Loading...
HomeMy WebLinkAboutDTS-10-111 - ZC09/08/COK/HH - OP09/04/COK/HH - King St E Mixed Use Corridor - City Initiated REPORT OO: REPRT TDevelopment & Technical Services Committee DATE OF MEETING: August 23, 2010 SUBMITTED BY: Alain Pinard, Interim Director of Planning PREPARED BY: Heather Holbrook, Planner (Urban Design) (519-741-2324) WARD(S) INVOLVED: Wards 1 and 6 DATE OF REPORT: July 26, 2010 REPORT NO.: DTS-10-111 SUBJECT: KING STREET EAST MIXED USE CORRIDOR ZONE CHANGE AND OFFICIAL PLAN AMENDMENT- ZC09/08/COK/HH AND OP09/04/COK/HH N SUBJECT AREA ç ó ï RECOMMENDATION: 1. That City-initiated Official Plan Amendment OP 09/04/COK/HH being an amendment to modify the King Street East Secondary Plan and Mixed Use Corridor land use designation policies be adopted, in the form shown in the attached “Proposed Official Plan Amendment” dated July 9, 2010 attached as Appendix A to Report DTS-10-111; and further 2. That City-initiated Zone Change application ZC 09/08/COK/HH being an amendment to Schedules 119, 120, 142, 143, 173 and 174 of Appendix A, Schedule 31 of Appendix B, sections 121, 145, 146, 311 and 401 of Appendix C, sections 71, 234, 285, 337, 529, 530, 531, 532, 533, 534, 535, 536, 537, 538, 539, 540, 541, 542, 543 and 544 of Appendix D and section 15 and 22 of Appendix F of By-Law Number 85-1 as they pertain to the King Street East Mixed Use Corridor for the purpose of changing the zoning from various zone classifications to Mixed-Use Corridor 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 July 26, 2010 attached as Appendix B to Report DTS-10- 111. EXECUTIVE SUMMARY: In 2001 Council approved an Official Plan Amendment to implement a new commercial policy structure. The amendment created seven ‘Mixed Use Corridors’ designated for mixed use intensification to support surrounding residential and employment areas. In September 2008 Council approved a Zone Change that introduced three new Mixed Use Corridor zones (MU zones) intended to be implemented throughout the corridors. Since the MU zones were created Council has approved zone changes to implement the MU zones along King Street West, Queen Street South and Victoria Street South respectively. Staff are now recommending that the Mixed Use Corridor zones be applied to lands in the King Street East Mixed Use Corridor through Zone Change ZC09/08/COK/HH. Introduction of new special provisions and revisions to existing special provisions are also proposed as part of the Zone Change. The proposed zoning is a result of an extensive planning evaluation and public consultation process. BACKGROUND: In 2001 the City completed a Commercial Policy Review that resulted in the adoption of a nodes and corridors planning model in the City’s Official Plan. Seven Mixed Use Corridors were designated at that time. The policy objective for the Mixed Use Corridors is to promote transit- supportive intensification that serves, and is compatible with surrounding residential and employment areas. In 2008 Council approved three new Mixed Use Corridor zones tailored specifically to implement the Official Plan policies for these areas of the City. Since 2009 the City has implemented the Mixed Use Corridor zoning in three of the seven Mixed Use Corridors. King Street East is the fourth corridor subject to a City-initiated zone change (ZC09/08/COK/HH) to implement Mixed Use Corridor Zoning. Through the course of the review process for the City-initiated zone changes to implement Mixed Use Corridor zoning, staff have identified the need for minor housekeeping amendments to the Mixed Use Corridor Official Plan policies, maps and special policy areas designated in ç ó î 2001. Two amendments to the City’s Official Plan have been made (amendment nos. 82 and 83) to update and reconcile obsolete policies and policy areas relating to the Mixed Use Corridors. At this time the City is proposing a third amendment (OP09/04/COK/HH) to the King Street East Secondary Plan policies to expand the range of permitted uses to include larger urban format grocery stores if provided within large mixed use developments within specific areas of the King Street East Mixed Use Corridor. A change is also proposed to the Mixed Use Corridor land use designation to clarify policy intent regarding minimum and maximum permitted density (floor space ratio) in these areas. REPORT: Overview The proposed zoning for the King Street East Mixed Use Corridor was determined through a comprehensive planning evaluation. This included a review of the applicable Official Plan and Secondary Plan policies, the Council-approved Design Brief for Mixed Use Corridors and a detailed site assessment of every property subject to the zone change. The review process included a number of site visits, internal review meetings and extensive public consultation. Differences Between Existing Zoning and Proposed Zoning Staff conducted an evaluation of the existing zoning throughout the King Street East Mixed Use Corridor. Currently all parcels in the corridor are zoned Commercial Residential Four (CR-4), except for one that is zoned Residential Six (R-6). A map of the existing zoning in the King Street East Mixed Use Corridor is attached as Appendix C. The proposed change in zoning to a Mixed Use Corridor Zone (MU zone) will modify the range of permitted uses. Some uses that are not currently permitted will be permitted by the MU zoning, while other uses will no longer be permitted (including auto-oriented uses like gas stations and warehouses). Appendix D summarizes the range of permitted uses in the existing zones relative to the proposed MU zones. There are also differences in the regulations between the existing zones and the MU zones. For example, the proposed MU Zones reduce parking requirements in order to promote walkability and transit usage. Appendix D also summarizes the regulations in the existing zones relative to the MU zones. Recommended Zoning All but three properties in the corridor are proposed to change zoning to either Medium Intensity Mixed Use Corridor (MU-2) or High Intensity Mixed Use Corridor (MU-3) Zones, as illustrated on the maps attached in Appendix E. The three parcels not subject to change are located between Preston Street, Charles Street East and King Street (namely the Rockway Community Centre) and are proposed to retain the existing CR-4 zoning. In order to implement compatibility measures between the low rise residential areas to the north of the Mixed Use Corridor and the parcels proposed to be zoned MU-2, staff are recommending a modification to Special Regulation Provision 234R and introduction of Special Regulation Provisions 541R and 542R. These Special Regulation Provisions specify more restrictive minimum setbacks and maximum building heights than the base zoning. The MU-3 zone has no height restriction and is generally applied where high density development can be adequately separated from low rise residential development or to recognize existing conditions. In this corridor, all parcels that are located between King Street East and Charles Street as well as those parcels generally located between King Street East ç ó í and Weber Street East are proposed to be zoned MU-3. Three large parcels on the north side of King Street East between Sheldon Avenue North and Jackson Avenue that have already been developed at high density are also proposed to be zoned MU-3. Several properties in this corridor currently have Special Zoning Provisions that are proposed to be removed or modified as they are either redundant or not consistent with the new MU zoning. In order to address special site specific circumstances, many properties require modified or new Special Zoning Provisions to regulate such matters as building setbacks, height limitations, and Record of Site Condition requirements. Appendix F summarizes the proposed decisions for each existing special provision and the basis for creating each new special provision. Legal Non-Conforming Status In situations where the existing use, building or site conditions are not in conformity with the proposed MU zoning, such uses and buildings will continue to be permitted as legal non- conforming. The intent is for such properties to redevelopment in a form that is more consistent with the Mixed Use Corridor Official Plan policy objectives, even if only in the long-term. Should any planning application be submitted, the new zoning requirements would apply. Minor variances from the MU zoning would be considered by the Committee of Adjustment on a case- by-case basis. Expansion of legal non-conforming uses can also be considered by the Committee of Adjustment. For properties that have an approved minor variance, in some cases site specific Special Regulation Provisions are proposed in order to uphold the Committee’s decision. Examples include Special Regulation Provisions 534R and 538R (applicable to 5 Stirling Avenue South and 1321 King Street East respectively). Since the initial circulation of the draft zoning for the King Street East Mixed Use Corridor, staff initiated a City-initiated Housekeeping Zoning By-law Amendment (ZC10/05/COK/HH) as outlined in staff report DTS-10-138. If approved, the housekeeping changes proposed through that By-law would effectively deem existing buildings and uses to comply with specified zoning regulations. The proposed changes to Section 5.15 of the By-law would make some of the initially recommended Special Regulation Provisions to uphold Committee of Adjustment decisions redundant. As such, the final zoning recommendation for Council approval contains fewer of these regulations than were initially circulated. Should the proposed housekeeping amendment contained in staff report DTS-10-138 be modified or not be approved, there could be implications for several sites in the King Street East Mixed Use Corridor. Preliminary Circulation Following the two circulations sent to property owners and agencies, several written submissions were received, and are included in Appendices H and I. Generally the verbal and written responses to the draft Zoning By-law and draft Official Plan Amendment were positive. Some specific issues were identified and the response is summarized below. Range of Permitted Uses Staff received comments from one interest group requesting that the range of uses permitted in the MU Zones be expanded to include specific uses (namely Private Home Daycares, Community Centres and Semi-Detached Dwellings). Two other property owners expressed concerns with certain uses not being permitted in MU Zones (namely Sale, Rental and Storage of Motor vehicles and Commercial Parking Facilities). Another property owner submitted comments requesting that the range of uses permitted in the MU Zones be reduced to exclude specific uses (namely Commercial Entertainment). ç ó ì With respect to the above comments, staff note that the range of uses permitted in the MU Zones was approved by Council in September 2008 and determined to be an appropriate range of uses to implement the Official Plan Policy objectives for the Mixed Use Corridors. Deviation from the range of permitted uses on a site-specific or corridor-wide basis is not recommended because the uses proposed are either too low in density or too auto-oriented for a Mixed Use Corridor. Tailored site-specific special use provisions to permit legally established existing uses are not necessary, because legally established uses have legal non conforming status, as outlined above. Two submissions were received requesting that staff consider an increase to the amount of permitted retail floor space. One submission made this suggestion citing the example of a food store use that would require greater leasable floor area than the 1,000 square metre limit currently defined in the Official Plan and MU Zones. Staff agree that 1,000 square metre limit on retail floor area could preclude a larger format food store use. Staff are also of the opinion that a larger format food store use would be consistent with the Official Plan Policy intent to serve adjacent residential neighbourhoods, and further could be catalytic for future residential intensification within the corridor. Staff note that a large food store may not be appropriate in all areas of the Mixed Use Corridor, and therefore propose to focus the applicable Official Plan Policies and Zoning provision enabling such a use to a the portion of the King Street East Mixed Use Corridor located between King Street East, Charles Street East, Preston Avenue and Cedar Street South. Official Plan Amendment OP09/04/COK/HH and a revision to the draft proposed zoning in the King Street East Mixed Use Corridor were drafted to implement this suggested revision. Staff recommend increasing the retail floor space limit from 1,000 square metres to up to 5,000 square metres on the ground floor for food store use provided that it be internal to a large mixed use development. The recommended policies would increase the total permitted density (Floor Space Ratio) to allow for the larger food store and still have the desired residential or office in such a development. This may help act as an incentive. Responses received regarding the Official Plan Amendment were generally favourable. Suggestions to expand the range of permitted commercial uses were considered and staff decided such revisions to be beyond the scope of this amendment, which is intended to refine existing policy. Such suggestions can be considered in the context of a more comprehensive City-wide commercial policy review. Staff note that a Commercial Policy Review and a Comprehensive Review of Intensification Areas are being completed through the Official Plan review process. Heritage Heritage Planning staff advise that two parcels located within the King Street East Mixed Use Corridor (1027 King Street East and 11-15 Pandora Avenue North) are listed as non-designated properties of cultural heritage value or interest on the Municipal Heritage Register (MHR). In addition, two parcels located directly adjacent to the Mixed Use Corridor (301 Charles Street East and 800 King Street East) are also listed on the MHR. As a result, development proposals on these properties may require the submission and approval of a Heritage Impact Assessment and/or Conservation Plan. One submission was received that provided detailed comments on the heritage value of 800 King Street East (First Mennonite Church and Cemetery). In general, the submission requested that the maximum building height on properties adjacent to 800 King Street East should be restricted based on the setback from 800 King Street East. The rationale for the request was as a means to ensure the building is preserved as a landmark. The submission also requests that staff contact the owner of the property to recommend a request for designation under Part IV of the Ontario Heritage Act. ç ó ë Heritage Planning staff were consulted with regards to the above submission and advised that 800 King Street East was evaluated in November 2009, through which process the property owner was contacted and Council approved listing the property on the MHR in February 2010. Heritage Planning staff, Heritage Kitchener and Council did not identify the property as a landmark and there are no significant views or vistas to the property when travelling east or west on King Street East. The property was listed for the design & physical value of the cemetery and the historic & associative value relative to Bishop Benjamin Eby and the First Mennonite Church. Heritage Planning staff do not believe that building height on adjacent properties will have a negative impact on the design & physical value and historic & associative value noted above and therefore see no need to impose height and/or setback requirements for adjacent properties. With regard to the request that staff recommend designation, staff note that the scope of the City-initiated zone change process does not include the process of designation. In addition, the top priority for Heritage Planning staff is to re-evaluate approximately 400 properties on the Heritage Kitchener Inventory of Historic Buildings (the Inventory) in order to recommend listing the properties as non-designated properties of cultural heritage value or interest on the MHR. Once Heritage Planning staff have re-evaluated all properties on the Inventory, the next priority will be to consider the properties listed on the MHR for designation under the Ontario Heritage Act. FINANCIAL IMPLICATIONS: There are no new or additional capital budget requests with this recommendation. COMMUNICATIONS: Preliminary circulation of the Zone Change was sent on April 23, 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 May 12, 2010 and was well attended. Staff received numerous phone calls, e-mails and counter inquiries pertaining to the proposed changes, most of which were supportive of the proposed direction. Several written submissions were received (attached as Appendix H). A second circulation letter was sent on June 14, 2010 to all property owners subject to the proposed Official Plan Amendment and all property owners who submitted comments or requested notification to advise that the draft proposed zoning had been revised and to request feedback on the proposed Official Plan Amendment. Several written submissions were received (attached as Appendix I). Staff also presented the draft zoning to the Waterloo Region Homebuilders Liaison Committee and the Downtown Advisory Committee and received some feedback that was considered in the preparation of final documents. Notice of the August 23, 2010 public meeting of the Development and Technical Services Committee was advertised in The Record on July 16, 2010. A copy of the advertisement is attached as Appendix G. Property owners who submitted comments or requested notice of the public meetingwere also notified. CONCLUSION: In summary, the proposed changes for the King Street East Mixed Use corridor will implement the City’s Official Plan and will help support the City’s healthy community model and Strategic Plan. Therefore, it is recommended that both Official Plan Amendment OP09/04/COK/HH and Zone Change Application ZC09/08/COK/HH be approved. ç ó ê REVIEWED BY: Brandon Sloan, Interim Manager of Long Range and Policy Planning ACKNOWLEDGED BY: Jeff Willmer, Interim General Manager Development and Technical Services Department Attachments: Appendix “A” – Proposed Official Plan Amendment Appendix “B” – Proposed Zone Change By-Law Appendix “C” – Map of Existing Zoning in the King Street East Mixed Use Corridor Appendix “D” – Zoning Summary Charts: Permitted Uses and Regulations Appendix “E” – Maps of Proposed Zoning in the King Street East Mixed Use Corridor Appendix “F” – Summary of Existing Special Provisions and Proposed New Provisions Appendix “G” – July 16, 2010 Newspaper Advertisement Appendix “H” – Community, Departmental and Agency Comments received following April 23, 2010 circulation Appendix “I” – Community, Departmental and Agency Comments received following June 14, 2010 circulation ç ó é AMENDMENT NO. __TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER General Land Use Plan Mixed Use Corridor Policies and King Street East Secondary Plan Maps and Policies ç ó è AMENDMENT NO. __TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER General Land Use Plan Mixed Use Corridor Policies and King Street East Secondary Plan Maps and Policies INDEX APPENDICES ç ó ç AMENDMENT NO. __ TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER SECTION 1 – TITLE AND COMPONENTS SECTION 2 – PURPOSE OF THE AMENDMENT SECTION 3 – BASIS OF THE AMENDMENT ç ó ïð ç ó ïï SECTION 4 – THE AMENDMENT ç ó ïî 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 OFFICIAL PLAN AND KITCHENER ZONING BY-LAW UNDER SECTIONS 22 AND 34 OF THE PLANNING ACT Proposed Official Plan Amendment Proposed Zoning By-Law Amendment DEVELOPMENT AND TECHNICAL SERVICES rd COMMITTEEAugust 23, 2010 ND 7:00 P.M. IN THE COUNCIL CHAMBERS, 2 FLOOR, CITY HALL, 200 KING STREET WEST, KITCHENER. If a person or public body that files a notice of appeal of a decision of The Regional Municipality of Waterloo in respect of the proposed Official Plan Amendment or of The City of Kitchener in respect of the Zoning By-law Amendment does not make oral submissions at a public meeting or make written submissions to the City of Kitchener ç ó ïí before the proposed Official Plan Amendment and Zoning By-law Amendment are adopted by City Council, the Ontario Municipal Board may dismiss all or part of the appeal. If you wish to be notified of the adoption of the proposed Official Plan Amendment and/or Zoning By-law Amendment, you must make a written request to: Mr. Randy Gosse, City Clerk The City of Kitchener City Hall, P.O. Box 1118 200 King Street West Kitchener, Ontario N2G 4G7 ADDITIONAL INFORMATION ç ó ïì APPENDIX 2 AGENCY COMMENTS ç ó ïë APPENDIX 3 MINUTES OF THE PUBLIC MEETING OF THE DEVELOPMENT AND TECHNICAL SERVICES COMMITTEE _____, 2010 ç ó ïê APPENDIX 4 MINUTES OF COUNCIL _____, 2010 ç ó ïé PROPOSED BY-LAW July 26, 2010 ç ó ïè ç ó ïç ç ó îð ç ó îï ç ó îî ç ó îí ç ó îì ç ó îë : ç ó îê ç ó îé ç ó îè ç ó îç ç ó íð ç ó íï ç ó íî ç ó íí ÓßÐ ÒÑò ÍÝØÛÜËÔÛ Ò±ò íï λ¹·±² ±º É¿¬»®´±± Í·¹¸¬ Ô·²» Ù±ª»®²·²¹ Ü®·ª»® Ê·­·¾·´·¬§ Ê»¸·½«´¿® ß½½»­­ б·²¬­ ¬± ìíî ݸ¿®´»­ ͬò Í«¾¶»½¬ ß®»¿ ÜÛÌß×Ô º®±³ ÍÝØÛÜËÔÛ Ò±ò ïìí±º ßÐÐÛÒÜ×È ùßù ïæïôëðð ÓÛÌÎ×Ý ÍÝßÔÛ Í¸±©·²¹ д¿² èèê Ô±¬­ ëïôëì ¿²¼ Ь Þ´µ ßô д¿² éçï Ô±¬­ íçóìê ¿²¼ ìèô ¿²¼ д¿² íèì Ь Ô¬ îí ðêíïîïèîì ç ó íì Ü¿¬»æ Ó¿§ ïìô îðïð Ó»¬»®­ APPENDIX C EXISTING ZONING ç ó íë APPENDIX D ZONING SUMMARY CHARTS ç ó íê Zoning Comparison between Existing Zones and Proposed Zones within the King Street East Mixed Use Corridor Zoning By-law UsesR-6CR-4MU-2MU-3 ç ó íé Zoning Regulation Comparison between Existing Zones and Proposed Zones within the King Street East Mixed Use Corridor CommercialResidential Six Zone Medium Intensity High Intensity Residential Four Mixed Use Mixed Use Zone Corridor ZoneCorridor Zone (MU-2)(MU-3) (CR-4)(R-6) Min. floor space ratio1,0 from Cedar St to 1.01.0 Stirling Ave 0.4 from Stirling Ave to Sydney St Max. floor space ratio4.04.04.0 148.0 square m. (t)148.0 square m. (t) Minimum lot area235.0 square m (s, d, sd) 495.0 square m (l) 148.0 square m. (t) 15.0 m15.0 m Minimum lot width16.0 m (most uses)9.0 m (s, d) 5.5 m per unit (t)7.5 m (sd)5.5 m per unit (t)5.5 m per unit (t) 15.0 m (m) Minimum corner lot width12.5 m (t)15.0 m (s, d)12.5 m (t)12.5 m (t) 20.0 m (sd) 12.5 m (t) Minimum front yard1.5 m1.5 m 3.0 m4.5 m 7.5 m7.5 m (where <30m Maximum front yard in height) 10.0 m (where>30m in height) Minimum side yard1.2 m (sd, 2.5 m (t, m) Minimum side yard abutting a street3.0 m4.5 m 1.5 m1.5 m 4.5 m (t)4.5 m (t) 7.5 m7.5 m (where <30m Maximum side yard abutting King street4.0 m in height) 10.0 m (where>30m in height) Minimum rear yard7.5 m or 50% of 7.5 m 7.5 m 7.5 m (where <24m building height, in height) whichever is greater (m) 7.5 m (t)7.5 m+0.33 m for every additional metre of building height above 24 metres up to 14 metres 7.5 m7.5 m Minimum yard abutting any residentially zoned property Minimum façade height6.0 m6.0 m Maximum building height10.5 m24.0 m ç ó íè Zoning Regulation Comparison between Existing Zones and Proposed Zones within the King Street East Mixed Use Corridor CommercialResidential Six Zone Medium Intensity High Intensity Residential Four Mixed Use Mixed Use Zone Corridor ZoneCorridor Zone (MU-2)(MU-3) (CR-4)(R-6) # and location of dwelling unitsNot on ground floor Not on ground Not on ground unless within a floor unless within floor unless within multiple dwelling. a multiple dwellinga multiple dwelling Max lot coverage55% (t, sm, s, d) Min width of ground floor façade50% of the length 50% of the length of abutting street of abutting street lineslines Façade openings (non-residential uses)Minimum 40% of Minimum 40% of area of ground area of ground floor façade shall floor façade shall be devoted to be devoted to display windows or display windows or entrances.entrances. Max horizontal Max horizontal distances between distances between openings 4.0m.openings 4.0m. Max gross floor area for retail1000 square m.1000 square m. Max. gross leasable commercial spaceno retail outlet to exceed 225 square m. within buildings within buildings Location of New Retail floor space existing prior to the existing prior to the date the MU zone date the MU zone was applied to the was applied to the on the ground floor on the ground floor of a building of a building containing any containing any other permitted other permitted uses with equal or uses with equal or greater floor areagreater floor area Max. floor area devoted to accessory retail25% as accessory to repair service or 15% as accessory to sales of goods and equipment 10%10% Minimum landscaped area20% (m) may include may include solariums, roof top solariums, roof top gardens etc (m)gardens etc (m) Section 6.1Section 6.1 Off Street ParkingSection 6. 1Section 6.1 note: 6.1.2d note: 6.1.2d reduces parking reduces parking requirement for requirement for non-residentialnon-residential uses by 20%uses by 30% ç ó íç ç ó ìð ç ó ìï AND PROPOSED SPECIAL PROVISIONS ç ó ìî ç ó ìí ç ó ìì ç ó ìë ç ó ìê ç ó ìé ç ó ìè APPENDIX G JULY 16 NEWSPAPER AD 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 OFFICIAL PLAN AND KITCHENER ZONING BY-LAW UNDER SECTIONS 22 AND 34 OF THE PLANNING ACT Proposed Official Plan Amendment Proposed Zoning By-Law Amendment DEVELOPMENT AND TECHNICAL SERVICES rd COMMITTEEAugust 23, 2010 ND 7:00 P.M. IN THE COUNCIL CHAMBERS, 2 FLOOR, CITY HALL, 200 KING STREET WEST, KITCHENER. If a person or public body that files a notice of appeal of a decision of The Regional Municipality of Waterloo in respect of the proposed Official Plan Amendment or of The City of Kitchener in respect of the Zoning By-law Amendment does not make oral ç ó ìç submissions at a public meeting or make written submissions to the City of Kitchener before the proposed Official Plan Amendment and Zoning By-law Amendment are adopted by City Council, the Ontario Municipal Board may dismiss all or part of the appeal. If you wish to be notified of the adoption of the proposed Official Plan Amendment and/or Zoning By-law Amendment, you must make a written request to: Mr. Randy Gosse, City Clerk The City of Kitchener City Hall, P.O. Box 1118 200 King Street West Kitchener, Ontario N2G 4G7 ADDITIONAL INFORMATION ç ó ëð ç ó ëï ç ó ëî ç ó ëí ç ó ëì ç ó ëë ç ó ëê ç ó ëé ç ó ëè ç ó ëç ç ó êð ç ó êï ç ó êî ç ó êí ç ó êì ç ó êë ûìì÷îøóäó ùíïï÷îèéê÷ù÷óæ÷ø öíððíåóîõòçî÷  ùóêùçðûèóíî ç ó êê ç ó êé ç ó êè ç ó êç ç ó éð ç ó éï ç ó éî ç ó éí ç ó éì ç ó éë