HomeMy WebLinkAboutCSD-13-027 - Official Plan Amendment - Zone Change Application - 445 King Street West
REPORT TO:
Planning and Strategic Initiatives Committee
DATE OF MEETING:
May 27, 2013
SUBMITTED BY:
Alain Pinard, Director of Planning
PREPARED BY:
Heather Holbrook, Senior Planner (Urban Design), 519-741-
2200 ext. 7324
WARD(S) INVOLVED:
9
DATE OF REPORT:
April 29, 2013
REPORT NO.:
CSD-13-027
SUBJECT:
OFFICIAL PLAN AMENDMENT APPLICATION
OP12/03/K/HH
ZONE CHANGE APPLICATION ZC12/18/K/HH
2335945 ONTARIO INC.
445 KING STREET WEST
445 King Street West
RECOMMENDATION:
A. That Official Plan Amendment Application OP12/03/K/HH for 445 King Street West
requesting to introduce Special Policy 51 to permit a high rise residential
development with ground floor commercial uses that is subject to the site-specific
provisions be
adopted, in the form shown in the Official Plan Amendment attached to Report
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CSD-13-, and accordingly forwarded to the Region of
Waterloo for approval; AND
B.ThatZone Change Application ZC12/18/K/HH for 445 King Street Westfor the
purpose of changing the zoning from Warehouse District Zone (D-6) with Special
Use Provision 142Uto Warehouse District Zone (D-6) with Special Use Provision
428UandSpecial RegulationProvision 626Rbe approvedin the form shown in the
-April 25, 2013 attached to Report CSD-13-027as
AND FURTHER
C.That the Urban Design Brief for445 King Street West, dated April2013, and
attached to Report CSD-13-027be adopted.
BACKGROUND:
The subject land is located at 445 King Street West and is currently occupied by a commercial
building and a surface parking lot. The owner is proposing to demolish the existing building and
develop the property as a 19 storey residential building with ground floor commercial uses and
integrated transit waiting areas along King Street West and Victoria Street South. The
development concept anticipates parking being provided underground and in the podium of the
spaces along the facades addressing King Street West and Victoria Street South. Figure 1
below is an illustration of the development concept.
Figure 1: Development Concept
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The current Official Plan designation and implementing Zoning By-law do not permit new
multiple residential buildings and impose limitations with respect to retail uses. The development
concept differs from the Official Plan policies and Zoning By-law with respect to scale and siting
of development on the property and parking and loading. As such, at the presubmission
consultation meeting in June of 2012 the owner was advised that the development concept as
proposed would require an Official Plan amendment and corresponding Zone Change (hereafter
proposed . The presubmission consultation meeting also
identified a number of reports and studies that would be required in support of the proposed
amendments, including an Urban Design Brief.
The owner submitted Official Plan Amendment and Zone Change applications in December of
2012, along with all of the required supporting studies identified at the presubmission
consultation meeting. The applications propose to establish multiple residential and retail as
permitted uses and introduce site-specific Official Plan policies and Zoning provisions to
increase the maximum permitted floor space ratio and building height and to reduce the
minimum yard setbacks and off-street parking and loading requirements.
REPORT:
Proposed Official Plan Amendment
The subject lands are currently designated Warehouse District in the Official Plan. The current
designation permits uses suited to the reuse of the existing industrial buildings, such as
warehouse outlets, boutiques, studios, restaurants, office, commercial entertainment as well as
some industries. Policies in the Official Plan stipulate that the full range of retail uses are
permitted only on properties fronting directly on King Street. Residential uses are permitted only
as conversions of existing buildings and subject to the Ministry of the Environment being
satisfied with allowing residential use, having considered potential adverse environmental
conditions. The current designation establishes a maximum floor space ratio (FSR) of 2.0.
The subject lands are also within the Warehouse Design District in the Official Plan. The
Warehouse Design District policies establish several general design principles for future
development with respect to style, building height and form for new development as well as
streetscapes, storefronts and signage. A policy in this section of the Plan establishes the
principle that the façade height for all new development should range between 3 and 6 storeys,
the policy however gives latitude to consider additional building height subject to an approved
Urban Design Brief.
The applicant is proposing to establish site-specific special policies in the Official Plan to
broaden the range of permitted land uses to include multiple residential and retail, to increase
the maximum FSR to 7.5 and add policies to guide the development of the site. Proposed
Special Policy 51 is contained in Appendix A to this report.
Proposed Zone Change
The subject lands are currently zoned Warehouse District (D-6) zone with special use provision
142U. The Warehouse District zone implements the OP Warehouse District designation by
establishing a maximum FSR of 2.0 and permitting the same range of uses outlined by the
designation. The proposed Zone Change proposes to retain the D-6 zoning and replace special
use provision 142U with new site-specific special provisions. The purpose of the Zone Change
corresponds with the purpose of the Official Plan Amendment; to broaden the range of
permitted uses, to increase the maximum FSR to 7.5 and to establish site-specific provisions for
site development, including reduced parking and loading requirements. The proposed Zone
Change is attached as Appendix B to this report. Generally, the proposed site-specific
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provisions embed a direction from one or more of the supporting studies into the regulatory
framework of the Zoning By-law. Each of the proposed site-specific provisions directly
implements one or more aspects of the proposed Official Plan Special Policy 51 and/or the
general Policies of the Official Plan.
The effect of proposed special use provision 428U is to add residential as a permitted use
subject to several performance criteria, including clearance by the Ministry of the Environment
regarding the environmental condition of the lands, the requirement to submit a detailed noise
study to assess stationary and transportation noise sources, as well as locational criteria that
residential uses are not to be located at grade except for access.
The D-6 zoning only permits convenience retail and not the full range of retail uses. Existing
special use provision 142U defines the total maximum amount of retail floor space at 5,000
square metres and sets a limit of 1,000 square metres for each individual retail outlet. The
proposed zone change intends to clarify with proposed special use provision 428U which
replaces 142U that the full range of retail uses are permitted, and through proposed special
regulation provision 626R limit the total maximum amount of retail on the subject lands to 1,000
square metres with each individual retail outlet not to exceed 300 square metres. The proposed
special regulation also clarifies that non-residential uses (including retail) may be permitted only
on the ground floor of a multi-storey building and further regulates that the ground floor facades
addressing King Street West and Victoria Street South must achieve a minimum of 50% of
glazing and a maximum of 4.0 metres between doors or windows, so as to create as animated a
space as possible along those two street facing facades.
Existing special use provision 142U defines the maximum building height to be equivalent to the
width of King Street in this location. The intent of this regulation is to maintain a human-scaled
form of development along King Street. Proposed special regulation provision 626R replaces
142U and defines the maximum podium height as 22.5 metres (which is a similar height at the
existing Kaufman Lofts building and approximately equivalent to the road right of way width) and
increases the maximum permitted building height of the tower to 70 metres subject to regulated
stepbacks from the podium. The intent of the proposed regulations is to uphold the intent to
preserve a human scale form of development along King Street by defining an appropriate
podium height and allowing for the tower form to rise above the podium if it retreats from the
King Street edge.
The existing D-6 zone does not require minimum setbacks along public streets, the intent being
to encourage buildings to be situated as close as possible to the sidewalk to animate the public
realm. Proposed special regulation provision 626R carries forward this intent by not requiring
minimum yards from the three public streets bounding the site (King Street West, Victoria Street
South and Halls Lane). The existing D-6 zone requires a minimum rear yard of 7.5 metres from
the easterly limits of the subject lands. Proposed zoning provision 626R proposes to eliminate
the minimum rear yard requirement to optimize the use of the land. In this context the rear yard
functions as a side yard and further would not reasonably be used for yard space or amenity
area since the development concept proposes to provide amenity space in a rooftop terrace
instead. The yard requirement is in part intended to create sufficient separation between
buildings. However, in the Downtown and intensification areas the City has promoted building to
the zero lot line to create a continuous and uninterrupted street edge where feasible. Other
checks exist, such as the Ontario Building Code, to ensure that adequate building separation is
provided for fire separation reasons. These requirements are evaluated through the site plan
control and building permit processes and therefore staff are comfortable supporting the
requested rear yard reduction.
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The parking requirements for the subject lands are currently regulated by the general parking
regulations applicable in the downtown area. The proposed Zone Change introduces site-
specific minimum off-street parking and loading requirements in special regulation provision
626R. The required parking is to be provided entirely within a parking structure and at a rate
somewhat reduced from the current downtown parking rates to recognize the other mode
choices available and to support transit and other transportation demand management options.
The proposed amendments are appropriate for the use of the land, particularly considering the
changes that will be occurring in the next few years in the area with the introduction of rapid transit
and the establishment of a regional multi-modal transit hub facility within steps of the subject lands.
The land uses introduced through the amendments are complementary to the existing and future
land use mix in the downtown area and will contribute to the vibrancy and vitality of the Downtown.
In general, the proposed amendments include the necessary policies and regulatory framework
to promote compatibility of development within the established urban fabric and to ensure that
the development makes a positive contribution to the surrounding built environment.
Provincial, Regional and Municipal Planning Context
2005 Provincial Policy Statement
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest
related to development and land use planning. The PPS promotes building liveable communities
through the efficient development of lands and appropriate mix of land uses, housing types and
densities.
The PPS directs planning authorities to identify and promote opportunities for intensification in a
compact form where it can be accommodated by taking into account the existing building stock,
area and availability of existing infrastructure and public service facilities. The proposed
amendments represent an intensification opportunity. In considering the existing building stock,
infrastructure and public service facilities, staff are satisfied that the intensification as proposed
in the development concept can be accommodated.
The PPS promotes appropriate development standards to facilitate intensification while
maintaining appropriate levels of public health and safety. The proposed amendments
incorporate development standards, including appropriate safeguards pertaining to noise and
environmental condition, to ensure public health and safety.
The PPS promotes land use mixes and densities that help minimize vehicular trips and support
public transit and other alternative transportation modes. By virtue of its location in such close
proximity to a planned multi-modal transit hub facility and benefit of being served by existing
high frequency transit service and planned rapid transit service, the proposed development will
be well served by transportation alternatives. The proposed amendments incorporate a mix of
uses that are transit supportive and also incorporate design measures to support walkability and
incorporate cycling and transit amenities on site.
For these reasons, the proposed amendments are consistent with the PPS.
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Growth Plan for the Greater Golden Horseshoe
The Growth Plan for the Greater Golden Horseshoe (Growth Plan) provides policy direction on
growth, infrastructure and resource protection. The Growth Plan directs growth to built-up areas;
promotes transit-supportive densities; encourages a mix of uses; calls for building compact,
vibrant and complete communities; and optimizing the use of existing infrastructure. The Growth
Plan identifies Urban Growth Centres as focal points for investment for a broad range of uses,
major transit infrastructure and locations best suited to accommodate a significant share of
population and employment growth.
The subject land is within the . The proposed amendments help
achieve a mix of land uses in the area and at a density that is transit-supportive. The infusion of
additional residential uses in this location adds vitality and contributes to the completeness of
the downtown. The proposed amendments and associated Urban Design Brief contain a
commitment to a high standard of urban design for the site, which also contributes to the overall
vibrancy of the downtown. The development concept makes efficient use of the existing
infrastructure in the area. For these reasons, the proposed amendments are consistent with the
Growth Plan.
Regional Official Policies Plan and Regional Official Plan
The subject land is designated City Urban Area in the Regional Official Policies Plan (ROPP).
The ROPP provides policy direction on managing development. The ROPP directs growth to
built-up areas and encourages the creation of compact, mixed use communities that support
making efficient use of transit and other municipal infrastructure and services. The ROPP also
encourages a full range of housing types and densities through infill, conversion and
redevelopment where infrastructure is in place.
The subject land is also designated City Urban Area in the Regional Official Plan (ROP)
approved in June 2009 but currently under appeal to the Ontario Municipal Board. The ROP
provides policy direction on managing growth. The ROP directs growth to existing built-up areas
to make better use of land, existing infrastructure, community infrastructure and human
services. The ROP also encourages the creation of compact, vibrant and complete communities
that are walkable and provide a good mix of employment, housing, shopping and service needs.
The subject land is in the built-up area and located in close proximity to existing high frequency
transit service and the planned rapid transit route, a planned multi-modal transit hub facility
including access to intercity transit services and is well served by existing infrastructure. For
these reasons, the proposed amendments conform to the ROPP and ROP.
City of Kitchener Official Plan
The current land use designation is Warehouse District in the Official Plan (OP). This
designation permits uses suited to the reuse of the existing buildings, such as warehouse
outlets, boutiques, studios, restaurants, office, commercial entertainment as well as some
industries. Policies in the OP stipulate that the full range of retail uses are permitted only on
properties fronting directly on King Street. This is intended to reinforce King Street as the
primary retail corridor of the downtown and contribute to its character as a lively streetscape
with numerous shopping opportunities. The proposed amendments to allow the full range of
retail on this site-specific basis would not compromise this policy intent. Provisions have been
incorporated in the proposed amendments to limit the total size of individual outlets and total
amount of retail so as not to encourage big-box retail in this location.
The Warehouse District designation permits residential uses only as conversions of existing
buildings and subject to the Ministry of the Environment being satisfied with allowing residential
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use, having considered the potential adverse environmental conditions. The proposed
amendments carry forward the existing OP policy provisions that residential uses be subject to a
Record of Site Condition that is acknowledged by the Ministry of the Environment regarding the
environmental condition of the lands.
The general downtown policies in the OP stipulate that any development must demonstrate a
direct contribution to making the downtown lively and making the downtown liveable. The
proposed amendments would facilitate the introduction of lively street level uses and residential
housing options. The Urban Design Brief also expresses a commitment to a safe and attractive
public realm and a vibrant streetscape. Together these achieve the objective of contributing to a
lively downtown. The Urban Design Brief articulates the intent to implement landscaping where
space permits along the streetscape as well as landscaping as a rooftop amenity, both of which
contribute to the policy objective of liveability in the downtown.
The general downtown policies in the OP require that all development must demonstrate
creative, high quality design, respect for cultural heritage resources, support for arts and culture
as well as multi-culturalism. The proposed amendments and associated Urban Design Brief
reflect the OP policy emphasis on creative, high quality design. The Heritage Impact
Assessment submitted in support of the applications conclude that the cultural heritage
resources in the immediate area have been respected (as outlined under the hea
Brief expresses a commitment to consider
opportunities for public art for various purposes as part of the site development, which could
include visual expression of multi-culturalism. Therefore, the proposed amendments and
associated Urban Design Brief uphold the general intent of these general downtown policies.
The subject lands are also subject to the Warehouse Design District in the OP. These policies
establish several general design principles with respect to style, building height and form for
new development as well as streetscapes, storefronts and signage. A policy in this section of
the OP establishes the principle that the façade height for all new development should range
between 3 and 6 storeys, however gives latitude to consider additional building height subject to
an approved Urban Design Brief. The proposed amendments are based on a development
concept that proposes a five storey podium form with stepbacks to the high rise 19 storey tower.
An Urban Design Brief has been submitted for Council adoption and therefore the proposed
amendments are in line with the Warehouse Design District policies.
The general urban design policies in the OP promote a high standard of site design to
encourage investment, create an attractive living and working environment, promote walkability
and foster a sense of community pride and place. Particular attention is given to strategic or
prominent locations in the downtown, along major arterials, street intersections and entrances to
the City. Given that the subject lands are located at a prominent gateway intersection at an
entrance point to the downtown, urban design is of utmost importance for development of the
subject lands. The Urban Design Brief reflects the OP policy emphasis on high standards of site
design.
The general urban design policies in the OP also encourage buildings adjacent to buildings of
historical or architectural significance to be designed in harmony. The Urban Design Brief has
regard fonship to and contextual fit within the Warehouse
District, including the Kaufman Lofts building which is a designated cultural heritage resource.
The Heritage Impact Assessment was also submitted to evaluate any impacts on the Kaufman
Lofts building which concluded that the proposed development respects the protected building
and does not impair the character defining elements of the building (as outlined under the
). Staff are satisfied that the proposed
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amendments and associated Urban Design Brief uphold the intent of these general urban
design policies.
The general urban design policies also provide high level guidance with respect to streetscape
design, human scaled development, art in public places, universal access, parking and loading
areas, site elements, noise attenuation, lighting and signage, among other matters. These
policies have been considered and in many cases refined on a site-specific basis in the
proposed Urban Design Brief for the subject lands.
The general housing policies in the OP encourage the City to identify and promote opportunities
for residential intensification and redevelopment as a cost-effective means to reduce
infrastructure and servicing costs and to minimize land consumption. The general housing
policies also encourage the creation of additional housing in existing developed areas through
redevelopment as an appropriate response to changing housing needs and to make better use
of existing infrastructure and public service facilities. The general housing policies outline criteria
for where special zoning regulations are requested to facilitate residential intensification. Staff
considered the criteria with respect to each special zoning regulation, having regard for some of
the supporting studies submitted with the proposed amendments and concludes that the criteria
are satisfied.
For these reasons, the proposed amendments are consistent with the general intent of the
Official Plan.
Kitchener Growth Management Strategy, 2009
The Kitchener Growth Management Strategy (KGMS) provides a long term framework for
planning where and how future growth can be accommodated in Kitchener. The key focus of the
KGMS is coordinating the provision of infrastructure and services with new development. The
KGMS helps to ensure that growth is managed effectively and that the City achieves provincially
and regionally mandated intensification targets, while ensuring an appropriate and compatible
built environment that contributes to and enhances overall quality of life.
The proposed amendments aim to introduce high density residential development and
commercial space in a mixed use development of the subject lands. The development concept
utilizes the existing infrastructure and promotes greater transportation choice. The proposed
amendments and associated Urban Design Brief emphasize the importance of high quality
urban design in contributing to the quality of the place and vibrancy of downtown overall. For
these reasons, the proposed amendments are consistent with the KGMS.
Other Materials and Information
Planning Report
A Planning Report prepared by GSP Group dated December 2012 was submitted in support of
the proposed amendments. The report concludes that the proposed amendments are justified
because they are consistent with the provincial and regional policy intent for Urban Growth
for the Warehouse District, would facilitate a development that furthers the primary and
secondary objectives for Downtown Kitchener in the Kitchener Official Plan and would facilitate
a development that is in keeping with the general intent and spirit of the existing Warehouse
Design District principles in the current Kitchener Official Plan. Staff agree with the conclusions
of this report.
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Transportation Study
A Transportation Study prepared by Paradigm Transportation Solutions Limited dated January
2013 was submitted in support of the proposed amendments. The study documents the existing
conditions in the study area, the proposed development concept, future transportation trends
within the study area and how the proposed development concept will interact with the future
pedestrian, vehicle and transit volumes. Vehicular access to the site is proposed via a new
driveway on Halls Lane. The development concept proposes to provide approximately 185
parking spaces in a structured form to accommodate approximately 195 residential units and
about 8,100 sq. ft. of commercial space. Based on the findings of the analysis, the study
concludes that no roadway or traffic control improvements are required to accommodate traffic
related to the proposed development. The study recommends that the proposed amendments
be approved subject to adequate area to accommodate high levels of pedestrians be provided
along King Street West and Victoria Street South, the building be designed to ensure visibility
along nagement program to
promote the use of alternate forms of transportation to/from the site and the owner establish and
implement a comprehensive parking management plan. Staff agree with the conclusions of the
study. Where appropriate the recommendations have been incorporated in the amendments
and the Urban Design Brief and will be implemented through the site plan approval process.
Urban Design Brief
An Urban Design Brief (Brief) prepared by GSP Group dated April 2013 was submitted in
support of the proposed amendments. The Brief refines the overarching city-wide design
guidelines contained in the Urban Design Manual and the Downtown Design policies in the
Official Plan (including the Warehouse Design District policies) and establishes a site-specific
design vision, principles and guidelines for development of the subject lands. Staff recommend
that Council adopt the Brief as attached as Appendix C to this report. The Brief will become the
guiding document for future site plan approval for the development. Any significant deviations
from the Brief will require Council approval. This approach has been used successfully in many
large developments including the Health Sciences Campus, Sports World Crossing, 1 Adam
Street and most recently the regional multi-modal transit hub.
Noise Feasibility Study
A Noise Feasibility Study prepared by HGC Engineering dated March 2013 was submitted with
respect to the request to introduce residential as a permitted land use in this location. The
assessment recommends that detailed noise studies be conducted prior to residential
development being permitted on the subject lands. This recommendation has been incorporated
in the proposed amendments and will be a requirement prior to site plan approval.
Preliminary Servicing Report
A Preliminary Servicing Report prepared by the IBI Group dated December 2012 was submitted
at the request of Engineering Services. Engineering Services staff have reviewed the report and
have no concerns with respect to servicing.
Heritage Impact Assessment
The subject property does not contain any known or potential cultural heritage resources.
However, the subject property is located opposite 410 King Street West (commonly known as
the Kaufman Lofts) which is designated under Part IV of the Ontario Heritage Act and therefore
considered a protected heritage property. A Heritage Impact Assessment (HIA) prepared by
Martindale Planning Services in association with Barry-Brian Associates (1991) Limited, dated
February 2013 was submitted in support of the amendments to give consideration to possible
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impacts of the proposed development concept on the Kaufman Lofts building. The HIA
concludes that the anticipated impact of the proposed development concept on the Kaufman
Lofts property will be limited to select shadow and view impacts, and that such impacts will not
alter or significantly impair character defining heritage features or attributes. The HIA concludes
that mitigation measures are sufficiently incorporated in the proposed design of the
development and therefore did not recommend additional mitigation measures.
The HIA was presented and discussed at the April 2, 2013 meeting of Heritage Kitchener. The
Committee did not express any issues or concerns with the HIA. Heritage Planning Staff agree
with the HIA and agree that a degree of mitigation can be achieved through building design and
placement. The proposed amendments incorporate mitigative measures associated with the
height, massing and location of the proposed development on the subject lands. Further, the
Urban Design Brief incorporates design guidelines to ensure the ultimate building design is
complementary to the Kaufman Lofts building. The HIA and recommendation from Heritage
Planning Staff was approved by the Director of Planning on April 29, 2013.
Other Considerations
The proposed Official Plan amendment includes a special provision that would allow for
encroachment into the public rights-of-way subject to agreement(s) with the authority having
jurisdiction over the right-of-way. The development concept contained in the Urban Design Brief
contemplates encroachments into the King Street West road right-of-way which is a City right-of-
way in this location and encroachment into the Victoria Street South road right-of-way which is a
Regional right-of-way in this location. The precise extent of encroachment(s) and any necessary
legal agreements for said encroachment(s) would be determined through the site plan approval
process. Any encroachments requiring Council authorization will be presented for Council
consideration at a future date.
Agency Comments
Commenting agencies and City departments have no concerns with the Official Plan
Amendment and Zone Change as proposed. Comments have been addressed through the
application process. Comments received have been attached as Appendix E to this report.
Public Comments
The City received seven written comments in response to the circulation that was sent in January
of 2013. Copies of the written comments are attached as Appendix to this report. Some
expressed general support for the applications and others cited aspects of the proposed
applications that they support (such as a design that incorporates pedestrian and transit waiting
areas, structured parking screened from view, residential use and increased population in the
downtown and promoting alternate transportation choices). The concerns expressed can be
summarized into several subject areas, as outlined below.
Contextual Fit
Several submissions expressed concerns with the proposed building height of 19 storeys.
Generally the concerns were pertaining to the contextual fit of a building of that scale in relation
to the surrounding existing built environment. Some suggested that other building heights that
would be more palatable; these suggestions ranged from 3 to 7 storeys maximum building
height. Other submissions, however, expressed support for the proposed building height of 19
storeys. Similar to the concerns pertaining to height, some expressed concerns that a new
development in a modern style would not match the historic architecture of the area.
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While staff agree that there are not any similarly scaled buildings in the immediate area today,
staff also note that the area is in transition and that it is likely there will be taller buildings
introduced in the future around rapid transit stations and throughout the downtown. This is an
optimal location for high intensity high rise development, provided that the building design is
compatible with the district. Therefore, staff are recommending through the proposed
amendments and Urban Design Brief that the building be designed with distinct podium and
tower sections and that the podium be designed at a scale that is consistent with and reinforces
the character of the surrounding Warehouse District. Staff are recommending a maximum
podium façade height of 22.5 metres which is generally consistent with the scale of the
Kaufman Lofts building. The proposed amendments would permit a 19 storey residential tower
conditional upon the podium not exceeding the maximum height and the tower being stepped
back from the podium along King Street. Further, the Urban Design Brief includes design
guidelines pertaining to building design, character, materials and colour that are all intended to
ensure that the architectural style of the building fits contextually with the architecture of the
area. he scale of the high
rise form and architectural style of the development will contribute positively to the character of
the district.
Shadow Impacts
A few submissions questioned whether shadow impacts were evaluated. The Urban Design
Brief and the Heritage Impact Assessment included a preliminary shadow analysis. The analysis
considered the extent of shadows and the duration of their impacts during different times of the
year. The study found that no property is in shade for an unacceptable period of time during any
time of the year. Given the orientation of the building, the shadow sweeps across the façade of
the Kaufman Lofts building over the course of a day, but this was considered acceptable
because all individual units still have sun exposure for portions of the day. A more detailed
shadow analysis will be a requirement of the site plan approval process.
Functionality
Some submissions expressed concerns with respect to emergency access and visibility for
will be addressed through the
site plan approval process.
Property Values/Taxes
A couple of submissions expressed concerns that the applications would result in increased
taxation to nearby properties. Property values and associated changes to taxes are not factors
that are considered in evaluating the merits of Planning Act applications. Notwithstanding this,
City property taxes are calculated as a function of assessed property values (as reported by the
Municipal Property Assessment Corporation- MPAC) and the applicable tax rate. Taxes do not
increase unless there is an increase to one of those factors. The approval of the requested
amendments will not correlate to a direct impact to property taxes. Property values are
assessed periodically by MPAC and are determined based on a multitude of factors. Increased
investment in an area and increased amenities are factors that are considered that can affect
assessed property values. It is difficult to attribute any one development as the causal factor for
increased property assessment. In this area, for example, the introduction of rapid transit and
intercity transit services, road and infrastructure improvements, the introduction of the satellite
university campuses and the recent King Street improvements may all be factors that affect the
assessed property values in the future.
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Land Uses
Generally there was support for introducing residential as a permitted land use. One submission
recommended that adult entertainment, massage parlours and bars be restricted from the range
of permitted uses citing compatibility concerns. Adult entertainment uses are not a permitted
use in this location. Massage parlours and bars are each a subordinate use to a category of
land use that is already permitted (eg: a bar would be classified as a restaurant in the Zoning
By-law). Rather than down-zoning the property by prohibiting personal service and/or restaurant
uses which are currently permitted, there are other mechanisms in place to address the
Licensing for Adult Entertainment Parlours specifically prohibits the issuance of a Business
License for an adult massage parlour at this location. With respect to bars, complaints
-Law
Enforcement division rather than through Zoning By-law regulations.
Short Term (Construction) Impacts
Some submissions questioned when construction would begin, for what period of time and what
measures might be considered to minimize the nuisances and disruptions arising from
construction activity on the subject lands. The concerns are pertaining to noise/vibration/dust as
well as traffic impacts arising from construction. The applicant advised that they anticipate a two
year construction period and their goal is to be fully developed by the time the LRT construction
ends (2017), pending all the necessary approvals. The applicant has indicated that they are
looking to lease a nearby site for the storage of construction of equipment as a measure to
reduce disruptions. Transportation Services staff have advised that construction traffic can be
accommodated without disruption to other property owners. The City has processes in place to
ensure that traffic circulation is addressed and property owners maintain access to their
properties during construction. Similarly, the City has processes and regulations in place to
mitigate nuisances and safety issues associated with construction.
Long Term (Future Development) Impacts
One submission expressed concern that the amendments as proposed could compromise the
redevelopment options for adjacent properties. Staff met with this property owner to better
understand and address these comments.
cern is that
the proposed high intensity development concept could absorb the transportation capacity of
and thereby limit redevelopment potential of other properties relying on access to
The Transportation Study that was completed evaluated the traffic capacity of Halls
Lane in the context of current conditions with reasonable projections for the future and
concluded that the proposed development concept would not contribute in a significant way to
the degradation of the intersecti
accommodate the influx of traffic. Transportation Services staff advised that the Lane is
designed to accommodate the traffic generated by the proposed development concept and that
there is sufficient capacity remaining to accommodate additional applications of similar
magnitude on this block. Transportation Demand Management measures are also contemplated
and supported by staff as a measure to minimize traffic impacts on .
The other major concern was with regard to the proposed reduction of the required yard along
the easterly property limits. The concern is that reduction of a required set back on one property
might result in a greater setback being introduced on the neighbouring property. Staff clarified
that a reduced zoning setback requirement on one property would not result in an additional
setback being required on the adjacent property. The Ontario Building Code (OBC) has
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provisions for exposure protection for building faces that face property lines and imposes spatial
separation requirements measured from the property line based on the amount of unprotected
openings. Staff will be reviewing these details in the context of the site plan and building permit
approval processes. If spatial separation requirements are needed as per the OBC, the spatial
separation would need to be provided entirely within the subject lands irrespective of what the
zoning permits (unless the owners of the adjacent property legally authorize the spatial
separation to be located on their property by way of a registered easement). The City will not
issue approval for any building design that assumes setbacks on adjacent properties without
legal authorization from the owners of that property in the form of a registered easement.
The final concern was with respect to the number of openings facing adjacent properties and
the potential for future occupants to object to redevelopment of the adjacent properties in the
future. The suggested approach to resolve this concern was for the City to either discourage
/prohibit windows, balconies and terraces along facades that face future intensification sites or
that warning clauses or notifications be given to future occupants to put them on notice that
future development might occur on neighbouring lands. The City does not intend to discourage
or prohibit windows, balconies or terraces along any façade of the building because the
resultant façade would be a blank wall which is not desirable from an urban design perspective.
The City has limited authority with respect to what it can and cannot introduce through
condominium agreements, and the suggestion that the City incorporate warning clauses
pertaining to future development is not a clause that the City typically imposes. Notwithstanding
this, these comments have been provided to the owner of the subject lands to give
consideration in the formulation of their condominium agreements. Planning staff recommend
that if the property owner has specific development interests that it would be prudent for them to
make Planning Act applications. The property owner indicated that they do not have specific
concepts in mind but would like to be considered at the same time as the applications at hand.
In order to consider this request the owners must submit an Official Plan Amendment and Zone
Change applications and follow the similar process as the owners of the subject lands in
accordance with the Planning Act.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The recommendations will allow for high density residential intensification of a property which is
in close proximity to existing and planned transit and amenities in the downtown. The
recommendations contained herein therefor align with the Kitchener Strategic Plan community
priorities, including Quality of Life, Dynamic Downtown and Development.
FINANCIAL IMPLICATIONS:
No capital or operating budget requests are expected with the recommendations of this report.
COMMUNITY ENGAGEMENT:
The proposed amendments were circulated to City departments, commenting agencies and
property owners within 120 metres of the subject land in accordance with Planning Act
requirements in January 2013. A copy of all department/agency comments are attached as
Appendix to this report. Seven written comments were received from the public in response
to the circulation. Copies of the written comments are attached as Appendix to this report.
Notice signs were placed on the subject land advising of the applications and a neighbourhood
information meeting was held on February 6, 2013. About 35 members of the public attended
the meeting. Planning staff and the applicant provided information about the applications and
responded to questions and comments at the meeting.
2 - 13
The applicant also attended the Downtown Action Advisory Committee (DAAC) on February 28,
2013 to present the applications, answer questions and receive feedback. DAAC moved a
Information regarding the Planning and Strategic Initiatives Committee meeting date was
circulated to all property owners who responded in writing, by email or attended the February 6,
2013 meeting. Notice of the Public Meeting, attached as Appendix to this report, will be given
in The Record on May 3, 2013. A courtesy notice will be mailed to all property owners who
submitted written comments or requested notice of the Committee meeting.
CONCLUSION:
The proposed amendments are appropriate for the use of the land and the policies and regulations
contained in the proposed amendments are sufficient to ensure the compatibility of the proposed
uses as well as compatibility with respect to the form of development. The amendments are
consistent with the goals and objectives of the Provincial Policy Statement and the Growth Plan for
the Greater Golden Horseshoe in that they provide for an intensification opportunity and mix of
land uses that makes efficient use of land, infrastructure and public service facilities. The
amendments conform with Regional Official Plan given that they facilitate intensification and mixing
of uses in the City Urban Area and Urban Growth Centre in close proximity to existing and planned
transit stops. The amendments are in the public interest b
community priorities, including Quality of Life, Dynamic Downtown and Development. The
amendments
represent high density intensification at an optimal location in the City, make efficient use of
existing infrastructure and introduce a mixture of land uses in the downtown area.
Based on the forgoing, staff recommend that the Official Plan Amendment attached as Appendix A
to this report be adopted by Council and forwarded to the Region for approvaland that the Zone
Change attached as Appendix B to this report be approved. Staff also recommend that the Urban
Design Brief attached as Appendix C to this report be adopted by Council to implement the policies
of Official Plan Special Policy 51.
REVIEWED BY:
Della Ross, Manager of Development Review
ACKNOWLEDGED BY:
Michael May, Deputy CAO
Community Services Department
Appendices
A Proposed Official Plan Amendment & Schedule A
B Proposed Zone Change & Map 1
C Proposed Urban Design Brief
D Newspaper Notice
E Agency Comments
F Public Comments
2 - 14
Appendix A
AMENDMENT NO. __ TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
2335945 ONTARIO INC.
445 King Street West
2 - 15
AMENDMENT NO. __ TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
2335945 ONTARIO INC.
445 King Street West
INDEX
SECTION 1 TITLE AND COMPONENTS
SECTION 2 PURPOSE OF THE AMENDMENT
SECTION 3 BASIS OF THE AMENDMENT
SECTION 4 THE AMENDMENT
APPENDICES
APPENDIX 1 Notice of the Meeting of Planning and Strategic Initiatives
Committee of May 27, 2013
APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives
Committee May 27, 2013
APPENDIX 3 Minutes of the Meeting of City Council ,2013
2
2 - 16
AMENDMENT NO. __ TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
SECTION 1 TITLE AND COMPONENTS
This amendment shall be referred to as Amendment No. __ to the Official Plan of the City of Kitchener. This
amendment is comprised of Sections 1 to 4 inclusive.
SECTION 2 PURPOSE OF THE AMENDMENT
This Official Plan Amendment proposes to add Special Policy Area No. 51 to permit a maximum Floor
Space Ratio of 7.5, to permit a broader range of land uses including residential and retail and to
establish
special policy directionfor the development of a 19 storey residential development with ground floor
commercial uses on the subject lands municipally known as 445King Street West.
SECTION 3 BASIS OF THE AMENDMENT
The current land use designation on the subject lands is Warehouse District in the Downtown Land Use
Districts in the Official Plan. This designation permits uses suited to the reuse of the existing buildings,
such as warehouse outlets, boutiques, flea markets, studios, theatres and restaurants. Retail, office, and
commercial entertainment uses, as well as industries which do not have a noxious component to their
operation are also permitted within the Warehouse District. However, the full range of retail uses is
restricted to those lots fronting directly on King Street. In addition, residential uses are permitted but only
within existing buildings, subject to the Ministry of the Environment being satisfied with allowing
residential use, having considered the potential adverse environmental conditions.
The subject lands are also within the Warehouse Design District in the Official Plan. The applicable
Warehouse Design District policies establish several general design principles for future development
with respect to style, building height and form for new development as well as adaptive reuse,
streetscapes, storefronts and signage. A policy in this section of the Plan establishes the principle that the
façade height for all new development should range between 3 and 6 storeys, but gives latitude to
consider additional building height subject to an approved Urban Design Brief.
The applicant has proposed to add a Special Policy to the subject lands to broaden the range of permitted
uses, namely to include residential and retail uses subject to appropriate criteria. The applicant has also
proposed a number of policies to provide specific direction with respect to future development. The
applicant has also applied for a Zone Change to establish site-specific Special Zoning Provisions to the
same effect. The intent of the Official Plan Amendment and associated Zone Change are to allow for a 19
storey high residential development with commercial uses on the ground floor along the King Street West
and Victoria Street South frontages. The applicant has prepared several supporting studies and reports to
develop the proposed policies, including a Planning Justification Report, an Urban Design Brief, a Noise
Feasibility Study, a Preliminary Servicing Report and a Heritage Impact Assessment.
tudies and reports staff
are supportive of the requested policy changes to permit a high rise mixed use development on the subject
lands. The requested Official Plan amendment would permit residential intensification of the site subject
to the appropriate performance criteria. Proposed Special Policy No. 51 provides sufficient direction to
achieve the vision for ultimate development of the subject lands. The amendment as proposed herein is
consistent with the objectives of the 2005 Provincial Policy Statem- Growth Plan
communities through efficient development patterns and an appropriate mix of land uses. The amendment
complies with the Regional Official Policies Plan because it represents the type of high density, mixed-
use development anticipated at rapid transit station sites within the Central Transit Corridor. Official Plan
3
2 - 17
Amendment No. __ is consistent with provincial policy objectives, conforms with regional policy
objectives and is in the public interest and therefore represents sound land use planning.
4
2 - 18
SECTION 4 THE AMENDMENT
1. The City of Kitchener Official Plan is hereby amended as follows:
a) Part 3 Section 13.1.3 is amended to add new Special Policy # 49 as follows:
51. 445 King Street West
The Vision for the site is to provide a majestic entrance to Downtown
Kitchener by developing a high rise residential tower above a podium
that addresses the public realm along King Street West and Victoria
Street South. The development proposes a range of residential unit types
and modern amenities, as well as ground floor commercial space and
high quality streetscape finishings (including transit amenities) to
animate the streetscape along King Street West and Victoria Street
South. The proposal emphasizes identity, massing, form, mix, style and
the pedestrian zone as important design considerations to realize the
design vision for the site. Notwithstanding the Urban Design Policies,
Downtown Warehouse Design District Policies and Transportation
Policies in Part 2 and the Warehouse District Land Use Designation
policies in Part 3 of this Plan, the following policies will apply to the
development of the subject lands:
i) mary focus will be to ensure a high standard of
urban design. Through Site Plan Control, the City will implement
architectural and urban design measures to ensure that development
complements and contributes to the existing built environment. The City
will review and approve site development based on the Council adopted
Design Brief
studies and guidelines.
ii) Residential uses will be permitted subject to:
a) Regional approval of a detailed Noise Assessment prior to the
issuance of site plan approval; and
b) The City and Region being in receipt of a letter of
acknowledgement from the Ministry of the Environment or their
delegate advising that aRecord of Site Condition has been
completed in accordance with the relevant Ontario legislation.
iii) Retail uses will be permitted subject to size and locational
requirements as contained in the Zoning By-law. Retail and other active
uses will be encouraged along the ground floor of the King Street West
and Victoria Street South frontages.
iv) The City will establish site-specific off-street parkingregulations
in the Zoning-By-law as an interim measure. These site-specific parking
rates may be further refined through comprehensive updates to the
Zoning By-law.
v) The City will require all off-street parking to be located in a
parking structure located either below or above grade. Above grade
parking structures may be permitted provided that the King Street West
and Victoria Street South facades are wrapped with other permitted land
uses.
5
2 - 19
vi) The City will not require loading spaces to be provided off-
street. However, loading will not be permitted to occur along Victoria
Street South, King Street West or Francis Streets. Loading will be
restricted to Halls Lane and within the limits of the property boundary
for the site only and shall not obstruct access to the parking garage on
site or impact adjacent property accesses off of Halls Lane.
vii) The maximum Floor Space Ratio (FSR) will be 7.5.
viii) Floor area above the ground floor may be permitted to encroach
into the Victoria Street South and King Street West rights-of-way
provided that sufficient vertical clearance is provided and agreements are
entered into with the City and/or Region as necessary.
ix) The City will establish regulations through the Zoning By-law to
ensure a human-scaled form of development and implement mitigative
measures associated with the height, massing and location of the building
on the site.
b) Map No. 8 add new Special Policy Area No. 51 to 445 King St W as shown on the
att
6
2 - 20
APPENDIX 1 Notice of the Meeting of Planning and Strategic Initiatives
Committee of May 27, 2013
Advertised in The Record May 3, 2013
PLANNING MATTERS:
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
A PROPOSED AMENDMENT TO THE KITCHENER OFFICIAL PLAN
UNDER SECTIONS 17 AND 22 OF THE PLANNING ACT
and
A PROPOSED ZONING BY-LAW
UNDER SECTION 34 OF THE PLANNING ACT
445 King Street West
The City of Kitchener has
designation and zoning for the property located at the southeast corner of the intersection of King Street West
and Victoria Street South.
The property owner has applied to add a Special Policy to the existing Official Plan designation and Special
Provisions to the existing zoning to permit a 19 storey residential development with commercial uses on the
ground floor. The applications seek to increase the maximum permitted amount of development intensity to
7.5 times the total site area and increase the maximum permitted building height. The applications are also
requesting a reduction in the amount of required parking.
Planning & Strategic Initiatives Committee
The public meeting will be held by the , a Committee of Council
which deals with planning matters on:
MONDAY, MAY 27, 2013 at 7:00 P.M.
nd
COUNCIL CHAMBERS, 2 FLOOR, CITY HALL
200 KING STREET WEST, KITCHENER.
Any person may attend the public meeting and make written and/or verbal representation either in support of,
If a person or public body that files a notice of
or in opposition to, either of the above noted proposals.
appeal of a decision does not make oral submissions at this public meeting or make a written
submission prior to approval/refusal of these proposals, the Ontario Municipal Board may dismiss all
or part of a subsequent appeal.
ADDITIONAL INFORMATION
is available by contacting the staff person noted below, viewing the report
contained in the meeting agenda (available at www.kitchener.ca on the Wednesday evening prior to the
th
meeting - click on the meeting date in the Calendar of Events), or in person at the Planning Division, 6 Floor,
City Hall, 200 King Street West, Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday).
Heather Holbrook,
Senior Planner (Urban Design) - 519-741-2200 ext. 7324 (TTY-TDD 741-2385),
heather.holbrook@kitchener.ca
2 - 21
APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives
Committee May 27, 2013
2 - 22
APPENDIX 3 Minutes of the Meeting of City Council , 2013
2 - 23
2 - 24
APPENDIX B
PROPOSED BY-LAW
April 25, 2013
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 2335945
Ontario Inc. o/a Momentum Developments)
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 84 -law Number 85-1 is hereby amended by changing
the zoning applicable to lands specified and illustrated as Area 1 on Map No. 1
attached hereto, from Warehouse District Zone (D-6) with Special Use Provision 142U
to Warehouse District Zone (D-6) with Special Use Provision 428U and Special
Regulation Provision 626R.
2. Schedule 84 -law Number 85-1 is hereby further amended by
incorporating additional zone boundaries as shown on Map No. 1 attached hereto.
3. A-law 85-1 is hereby amended by adding Section 428 thereto as
:
follows
428. Notwithstanding Section 17.1 of this By-law, within the lands zoned D-6 and
retail shall be
-law
and multiple residential shall be permitted subject to:
i) the Region of Waterloo and the City of Kitchener having 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;
ii) the completion of a detailed Noise Assessment to assess both potential off-
site and on-site transportation and stationary noise sources to the
satisfaction of the Region of Waterloo; and
iii) -law
2 - 25
4. Appendiy-law 85-1 is hereby amended by adding Section 626 thereto as
:
follows
626. Notwithstanding Sections 5.6A,5.6B, 5.24, 6.1.2b)ii), 6.1.2 b) vi), 6.1.2b) vii),
6.1.2b) viii), 6.1.2c), 6.2.2 and 17.3 of this By-law, within the lands zoned D-6 and
regulations shall apply:
a) The maximum Floor Space Ratio shall be 7.5;
b) The maximum gross leasable commercial space for individual single retail use
establishments shall be 300 square metres and the maximum combined gross
leasable commercial space for retail use shall be 1,000 square metres;
c) Non-residential uses shall be located only on the ground floor;
d) Residential uses shall not be located on the ground floor, except for access and
minimum setbacks for residential buildings from an arterial road shall not apply;
e) Not less than 50 percent of the area of each ground floor façade addressing King
Street West and Victoria Street South shall be devoted to windows or entrances to
the building and the horizontal distance between windows or entrances shall not
exceed 4.0 metres;
f) There shall be no minimum yard requirements for the podium, including balconies
and patio uses accessory to restaurant;
g) The minimum stepbacks for any portion of the building above the podium shall be:
i) 15.0 metres from the King Street West podium façade; and
ii) 3.5 metres from the Halls Lane podium façade;
h) The minimum podium façade height shall be 12.0 metres;
i) The maximum podium façade height shall be 22.5 metres;
j) The maximum building height for any portion of the building above the podium shall
be 70 metres provided that the other provisions of this special regulation are
satisfied;
k) No off-street loading spaces shall be required;
l) All required off-street parking shall be located within a parking structure;
m) New construction shall be subject to the following Off-Street Parking Schedule:
i) No spaces shall be required for non-residential uses;
ii) 0.8 spaces per residential unit, plus visitor parking; and
iii) Visitor parking to be provided at a minimum rate of 10% of required parking
for multiple dwelling uses, which shall be allocated for shared use among
visitors and non-residential uses.
2 - 26
5. This By-law shall come into effect only upon approval by the Minister of Municipal
Affairs and Housing, or his/her delegate, of Municipal Plan Amendment No. ______, for
2335945 Ontario Inc., 445 King Street West, but upon such approval, the provisions
hereof affecting such lands shall be deemed to have come into force on the date of
passing hereof.
PASSED at the Council Chambers in the City of Kitchener this
day of A.D., 2013.
_____________________________
Mayor
_____________________________
Clerk
2 - 27
85
SCHEDULE 84SCHEDULE
SCHEDULE 7473
SCHEDULE
2 - 28
Appendix C
UrbanDesignBrief
UrbanDesignBrief
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Momentum Developments GSP Group Inc. ABA Architects Inc.
55 Northfield Drive East, Suite 285 72 Victoria Street South, Suite 201 5 – 564 Weber Street North
Waterloo, ON N2K 3T6 Kitchener, ON N2G 4Y9 Waterloo, ON N2L 5C6
2 - 29
Contents
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3/Tjuf!Pwfswjfx!//////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////!3
2.1Description ................................................................................................................................................................. 2
2.2Site Conditions .......................................................................................................................................................... 2
2.3Community Context ................................................................................................................................................... 4
4/
Eftjho!Qpmjdz!Pwfswjfx!/////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////!8
3.1Kitchener Official Plan ............................................................................................................................................... 7
3.2Urban Design Manual .............................................................................................................................................. 10
5/Qspqptfe!Efwfmpqnfou!////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////!22
4.1Development Vision ................................................................................................................................................. 11
4.2Design Philosophy ................................................................................................................................................... 12
4.3Development Concept ............................................................................................................................................. 13
6/Eftjho!Hvjefmjoft!////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////!26
5.1Building Design ........................................................................................................................................................ 15
5.1.1Character ................................................................................................................................................................. 15
5.1.2Materials and Colour ................................................................................................................................................ 15
5.1.3Podium Wall Articulation .......................................................................................................................................... 16
5.1.4Tower Wall Articulation ............................................................................................................................................ 17
5.1.5Signage .................................................................................................................................................................... 18
5.1.6Structured Parking ................................................................................................................................................... 18
5.2Building Massing ...................................................................................................................................................... 19
5.2.1General .................................................................................................................................................................... 19
5.2.2Podium Massing ....................................................................................................................................................... 19
5.2.3Tower Massing ......................................................................................................................................................... 19
5.2.4Shadow Analysis ...................................................................................................................................................... 19
5.3Public Realm ............................................................................................................................................................ 25
5.3.1Streetscape Zones ................................................................................................................................................... 25
Urban Design Report
j
2 - 30
Momentum Developments – One Victoria
5.3.2Surface Materials ..................................................................................................................................................... 26
5.3.3Building Entrances ................................................................................................................................................... 26
5.3.4Plantings .................................................................................................................................................................. 27
5.3.5Transit Areas ............................................................................................................................................................ 27
5.3.6Lighting & Furnishings .............................................................................................................................................. 28
5.3.8Public Art .................................................................................................................................................................. 29
5.4Safety, Comfort and Security ................................................................................................................................... 30
5.4.1CPTED ..................................................................................................................................................................... 30
5.4.2Emergency Service .................................................................................................................................................. 30
5.4.3Microclimate ............................................................................................................................................................. 30
5.5Site Circulation ......................................................................................................................................................... 31
5.5.1Pedestrians .............................................................................................................................................................. 31
5.5.2Cyclists ..................................................................................................................................................................... 31
5.5.3Transit ...................................................................................................................................................................... 32
5.5.4Vehicles .................................................................................................................................................................... 32
5.6Transportation Demand Management (TDM) .......................................................................................................... 33
5.7Sustainability ............................................................................................................................................................ 33
7/Tvnnbsz!///////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////!45
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Figure 1: Subject Site Location
Figure 2: Community Context
Figure 3: Kitchener Official Plan (current) Downtown Land Use Districts
Figure 4: Street Cross-Section Locations
Figure 5: Building-to-Street Cross-Section – King Street West
Figure 6: Building-to-Street Cross-Section – Victoria Street South
Figure 7: Street Level Cross-Section – King Street West
Figure 8: Street Level Cross-Section – Victoria Street South
Figure 9: Pedestrian Zone – King Street West
Figure 10: Pedestrian Zone – Victoria Street South
Urban Design Report
jj!
2 - 31
Momentum Developments – One Victoria
1. Background
GSP Group have been retained by Momentum Developments (“Momentum”) to coordinate the preparation and
submission of planning applications for an Official Plan Amendment and Zoning By-law Amendment for its property at
the southeast corner of King Street and Victoria Street in the City of Kitchener. The proposed planning applications are
necessary to facilitate the development of the subject site for a multiple storey mixed-use development containing
ground floor commercial uses and residential apartments above. The proposed planning applications would modify the
existing land use policies and zoning on the property to permit the proposed development on the site.
Momentum has submitted an Official Plan Amendment and Zoning By-law Amendment to create site-specific policy and
regulations that would allow the proposed mixed-use development. The Official Plan Amendment would maintain the
Warehouse District designation while adding a site-specific policy that would permit residential uses above the ground
floor, increase the maximum floor space ratio, and increase the maximum permitted building height. The Zoning By-law
Amendment would generally replace the existing special use provision to allow residential uses as an additional
permitted use, except on the ground floor, and create a new special regulation provision that would permit an increased
floor space ratio, establish minimum and maximum podium and tower heights, allow reduced yard setbacks, allow
reduced parking requirements, and establish minimum ground floor glazing requirements. These site-specific
provisions are appropriate for the site for the reasons outlined in Section 6 of the Planning Report.
This Urban Design Brief has been prepared in support of the proposed Official Plan Amendment and Zoning By-law
Amendment applications for the subject site. As per the City’s terms of reference for 445 King Street West, the Urban
Design Brief is “
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To this end, the Urban Design Report provides: a description of the
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subject site its context within the surrounding community (Section 2); an overview of the relevant City design-related
policies and guidelines that affect the proposed development (Section 3); outline of the proposed development concept
for the site (Section 4); anda series of design guidelines for the subject site’s future development (Section 5).
Subject site
Qipup;
(centre background)
at the heart of the
City of Kitchener’s
Innovation District.
Urban Design Brief
2
2 - 32
Momentum Developments – One Victoria
2. Site Overview
2.1 Description
The site is municipally known as 445 King Street West and
legally known as Plan 375 Pt Lots 19 to 21 RP58R10211 Pts. 1
and 4 (). Located at the northern edge of
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Downtown Kitchener, the site is currently 2,409 square metres
(0.24 hectares) in size. However, following road widenings of 2.7
metres along the Victoria Street South frontage and 5.0 metres
along the King Street West frontage, the site will be 2,095 square
metres in size and will have approximately41metres of frontage
along King Street North and 33 metres of frontage along Victoria
Street South (not including corner triangle).
2.2 Site Conditions
The site is bounded by King Street North to the east, Victoria
Street South to the west, Halls Lane to the south, and a
developed property to the east. It is situated at the intersection
of two principal arterial streets at the geographic heart of
Waterloo Region, and is well connected to the surrounding
transportation network, including transit, driving, cycling and
walking options, with a number of central neighbourhoods within
an 800 metre walking distance (10 minute walk) of the site.
The site is generally flat and predominately hard-surfaced in
nature, comprised of either buildings or parking areas. The site
currently has an existing one-storey commercial building (1,350
square metres of retail and service commercial uses) at the
southern end of the site and a surface parking lot with
approximately 20 parking spaces in an area at the intersection
and along the Victoria Street South frontage. There is an
existing downtown entrance sign situated at the corner of the site
at the intersection. The site and surrounding area has a high
ground water table, which has implications on the extent of
underground parking possible.
Views of the subject site looking from across King/Victoria intersection (first);
Qipupt;
along the site’s Victoria Street frontage looking west (second); from the north side of
King Street looking south (third); and along the site’s King Street frontage looking west.
Urban Design Brief
3
2 - 33
Momentum Developments – One Victoria
Subject Site Location
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Urban Design Brief
4
2 - 34
Momentum Developments – One Victoria
2.3 Community Context
The site forms part of the western gateway to Downtown Kitchener at
the intersection of King Street and Victoria Street (). As
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per the Growth Plan for the Greater Golden Horseshoe and
corresponding municipal policy, Downtown Kitchener is intended to
accommodate a significant proportion of the Region’s future
population and employment growth in a compact, dense and transit-
supportive fashion. The City’s Economic Development Strategy
(2011) strives for a “Dynamic Downtown”, which intends to “
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”.
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From a land use perspective, the site is located at the centre of the
City’s “Warehouse District”.Building on the significant base of
industrial warehouse architecture and former uses within the area,
the Warehouse District is intended to be fashioned in an urban form
that meshes complementary new developments with preserved and
adaptively re-used heritage buildings in developing an innovative and
creative neighbourhood. More recently, the area between Joseph
Street and King Street has become a research and educational
cluster that has successfully attracted national and international
talent. Recognizing the significant change over the past ten years
and the further potential for the area, the City has recently identified
this area as the “Innovation District” and is planning for 15,000 jobs
and 4,000 residents in the area.
Over the past ten years the Innovation District has seen, and will
continue to see, significant change in keeping with the City’s policies
for Downtown Kitchener. The southwest corner of the King and
Victoria intersection contains the Health Sciences Campus, which
houses more than 600 students, faculty and staff in two buildings.
The northeast corner of the intersection contains the Kaufman Lofts,
The immediately surrounding
Qipupt;
a six-storey adaptive re-use of the former Kaufman Footwear
community context around the subject site,
including the Kaufman Lofts (first), the Health
Company building (designated under the Ontario Heritage Act) with
Sciences Campus (second), the U-Haul site
approximately 250 residential units.
(third), and Ziggy’s (fourth).
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Momentum Developments – One Victoria
-
Community context surrounding subject site
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-+
Ziggy’s
U-Haul
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Momentum Developments – One Victoria
Further to the south of the intersection is the adaptive re-use of the former Lang Tannery building containing 350,000
square feet of office space and ground floor retail uses. Further to the west of the subject site, across the rail line, is the
Breithaupt Block (listed as a non-designated property of cultural heritage value or intereston the City’s Municipal
Heritage Register), which will be an adaptive re-use of the former Merchants Rubber Company building and will
ultimately contain 175,000 square feetof commercial office space.
This change in the Innovation District will be further intensified and accelerated with the Region’s ongoing rapid transit
initiative. Initial plans for the rapid transit in the vicinity of the site () would see northbound light rail trains
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running on the north side of King Street and southbound trains running on the west side of Victoria Street and the south
side of Charles Street. Platforms would be in the vicinity of the Multi-Modal Transit Hub on King Street, and possibly
Victoria Street. Ultimate locations and routing would be determined through the preliminary design process that is
currently underway.
The Region submitted applications for an Official Plan Amendment and Zoning By-law Amendment in 2012 to facilitate
the development of the Multi-Modal Transit Hub at the northwest corner of King Street and Victoria Street, extending
between King Street and Duke Street. The amendments to both the City of Kitchener’s Official Plan and Zoning By-law
are required to allow for the high density mixed-use development that is envisioned for the site, befitting this site’s role
as a “transit gateway” in Waterloo Region. The transit facility component of the mixed-use development is currently
being preliminarily designed to enable a system that connects and coordinates all modes of transportation: rail, buses,
taxis, cars, bicycles and pedestrians. Notable site-specific policies and regulations being sought in the Official Plan
Amendment and Zoning By-law Amendment include permissions for a broader range of uses, including residential
uses; an increased floor space ratio (FSR) of 7.5; and reduced parking requirements.
Preliminary
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development concepts
for Multi-Modal Transit
Hub (September 27,
2012; Concept 3).
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Momentum Developments – One Victoria
3. Design Policy Overview
3.1 Kitchener Official Plan
The City of Kitchener Official Plan is the comprehensive policy document that outlines the City’s long term objectives
and policies governing growth management and the provision of municipal services, which was approved by City
Council in 1995. The subject site is within Downtown Kitchener in the Kitchener Official Plan. Downtown Kitchener
has a series of design objectives for new developments, including both primary and secondary objectives. All
development must demonstrate “a direct contribution” to the following two primary objectives:
1.
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Furthermore, all development must demonstrate a “reasonable contribution” to the following four secondary objectives:
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The site is specifically designated Warehouse District in the Official Plan (). The intent of the Warehouse
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District reflects its location and industrial character in emphasizing “
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”. New development within the Warehouse District is intended to complement the design and siting of the
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existing large, old buildings within the area. A limited range of uses are contemplated by the Warehouse District
designation. Uses suited to the reuse of the existing buildings, such as warehouse outlets, boutiques, flea markets,
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Momentum Developments – One Victoria
studios, theatres and restaurants are encouraged. Retail, office, and commercial entertainment as well as industries
which do not have a noxious component to their operation are also permitted. A full range of retail uses is restricted to
those lots fronting directly on King Street, recognizing the retail activity continuity along this street. Residential uses are
only permitted in existing buildings, subject to Ministry of the Environment clearance.
For design purposes, the Warehouse Design District has a series of general design principles for new development.
These design principles identify that new development in the Warehouse District are to have:
A style that respects the forms and architecture of historic industrial buildings (characterized by rhythmic
i)
concrete columns that frame large windows, accented by brick materials) but with contemporary urban
character;
Façade heights ranging between three to six storeys (with additional building height may be considered for
ii)
lands not abutting Victoria Street, subject to an approved Design Brief) with a wide building mass that frames
the street and reflects the traditional block form;
Streets designed to soften the Warehouse District’s building edges with street trees and decorative
iii)
landscaping, and potentially building setbacks to accommodate pedestrian space;
Storefronts situated between prominent vertical columns, with encouragement for a transparent façade with
iv)
large windows and articulated building entrances; and
Signage limited in height and width so as to enhance architectural columns, preferably with creative and
v)
contemporary designs with materials enhancing the District’s character.
The three public streets abutting the subject site have different transportation functions within the Official Plan. Victoria
Street South is designated as a Primary Arterial Road, which are under the jurisdiction of the Region and are intended
to distribute large volumes of intra-municipal and inter-municipal traffic between arterial roads and major collector roads.
Access to abutting lands from Primary Arterial Roads is regulated by the Region. King Street West east of Victoria
Street is designated as a Secondary Arterial Road and is intended to distribute large volumes of intra-municipal traffic
between other arterial roads and major collector roads. Direct access to abutting properties from Secondary Arterial
Roads may be permitted. Hall’s Lane is designated as a Local Street within the Official Plan, which are intended to
serve the abutting properties.
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Momentum Developments – One Victoria
Official Plan Downtown land use schedule
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Momentum Developments – One Victoria
3.2 Urban Design Manual
The Urban Design Manual is the City’s comprehensive design document that provides direction to urban design matters
through the approval process. The overall purpose of the Urban Design Manual is to implement the Official Plan’s
vision to “” in
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providing guidance to design the City’s built form. The Urban Design Manual is comprised of three components:
design guidelines that provide more generic design guidance; design briefs that provide more specific design guidance
to particular topics or areas; and design standards that provide more specific guidance on technical details. The
guidance provided by the Urban Design Manual is intended to be flexible in nature, to account for particular site
conditions or contexts.
Part B of the Urban Design Manual provides the urban design direction for Downtown Kitchener and its four design
districts, one of which being the Warehouse District in which the subject site is located. Downtown Kitchener has a
series of design objectives for new developments, including both primary and secondary objectives, and design
principles, which are identified in Official Plan policies above. Relevant sections of the Urban Design Manual for the
proposed development on the subject site include the following:
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Section 6: Building Design
o
Section 7: Crime Prevention Through Environmental Design
o
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Section 1: Parking Structures
o
Section 2: Access to Roads
o
Section 4: Lighting
o
Section 5: Barrier Free Accessibility
o
Section 6: Pedestrian and Transit-Supportive Development
o
Section 7: Screening of Mechanical and Rooftop Equipment
o
Section 9: Emergency Services Policy
o
Section 11: Outdoor Amenity Area
o
Section 12: Play Space
o
Section 13: Landscaping
o
Section 15: Landscape Design
o
Section 17: Building Design and Sustainable Elements in the Right-of-Way
o
Section19: Required Supplemental Studies
o
.
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Momentum Developments – One Victoria
4. Proposed Development
4.1 Development Vision
Momentum Developments is a highly respected builder in Waterloo
Region, known for the42, BPR Lofts and the new RED Condominium.
Momentum has a proven track record for quality construction and
customer satisfaction, as well as an unwavering commitment to
employing local labour and design. They are now bringing their vision
and passion for creating well-appointed urban living spaces to
Kitchener with the development of the subject site, branded as One
Victoria Condominiums.
One Victoria is intended to provide a majestic entrance to Downtown
Kitchener. It will rise 19 storeys in height, extending as a tower above
a brick podium architecturally designed with crisp angles and curved
glass. With a motto of “live steps from everything”, the project will
capitalize on the surrounding abundance of activity and invigorate the
corner of King Street and Victoria Street, a cornerstone of the
Region’s rapid transit initiative. It is intended to build on the energy of
Downtown Kitchener and its commercial, culinary, and community
facilities; the vitality of the Innovation District and its creative,
entrepreneurial and high-tech spirit; and the planned Transit Hub and
light-rail transit system that establishes the primary node of the
Region’s rapid transit system at the project’s doorstep.
One Victoria will provide a diverse range of residential options for
residents. Apartment options will include studio units, one or two-
bedroom suites, and larger penthouse units. The project will offer
spacious principal rooms and modern amenities to fulfill the needs of
an urban lifestyle. The open, innovative floor plans with loft style
ceilings are intended to create contemporary and comfortable living
spaces. Ground floor commercial space will provide an active face to
the street while providing residents with shopping needs.
Project references within the Warehouse
Qipupt;
District of Downtown Kitchener.
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Momentum Developments – One Victoria
4.2 Design Philosophy
The design philosophy for the One Victoria development is based on Momentum’s vision for the project identified
above, as well as a synthesis of the various design goals, objectives and policies at the provincial, regional and local
levels translated to the subject site and its context within the community. The design philosophy for the subject site
identifies that the One Victoria development emphasize the following elements:
Identity: a building design that connects with the surrounding urban fabric, in the heart of the emerging
o
Innovation District, while also clearly establishing its own identity that meshes the historic with the
contemporary.
Massing: a building design consisting of a podium base that complements the surrounding heritage building
o
stock with a contemporary tower extending from the podium base that is set back from the King Street edge to
provide relief from this principal streetscape.
Form: a building design that is based on a “brick box”, the simplest notion of what a heritage warehouse is,
o
within which building components are stacked, staggered, cantilevered, and punched with openings in
creating the form.
Mix: a building design that incorporates a range of options in terms of unit size and layout to accommodate a
o
mixed resident profile as well as commercial uses.
Style: a building design that provides an architectural expression that allows for cohesion between the
o
podium and tower elements with a modern building design that respects the adjacent warehouse vernacular,
as opposed to replicating a heritage warehouse around the podium form,.
Pedestrian Zone: a building design that seeks to provide a comfortable, human-scaled experience at the
o
street by providing commercial storefront spaces and streetscape amenities.
Project references external to the City of Kitchener.
Qipupt;
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Momentum Developments – One Victoria
4.3 Development Concept
ABA Architects has prepared a development
concept in support of the proposed applications for
an Official Plan Amendment and Zoning By-law
Amendment. The development concept is a
nineteen storey mixed-use development featuring
ground floor commercial uses, residential
apartments above, and structured parking both
underground and above ground. The proposed
building contains approximately 23,650 square
metres of above-gradefloor space (an additional
2,150 square metres below grade).This
development concept has been prepared to identify
the necessary site-specific modifications to the
Official Plan and Zoning By-law to accommodate the
proposed development, and it is expected to be
refined through the Site Plan approval process for
the site, as necessary.
The building is composed of a distinct podium (base section) and tower (middle and top) components. The podium is
five storeys (19.05 metres) in height, consisting of the basement, a tall ground floor including a mezzanine, and second
through fifth floors. The basement level would contain structured parking and service or storage areas; the ground floor
and mezzanine of the podium would contain street fronting commercial uses, storage areas, and structured parking; the
second through fifth floors of the podium would contain residential units, amenity areas, and structured parking, as well
as a rooftop terrace on the top of the podium. The tower section is fourteen storeys in height (48.4 metres) and
consists of the sixth through nineteenth floors, and would contain only residential units.
In summary, the principal functional components of the development concept are as follows:
Pedestrian Entrances: A principal pedestrian entrance lobby to the residential units from Victoria Street South
o
near the building’s southwest corner that provides direct elevator access to the parking below (vehicular and
bicycle) and residential units above. Secondary stairwell access points are provided along King Street West and
Victoria Street South.
Vehicular Entrance: The vehicular entrance to the parking structure is accessed from Hall’s Lane situated near
o
the building’s southeast corner, which maximizes the distance from the Victoria Street frontage.
Commercial Uses: Multiple commercial units are located on the ground floor of the building accessed from the
o
King Street West and Victoria Street South frontages. These units are flexible to accommodate opportunities for
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Momentum Developments – One Victoria
a range of different commercial uses, including convenience retail, general retail, and personal service uses,
among others. Loading and service access would be internally from the parking garage.
Residential Uses: 195 residential units are located on the second floor through nineteenth floor of the building.
o
The preliminary unit mix includes studio units (4%), one-bedroom units (75%), two-bedroom units (16%), and
three-bedroom penthouse suites (5%), providing a general range of unit sizes from 450 square feet to 2,000
square feet.
Parking: 188 vehicle parking spaces (including 4 barrier-free parking spaces) are provided on the podium’s south
o
side of the basement level to the fifth floor, and 220 bicycle parking spaces are provided on the basement level,
ground floor and second floor through secure storage rooms that are connected to elevator and stairwell access.
Transit: integrated transit shelters through cantilevered overhangs are provided along the development’s King
o
Street West and Victoria Street South frontages. These shelters would provide space for transit users outside of
the throughway of the public sidewalk.
Rooftop Terrace: an approximately 200 square metre rooftop terrace on the top of the podium base that provides
o
a greenspace for residents and presents opportunities for additional rooftop planting areas and sustainability
measures.
Amenity Areas: the amenities within the building include individual unit balconies and terraces as well as an
o
internal amenity/fitness area for residents.
Service Areas: a dedicated garbage room is located at the southeastern corner of the building with direct access
o
to Hall’s Lane, utility rooms are located in the basement, a move-in room is located on the ground floor with
access from Hall’s Lane, and resident storage areas throughout all level of the podium.
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Momentum Developments – One Victoria
5. Design Guidelines
5.1 Building Design
5.1.1 Character
Take cues from the Warehouse District (“Innovation District”) in terms of mass, siting, materials and architectural
o
elements in designing a contemporary reflection of “Busy Berlin” industrial fabric.
Design the building to communicate a sense of the present that is integrally woven into the Warehouse District’s
o
industrial past, rather than using imitative architecture caricaturing the surrounding heritage fabric.
Reinforce and emphasize the “landmark” nature of the site, featuring the highest quality architecture and
o
innovation in its design features.
Ensure the building design clearly defines the three general components of a building: the base that defines and
o
scales the street edge and anchors the base of the building; the middle that provides visual interest in connecting
the base and top portions; and the top that caps the building, provides a distinctive profile, and positively
contributes to the skyline.
Follow the rhythm, balance and proportions of surrounding industrial heritage buildings in designing buildings on
o
the site, particularly for the ground floor and podium section.
Utilize vertical architectural elements (such as materials or window patterns) and building elements (such as
o
stairwells) on the wall elevation to tie the three building sections from base to top.
5.1.2 Materials and Colour
Utilize durable, weatherproof materials for all building components that complement the overall character of the
o
building façade in terms of design and style.
Provide an appropriate transition in colour, materials and texture to soften building mass and add visual depth to
o
all building elevations.
Ensure the colour palette for the building complements and does not distract from the character of building
o
materials on heritage buildings in the Warehouse District.
Principal materials may include a combination of exposed structural concrete, curtain wall glazing, white spandrel,
o
dark metal panel, and a dark (gray) brick.
Accent materials may include such materials as wood soffit on the underside of the podium overhang, glass
o
balcony guards and metal/mesh screen walls.
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Momentum Developments – One Victoria
5.1.3 Podium Wall Articulation
Ensure the majority of ground floor uses facing King Street West and Victoria Street South are active uses,
o
including retail units, transit shelters, or residential lobbies.
Provide vertical rather than horizontal openings or articulations to create greater visual interest along facades at
o
street level and make walking distances seem shorter.
Design the ground floor with a curvilinear face that enhances the flow of pedestrian movement around the corner
o
while also providing safe places of repose and protection for public transit riders and retail patrons.
Position the primary entrances to retail units from Victoria and King within the portion of the curved façade that is
o
closest to the street, in order to offer the best visibility and access to passing vehicles and pedestrians.
Maximize the transparency of the ground floor facades with at least 50 percent of the ground floor wall area
o
devoted to transparent glazing.
Integrate transit alcoves into the Victoria Street and King Street elevations in the more recessed and protected
o
portions of the curving face available for the comfort of waiting transit users. As part of these transit alcoves,
incorporate transit amenities and furnishings that do not conflict with the pedestrian clearway.
Extend the building articulation from the elevations facing King Street West and Victoria Street around the
o
building’s corners to the east elevation and south elevation, respectively, to provide a defined “return” or
“wrapping” for the podium.
Physically define primary building entrances (retail entrances and residential lobby entrance) using a combination
o
of materials, colour, articulation, canopies and signage in order to clearly identify such locations to visitors.
Take cues from the surrounding industrial heritage building fabric in terms of window opening sizes and spacing
o
as well as window styles for the podium wall articulation.
Design a transparent glass curtain wall that extends the height of the podium (and above to screen/buffer the
o
rooftop terrace) at the building’s corner facing the King and Victoria intersection to provide a signature focal point
for the building.
Consider the impacts of street noise and street light in designing the wall elevations for the portions of the podium
o
containing residential units.
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Momentum Developments – One Victoria
5.1.4 Tower Wall Articulation
Extend the podium’s palette of materials and colours as well as the general pattern of articulation to the tower
o
portion of the building.
Use design techniques to provide vertical articulation on the tower elevations so as to reduce the appearance of
o
mass, such as the use of transparent and solid materials, the placement of balconies, and changes in materials or
colours.
Include balconies and terraces on upper storey residential units with transparent glass materials with metal
o
accents for balcony railings to complement the overall façade articulation and style. Divide sections of wrap-
around balconies and corner balconies to minimize the impacts on the physical and apparent visual building mass
Vary the location of balconies or terraces that wrap around building corners (on different floors or different
o
grouping of floors) so that the pattern does not dominate a wall elevation and provides visual interest.
Maximize the amount of glass or transparent openings on residential stairwells within the building, wherever
o
possible, to create vertical definition as well as for visibility and natural surveillance purposes to and from the
street.
Take cues from the surrounding industrial heritage building fabric in terms of window openings and window styles
o
for the tower wall articulation.
Ensure the upper floor of the towe r is distinctly articulated so as to provide a meaningful roofline for the building,
o
particularly for the approaches along King Street.
Integrate mechanical penthouse areas into the building’s overall form and utilize cladding of the same or similar
o
materials used on the remainder of the tower wall.
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Momentum Developments – One Victoria
5.1.5 Signage
Develop a signage master plan for the overall development that coordinates the type, style and placement of all
o
signage in a comprehensive fashion, including interaction between building owner and tenants.
Incorporate fascia signage for ground floor retail uses as an integral component of the storefront architecture.
o
Locate fascia business signage between vertical divisions on the building elevation in a fashion that divides the
o
storefront windows from the upper façade in a traditional main street manner.
Utilize durable, weatherproof materials for all building signage that complement the overall character of the
o
building façade in terms of design, style and materials.
Use simple lettering that is clear and easy-to-read and complement graphics that relate to the business function.
o
Explore opportunities for hanging signage as part of building overhangs within the public right-of-way, provided
o
adequate above head clearance and sight lines to approaching transit vehicles is maintained.
5.1.6 Structured Parking
Situate above-grade parking
o
structures as an integral part of the
building on the south side of podium
section facing Hall’s Lane.
Line the edges of above-grade
o
parking structures along the Victoria
Street South and King Street West
streetscapes with active at-grade
uses and activities, including retail
units, transit shelters, and residential
lobbies.
Design the east and south elevations
o
of the building containing the parking
structure to complement the overall style and treatment of the building set by the King and Victoria elevations.
The corners should “wrap” to provide a similar return on the east and south elevations, while the remainder of the
east and south elevations should be designed to reduce the appearance of mass on parking structures on the
exterior wall with articulation and design elements to avoid the look of a blank wall along Hall’s Lane.
Incorporate stairwells within parking structures, wherever possible, with glass or transparent openings for visibility
o
purposes to and from the street.
Incorporate defined bicycle parking areas, including short term and long term, either within the parking structure or
o
with direct connections to bicycle storage areas internal to the building.
Ensure pedestrian access to structured parking is clearly demarcated, highly visible and incorporated into the
o
building’s overall design.
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Momentum Developments – One Victoria
5.2 Building Massing
5.2.1 General
Design the building with a building mass that appropriately frames and reinforces the King Street West and
o
Victoria Street South intersection.
Ensure the building massing clearly defines the three building sections (base, middle and top) within the podium
o
and tower components.
Use building articulation on the podium and tower portions to visually minimize the perceived massing in order to
o
break down the scale of the building to a pedestrian level and provide visual interest from the street.
5.2.2 Podium Massing
Design the podium with a height of 5 to 6 storeys in order to match that of the adjacent Kaufman Lofts building
o
and to provide a human-scaled base to the building.
Site the podium tight to both the King Street and Victoria Street edges to reinforce the streetscapes of these
o
streets.
Above the podium’s ground floor, use cantilevered building overhangs (rather than columns) that are at least 2.0
o
metres deep (and not more than 2.75 metres deep) to provide protection from the elements for integrated transit
stops at the edges of the building as well for sitting areas associated with the ground floor retail uses.
Ensure adequate horizontal separation between the curb and edge of the building cantilever for the placement of
o
streetlights and at least a 1.5 metre unobstructed clearway.
Mass the podium along Victoria Street South and at the intersection of Victoria Street South to maintain
o
appropriate sightlines to the corner of the Kaufman Lofts building as one travels east along Victoria Street South.
Accommodate a taller floor-to-ceiling height on the ground floor, at least 4.0 metres, to provide flexibility for use,
o
access, and loading, as well as vertical clearance for streetscape and sidewalk maintenance.
5.2.3 Tower Massing
Design the tower portion to be no more than 14 storeys in height (not including height of rooftop mechanical
o
equipment which should be no more than 3.5 metres above the roofline).
Site the tower at least 18.0metres back from the podium base along King Street West.
o
Site the tower at least 3.5metres back from the podium base along Hall’s Lane.
o
Allow a build overhang of the tower above the Victoria Street South edge.
o
5.2.4 Shadow Analysis
Undertake detailed shadow analysis models at the time of detailed building design through the Site Plan approval
o
process, particularly concerning the building’s mass over four storeys, to determine any significant impacts on the
Kaufman Lofts and abutting streetscapes along King Street and Victoria Street.
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Momentum Developments – One Victoria
Street Cross-Section Locations
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o
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King Street West building-to-street cross-section
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Momentum Developments – One Victoria
Victoria Street South building-to-street cross-section
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King Street West street level cross-section
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Victoria Street South street level cross-section
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5.3 Public Realm
5.3.1 Streetscape Zones
Develop and implement a comprehensive streetscape plan for the site’s King Street and Victoria Street frontages,
o
including consideration for a maintenance program for the streetscape between the building face and street curb.
Functionally divide the public realm (from back of curb to building face) into four zones: buffer zone, landscaping
o
and site furnishings zone, pedestrian clearway zone, and land use transition zone.
Design the streetscape, both the public and private portions as a cohesive and coordinated environment in terms
o
of treatment from building edge to curb. Ensure all three zones share a common surface material to “read” as a
single unit, although accents or different textures may be warranted and appropriate in specific locations.
Design the buffer zone as a space that provides a visual accent between the remainder of the streetscape and
o
the roadway, and may include streetscape amenities such as light standards.
Design the landscaping and site furnishings zone as a space that can accommodate streetscape amenities, which
o
may include street lights, bike racks, bollards, benches, and garbage receptacles.
Design the pedestrian clearway zone as a space that accommodates an unobstructed pedestrian route.
o
Design the land use transition zone as a space that can accommodate outdoor spaces for ground floor
o
commercial units and covered transit shelters and amenities.
Ensure the majority of ground floor uses facing King Street West and Victoria Street South are active uses,
o
including retail units, transit shelters, or residential lobbies.
Pedestrian Zone – King Street Pedestrian Zone - Victoria Street
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5.3.2 Surface Materials
Consistently use a single material as the principal material for the entirety of the pedestrian zone, such as cast
o
concrete, and surface material accents at key locations such as building entrance, transit areas and curb edges.
Incorporate Urban Braille measures into the streetscape design, such as textured bandings along curbs, near
o
transit areas, and at building entrances.
Provide a physical delineation (such as banding or concrete cuts) between the privately owned and publicly
o
owned portions of the streetscape for operational distinction purposes.
5.3.3 Building Entrances
Ensure that all entrances to the building are coordinated with pedestrian movements within the public realm,
o
including the pedestrian clearway and access to integrated transit shelters.
Consider all entrances, including those to retail units and both principal and secondary entrances to residential
o
units and the parking facility.
Ensure building entrance doors do not impede the throughway zone, considering the influence of door swing and
o
gathering areas in front of the doors.
Ensure that transit stop waiting areas and entrance doors to the building are sufficiently spaced to limit overflow
o
into the respective areas.
Ensure secondary entrances, such as to exterior wall stairwells, are also clearly defined on the façade.
o
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5.3.4 Plantings
Create planted areas and amenity areas
o
on the rooftop of the podium to provide
a greenspace for building residents and
soften the roofline of the podium.
Consider opportunities for free standing
o
planters where space is limited to
reinforce transit stop waiting areas and
retail outdoor seating.
Where space permits and conditions
o
allow, use grouping of plant materials to
frame building elevations, to shade
transit stops/shelters along the street, accentuate building entrances.
Select trees and shrubs with regard to their characteristics and those of the proposed locations including soils,
o
sun, root spread, growth rate, canopy size and salt tolerance, with a general preference for native species.
Ensure landscaping is used in a balanced fashion with unobstructed views to spaces and buildings so as to not
o
create potential hiding areas.
5.3.5Transit Areas
Integrate one transit alcove along the King Street West elevation that is at least 1.6 metres deep, and one transit
o
alcove along the Victoria Street South elevation that is at least 1.6 metres deep.
Ensure the ground floor façade abutting the transit alcove is largely glazed so as to maximize visibility from the
o
sidewalk through the alcove and into the ground floor retail uses.
Ensure transit alcoves are appropriately lit and provide unobstructed sightlines to approaching transit vehicles.
o
Avoid any changes in grade or obstructions to or within transit alcoves that can hinder people with mobility issues,
o
carts or baby carriages.
Incorporate Urban Braille elements into the transit
o
alcove and surrounding pedestrian realm that can
provide cues to persons that are visually
impaired, as appropriate and as necessary.
Incorporate public art within or surrounding transit
o
alcoves (such as wall art given the space
limitations) that may enhance the user experience
and foster a positive image of the overall transit
system, considering the interest of preserving
viewlines between the transit alcove and the
building interior.
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5.3.6 Lighting & Furnishings
Incorporate site furnishings, including waste receptacles, bike racks, and pedestrian light standards, along King
o
Street West and Victoria Street South in the street furnishings zone and land use transition zone, where space
permits, in a manner that does not obstruct pedestrian circulation or sight lines.
Ensure all key locations on the building edges are appropriately lit for those accessing the building. Key locations
o
include retail units, residential lobby access, transit shelters, parking garage access, and secondary residential
entrances.
Use a hierarchy of lighting levels to provide the necessary illumination required for particular components of the
o
site and building.
Avoid lighting that is too bright or out of character with the rest of an area, as it can undermine natural surveillance
o
through excess glare.
Ensure street lighting is chosen and situated to minimize light spillover and glare into residential units located
o
within the building’s podium.
Continue the existing style of light standards within the Warehouse District along the site’s streetscape, while
o
utilizing a distinct, more contemporary style of streetscape furnishings (benches, bike racks, garbage receptacles)
befitting the intended Innovation District.
Locate furnishings in the landscaping and site furnishings zone, complemented by and coordinated with the
o
furnishings for retail units in the land use transition zone.
Maintain an adequate width in the buffer zone to allow snow removal, and position furnishings and other
o
amenities around the building edges in a manner that will facilitate snow and ice removal in the winter.
Use a consistent style and placement of railings that is coordinated with the overall furnishings program to
o
distinguish the private (semi-private) spaces within the land use transition zone from the public spaces of the
remainder of the streetscape realm.
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5.3.8 Public Art
Incorporate art pieces internal to the ground floor of the building in a publicly visible location, as well considering
o
opportunities, where space permits, for art pieces outdoors along the street.
Locate public art pieces outside of pedestrian travel routes
to limit any conflicts with pedestrian circulation.
o
Ensure public art pieces are an original piece of artwork with the primary function of providing visual interest
o
without any commercial advertising function.
Consider a range of different purposes for public art pieces throughout the development, including functional,
o
interpretive, abstract, and historical purposes.
Consider a range of sizes, artistic mediums (metal, stone, paint), and variety of different forms (architectural
o
features, sculptures, landscape features, street amenities, public works, paintings, or murals) throughout the
development. Given the relatively tight space of the abutting public realm, public art associated with wall
mountings, surface treatment or hanging pieces are particularly appropriate considerations.
Consider opportunities for a “gateway” signage feature to Downtown Kitchener in the public right-of-way at the
o
King Street and Victoria Street intersection, in consultation with the City and Region, the fits with the character of
the building and the Warehouse District as a whole.
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5.4 Safety, Comfort and Security
5.4.1 CPTED
Complete a detailed CPTED report through the Site Plan
o
approval process that looks at points of access, common
area design, parking structure design, circulation routes,
among others considerations.
Design parking structures to provide for ease of circulation
o
and wayfinding on site in a secure fashion.
Use a significant amount of glazing (at least 50%) on the
o
ground floor elevation, particularly around retail units,
entrance lobbies, and transit shelters to maximize natural
surveillance opportunities at different times of the day.
Maximize the amount of glazing on parking structure and residential stairwells on the exterior wall of the building
o
for visibility purposes to and from the street.
Orient lighting to maximize lighting efficiency and eliminate unlit or poorly light areas, particularly surrounding
o
building entrances and transit shelters. Design lighting so that is sufficiently bright, so, as to not undermine
natural surveillance through excess glare
Ensure basic upkeep of buildings, lighting, landscaping, and other streetscape amenities, demonstrating to users
o
that a space is being maintained.
5.4.2 Emergency Service
Ensure all building entrances and parking structures are designed to satisfy the City of Kitchener Emergency
o
Services Policy, as applicable.
Incorporate municipal address signage on both the King Street West and Victoria Street South facades of the
o
building, utilizing a similar style and palette of materials as for business signage on the ground floor.
5.4.3 Microclimate
Establish a system of weather protection for pedestrians and transit users along the perimeter of the building’s
o
King Street and Victoria Street frontages, including building overhangs, awnings and alcoves to protect passing
pedestrians and transit users from the elements and to add visual interest to the streetscape.
Utilize wind studies at the detailed design stage to identify any impact or design responses that are warranted to
o
provide a more comfortable pedestrian realm at the ground floor, particularly for integrated transit waiting areas
and principal building entrances.
Utilize shadow analysis of building massing and height during the detailed building stage to ensure adequate sun
o
penetration on site and adjacent streets.
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5.5 Site Circulation
5.5.1 Pedestrians
Provide multiple building entrances to both King Street
o
West and Victoria Street South to ensure connectivity
and encourage transit use.
Ensure that all pedestrian connections to and around
o
the building are direct, unobstructed, convenient, safe,
comfortable, and barrier-free.
Incorporate clearly defined pedestrian linkages
o
reinforced by paving materials and pedestrian scale
lighting.
Implement a continuous pedestrian weather protection
o
system along the podium, comprised of building
overhangs and canopies around entrances where
necessary.
Within parking structures, clearly separate loading, servicing, drop-off areas from pedestrian circulation routes.
o
Where they cross, consider using a different surface treatment, such as imprinted, textured or colour concrete or
asphalt, to visually define pedestrian routes.
Ensure pedestrian access to structured parking is clearly demarcated, highly visible and incorporated into the
o
building’s overall design
Define any pedestrian crossings of the vehicular entrance to the parking structure, and garbage area as
o
necessary, with materials or textures that are visually and physically different from the standard walkway material.
5.5.2 Cyclists
Consider a combination of indoor, long-term bicycle
o
parking facilities as well as outdoor, short-term parking
facilities as part of the development.
Ensure indoor bicycle parking facilities are conveniently
o
located in highly visible locations, minimize conflicts with
key pedestrian movements, and are connected directly to
cyclist amenities such as storage facilities.
Consider defined bicycle entrances to buildings with
o
access to transit platforms that enable minimal exertion
and maximize comfort when moving the bicycle to parking
facilities.
Incorporate short-term bicycle parking racks for visitors that are conveniently located close to building entrances
o
and transit shelters, protected from the weather, visible from the interior of the building, and does not impede the
movement of pedestrians along the throughway.
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5.5.3 Transit
Coordinate the preparation of the streetscape plan for the King Street and Victoria Street frontages with the
o
requirements of the Grand River Transit (and the City of Kitchener) in respect to the incorporation of transit
alcoves within the land use transition zone of the streetscape.
Integrate transit into the streetscape plan through special paving materials and into the building design through
o
architecturally enhanced transit alcove designs.
Consider the location and integration of transit stops and shelters along King Street West and Victoria Street
o
South early in the design process to ensure sufficient space for transit riders and pedestrians
Ensure building entrances are located nearby street side transit stops together with supportive uses (such as
o
coffee shops or convenience retail) located nearby.
5.5.4 Vehicles
Locate all off-street parking within a structured facility, both underground and above-ground, that is designed as
o
integral and coordinated component of the overall building design.
Locate the vehicular access to the parking structure along Hall’s Lane, maximizing the distance between the
o
access and Victoria Street South as much as possible.
Ensure parking entrances are fully integrated into site design through appropriate architectural design.
o
Incorporate preferential parking spaces for carpools, car sharing, and ridesharing to help reduce vehicle parking
o
demands and the necessary overall parking capacity as part of a comprehensive Transportation Demand
Management program.
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5.6 Transportation Demand Management (TDM)
Design a detailed TDM program at the time of
o
detail design to be implemented through
occupation of the building.
Provide a parking supply that does not exceed the
o
minimum parking requirements of the Zoning By-
law, (and reduced through site-specific Zoning By-
law Amendment). Ensure the balance of demand
is addressed through other TDM measures.
Unbundle the parking supply from residential
o
units, so that parking can be offered on a “free-
market” basis and available parking can be restricted to the desired level. Ensure monthly parking rental fees will
be charged at a rate higher than the net cost of a transit pass.
Explore opportunities for locating dedicated parking spaces for car share programs within the parking structure on
o
the site, to eliminate the need for some residents to own a car.
Provide secure bicycle parking areas within the parking structure that are conveniently located for building users.
o
Complement such parking areas with bicycle parking infrastructure for visitors located near building entrances,
which do not obstruct the pedestrian clearway zone.
Explore opportunities for a subsidized transit pass for each unit in the development.
o
Ensure that detailed design of the development provides a pedestrian friendly environment, including building
o
frontages oriented to public streets, sufficient space for pedestrian flows, and main entrances along the public
sidewalks.
Promote the TDM plan within the building as well as to tenants and residents upon purchase or rental of
o
office/retail space. Provide updates of information regarding commuting alternatives to tenants and residents,
preferably from a building TDM coordinator as the single point of contact.
5.7 Sustainability
Consider incorporating sustainability measures at the outset of the design and construction process.
o
Incorporate a green roof on the podium base (or another rooftop sustainable measure) that may include
o
opportunities for rainwater capture for irrigation purposes, both outdoors and indoors.
Include entirely covered parking facilities (underground or structured), increasing the surface permeability of the
o
site and lowering any heat island potential for the site.
Use native or adapted species that are low maintenance and suited to an urban environment.
o
Implement a comprehensive transportation demand management program as identified above.
o
Investigate a range of indoor sustainability measures, such as garbage, recycling, and organic chutes; energy
o
efficient central heating and cooling systems; energy efficient windows and doors; energy efficient lighting; and
reclaimed recyclable building site materials.
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6. Summary
GSP Group have been retained by Momentum Developments (“Momentum”) to coordinate the preparation and
submission of planning applications for an Official Plan Amendment and Zoning By-law Amendment for its property at
the southwest corner of King Street and Victoria Street in the City of Kitchener. The proposed planning applications are
necessary to facilitate the development of the subject site for a multiple storey mixed-use development containing
ground floor commercial uses and residential apartments above. The proposed planning applications would modify the
existing land use policies and zoning on the property in order to accommodate the proposed development on the site.
The site is prominently located within the City and the broader region as a whole at the corner of two higher order street
corridors, King and Victoria, and situated across from the future Multi-Modal Transit Hub. Its location presents an ideal
opportunity for a mixed-use development project to provide future commercial and residential, capitalizing on the recent
reinvestment infrastructure in Downtown Kitchener, and assist the City in achieving their mandated future growth
targets for residential and employment uses. It forms part of the western gateway to Downtown Kitchener within the
newly branded “Innovation District”, which includes the University of Waterloo (UW) Health Science Campus, national
and international technology and research employers, and new housing such as the Kaufman Lofts.
The Urban Design Brief guides the design process at the Site Plan approval process, consistent with the policies,
objectives and guidelines of the Official Plan and Urban Design Manual. It identifies how the proposed development is
in keeping with the primary and secondary design objectives for Downtown Kitchener, notably for directly contributing to
an active and vibrant street quality at the intersection of King Street West and Victoria Street South as well as directly
contributing to a pedestrian-friendly streetscape. Specifically, it demonstrates how the proposed development, through
site-specific guidelines, will be in keeping with the design intent for the Warehouse District, including:
i.A contemporary architectural design that takes design cues from and complements the surrounding industrial
fabric, particularly the Kaufman Lofts;
ii.A podium height that is five storeys in height, similar to the Kaufman Lofts, with a wide building mass that
reinforces the street and complements the traditional block form of the surrounding heritage fabric;
iii.A built form pattern situated close to the edges of King Street West and Victoria Street South right-of-ways
with opportunities for integrated transit alcoves, sufficient pedestrian traffic space, outdoor retail amenity
areas, streetscape furnishings, and some plantings where space permits;
iv.An active and vibrant ground floor design that accommodates retail and other commercial uses that are
situated between architectural divisions on the façade and that have significant amounts of transparency and
visibility between building units and the street; and
v.Signage that will be scaled, styled, and situated in locations in keeping with the building’s overall architectural
style and the character of the Warehouse District.
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Momentum Developments – One Victoria
Appendix D
PLANNING MATTERS:
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
A PROPOSED AMENDMENT TO THE KITCHENER OFFICIAL PLAN
UNDER SECTIONS 17 AND 22 OF THE PLANNING ACT
and
A PROPOSED ZONING BY-LAW
UNDER SECTION 34 OF THE PLANNING ACT
445 King Street West
designation and zoning for the property located at the southeast corner of the intersection of King Street West
and Victoria Street South.
The property owner has applied to add a Special Policy to the existing Official Plan designation and Special
Provisions to the existing zoning to permit a 19 storey residential development with commercial uses on the
ground floor. The applications seek to increase the maximum permitted amount of development intensity to
7.5 times the total site area and increase the maximum permitted building height. The applications are also
requesting a reduction in the amount of required parking.
Planning & Strategic Initiatives Committee
The public meeting will be held by the , a Committee of Council
which deals with planning matters on:
MONDAY, MAY 27, 2013 at 7:00 P.M.
nd
COUNCIL CHAMBERS, 2 FLOOR, CITY HALL
200 KING STREET WEST, KITCHENER.
Any person may attend the public meeting and make written and/or verbal representation either in support of,
If a person or public body that files a notice of
or in opposition to, either of the above noted proposals.
appeal of a decision does not make oral submissions at this public meeting or make a written
submission prior to approval/refusal of these proposals, the Ontario Municipal Board may dismiss all
or part of a subsequent appeal.
ADDITIONAL INFORMATION
is available by contacting the staff person noted below, viewing the report
contained in the meeting agenda (available at www.kitchener.ca on the Wednesday evening prior to the
th
meeting - click on the meeting date in the Calendar of Events), or in person at the Planning Division, 6 Floor,
City Hall, 200 King Street West, Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday).
Heather Holbrook,
Senior Planner (Urban Design) - 519-741-2200 ext. 7324 (TTY-TDD 741-2385),
heather.holbrook@kitchener.ca
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Date:
March 5, 2013
To:
Heather Holbrook, Senior Planner, Urban Design
From:
Tracey Murray, Executive Assistant / Committee Administrator
cc:
Cory Bluhm, Manager Downtown Development
Subject:
Downtown Action Advisory Committee Motion re: Momentum Developments
Members of the Downtown Action Advisory Committee (DAAC) at their regular meeting of
February 28, 2013 were provided with a presentation from Momentum Developments regarding
the proposed One Victoria development.
This is to advise that on motion by E. Johnston, seconded by D. Morton that:
Tracey Murray
Executive Assistant / Committee Administrator
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INTERNAL MEMO
City of Kitchener
City Hall, 200 King St. West
P.O. Box 1118
Kitchener, ON N2G 4G7
Date:
Wednesday, April 24, 2013
To:
Heather Holbrook
From:
Katie Pietrzak
cc:
Binu Korah
Subject:
Official Plan Amendment
Zone Change Application
Site Address: 445 King St W (1 Victoria St N)
Project Description: zone change and OPA
Owner: 2335945 Ontario Inc. (Momentum Developments)
The following comments are submitted in reply to your request.
The capacity analysis that was submitted for the sanitary sewer was run through our city
modeling system to determine the capacity in the municipal pipes. The property owner and
consultant have identified that the sanitary service will be coming off of Victoria St. It was
determined that there are no significant capacity constraints in the sanitary sewer along Victoria
St with the proposed development.
A Water Distribution Report was submitted to Kitchener Utilities with consultation from the
Region of Waterloo. Upon review of the report, Kitchener Utilities and the Region of Waterloo
have no concerns from a water perspective.
Engineering has no additional requirements for this Zone Change and Official Plan Amendment.
Katie Pietrzak, C.E.T.
Engineering Technologist
S:\Sections\Developement Engineering\Site Plans\Zone Change Application\445 King St W - 3.doc
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Appendix F
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