ~ ~7 c '° Ir1 Qi L ~ n to t~ ~r ~ tU 7i i. } ^ __ ~_ ~ da ~ l f[5 ~ 1 {-~ is ~ - ~M1 w ~ Li r~`~ 7 t/S5I Lil m 7 YCa1 4~l u 7 47I ~i1 u 41 lr1 _ ~ ~ Li i~7 rJ ~ Qi [] ~ W rU ~ qp 1 ~1 ++ {~! L N > ++ {~! L di > i~ {'] L 4~ ~ fr~1 ua iCl t"~ W iU ~ o7J I]i iY r5 ~ {[, . ~, ifJ s7p ua C:J ~ li5 C•J ~~ ^i dCp is U ifj ~•_. tip "' 4a !Lp ~, i~ u75 4p 1 S a .? ~ ~ ~ V ~ ,LL ~ ~ .~ ~j +; ~ 4C'? ~ ' ~ si is c~5 ~ ~ ~ ~ Vi ~ ~ ~p L7 L 4 O t L ~ 4 ~ ~ 0} ~ G7 ~} ~ ~ L L C ~ C S~ !1} Qa O ~ r ~ J LL ~~ ~ 4 ~ ~ ~ ~ ~ ~ i~ ~ C~ J ~ ~ 4 t ~ gj C `~ C ~ {~S ~ C ~ O ~ ~ ~' h~ CC,p ~~ G7 ~ - ~ ~$ QF ^ ~ ~ ~ ~ ^ ~ ~ ~ •~`- ~_ L ~ C ~ ~ ~ C] -~q ~ 47 Ul r~f~J ~.~ al ~ -' ~ {7 {] Tl I.:_ fs, iL N +a+ n ~' rt; 7 hl d~ {P l7 ~~-^ _ S7 li5 N 1 L 7 rp ~ 4 {ry 'a m hl - t.D Vp t'] i ~~"~ r7 TJ I.~ r N . . •4 `" _ L ~ ~ 9} C,l ++ C °1. {y N ~ Gl ~ ++ ~ 4} N :.• iCJ ~ O'J ^ L ~ 41 ~ ~,p Qy '~ L +• ~ ? O ^ -{ep .- :~ 7 rJ7 +^•• ~ ~ ~ ~7 ~ S!9 i1i ~ .~ C °p C c _ ~ 4} 4} 4} ~" t'7 L ~ ~ ~ N L 7 ~ ~ rJ L rrry .-. ~ U ~ ~' ^ ~ 41 ~ 4 ~ !~} d ~ ++ '~ ~ La 7 ~} r ~ '~ 53 ~ 7 L ~7 ~ ' ca 4 ~• ~ ~ p C tL7 AP S[P C '~ 9'J ^ L7 {r1 ~ CIl ~ i1;7 #'+ ~+ ^ ^ 4} ~ QI ~ ~ ~ 0] ~ ~ cs ^ 4yJ N [7 '1= Q} ^ ~ ~ 7 4} •4 ~- uL '~ ~ ~ i= ~ ~,'J +~+ 3 - up a ~ « 7 '4 e ,r iry Ka J Y ~4 ` ~ ~ iG 4~3 [] Za i L ~ cs C ~ ~ ~ ~7 N ~ Qi i N +~r. ii ~ ~ c ~ ~ ^ +. C ~ '- C] ~ ~ ~ ~ ~ 4 da ~ ~ ~ ~ ~ `~ ~ •~ ~ f , ~ dp ~ +., ~ 47 G7 U !~ L ~ d C7i J ~ ~ ~ 09 ~ ~ ~ 0} +~ f 7 w ~a ~ +~ t'7 ~ rq ~ ~ p ~ ~ 4 ~ O L 0} ~ ~ ~ tC^ ~ ~ 0~} ~ ~ t1 dy ,, ~ N ~~ C ~ ~ 5 Vp :a ~ L {`3 ~ {] rfl G7 ~ ~p C ~ '4 +a _ 9} ~ ~ ~' ~ '~ ~ ~ I p qCj ~ q r~`i .~4 ~ i ~ L ~ V N ~ ~ i~ ~' L ~ ~ •~' ~ LL ~ ~ ~ ~ ~ iY ~- ~ N ~ ~ 1 LL~ ,m [dpi ~ r 17 L ~ ~ r ~ ffjP 4 ~ 4} 4 '~ Crl `4 ~ ~ C7 ~ ~a l~5 ~ C 4 C r ~ L C ~ "~ +V` ~ ~ ~ - 47 ~ Q} @5 r ~ ~l C'J ~ ~ ': ~' f}Q7 t" SAS i12 ~ hC•^ ~ ~ +^+ ~ T!• ~ ~ ~ C 43 "C7 ~ L ^ ~ P ++ 41 C _ L (~' ~ ~ ` L} ~ 4 5 U •~ 4} t71 'r C ^ ~ l:1 *, C 4} Cj C C.7 L OI t7a.. +r''A+ ~ 4 C ~ ~ S ~ i] i ^ L '~ C Ud S] Qp ~ ~' STS 4} dy t~ 47 ' ' ~ ~ ~ ~ ~ L Si m .a 17 n V W m vi 9 `~ is ~ ~ 77 r7 ~ R W ~] ;? ~L ~ '. +. m ~ ° ~ ~ ~ $ Za ~ ~ rtJ ~ W W L] _ ~ y, '. i'F ~ ~~ iG ~ ~i x ca ~~ .`+t r ~] 4 ti9 ~~ C ~ ~ ~ L L ^ C ~ ~ N Q r~ i7 ~9 ~P ~ ~ to ,L.. h- ~ e~7y ti :~ ~ C 4 ~ L °,y C 4} '~ ~ L C !17 . ~ ~ ~ L7 lJJ ~ ~ S? 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SW4151eti1J~ fit11~1~QH 5110191o~O,l~ ~)4~ ~~IJ~}{~~ 14 - 41 APPENDIX G MAP OF PROPOSED ZONING 14-42 QUEEN STREET SOUTH MIXED USE CORRIDO APPENDIX H OFFICIAL PLAN POLICY 4.3: MIXED USE CORRIDOR Mixed Use Corridors are linear in form and recognize the evolution of uses along major corridors in the inner city. These corridors are primarily intended to serve the adjacent residential neighbourhoods and employment areas and allow for intensive, transit supportive development. Mixed Use Corridors provide residential redevelopment opportunities together with appropriate commercial and institutional uses that primarily serve adjacent residential neighbourhoods. Over time it is intended that the Mixed Use Corridors shall intensify and provide a balanced distribution of commercial, multiple residential and institutional uses. Individual properties within Mixed Use Corridors shall be zoned to achieve this distribution of uses. A broad range of commercial uses shall be permitted, including freestanding office and small retail. The full range of institutional uses as well as multiple residential uses shall also be permitted. To achieve a built form that is compatible with surrounding low rise residential development, is pedestrian oriented and allows for a balanced distribution of retailing outside of other commercial nodes, the size of retail establishments shall be regulated. In this respect, retail uses shall be permitted to have a maximum gross floor area of 1,000 square metres and shall only locate within existing buildings or internal to large mixed use developments. All other retail uses legally existing on September 17, 2001 shall be recognized and shall be permitted to expand on the existing lot by a maximum of 25 percent. Mixed Use Corridors generally have strong pedestrian linkages with the surrounding residential neighbourhoods. To strengthen these linkages, new development may be required to orient a portion of the building mass to the street, provide for integration of cycling facilities, provide on- site pedestrian facilities, and provide pedestrian connections to abutting developments or offsite transit facilities. To achieve this objective, the City of Kitchener may also impose maximum front yard setbacks, limit vehicular parking between the building facade and the street, and will require specific facade treatments such as window or door openings and minimization of blank walls. New development shall be compatible with surrounding residential neighborhoods and will be of an appropriate height and density in relation to adjacent low rise residential development. In locations that immediately abut low rise residential land uses, new development shall be permitted having a maximum Floor Space Ratio ranging between 0.6 and 2.0. However, new development may be permitted to exceed this maximum Floor Space Ratio in locations which abut arterial or major collector roads, are well separated from low rise residential development and have adequate municipal infrastructure. In such cases, the City of Kitchener may impose a minimum Floor Space Ratio of 1.0 and a maximum Floor Space Ratio of 4.0. Notwithstanding the above, new residential development shall not be permitted within the Mixed Use Corridor along Victoria Street North, where it abuts the main CN Railway line. 14-43 APPENDIX I ALTERNATE WORDING OF PROPOSED SPECIAL REGULATION PROVISION 517R TO ACCOMMODATE PROPOSED DEVELOPMENT CONCEPT AT 399-411 QUEEN ST S "517. Notwithstanding Sections 6.1.1.1 a) v) and 53.2 of this By-law, within the lands shown as affected by this subsection on Schedule 85 of Appendix "A", the following special regulations apply: a) the minimum front yard setback shall be 21.0 metres; b) the maximum front yard setback shall be 27.5 metres; c) parking shall not be located between the building facade and the front lot line; d) the maximum building height shall be 19.5 metres; e) for the purpose of provisions (~ and (g) the rear lot line shall be defined as the southeasterly property lines shared by the properties municipally addressed as 156, 158, 164 and 166 and 170-172 Benton Street; ~ the minimum rear yard setback for any building less than 4.5 metres in height shall be 1.4 metres; and g) the minimum rear yard setback for any building equal to or greater than 4.5 metres in height shall be 5.9 metres." 14-44 APPENDIX J NOTEWORTHY EXCERPTS PERTAINING TO MASSING AND COMPATIBILITY FROM THE MIXED USE CORRIDOR DESIGN BRIEF (APPROVED BY COUNCIL, 2005) "Neighbourhood Transition- ...Each corridor should also have a defined transition in built form between taller buildings located inside the corridor, and the lower-rise buildings located in the surrounding neighbourhoods." "Building Height- ...A low to mid-rise form (2-8 storeys) is encouraged in all corridors subject to appropriate transitional measures and massing." "Human Scale- Building should be designed for pedestrian comfort, and a have a compatible relationship to surrounding buildings and street proportion." "Massing-...New buildings should respect surrounding building forms, and maintain compatibility through various design techniques such as building stepbacks, terracing, roof line articulation and architectural detailing." "Key Locations-Higher quality design will be expected of new buildings located at gateway intersections, in proximity to heritage buildings and terminating vistas". "Compatibility-Compatibility will be reviewed during the site plan process. Alternative building massing may be required to achieve a human scale form of development." 14-45 APPENDIX K ILLUSTRATION OF ANGULAR PLANE RELATIONSHIP RELATIVE TO PROPOSED SPECIAL REGULATION PROVISION 517R Angular Plane extends at an angle from the lot line and establishes appropriate height limits for development, As a general principle, staff consider a 45 degree angular plane a gradual and acceptable gradient to transition density from low to medium to high rise forms. Figure 1 illustrates a 45 degree angular plane. riqure ~i: ~xampie 4~ aegree angular plane -~. - ~. ~. ~ ~. , fig,,- ~~ ~~ ~ ~ „ $ :Stitt It - ~~ya~s °L7 !~i '~ ~ ,k r 1,~ k r~ 1 ~ ~xd ~ ~ ~ 1 ~~ ~ ~~ o I Y~, 16s"i~'~;T^rQ',e,~:~ ~ r Mrs ~~~" Gti a ~-x~ I y ~ I Y~ F~ {. ~~R f ~ k _ ~_ ~~ ~~+~ In areas that are planned for intensification, staff may consider an increased angular plane of up to 60 degrees, having regard for site specific circumstances, An approximate 60 degree angular plane is already established implicitly in the MU-1 and CR-2 zoning in the way rear yard setback and building heights are defined. The diagram and table below summarize the requirements that define the maximum angular plane in the MU-1 and CR-2 zones. Required Angular Plane Re ulation MU-1 CR-2 112 building Minimum rear yard (X) 7.5 metres height 13.5 no limit (2x the Maximum building height (Y) metres rear yard) Maximum an ular lane (8) 61° 63° 393-411 Queen Street South The property owner has requested that a reduced rear yard setback and an increased permitted building height be incorporated in the site specific special regulation 517R applicable to this property. Since Angular plane is a function of yard setback and height, modifications to either the height or the yard would have the effect of increasing the angular plane to an angle greater than 60 degrees. The consequence of the increase is reduced privacy and detrimental affects 14-46 plane (60 degree) relative to the proposed development concept for the site. The angular plane shown in the development concept would be 73 degrees. The incremental increase is substantial. As outlined above, staff consider 45 degrees appropriate in most areas and may consider up to 60 degrees in areas targeted for intensification. The requested increase to 73 degrees is nearly double the amount of acceptable increase for intensification areas. Staff do not support the increased angular plane requested. Figure 2: Section View of Proposed Massing (Staff Recommended versus Owner Recommended) ~~~~~ ~ ~~~~~~~ ul~ri~ 73 d~^~r~~ t~ut~~lly ~~r~~a~l~e ~uldi~ng a~~ ar~gr,l~r ~F~rt b~? d~gr~e ~ ~t~ff I~~ec~mr~~r~~~~ I~~r~a~ed fVlass ~ri~,~ar pl~n~ ~~n~r F~e~~r~~n~~~d~d ~€~cr~~~~~ ~~ qV yqWy~~~ ..5i/ YI y /~/~., ~ 41 L A~ (~~ .A~ 7 L0C Ilrr~ CSI IIr1E' ~~ Ilft~ Staff's recommendation permits a building height up to 24.0 metres provided that the upper levels are stepped back. This is more generous than what would be needed to accommodate the proposed development concept. The total building floor area permitted by the recommended regulation is comparable to the owner's proposed concept, but the form of the building would be different. Staff note that a similar special provision with stepbacks for upper storeys has been applied to several other properties on the east side of Queen Street south of Courtland Avenue. There have been no objections to the proposed special regulation provision 516R. 14-47 APPENDIX L ~- - DEPARTMENT, AGENCYAND COMMUNITY COMMENTS `° ~ ~; - . RECEI_VED FOLLOWING JANUARY 5, 2010 CIRCULATION ~ ~ - ~ ~ ~ _ _- ~ ;, _ ,~ ~ ._.. - - -- - ;r' s - - - - .. - ~. s ~ a ~ . ~ ~" - `: 'f ~ ~ * ' ~., ~ ~ ~ ~ ~. ~ ~ ~ ~ ~ a. a ~ ~ ~~ ~ ~ ~ ~ ~ ~ ~ . .~ ~ ~ ~ ~ {~ ~, a ~ ~ a ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ,~ ~• ~ ~ ~ - a . 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'ac ~ ,~ * ~ ~ ~. ~ ~ ~ ~ •~ ~ ~ ~ ~ ~ ~ ~ ~ C ° ~ Q~ 7 a 1 arc C ~ ~ u ~ *, ' y u ~ ~ Q5 N .C u~Z~a°'au f4 ~ ~au f6 a ~~ ~ Rf ~ ~~ rc ~c~~'~, cu a~a°~,~~ as ~ c ~~°a -c~3~ ~.~~~ ~,'~ ~~. Q vii +'~.• Q .~ fit. wL. r.. 3 ~ N ~ .!] .~ ~ d ~ 14-60 .~ ~; ~ ~ ~ ~ ~ ca >, ~ ~ ~ a . ~ A I ~ .' ~ ~ ~ ~ ~ a ~4.: ~ ~ ~ Zr- ~ C O ~ ~~ `~ ~ ~ ~3 ~ ~ ~ ^~1 us A ~ ~ '~ ~ ~ ~ ~ I, j ~. ~1 ~ ~ ~ ~ ~ C ~ G ~ ~ G µp ~ ~ N ~ -~ ~ ~. ~ ~ 4. ~ ~ I .., ~,`~ ~ ~ ~ U ~ crva ~ ~ Q ~ ~ ~ d c9 s . 47 N ~., ~ ~ _ ~ ~ .~} r3 ~3 w :... ~ ~ ~ 4w ~ U ~ T M Q C3 ~ " U U U ~ x°3'~ °} ~~°~ ~ 'C1 ~ ~'~ ~' , 0 , ~ ~"' ~.' n ~.: ~ ~ ~ p ~ ~ ;~ ~ ~ ~ ~ O ~ e~ ~ Gl. ~ ~ .... K..~ ~ ~ T ~ r . s~ p ~ ~ U ~ ~ ~ ~ v W ~ . ~ q "~ ~ ~ ~ ~~~ ~ ~ ~~ ~~ ~ ~ ~° ~ - U i -~ n o °. W `~*' ~ ~ ~,,, ~ q `~ ~~~ ~ U ~ J ~~ ~ ~ ~ s., ~ ~~nn~~ ~ c~i i ~. , . c 3 ~ Q ~~~~ `~ ~ ~ ~ ~ ~ s~~~~ 30~~ ~n ~:3~°~~3~ Q` ~ G~ ~ r~ .~ 47 W ~' ~ '.~ u ~ w ~ ~ ~ ~.'"~ .~ ~ ~ Q ~ w ~ ~ ~ 4" ?~ ~ "~ U ~ ~ ~.' ~ ~ ~ ~` ~ ~ xn ~+ ~ C7 C,i '~ ~ .~ p, ~ ~ +°' (j wT.,, sir ~} J C3 .,L7 L) 'L7 fi) ~ C.b l./ ~..~ v r./ W ~.I :.r d ~ ~ U et' '::., ~ ~ ~ y ~ ~. s., vy ~ ~ ~ rn ~, ~ :;~ a~ s ~ ~ 'v~ ~ y ~ +~ r: - G ~ ~ .:. - ~ a ~ ~ ~ - , ~ ~5 - G ~a _ U ~ ro ~ ~~ ~ ~ _ ~ - a + ~, ~ ~ ~ ~ ~ ~' _ ~ a i ~ ~~ ~ -~ : a ~ a ~ a ~ °° ri ~ . ~ a ' ~: ~~a~a `~ . ~n ~ - ~ a; o Q) ~ i a ~L N •^f C C "G ~ a ~ ?~ ~ 1J ~ ? •r1 •ri tr ~ Q1 ~ {4 N ~ • • n7 a N ~ W R ~ ~ C3` 43 . ~ ~ ~ Ui 7 - • ~ N ~ ~ 0 tb ~ ~ r-t 0 0 G . [!5 C1, try G: x H~ ~ ~ a ~ ~ r, u-+ w -~ ~ ~ r~ ,.~ .~ ~ .u Q' ~ ~ -- ~ ~ ~ ~ a .~ ~ ~~ ~, Di .~ a ~ . . ~ :a a~ a ~ --I ~, ~ - i Q~ a ~? 1.J a ~ ~IJ H 3~. ~~ `~ [~~ y~y ~ a ~ ~, ~~, ~ .ry~{ 1~. V~ yV~l ~ ~ /~-~! CO W ~S n' `~'I V ~V V Wi .5w •rR i/ ~ ~ Y ~ ~ O ~ N ~ .~ G '..4 .~ L C: W Nu C y ~ . f~~U' ~ - ~ ~..~~-~~ rG ~ r ~ .C G , i .a: W ' ~ a .te .. ~ . ~a v •rt d3 C -~+c~ ~;a E7 C; ~~ ~ tar -c3 = ~ ~ ~ ~ a ~, ~ ~ .~ .c ;~ : a.s o - as cu o ~ ~ ;r ~ s o ~ w c~ N pis ~.~ ~~ l ~ ;~~~ra m~ -.~ : ~ ~, c~o~, v ~ '~' , ~" '.r"' ~ L7 ~ ~ ~ aa - ~ a~~ G ; ~~: ~ rn~ ~ .a ~~ ~ p r w .ra -~I : ~' ~ a ~ ~,~ . ~ ~ ~ ~ .~ Q: Cy GJ C rG G tli ~ • .' ~7 w ~} C ~ ~, ~ .~ ~ .~ ~ .~ o •~ a ~ . ~1 (~ ~ ... .. ~'7 b1 .:.J Q} ~ .~..~ ~~ ffl ~ 14 - 1 ~:..,: C. ` ~ ~ ~ c~ j, b w p ~' ~ ~ . ~ ~. ~ .~ w ~ ~ ~ `C7 C/7 L,. : +~. fl ~ ~ o ~ ai '~ ~ ~ ~ ~ o G F" ~' •W G1 t ~ - ~ y C(1 ~s ~ ~ ~ ~ ~;~ ~ ~ N +.r r , ~ *,, Z . ~ ~ ~ ~ ~ ~ ~ U *~ ~ Gt, "'' ~ ~ y ~ ~ w C ~ a ~ C7 C3 j ~ ~`"`,, C7, U , ~ r ~ U J N v ~ ~ >' , ~ ~ tt4 ~ ~' ~ a~~ c~i~U"~ ~ ~ z , ~~ ~ x p U L~ '~ ~ Q N~~ 'C7 •~ 0 w ~ fj d ~ ~ ci ~ .~ ~ ~ ~ ~ Y ,-~ c~ ~ a N v ~ ~. a u; ~ w ~ ~ ~~~'~ >~~~~ ~ "" u ~-~~~ o ~ o ~r~c~~~,a ~ . ~. R. "'" ca ~; ~ ~ ~ U .f3 W c5f ~ o w w w C. ~"" W ~ ~ D C ~ `L3 ~ U ~ rj ~, m ~. ~ ~ ~ C7 j 'r~ m ~,; "C7 Z1. ~ y ; ~ v U C Cl~ . ~ ~ ~ '" '~' C~i ~ ~ ~ Q ~ r` , , , ~, Q~J vii ~3 ~ ~ b Q ~ ~ ,~ ~ ~ - ~ w U s. r n ~ ~" ~ ~ ~ ~ ~ ~ `~ ~ ~ up 0 ~ ~- ~ ~ ~, ,~ ~ ~s:. X q p ~ ~ ~ ~ .~ ~. „p ~f} ~ rx ~ ~ 4.: v~ ,~ ~ © U J C ~ '~ ~ 0 ^~ ~ ~ wL] ~ ~y ~ "~ ~ Q ~ ~ ~ ~ ~ fl ~ ~ s , ~ ~ C ;~ ~ 4.+ ~ ,G ~ ~ ~ ~ ~ ~Q~~~ ~ ~ x h~ ° °a ~ra~~~ 0 0 ~ ~ a :° ~ . ~,, ~ c .~ ~ ~ ;.a. M C7 ~ . ~.D.~ ~~ U W.'"` ~ .cam ~ V; ~ p ~ .'.' ~ ¢/7 ..~ ~ w ~+` "_" _ '-)fir U, .. ~ ~ ~ .~ r ~ _ _ ,,..~// 1^~^~ ~i ~ •~ ,~ C.) a. w+ ~ ~ ti ~ '~,,, S.. ..+ .~ ~ 6 ~ ~ ~ ~ ~ (4 ~ ~ ~ ~ ~ U1 O ~ " : M '~'" ~ . ~ ~ ~ ~ ~ .C Q) ~ 17 i.a rh : ~ ~ ~ r r "" ~] ~ ~+ . ~ ~ ~ ;n w ~ ~ Lh `~ ~ , ~ . 3 .. j U ~ 3 ~ '~' ~ ~ ~ ~ W~ ~ ~f} x. '~ Vi ~ ~ ~ " w ~ ~" ~ w ~ ~ ~ ~ ~ ~~ r ~ .~ ta. .~ ~ ~ ~ ~ p~ ~ ~.~::G G3 ~ ~. Q ~ s.. J „y *' .r ~ ~ ~ ~ . r ,.,~ ~ G .~ ~ ~ 7-~ C ~ ~ ~ ~ ~, ~ ~' r. ~ ~ ~'° U ~ ~ "~ '~ C ~ Q '~' ~ '~~ w .~ c~ U . . .~ U ~ W ~ ~ ~ te r 1] ~ w U .~ ~ J7 ~ ~ ~'.. ~ 1. .'". ~ r; ~ ~ ~ n ~ ~a.+ ~.. t~ 3.. v ~ ~ ~a) ~ r~ i ~ ~ ~` ~ . 14-62 ~' :: - .. . ,~ ~ ~ ; (;~ rn' cA 3 ~ ~ ~ ~ ro r•, _ ,. ~ , W ,~ 01 ~ o •~ ~ C i-~ Q ~ .~: ~ N tt1 C '. ~ ~ •rrI tw ~. .`. .. - . "C3 L, ~ fsr Q ~ tTl ~]. fiJ ~ ~ .. ~1. •r3 L7 U ~ ~ ,i.,~ S1 r-1 r^~ v ~ a~~~ .~ m ~. ~ ~ ~ a~ ~ x .~ ~ ~ ~ ,,~ ~ ~ ~ ~~ a ~~ ~ ~ a ~ x ~ .~ ~ ,~ ~ ~ ~~ 1 ^ ti '!" Y I ~.• ..rr ~"1 ~l •n • w^^ '' n~n ~i/ ~"~ 4 t y~~ n Vf""~ S .. i u W ~ i ~v/nl ..~i. , ~rr l^ .A ~{ .i,. V / ,Vp1 ~Ww T ~ V . i. . =! ~~y r J ' ~ rt'~rt' 1il r 41! L 4! i1 !V C ,...~ C? ~ n N • ~ ~ QJ _ 41 C? ip ~ ~ ~ L Q1 •~1 SZ Q ~-~' ~-' 'CS Q3 .C ~ R3 V"1 O Q] L 0 Y ~ -' -i fU r s r O r-i '•€- Q1 ' _ .~, fit krl ~ Q1 .f0 .. ~ L V .~ QJ b ~ ~ ~ ,~ ~ ~ ~ C. V1 U .,Y d' . fit. m ~ Qi ~] ~ C N ~ .ri ~ ~ .~ . i1 ~ Q ~ +~ a rv ~. N ;~ ~. ~" ~ 14-63 r~ ~,, ~ .~ . . U c LY N p ~ C ~. >~ ~, b ~~~ • ,~~ ~p ~ ~ ~ ~ ~ ~ ~ ~ ~. ~..~ ~a Y p~ 'u V i~ - ~ ~ ~ u S Y`~ ~ i..i ~ l ~ rr ^y ^ y V ' W `h r i U ~ ~ ~ ~ ~ ~ ~ ~ ~ - L1 CS 43 ~ R' O ~ Q ~ ~ ~ ~ ht] v~ s U ~ :,, ~ ~ . U f "~ . M ~ ~ Q ~ n ' '~ ~ ,.+ ~ ~ - ap [~ ~,,, ~ ~ ~ '~ ~ . - ~ ~ p ~ ~ ' ~'' ~` ~ Q tU ' "~ w {y ~ iw~ •w~j. w` F«~. 1 ~ ~ ~ iy ~, Rf ~ '"" !' ~ . r x ~ ~:, ~ ~ ~ r~ G ~ ~ o r" y., o •~ .~ . i _~ D ~ ~ ~ ~a~ n ~~ ~' ~ ~ ~ `~ ~ C 'c (~ ~ Q ~ `~::; 2 ' ~ ~ W ~ rrwJ '..f ~ j.~ ~ Qf 'w U ~ r '~ Ci 0 pf1 ~ T wr'„ 14 - 4 APPENDIX M MARCH 19, 2010 NEWSPAPERADVERTISEMENT Ward 6 Councillor Christina Weylie ZC09/05/COK/HH City-Initiated Advertised in The Record March 19th, 2010 CITY OF KITCHENER COMMITTEE OF COUNCIL DEALING WITH PLANNING MATTERS Invites PROPERTY OWNERS AND INTERESTED PARTIES to attend a PUBLIC MEETING TO DISCUSS PROPOSED AMENDMENTS TO THE KITCHENER ZONING BY-LAW UNDER SECTIONS 34 OF THE PLANNING ACT Queen Street South Mixed Use Corridor The City is proposing a general amendment to Kitchener's Zoning By-law to rezone the properties within the Queen Street South Mixed Use Corridor. Several properties are proposed to be rezoned to Mixed Use Corridor zones. Introduction of new site-specific provisions and revisions to existing site-specific provisions are also proposed as part of the Zoning By-law amendment. The subject lands are generally located between Joseph Street and Woodside Avenue. Mapping of the Mixed Use Corridor area subject to this Zoning By-law amendment is available on the City's website at http:l/www.kitchener.ca/living kitchenerlmix_use.html. The purpose of the proposed Zoning By-law amendment is to bring the zoning of the subject lands into conformity with the Official Plan policy objectives for Mixed Use Corridors. The proposed Zoning By-law amendment would have the effect of changing the range of permitted uses and land use regulations forthe subject lands. The public meeting will be held by the City's DEVELOPMENT AND TECHNICAL SERVICES COMMITTEE, a Committee of Council which deals with Planning Matters on MONDAY, April 12, 2010 at 7:00 P.M. IN THE COUNCIL CHAMBERS, 2ND FLOOR, CITY HALL, 200 KING STREET WEST, KITCHENER. Any persons may attend the Public Meeting and make written andlor verbal representation either in support of or in opposition to the proposed Zoning By-law. If a person or public body that files a notice of appeal of a decision of the City of Kitchener in respect of the proposed zoning by-law does not make oral submissions at a public meeting or make written submissions to the City of Kitchener before the proposed zoning by-law is approved by City Council, the Ontario Municipal Board may dismiss all or part of the appeal ADDITIONAL INFORMATION relating to the proposed Zoning By-law amendment is available online at http://www.kitchener.ca/living kitchenerlmix_use.html and is also available for inspection between 8:30 a.m. and 5:00 p.m. at the Development and Technical Services Department, 6t Floor, City Hall, 200 King Street West, Kitchener. Heather Holbrook Planner (Urban Design) Phone No. 519-741-2324 (TTY-TDD - 741-2385) heather.holbrook@kitchener.ca 14-65