HomeMy WebLinkAboutCSD-14-032 - City-Initiated Official Plan Amendment - OP14/02/COK/GS - Planning Around Rapid Transit Stations (PARTS) - Phase 2
REPORT TO: Planning&Strategic Initiatives Committee
DATE OF MEETING: May 12, 2014
SUBMITTED BY: Alain Pinard, Director of Planning - 519-741-2200 x 7319
PREPARED BY: Tina Malone-Wright, Senior Planner - 519-741-2200 x 7765
Garett Stevenson, Planner 519-741-2200 x 7070
WARD(S) INVOLVED: ALL
DATE OF REPORT: April 24, 2014
REPORT NO.: CSD-14-032
SUBJECT: PLANNING AROUND RAPID TRANSIT STATIONS (PARTS)
PHASE 2: INTERIM DIRECTION
CITY-INITIATED AMENDMENT TO THE OFFICIAL PLAN
OP14/02/COK/GS
RECOMMENDATION:
That City-initiated Official Plan Amendment OP14/02/COK/GS to implement
interim policy direction for the Central Transit Corridor and Rapid Transit Station
Study Areas in Kitchener by adding Special Policy Area 52 in Part 3, Section 12
and on proposed Map 23 of the Official Plan, be adopted, in the form shown in the
proposed Official Plan Amendment attached to Report CSD-14-032 as Appendix
BACKGROUND:
The concept of the Central Transit Corridor within the Region of Waterloo is a long-
standing direction to help shape the future of our community and further strengthen the
transportation and community building link between Kitchener, Waterloo and
Cambridge. This direction is increasingly coming to fruition through the advent of the
rapid transit system (both Light Rail and adapted Bus Rapid Transit). The investment in
ahigher order transit system has significantly spiked development interest, new projects
and economic development within the corridor. The existing policy framework and
development approval system must adapt to ensure that new development makes a
positive contribution to our urban environment.
The Planning Around Rapid Transit Stations (PARTS) project was introduced to Council
through report CSD-12-150 at the November 12, 2012 Council Strategy Session.
PARTS Phase 1 concluded in December 2013 with report CSD-13-104 wherein Council
supported staff to proceed with PARTS Phase 2 and Station Study Area Planning. This
report pertains to one of the five initiatives within Phase 2.
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REPORT:
Transit, including Light Rail Transit (LRT), has the potential to be a major factor in the
long-term growth and continued economic prosperity of our area. With it comes the
potential for change in the areas close to the stations. In order to ensure the proper
framework to guide growth and stability in these locations, the City has started a
detailed and comprehensive planning initiative referred to as the Planning Around Rapid
Transit Stations (PARTS) project. The PARTS project will investigate the
neighbourhoods surrounding each rapid transit station. The intent is to confirm land use,
engineering and community infrastructure, identify potential streetscape enhancements,
urban design considerations, transportation implications and transportation demand
management techniques to help manage change.PARTS does not include discussion
on the merits of rapid transit or the location and design of the actual rapid transit line or
stations. The Region of Waterloo, who has jurisdiction over the GRT and LRT systems,
has separate initiatives and communications regarding those matters.
The PARTS Phase 1: Project Plan and Background Report identified five corridor-wide
initiatives to be completed in advance of starting the first Station Study Area Plan. The
first initiative to be completed in Phase 2 was the Communications Approach which was
considered by Committee on April 28, 2014. This report is regarding another one of the
five initiatives, Interim Direction.
Figure 1: Planning Around Rapid Transit Stations (PARTS) Project Plan
Phase 1: Project Planand Background Report
2013
Phase 2: Corridor-wide Initiatives-2014
Transportation
Interim
Communications Urban Sanitary
Demand
Direction
Approach Design Sewer
Management
Guidelines
Completed Capacity
April 28, 2014 Analysis
(CSD-14-025)
Station Study Area Plan
CentralMidtownRockwayFairwayBlock Line
2014-20152015-20162015-20162016-20172016-2017
The PARTS Phase 1 report reviewed and analyzed several potential interim direction
implementation mechanisms and tools and recommended that some type of interim
direction be implemented in 2014 to limit the risk of development applications that do
not meet the long-term vision for station areas and to protect stable residential
neighbourhoods.
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Currently, the neighbourhoods within the Central Transit Corridor and around the rapid
transit stations (referred to as Station Study Areas for the PARTS project) include a
wide variety of land uses and permissions ranging from high density, mixed use
development to low density residential, commercial and industrial. The potential for
change in these areas is significant. The City of Kitchener is moving forward with the
PARTS project to provide an updated land use/development framework and guide
future capital projects in these areas; however, it will take several years to complete and
implement this large endeavour. In the interim, policy direction is needed for how best to
deal with development proposals and applications in these areas in order to provide
some guidance and not prejudice the objectives for these rapid transit locations and to
protect stable residential neighbourhoods.
The PARTS Phase 1 report indicated that staff would review the various implementation
mechanisms and tools and report back to a Committee of Council with a
recommendation for interim direction and the any required amendments to the
legislated framework. Planning staff reviewed the available tools and were of the
opinion that the most effective and efficient means of implementing interim direction
would be to incorporate a modified policy framework from the proposed new Official
Plan into the current Official Plan. It is prudent to move forward with this now given that
is in full effect after Regional
approval and given the pace of change that is occurring.
Proposed Official Plan Amendment (OPA)
The main purpose of the proposed amendment is to implement new policies to provide
general direction in reviewing development applications until such time as the PARTS
project is completed in 2017.The proposed amendment will provide the policy tool to
allow the consideration of good compatible development/redevelopment opportunities in
advance of the preparation and implementation of Station Area Plans and to ensure
stable residential neighbourhoods are protected from undesirable and incompatible
development/redevelopment proposals.
The proposed amendment includes policy direction to identify the high-level, over-
arching planned function of the Central Transit Corridor in Kitchener. This includes
direction to support transit and rapid transit through focusing and accommodating
growth, providing connectivity for all modes of transportation, achieving a mixture of
land uses, and having streetscapes and built form that are oriented to transit and
pedestrians.
The recommended approach is to add a Special Policy Area to the current Official Plan.
The proposed location of the Special Policy Area is based on up-to-date information
regarding a broad representation of the rapid transit Station Study Areas within the
Central Transit Corridor using a widely-accepted walking distance of 800 metres from
each rapid transit station (note: the Sportsworld/Cambridge Station Study Area is not
within the scope of this initiative). The policies within the Special Policy Area will be the
same as the Major Transit Station Area and Transit Oriented Development (TOD)
Policies that will be contained in the new Official Plan. The amendment proposes to
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bring these policies forward into the current Official Plan. These policies have already
been through significant public consultation as part of the review of the new Official
Plan. Through this process, these policies have not generated a lot of concerns.
Map 1: Proposed Special Policy Area:
Central Transit Corridor and Rapid Transit Station Study Areas
The amendment recognizes that not all lands within the Special Policy Area are
appropriate locations for redevelopment and intensification.
The PARTS Phase 1 report further identified lands within the Station Study Areas as
being in an area of focus or in an area of influence. Focus Areas were identified as
areas which due to their proximity to the station stop require further study to determine
how they can better support the rapid transit system. Influence Areas consist of lands
that are further away from station stops but still contribute to the role and function of the
station study area. Although these areas are not the primary focus of change, they may
provide opportunities for minor infilling where appropriate.
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The amendment identifies a list of criteria to consider when reviewing development
proposals/applications in areas which are the focus for intensification in order to further
address the intended planned function of lands in the Central Transit Corridor of
Kitchener. This includes the application of Transit Oriented Development (TOD)
principles such as compact urban form, a connected street pattern and development
that is accessible, at appropriate densities, pedestrian-friendly environments and
includes high-quality gathering places. The amendment also provides policy direction
for lands in stable residential neighbourhoods which are not the focus for intensification.
The proposed policies would also allow the consideration of the conversion of
employment lands in the Central Transit Corridor in advance of the completion of
Station Area Plans and an update to the Comprehensive Review of Employment Lands
(CREL) study.
Transit-Oriented Development (TOD) Policies
The proposed amendment will contain TOD policies to help to ensure that development
within the Special Policy Area will support existing and planned transit and rapid transit
service levels and create streetscapes and a built form that is pedestrian-friendly and
transit-oriented. New uses that are not transit-supportive such as low density uses
and/or auto-oriented uses will be discouraged. Appropriate pedestrian and public transit
facilities may be required with all major development or redevelopment proposals and
vehicular access points will be controlled to minimize disruption to traffic flow.
Conversion of Employment Lands
long-term needs for employment lands. The Study recommended that policies be
included in the Official Plan to allow lands designated for industrial purposes
(employment areas) that are in rapid transit Station Areas could beconsidered for
potential transition to other non-employment area uses. This would be subject to a
comprehensive review to demonstrate how the lands are not required over the long
term to meet the cneeds. Until such time as Station Area Plans and a
municipal comprehensive review of CREL is completed, the proposed policies of this
Official Plan Amendment will allow consideration of proponent-initiated comprehensive
reviews in accordance with Policy 1.3.2 of the Provincial Policy Statement (PPS).
Stable Residential Neighbourhoods
meant to refer to existing residential neighbourhoods which are not conceptually
considered to be priority candidate areas for redevelopment or intensification in the near
future. This term is carried forward from the Region of Waterloo Community Building
Project Plan and Background Report and is used in the City of Waterloo Official Plan in
reference to neighbourhoods in close proximity to their Urban Growth Centre where
intensification is not the focus. Station study area planning exercises may formally
delineate these areas in future, however at this time, this term is meant to apply more
broadly. The intent of these interim direction policies is to provide support for protection
of these stable areas, ensuring any proposals for development/redevelopment are
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appropriate, desirable and compatible with the existing neighbourhoods in advance of
Station Area Planning.
Application of Interim Direction Policies
The proposed Interim Direction policies are intended to facilitate the review of
development applications and are not intended to freeze the redevelopment plans of
properties in advance of the completion of Station Area Plans.
depending on the type and scale of the application. It is expected that applicants will
need to demonstrate conformity of a particular development proposal with the
applicable policies. This will depend on the type of development application. Where the
development application is requesting a change in land use, i.e. Official Plan
Amendment and/or or Zone Change, a Planning Justification Study would need to be
submitted. In the case of a site plan application, Planning staff recognize that the Zoning
By-law regulates what can occur on a particular property. Where development
proposals meet the current zoning they will be able to proceed under the current zoning.
However, there may be specific provisions of the new policies that will inform the site
development standards (similar to the existing Urban Design Policies),i.e. driveway
location, incorporation of appropriate pedestrian and public transit facilities, etc. For
Committee of Adjustment applications, the new policies will be part of meeting the intent
of the Official Plan consideration.
As noted previously in the report, not all lands within the Special Policy Area are
appropriate locations for redevelopment and intensification. The focus and influence
areas identified in the PARTS Phase 1 report were based on a high level of technical
analysis. These boundaries have not gone through a full public engagement and
consultation process and accordingly have not been specifically referenced in the
proposed Official Plan amendment and accompanying map. The new map of the Rapid
Transit Station Study Areas is intended to be conceptual at this time until the specific
Station Study Area Plans are completed and more definitive boundaries are
incorporated into the Official Plan.
The Planning Around Rapid Transit Station (PARTS) Project Plan and Background
Report will be used as reference or a guide to determine whether particular
development applications are located within the Special Policy Area and further whether
they are in an area of focus for intensification or within a stable residential
neighbourhood to be able to determine the appropriate policies to apply. This is not to
say that certain transit-supportive TOD redevelopment proposals may not be
appropriate in areas of influence or that some low density uses may not be appropriate
in areas of focus. In advance of a completed Station Area Plan, for development
proposals requiring a change in land use, this would need to be demonstrated and
supported by a Planning Justification Study.
Should questions arise as to whether a property is within an area of focus for
intensification or an area of influence/stable residential neighbourhood and subject to
the policies of this amendment, discussion would occur andbe confirmed at a Pre-
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Submission Consultation Meeting with the applicant and Planning staff. As is the current
practice, where there is a matter of disagreement over the interpretation of the policies,
the Director of Planning would make the final decision on interpretation.The City will
continue to accept and consider owner-initiated site-specific development applications
and will make recommendations on any proposed changes to the legislative framework
based on the individual merit of each application.
Policy Framework
Provincial Policy Statement, 2014 and Growth Plan for the Greater Golden Horseshoe
(Growth Plan), 2006 (updated 2013)
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial
interest related to land use planning and development. The PPS sets out principles to
build healthy, livable and safe communities. The PPS is supportive of efficient
development patterns that optimize the use of land, resources, and public investment in
infrastructure and public service facilities. Further, the PPS directs the development of
new housing towards locations where appropriate levels of infrastructure and public
service facilities are or will be available to support current and projected needs and
promotes densities for new housing which efficiently use land, resources, infrastructure
and public service facilities. The plan also supports the use of alternative transportation
modes and public transit in areas where it exists or is to be developed.
The Growth Plan for the Greater Golden Horseshoe (Growth Plan) promotes the
development of healthy, safe, and balanced communities. The Plan is also supportive
of the intensification of existing residential neighbourhoods with new development,
including non-residential.
The proposed amendment is consistent with the PPS and conforms to the Growth Plan
as it will implement new TOD policies into the current Official Plan which will help guide
development applications to ensure that the objectives and policies for intensification
around station areas are achieved until such time as PARTS is complete and more
specific land use changes are implemented.
Regional Official Policies Plan (ROPP)
The proposed amendment respects the Central Transit Corridor concept from the
ROPP (and Regional Transportation Master Plan) and provides further interpretation of
the broad corridor through Kitchener now that more information is known since the
original preparation of the ROPP. The planned function and Transit-Oriented
Development policy wording within the proposed amendment helps implement ROPP
Policy 7.4.1.1 for Community Core Areas, supports transit policies in Section 11.2 and is
aligned with many other ROPP policies, including those aimed at encouraging site
designs that promote modes of transportation such as transit, cycling and walking.
Approved Regional Official Plan (ROP) (Under Appeal)
Chapter 2 of the new Regional Official Plan, specifically Policy 2.D.9, requires area
municipalities to apply the specific TOD provisions when reviewing development
applications. In accordance with ROP Policy 2.D.9, wording is included in the proposed
amendment to state that development applications will be consistent with the TOD
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policies. The proposed amendment does not identify nor designate Major Transit
Station Areas (MTSAs) andmay occur in advance of any amendment to theRegional
Official Plan (ROP) implementing the location of MTSAs. The proposed amendment
conforms to and will directly implement the new ROP.
Central Transit Corridor Community Building Strategy
which was a Region-led initiative that identified key directions for building communities,
place-making and moving people within, to, and from the Central Transit Corridor. The
CBS included an extensive public engagement process and the input gathered through
the CBS was considered throughout Phase 1 of the PARTS project.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
FINANCIAL IMPLICATIONS:
No new or additional capital budget requests are expected with this recommendation.
COMMUNITY ENGAGEMENT:
Notice of an amendment to the Official Plan is regulated by the Ontario Planning Act. In
addition to the legislated requirements, Planning staff undertook additional consultation
in compliance with Section 2 (City Initiated Applications) of Council Policy I-1095 -
Public Participation in the Land Use Planning Process. Planning staff also utilized the
Community Engagement Toolkit to CONSULT and INFORM the public, the
development industry, and stakeholders.
Planning staff informed the public of the proposed changes to the Official Plan with
and Facebook page. The materials related to the Interim Direction initiative and
proposed Official Plan Amendment were posted on the PARTS webpage.Planning staff
further informed the development industry, special interest groups, and stakeholders
with an email and provided direction to the website. Planning staff hosted an additional
information meeting on March 5, 2014. The Statutory Public Meeting to consider the
proposed changes was advertised in The Record newspaper on April 17, 2014.
Circulation Comments
Internal and external agency comments were received from the Region of Waterloo,
Operations, and Engineering Divisions. Property owner and development industry
comments were received from one resident, MHBC Planning Consultants, Polocorp
Inc., GSP Group, and Stantec Consulting. Planning staff responded to all letters via
email and amended the proposed policies where appropriate. A copy of all comments
received and corresponding staff responses are attached to this report as Appendix D.
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Generally the comments that were received related to the applicability of the policies,
concerns from some that the policies go too far, and concerns from others that the
approach/policies do not go far enough.
Kitchener Planning staff recognize that, in some cases, the long-term vision for the
Station Study Areas will take some time to fully be realized. Rather than freezing
redevelopment opportunities, the proposed policies are meant to be an interim
measure, a tool, to allow the consideration of good compatible development and
redevelopment proposals in advance of the completion of Station Area Plans.
The proposed policies are meant to be flexible and can be applied in such a way as to
allow applicants to justify their redevelopment proposals within the Stations Study Area.
The policies also allow the recognition of some existing conditions or approvals that are
currently in place but may not fully meet the future intent of the policies.
CONCLUSION:
The proposed Official Plan Amendment to implement interim direction policies in the
Central Transit Corridor and Rapid Transit Station Study Areas in Kitchener provides a
transitional approach to considering development in these areas and represents good
planning. The proposed policies provide high level policy direction until such time as
further, more specific land use framework determinations are made through processes
such as PARTS. The proposed policies will help ensure that development applications
in the immediate future will consider provincial, regional and city Transit-Oriented
Development objectives.
REVIEWED BY:
Brandon Sloan, Manager, Long Range and Policy Planning
ACKNOWLEDGED BY:
Michael May, Deputy CAO (Community Services)
ATTACHMENTS:
Official Plan Amendment and Map 23
Copy of Community News Advertisements
Copy of The Record Newspaper Advertisement
Department/Agencies/Stakeholder Comments and Staff Responses
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CSD-14-032
Appendix A
AMENDMENT NO. __ TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
SPECIAL POLICY AREA 52
&
MAP 23
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AMENDMENT NO. __ TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
SPECIAL POLICY AREA 52
&
MAP 23
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 12, 2014
APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives
Committee May 12, 2014
APPENDIX 3 Minutes of the Meeting of City Council May 26, 2014
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AMENDMENT NO. __ TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
SECTION 1 TITLE AND COMPONENTS
This amendment shall be referred to as Amendment No. __ to the Official Plan of the City of
Kitchener. This amendment is comprised of Sections 1 to 4 inclusive.
SECTION 2 PURPOSE OF THE AMENDMENT
The main purpose of the amendment is to implement new policies to provide general direction in
reviewing development applications until such time as the Planning Around Rapid Transit
Stations project is completed in 2017. The proposed amendment will provide the policy tool to
allow the consideration of good compatible development/redevelopment opportunities in
advance of the preparation and implementation of Station Area Plans and to ensure stable
residential neighbourhoods are protected from undesirable and incompatible development/
redevelopment proposals.
SECTION 3 BASIS OF THE AMENDMENT
Currently, the neighbourhoods within the Central Transit Corridor and around the rapid transit
stations (referred to as Station Study Areas for the PARTS project) include a wide variety of
land uses and permissions ranging from high density, mixed use development to low density
residential, commercial and industrial. The potential for change in these areas is significant. The
City of Kitchener is moving forward with the PARTS project to provide an updated land
use/development framework and guide future capital projects in these areas; however, it will
take several years to complete and implement this large endeavour. In the interim, policy
direction is needed for how best to deal with development proposals and applications in these
areas in order to provide some guidance and not prejudice the objectives for these rapid transit
locations and to protect stable residential neighbourhoods.
The PARTS Phase 1: Project Plan and Background Report indicated that staff would review the
various implementation mechanisms and tools and report back to a Committee of Council with a
recommendation for interim direction and the any required amendments to the legislated
framework. Planning staff reviewed the available tools and were of the opinion that the most
effective and efficient means of implementing interim direction would be to incorporate a
modified policy framework from the proposed new Official Plan into the current Official Plan. It is
prudent to
Official Plan is in full effect after Regional approval and given the pace of change that is
occurring.
Proposed Amendment
The proposed amendment includes policy direction to identify the high-level, over-arching
planned function of the Central Transit Corridor in Kitchener. This includes direction to support
transit and rapid transit through focusing and accommodating growth, providing connectivity for
all modes of transportation, achieving a mixture of land uses, and having streetscapes and built
form that are oriented to transit and pedestrians.
3 - 12
The amendment identifies a list of criteria to consider when reviewing development
proposals/applications in order to further address the intended planned function of lands in the
Central Transit Corridor of Kitchener. This includes Transit Oriented Development (TOD)
principles such as compact urban form, a connected street pattern and development that is
accessible, at appropriate densities, pedestrian-friendly environments and includes high-quality
gathering places. Policy direction is also provided in this amendment to consider the conversion
of employment lands in the Central Transit Corridor in advance of the completion of station area
plans and an update to the Comprehensive Review of Employment Lands (CREL) study.
The recommended approach is to add a Special Policy Area to the current Official Plan. The
proposed location of the Special Policy Area is based on up-to-date information regarding a
broad representation of the rapid transit Station Study Areas within the Central Transit Corridor
using a widely-accepted walking distance of 800 metres from each rapid transit station (note:
the Sportsworld/Cambridge Station Study Area is not within the scope of this initiative).The
policies within the Special Policy Area will be the same as the Major Transit Station Area and
Transit Oriented Development (TOD) Policies that will be contained in the new Official Plan. The
amendment proposes to bring these policies forward into the current Official Plan. These
policies have already been through significant public consultation as part of the review of the
new Official Plan. Through this process, these policies have not generated a lot of concerns.
Proposed Special Policy Area Conceptual Map
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Special Policy Area
The map is intended to be conceptual at this time until the specific Station Study Area Plans are
completed and more definitive boundaries are incorporated into the Official Plan through a
comprehensive engagement process. Should questions arise as to whether a property is
within/subject to the policies of this amendment, Planning staff will confirm through the Pre-
submission Consultation process.
Transit-Oriented Development (TOD)
The proposed TOD policies will help to ensure that development within the Special Policy Area
will support existing and planned transit and rapid transit service levels and create streetscapes
and a built form that is pedestrian-friendly and transit-oriented. New uses that are not transit-
supportive such as low density uses and/or auto-oriented uses will be discouraged. Appropriate
pedestrian and public transit facilities may be required with all major development or
redevelopment proposals and vehicular access points will be controlled to minimize disruption to
traffic flow.
Stable Residential Neighbourhoods
refer to existing residential neighbourhoods which have not been identified as priority candidate
areas for redevelopment or intensification in the near future. This term is carried forward from
Station Areas (PARTS) Phase 1: Project Plan and Background Report and is used in the City of
Waterloo Official Plan in reference to neighbourhoods in close proximity to their Urban Growth
Centre where intensification is not the focus. Station study area planning exercises may formally
delineate these areas in future, however at this time, this term is meant to apply more broadly.
The intent of these interim direction policies is to provide support for protection of these stable
areas, ensuring any proposals for development/redevelopment are appropriate, desirable and
compatible with the existing neighbourhoods in advance of Station Area Planning.
Conversion of Employment Lands
-term
needs for employment lands as defined by the PPS and the Growth Plan and assessed all lands
that are currently occupied by employment uses and/or where the Official Plan and/or the
Zoning By-law permit employment uses. The purpose of the study was to comprehensively
revie
sufficient lands to meet long term industrial employment needs, to protect prime industrial
employment lands, and to identify industrial employment lands that are suitable for conversion
to other employment uses and non-employment uses.
CREL recommended that policies be included in the Official Plan to allow for the consideration
of lands designated for industrial purposes (employment areas) that are in rapid transit Station
Areas, could potentially transition to other non-employment area uses if appropriate. This would
besubject to a comprehensive review to demonstrate the lands would not be required over the
needs.
For the purposes of the employment area conversion policies, Policy 2.2.6.6 of the Places to
Grow Growth Plan states that a municipal comprehensive review is not required for employment
areas that are not downtown areas or regeneration areas. Planning staff considers those lands
within the 800 metre reasonable walking distance of a rapid transit station stop to be a
regeneration area. For those employment areas that are downtown areas or regeneration areas,
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Policy 1.3.2 of the PPS 2005 which would require a proponent-initiated comprehensive review
continues to apply.
Special Policy 52 iv) states that development applications proposing the conversion of industrial
employment areas, lands designated for industrial uses, to other employment and non-
employment uses may be considered in advance of the implementation of approved Station
Area Plans, subject to the completion of a comprehensive review. Until such time as station
area plans are done and a municipal comprehensive review of CREL is completed, the policies
will allow consideration to be given to proponent-initiated comprehensive reviews in accordance
with Policy 1.3.2 of the PPS where an official plan amendment is adopted by Kitchener City
Council.
Application of Interim Direction Policies
the type and scale of the application. It is expected that applicants will need to demonstrate
conformity of a particular development proposal with the applicable policies. This will depend on
the type of development application. Where the development application is requesting a change
in land use, i.e. Official Plan Amendment and/or or Zone Change, a Planning Justification Study
would need to be submitted. In the case of a site plan application, Planning staff recognizes that
the Zoning By-law regulates what can occur on a particular property. Where development
proposals meet the current zoning they will be able to proceed under the current zoning.
However, there may be specific provisions of the new policies that will inform the site
development standards (similar to the existing Urban Design Policies), i.e. driveway location,
incorporation of appropriate pedestrian and public transit facilities, etc. For Committee of
Adjustment applications, the new policies will be part of meeting the intent of the Official Plan
consideration.
Not all lands within the Special Policy Area are appropriate locations for redevelopment and
intensification. The focus and influence areas identified in the PARTS Phase 1 report were
based on a high level of technical analysis. These boundaries have not gone through a full
public engagement and consultation process and accordingly have not been specifically
referenced in the proposed Official Plan amendment and accompanying map. The new map of
the Rapid Transit Station Study Areas is intended to be conceptual at this time until the specific
Station Study Area Plans are completed and more definitive boundaries are incorporated into
the Official Plan.
The Planning Around Rapid Transit Station (PARTS) Project Plan and Background Report will
be used as reference or a guide to determine whether particular development applications are
location within the Special Policy Area and further whether they are in an area of focus for
intensification or within a stable residential neighbourhood to be able to determine the
appropriate policies to apply. This is not to say that certain transit-supportive TOD
redevelopment proposals may not be appropriate in areas of influence or that some low density
uses may not be appropriate in areas of focus. In advance of a completed Station Area Plan, for
development proposals requiring a change in land use, this would need to be demonstrated and
supported by a Planning Justification Study.
Should questions arise as to whether a property is within an area of focus for intensification or
an area of influence/stable residential neighbourhood and subject to the policies of this
amendment, discussion would occur and be confirmed at a Pre-Submission Consultation
Meeting with the applicant and Planning staff. The City will continue to accept and consider
3 - 15
owner-initiated site-specific developments applications and will make recommendations on any
proposed changes to the legislative framework based on the individual merit of each application.
Policy Framework
Provincial Policy: Provincial Policy Statement, 2014 and Growth Plan for the Greater Golden
Horseshoe (Growth Plan), 2006 (updated 2013)
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest
related to land use planning and development. The PPS sets out principles to build healthy,
livable and safe communities. The PPS is supportive of efficient development patterns that
optimize the use of land, resources, and public investment in infrastructure and public service
facilities. Further, the PPS directs the development of new housing towards locations where
appropriate levels of infrastructure and public service facilities are or will be available to support
current and projected needs and promotes densities for new housing which efficiently use land,
resources, infrastructure and public service facilities. The plan also supports the use of
alternative transportation modes and public transit in areas where it exists or is to be developed.
The Growth Plan for the Greater Golden Horseshoe (Growth Plan) promotes the development
of healthy, safe, and balanced communities. The Plan is also supportive of the intensification of
existing residential neighbourhoods with new development, including non-residential.
The proposed amendment is consistent with the PPS and conforms to the Growth Plan as it will
implement new TOD policies into the current Official Plan which will help guide development
applications to ensure that the objectives and policies for intensification around station areas are
achieved until such time as PARTS is complete and more specific land use changes are
implemented.
Regional Official Policies Plan (ROPP)
The proposed amendment respects the Central Transit Corridor concept from the ROPP (and
Regional Transportation Master Plan) and provides further interpretation of the broad corridor
through Kitchener now that more information is known since the original preparation of the
ROPP. Theplanned function and Transit-Oriented Development policy wording within the
proposed amendment helps implement ROPP Policy 7.4.1.1 for Community Core Areas,
supports transit policies in Section 11.2and is aligned with many other ROPP policies, including
those aimed at encouraging site designs that promote modes of transportation such as transit,
cycling and walking
Approved Regional Official Plan (ROP) (Under Appeal)
Chapter 2 of the new Regional Official Plan, specifically Policy 2.D.9, requires area
municipalities to apply the specific TOD provisions when reviewing development applications. In
accordance with ROP Policy 2.D.9, wording is included in the proposed amendment to state
that development applications will be consistent with the TOD policies. The proposed
amendment does not identify nor designate Major Transit Station Areas (MTSAs) and may
occur in advance of any amendment to the Regional Official Plan (ROP) implementing the
location of MTSAs. The proposed amendment conforms to and will directly implement the new
ROP.
Central Transit Corridor Community Building Strategy
y Building Strategy which
was a Region-led initiative that identified key directions for building communities, place-making
and moving people within, to, and from the Central Transit Corridor. The CBS included an
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extensive public engagement process and the input gathered through the CBS was considered
throughout Phase 1 of the PARTS project.
New City of Kitchener Official Plan
The proposed amendment is consistent with the wording of similar policies in Part C of the new
Official Plan. The proposed policies of the new Official Plan, including the Transit-Oriented
Development policies for station areas, were subject to a lengthy public engagement process.
Once the new Official Plan is in effect, and following completion of the Station Study Area Plans,
it is expected that further amendments to the policy wording and mapping will occur.
Conclusion
The proposed Official Plan Amendment to implement interim direction policies in the Central
Transit Corridor and Rapid Transit Station Study Areas in Kitchener provides a transitional
approach to considering development in these areas and represents good planning. The
proposed policies provide high level policy direction until such time as further, more specific land
use framework determinations are made through processes such as PARTS. The proposed
policies will help ensure that development applications in the immediate future will consider
provincial, regional and city Transit-Oriented Development objectives.
SECTION 4 THE AMENDMENT
1. The City of Kitchener Official Plan is hereby amended as follows:
a) Part 3 - Section 12is amended to add anew policy at the end of the existing
section as follows:
2. Central Transit Corridor and Rapid Transit Station Study Areas
Notwithstanding the applicable land use designations for those lands within the
area shown as shown as Special Policy Area 52 on Map 23 in Part 5 of this Plan,
the following policies will also apply:
i) Special Policy Area 52 is a conceptual representation of the Central
Transit Corridor and the area within a ten minute walking radius of the
Rapid Transit Stations.
ii) The planned function within Special Policy Area 52, in order to support
transit and rapid transit, is to:
a) provide a focus for accommodating growth through development to
support existing and planned transit and rapid transit service levels;
b) provide connectivity of various transportation modes, including
pedestrians, cyclists and vehicles, to the transit system;
c) achieve a mix of residential, office (including major office),
institutional (including major institutional) and commercial
development (including retail commercial centres), wherever
appropriate; and,
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d) have streetscapes and a built form that is pedestrian-friendly and
transit-oriented.
Notwithstanding ii) a) through ii) d) above, Special Policy Area 52 may
include lands within stable residential neighbourhoods which are not the
primary focus for intensification. The planned function of these areas will
be reviewed and confirmed through the course of future Station Area
Planning exercises.
iii) In advance of the completion of Station Area Plans, it is recognized that
not all lands within a possible influence area of a ten minute walking
radius centered around the location of a proposed Rapid Transit Station
Stop should be the focus for intensification and development. In the
interim, the Region has conducted a Community Building Strategy and
the City is conducting the Planning Around Rapid Transit Station Areas
(PARTS) Project to identify areas in which to focus intensification to
support transit-oriented and transit-supportive development and
redevelopment.
iv) Development applications proposing the conversion of industrial
employment areas, lands designated for industrial uses, to other
employment and non-employment uses in Special Policy Area 52 may be
considered in advance of the implementation of approved Station Area
Plans, subject to the completion of a comprehensive review and provided
any proposal is in accordance with the Regional Official Plan and the
Transit-Oriented Development policies contained in a) v) iv) below.
v) Until such time as Station Area Plans are completed and this Plan is
amended accordingly, in the interim, any development application
submitted within Special Policy Area 52 will be reviewed generally in
accordance with the Station Study Areas identified
Around Rapid Transit Station Areas (PARTS) Project Plan and
Background Report.
a) In areas that are intended to be the focus for intensification,
development applications will support the planned function of Special
Policy Area 52 and have regard for the following:
i) new non-transit-supportive uses such as low density uses and/or
auto-oriented uses will be discouraged;
ii) appropriate pedestrian and public transit facilities may be required
with all major development or redevelopment proposals;
iii) vehicular access points will be controlled to minimize disruption to
traffic flow and new development may be required to share
common driveways and provide for maneuverability between
sites.
iv) be consistent with the Transit-Oriented Development policies in i.
to vii. below to ensure that development and/or redevelopment:
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i. creates an interconnected and multi-modal street pattern that
encourages walking, cycling or the use of transit and supports
mixed use development;
ii. supports a more compact urban form that locates the majority of
transit-supportive uses within a comfortable walking distance of
the transit stop or rapid transit Station Stop;
iii. provides an appropriate mix of land uses, including a range of
food destinations, that allows people to walk or take transit to
work, and also provides for a variety of services and amenities
that foster vibrant, transit-supportive neighbourhoods;
iv. promotes medium and higher density development as close as
possible to the transit stop to support higher frequency transit
service and optimize transit rider convenience;
v. fosters walkability by creating pedestrian-friendly environments
that allow walking to be a safe, comfortable, barrier-free and
convenient form of urban travel;
vi. supports a high quality public realm to enhance the identity of
the area and create gathering points for social interaction,
community events and other activities; and,
vii. provides access from various transportation modes to the transit
facility, including consideration of pedestrians, bicycle parking,
and where applicable, passenger transfer and commuter pick-
up/drop off areas.
Any such applications, that do not fully meet policies v) a) i) through v)
a) iv) above, may be permitted provided the owner/applicant
demonstrates, to the satisfaction of the City and the Region, that the
proposed development is designed in such a way that subsequent
phases or infilling would meet the Transit-Oriented Development
policies.
Existing developments within areas intended to be the focus for
intensification that do not meet v) a) i) through v) a) iv) above, will be
encouraged to redevelop in a manner consistent with these policies.
b) in areas that are intended to remain stable, development applications
will have regard for the policies included in Part 2, Sections 1, 5.3
and 6 of this Plan and support and maintain the existing character
and planned function of the stable area.
b) Part 5 is amended by adding Schedule J - Map No. 23 (Special Policy Area 52)
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APPENDIX 1 Notice of the Meeting of Planning and Strategic Initiatives
Committee of May 12, 2014 - OP14/02/COK/GS
Advertised in The Record April 17, 2014
PLANNING MATTERS:
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
A PROPOSED AMENDMENT TO THE KITCHENER OFFICIAL PLAN
UNDERTHE APPLICABLE SECTIONS 17 AND 22 OF THE PLANNING ACT
The City of Kitchener is conducting Planning Around Rapid Transit Stations (the PARTS project). In advance of
developing new land use and infrastructure plans within the Central Transit Corridor and for areas around future
an amendment to the current Official Plan to add
Special Policies to clarify how development applications will be evaluated in the interim. The proposed policies
include using Transit-Oriented Development principles for any new development/redevelopment proposed on
lands within the conceptual Central Transit Corridor in Kitchener, which includes properties within an 800 metre
radius, or a 10 minute walk, of the future ION station stops (shown on the map below).
The public meeting to consider the proposed
Strategic Initiatives Committee, a Committee of Council which deals with planning matters on:
MONDAY, MAY 12, 2014 at 7:00 P.M.
nd
COUNCIL CHAMBERS, 2 FLOOR, CITY HALL
200 KING STREET WEST, KITCHENER.
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-
nd
2200, Ext.7275. Written submi 2 Floor,
Kitchener, ON, N2G 4G7.
If you wish to be notified of any public meeting and/or the adoption of the proposed Official Plan
Amendment, you must make a written request and submit your name and contact information to the City
Clerk.
Any person may attend the public meeting and make written and/or verbal representation either in support of,
or in opposition to the amendment to the current Official Plan.
If a person or public body does not make oral submissions at a public meeting or make written
submissions to the City of Kitchener before the proposed Official Plan Amendment is adopted, the
person or public body is not entitled to appeal the decision of Regional Municipality of Waterloo to the
Ontario Municipal Board.
If a person or public body does not make oral submissions at a public meeting or make written
submissions to the City of Kitchener before the new proposed Official Plan Amendment is adopted, the
person or public body may not be added as a party to the hearing of an appeal before the Ontario
Municipal Board unless, in the opinion of the Board, there are reasonable grounds to add the person or
public body as a party.
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 Friday May 2 - click on the meeting date in the
th
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).
To view more details on the proposed amendment, the proposed policies, to get involved or request additional
information, or to be notified of any report on this matter please contact Tina Malone-Wright directly, or see the
following website: www.kitchener.ca/PARTS
Tina Malone-Wright
, Senior Planner - 519-741-2200 x 7765 (TTY: 1-866-969-9994)
Tina.MaloneWright@kitchener.ca
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CSD-14-032
AppendixB
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CSD-14-032
AppendixC
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 THE APPLICABLE SECTIONS 17 AND 22 OF THE PLANNING ACT
The City of Kitchener is conducting Planning Around Rapid Transi
developing new land use and infrastructure plans within the Cent
rapid transit stations, the Citys Planning Division is proposin
Special Policies to clarify how development applications will be
include using Transit-Oriented Development principles for any ne
lands within the conceptual Central Transit Corridor in Kitchene
radius, or a 10 minute walk, of the future ION station stops (sh
The public meeting to consider the proposed amendment to the Cit
Strategic Initiatives Committee, a Committee of Council which de
MONDAY, MAY 12, 2014 at 7:00 P.M.
nd
COUNCIL CHAMBERS, 2 FLOOR, CITY HALL
200 KING STREET WEST, KITCHENER.
If you would like to speak at the public meeting, please registe
nd
2200, Ext.7275. Written submissions can be sent to the City Cler Floor,
Kitchener, ON, N2G 4G7.
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If you wish to be notified of any public meeting and/or the adop
Amendment, you must make a written request and submit your name
Clerk.
Any person may attend the public meeting and make written and/or
or in opposition to the amendment to the current Official Plan.
If a person or public body does not make oral submissions at a p
submissions to the City of Kitchener before the proposed Officia
person or public body is not entitled to appeal the decision of
Ontario Municipal Board.
If a person or public body does not make oral submissions at a p
submissions to the City of Kitchener before the new proposed Off
person or public body may not be added as a party to the hearing
Municipal Board unless, in the opinion of the Board, there are r
public body as a party.
ADDITIONAL INFORMATION is available by contacting the staff person noted below, viewin
contained in the meeting agenda (available at www.kitchener.ca on Friday May 2 - click on the meeting date in the
th
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).
To view more details on the proposed amendment, the proposed pol
information, or to be notified of any report on this matter plea
following website: www.kitchener.ca/PARTS
Tina Malone-Wright, Senior Planner - 519-741-2200 x 7765 (TTY: 1-866-969-9994)
Tina.MaloneWright@kitchener.ca
3 - 25
CSD-14-032
AppendixD
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