HomeMy WebLinkAboutCSD-14-049 - Official Plan Amendment-OP13/04/E/KA - Zoning By-law Amendment-ZC13/15/E/KA - 83 Elmsdale Drive
REPORT TO: Planning & Strategic Initiatives Committee
DATE OF MEETING: June 23, 2014
SUBMITTED BY: Alain Pinard, Director of Planning
PREPARED BY: Katie Anderl, Senior Planner, 519-741-2200 ext. 7987
WARD(S) INVOLVED: Ward 6
DATE OF REPORT: May 26, 2014
REPORT NO.: CSD-14-049
SUBJECT: OFFICIAL PLAN AMENDMENT OP13/04/E/KA
ZONING BY-LAW AMENDMENT ZC13/15/E/KA
83 ELMSDALE DRIVE
CITY OF KITCHENER (APPLICANT: NOVACORE
COMMUNITIES CORPORATION)
________________________________________________________________
EXECUTIVE SUMMARY:
The applicant, NovaCore Communities Group, is proposing to amend
designation and zoning of 83 Elmsdale Drive to permit the former
Operations Centre to be redeveloped with a mixed use development
commercial and office uses. The proposed redevelopment will inc
up of the lands. Staff recommend that the proposed Zone Change
Plan Amendments be adopted and accordingly forwarded to the Regi
approval.
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RECOMMENDATION:
A. That Official Plan Amendment Application OP13/04/E/KA for City of Kitchener (83
Elmsdale Drive) requesting a change in designation from Municipal Services and
Public Utilities District to Neighbourhood Mixed Use Centre with Special Policy 54
to permit a mixed use development on the parcel of land specified and illustrated
be adopted, in the form
shown in the Official Plan Amendment attached to Report CSD 14-049 as
rdingly forwarded to the Region of Waterloo for approval;
and
B. That Council request that the Regional Municipality of Waterloo amend section
15.D.12 of the Final New Official Plan to add a new Site Specific Policy (to be
numbered accordingly) and in the fo
Map 3 to change the designation from Major Infrastructure and Utilities to Mixed
Schedule II; and to amend Map 5 to add a new Site Specific Special Policy to the
lands to permit a mixed use development on the parcel of land specified an
CSD 14-
C. That Zone Change Application ZC13/15/E/KA for the City of Kitchener (83
Elmsdale Drive) requesting a change from General Industrial Zone (M-2) to
Neighbourhood Shopping Centre Zone (C-2) with Special Regulation Provision 649R,
Special Use Provision 436U andHolding Provision 71H on the parcel of land
beapprovedin the
-May 20, 2014, attached to Report CSD
14-
D.That the Urban Design Guidelines for 83 Elmsdale Drive, dated May 8, 2014, and
attached to Report CSD-14-049Ebe adopted, and that staff be
directed to apply the Urban Design Guidelinesthrough the Site Plan Approval
process.
BACKGROUND:
The subject applications relate to 83 Elmsdale Drive as shown on
formerly
facilities at the new Kitchener Operations Facility on Goodrich
needed for municipal purposes and has been deemed surplus. The
site, and the lands are under contract with NovaCore Communities
have submitted the subject applications in support of their prop
REPORT:
The subject lands are located at 83 Elmsdale Drive and are 4.89 has
been vacant for a number of years and currently contains three one-storey buildings which were
formerly used as the . The existing buildings will be demolished
prior to redevelopment of the lands.
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The lands are located in the Laurentian Hills Neighbourhood and
of commercial, public service uses (Grant River Transit Operatio
Headquarters) and parks (McLennan Park and Elmsdale Park). The
contains a mix of low-rise residential uses including single and
density multiple residential uses including apartment buildings
lands are known to be contaminated and remediation is required p
Development Concept and Urban Design Guidelines:
The applicant is proposing to redevelop 83 Elmsdale with a mixed
of multiple residential dwellings, a residential care facility,
vision for the site is to transform and breathe new life into an underutilized brownfield property to
become a new mixed use focal point in the Laurentian Hills neigh
and layouts are possible for the future development of the lands
policies are intended to allow for flexibility, and a developmen
surrounding neighbourhood, at an overall medium density.
Urban Design Guidelines have been submitted in support of the ap
E
and may be found on pages 2 and 3 of the Design Guidelines. The
options for how a mixed use development could be achieved and il
and densities. In both concepts mid-rise apartment buildings ar
overlooking Elmsdale Park, while commercial and office uses are
South. The concepts aim to provide a transition between the com
residential neighbourhoods to the north and west. Buildings are
park edges, and parking is located internal to the site, and is
future complement of users.
While the site could be developed in a number of different ways,
apply to any development scenario. The Guidelines focus on prov
through the site, connections to transit, logical grid style veh
provision of a mix of uses. The Guidelines also encourage innova
styles that consider the character and aesthetics of the surroun
design and landscaping which enhance the streetscape and the int,
and promote a pedestrian, cycling and transit friendly environme
Staff recommend that Council adopt the attached Urban Design Gui
directed to apply the Guidelines through the Site Plan Approval
Proposed Official Plan Amendment
The applicant has applied for an Official Plan Amendment in supp
redevelopment concept. At the time of writing, staff anticipate
will proceed to Committee and Coun
Final New Official Plan and with a recommendation that the documbe forwarded to the
Region of Waterloo for approval. As the new Official Plan is no
Council approve the proposed Official Plan Amendment, the curren
amended and the new Official Plan must be updated to reflect the
designation. As such, recommendations are included which propos
documents. The Region of Waterloo should be requested to make t
the Final New Official Plan in advance of the document receiving
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Current Official Plan
The subject lands are currently designated Municipal Services an
Official Plan. This designation recognizes large municipal serv
proposing to change the designation to Neighbourhood Mixed Use Cen
54 to permit a mixed use development consisting of multiple reside
commercial and office uses.
As discussed in the proposed Official
the opinion that the Official Plan Amendment is appropriate for
land and is compatible with the surrounding area. Staff recomme
be adopted by Council and forwarded to the Region of Waterloo fo
Final New Official Plan
The subject lands are designated Major Infrastructure and Utilit
Community Area in the Final New Official Plan. As discussed in
the Final New
designation be changed to Mixed Use with a new Special Policy Ar
Neighbourhood Node to permit the proposed mixed use development.
As discussed in the proposed Amendment to the Adopted Official P
that the proposed changes are appropriate for the development an
compatible with the surrounding area. Staff recommend that the
and that Council request the Region of Waterloo make the require
Official Plan, prior to approval.
Proposed Zoning By-law Amendment
The subject land is zoned General Industrial Zone (M-2) to recog
of the former utilities operations centre. This same zone appli
garage and Kitchener Fire Headquarters which are adjacent to the
M-2 zone allows the lands to be developed with industrial uses i,
. Through the Municipal Comprehensive Review of
Employment Lands (CREL), completed in 2010, 83 Elmsdale Drive was considered to
located in an area more appropriately suited to mixed use and re
CREL identified that the lands are not required to meet the proj
and are not identified as protected employment lands. Therefore, th
conversion to other uses.
NovaCore is proposing to change the zoning on the lands to Neigh
Zone (C-2) to allow its redevelopment. Neighbourhood Shopping Centre Zone
of commercial uses intended to serve the day to day needs of the
including retail, office, personal services, health office/clini
applicant is proposing to add a Special Use Provision to the lan
residential uses and residential care facilities and to prohibit
articulated in the proposed Urban Design Guidelines, the vision
transform and breathe new life into an underutilized brownfield
use focal point in the Laurentian Hills neighbourhood. The propo
with the special uses, will appropriately implement the policies
Mixed Use Centre designation and staff are of the opinion that t
and special uses are appropriate for the future redevelopment of
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The applicant is proposing to add Special Regulation Provision 6
the proposed development concept .
Proposed special regulations are as follows:
The minimum side yard and rear yard setbacks shall be 3.0 metre
line forms part of a boundary with a residential or park zone in
setback shall be 7.5 metres. The current zoning regulations pro
yard setback except where it forms part of a boundary with resid
Operations staff are of the opinion that it is important to prov
to Elmsdale Park to achieve an appropriate separation between buhe park
uses. In addition, due to the orientation of the site, staff ar
appropriate to consider the same setbacks for the side and rear
ensure consistency throughout the future site development proces
Drive is considered the front yard and the yard adjacent to the
considered the rear yard. However, should the lands ever be sev
South may become the front yard for a portion of the lands, and
the park and/or Grand River Transit Operations Centre may become In
opinion that a 3.0 metre setback to public service or commercial
The minimum setback for a multiple residential dwelling or a re
Ottawa Street shall be 3.0 metres, and to Elmsdale Drive shall b
building not exceeding 10.5 metres in height, with an additional
every additional 3.0 metres of height thereafter. This regulati
stories of buildings be stepped-back from the Elmsdale Drive str
compatibility with surrounding lower rise uses and a transition
Stepbacks are not required along Ottawa Street South as there is
sensitive uses which may require a transitional height or greate
The maximum building height shall be 24.0 metres for multiple r
residential care facilities. A medium-rise height is considered appropriate for the subject
lands and the proposed maximum height of 24 metres is consistent
Residential designation. The development concept included with
Guidelines includes two concept site plans which illustrate mult
with 7 and 8 stories. A Shadow Impact Analysis submitted in sup
shows that there are no expected shadow impacts to nearby reside
shadowing occurs during the winter months with the greatest impa
and the Grand River Transit Operations Centre. The Design Guide
guidance to the design of multiple residential building to ensur
contribute positively to the site and streetscape. The existing height restrictions will
continue to apply to non-residential buildings (15.0 metres, except that the height may
be increased beyond the maximum of 15.0 metres provided that the build
located that its distance from any lot line is equal to or great
Dwelling Units located in Multiple Dwellings and Residential Car
permitted on the ground floor and these buildings are not required t
uses.
Special Regulations are also being proposed for minimum and max
Ratio (FSR) as follows:
Minimum FSR of 0.6 for a site developed exclusively with reside
o
mix of commercial and residential uses and a minimum FSR of 0.3
developed exclusively with commercial uses. The Minimum FSR may be lower
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in the preliminary stages of development provided the developmen
with a Master Site Plan and the adopted Urban Designed Guideline
Maximum FSR of 1.0, expect where it has been demonstrated that
o
infrastructure and surrounding streets can handle additional den
maximum FSR of 2.0 shall be permitted.
As discussed with respect to the Official Plan Amendment, the FS
the site to develop at an overall medium density. Staff are of
well suited for medium density development as it is well served n
close proximity to retail, services and restaurants and has grea
Medium density is also compatible with nearby residential uses.
The FSR regulations provide for some flexibility in the instance
changes, if the lands are subdivided in the future, or if the si
phases. For example, the applicant has suggested that they may
portion of lands to be developed with multiple residential uses
lands. Should the residential lands be developed independently,
developed at a density greater than 1.0 FSR, while lands retaine
commercial will likely be developed at an FSR lower than 0.6. However, while allowing
some flexibility it is expected that at full build-out the site
0.6 and 1.0 (which achieves a medium level of intensity) as in d
different variations of Concept Plans included in the Urban Desi
Special regulations are proposed with respect to the maximum am
and office spaces as follows:
The maximum gross leaseable commercial space shall not exceed 1
o
square metres and will not exceed 7,000 square metres of combine
area devoted to retail uses or 5,000 square metres of combined g
devoted to office uses.
One freestanding retail outlet shall be permitted to a maximum
o
square metres. All other freestanding retail outlets shall be p
maximum size of 3,500 square metres.
2
The current Neighbourhood Shopping Centre Zone (C-2) permits up of
2
commercial space. This is significantly higher than the 7,000 m permitted in the
Neighbourhood Mixed Use Centre designation. Through the analysi
the opinion that a reasonable amount of non-residential gross fl
2
10,000 m. This is a sufficient amount of non-residential space to achieve
non-residential density, while also ensuring that a mix of resident
uses are provided. The regulation also limits the overall amou
22
space to 7,000 m and total overall amount of office to 5,000m. These limitations will
help ensure a mix of retail and office types of uses are achieve
Furthermore, the C-2 regulations permit a retail outlet to have
2
4,550m. The applicant is proposing that the policy and regulations pe
2
outlet to have a maximum gross floor area of up to 6,500m. One concept for the
development of this site contemplates the inclusion of one large
concepts include this, however staff are of the opinion that giv
development of surrounding lands, allowing one large format reta
2
All other retail outlets shall be limited to 3,500m. Further, as the regulation provides a
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2
cap on retail at 7,000m, should one retail user develop a single large unit, all other
units will, by default, be smaller in scale.
Several special regulations with respect to parking are also be
That parking spaces, loading spaces, aisles giving direct acces
o
space (excluding driveways or portions thereof extending directl
and drive-thru stacking lanes shall be located a minimum distanc
from a street line. This regulation will increase the landscape
parking areas and the streetline beyond standard by-law requirement
The minimum parking requirement for a multiple dwelling shall b
o
each dwelling unit. Visitor parking shall be provided at a rate
parking required and shall be provided in addition to the minimu
per unit. Transportation Services staff have reviewed the Trans
Demand Management (TDM) Plan which supports the proposed parking
TDM measures that the developer has committed to include indoor
storage in residential and office buildings, shower facilities i
provision of subsidized transit passes and parking monitoring fo
years, and Travelwise Membership for office uses. These facilit
identified in the Urban Design Guidelines and will be provided t
Site Development processes. While the overall parking rate is 1
visitor parking will be provided at a higher than standard rate
sufficient parking available for visitors to multiple residentia
subject lands are also well served by public transit and are loc
east/west I-Xpress Route. The site is in close walking distance
restaurants, services and parks, which all help to contribute to
which reduced vehicle ownership is likely.
The subject lands are identified by the Region as containing kno
accordance with the Regional Guidelines, a Record of Site Condit
any of the proposed land uses are permitted. A holding provisio
in this regard.
The lands are located in proximity to traffic and stationary noi
Street, Highway 7/8 and the Grand River Transit Operations Centre. An Environmental Noise
Feasibility Study was completed in support of the applications.
appropriate mitigations, sensitive uses such as residential usesA
holding provision is recommended to be added to the lands requira
detailed noise assessment, based on the proposed site plan.
Furthermore, t-law, the City may
consider rezoning the subject lands to a Mixed Use zoning catego
the proposed designation of Mixed Use (Neighbourhood Node) in th
Any such change would be considered through the comprehensive zo
However, under the current Official Plan the proposed Neighbourh
is an appropriate zoning category.
Provincial and Regional Policy Considerations:
Provincial Policy Statement (2014)
The Provincial Policy Statement (PPS) sets the policy foundation
and use of land. The PPS promotes efficient development and lan
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speak to accommodating an appropriate range and mix of residenti
identifies that land use patterns shall be based on densities wh
resources, infrastructure and public service facilities. It enc
supports active transportation and which are transit-supportive,
active communities. Policies identify that municipalities are t
redevelopment where this can be accommodated, including on brownfield sites. Staff are of the
opinion that the proposed applications are consistent with the P
2006 Growth Plan for the Greater Golden Horseshoe
The subject lands are designated as part of the Built-Up Area as
Plan for the Greater Golden Horseshoe. The Growth Plan encourages intensification efforts,
including brownfield redevelopment within existing built-up areas. Policies promote building
compact, transit supportive communities and encourage the develo
communities having a diverse mix of land uses, and a range and mix of employment and
housing types, with easy access to stores and services.
The Growth Plan permits the conversion of lands within employmen
use through a municipal comprehensive review. The subject lands
protected employment lands. Therefore, they are permitted to be
Staff are of the opinion that the subject applications comply wi
Regional Official Policies Plan
The subject lands are within the Urban Area established in the R
(ROPP). ROPP policies generally promote the establishment of a
efficient land use patterns, mixed use development and land use
alternative modes of transportation including transit, walking a
Plan Amendment and Zone Change do not conflict with the Regional
Official Policies Plan.
Planning Analysis:
In considering the foregoing, staff are supportive of the proposed
Zone Change. Staff are of the opinion that the proposed designa
Official Plan and Final New Official Plan are appropriate for th
lands within the context of the surrounding neighbourhood. The
Shopping Centre Zone (C-2) and additional Special Use Provision provide for a range of
that are appropriate for the redevelopment of the lands. The proposed Special Regulation
Provision will ensure that the form of the development is compat
commercial, residential and park uses. The Urban Design Guideli
a high quality design through the site development stage. The r
Amendment and Zoning Bylaw Amendment are consistent with the Pro
Growth Plan for the Greater Golden Horseshoe, and the Regional O
are of the opinion that the proposed Official Plan Amendment and
planning.
AGENCY COMMENTS:
Commenting agencies and City departments have no concerns with t
Amendment or Zone Change, or comments have been addressed throug
process and Holding Provision, Special Regulation Provision and
been added as appropriate.
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The Region of Waterloo has reviewed the subject applications and
proposed Official Plan Amendment and Zone Change. However, give
contamination, and specifically concerns with the contamination
required the completion of a Source Water Protection Potential C
study is underway and interim monitoring reports have been provi After
review of these updates, Regional staff have no objection with t
forward with the understanding that a complete Source Water Prot
Contamination Study will be submitted prior to final approval of
the Regional Commissioner of Planning, Housing and Community Servi
supportive of this approach as it allows City Council to make a
applications, while affording time for the completion of the Reg
final approval being granted.
NEIGHBOURHOOD COMMENTS:
As a result of the preliminary circulation of the Official Plan
applications, staff received written responses from two nearby p The concerns
raised relate to the impacts of increased volume of traffic, add
services, the proposed 8 storey height of the multiple residenti
space.
Traffic:
A Traffic Impact Study (TIS) was prepared in support of the appl This study has been
The TIS finds that there is sufficient capacity on both Elmsdale
for the proposed development and that surrounding intersections
levels. New traffic lights are not warranted at either Elmsdale
South. It is recommended that a pedestrian
refuge island be installed at the Elmsdale Drive/Ottawa Street S
safe pedestrian passage between the site and McLennan Park. A p
illustrated on the concept plans prepared in support of the Urba
developer will also be required to construct left-turn lanes on
at the site plan stage.
Infrastructure:
result of the monitoring program it has been identified that add
accommodate the proposed development. Capacity upgrades will be
development of the site. There are no concerns with water capacand storm water
management can be addressed through the detailed site design sta
Proposed Building Heights:
The applicant is proposing to permit a maximum height of 8 stori
residential buildings. The proposed heights are consistent with
staff are of the opinion that the proposed height is appropriate
generally surrounded by parks, commercial, public service uses, and a low-rise multiple
residential development (townhouses) is located northeast of the
uses are proposed to be located on the eastern part of the site,
new commercial uses and existing residential. The proposed zoning regulations require that
buildings with heights above 3 stories (10.5 metres) will be req
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setback further from the street-line to provide for a more gradu
surrounding land uses.
The concept plans prepared as part of the Design Brief prepared
locate the multiple residential buildings adjacent to Elmsdale P
was prepared in support of the applications and this study showsno shadow impacts to nearby
residential dwellings. Most shadow impacts occur during the win
impact being to Elmsdale Park and the Grand River Transit Operat
The Design Brief also speaks to the future design of the multipl
Guidelines specifically state that taller buildings will be desi
contribute to a pedestrian friendly environment, an articulated
appearance of bulk and a defined top section that will contribut
These measures will help to ensure that the taller buildings wil
and streetscape. Staff are recommending that Council adopt the Design Guidelines and that
staff be directed to implement them through the Site Plan proces
Green Space:
Residents expressed concerns with a loss of green space in the c
that the former use as a utility operations centre provided for
perimeter of the site. The Design Guidelines provide direction
including the implementation of a high level of landscape design
character and aesthetics of the Laurentian Hills neighbourhood,
and soften building elevations, and the provision of enhanced la
pedestrian routes through the site. The residential development
be required to include private green spaces for future residents
Parks staff have indicated that Elmsdale Park will likely be ide
as a community park rehabilitation project. This will help to i
the community.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
This proposal supports development of our community and will ali
Plan as it ensures the implementation of the community priority
Official Plan Amendment and Zone Change applications rezone and o
categories more appropriate within the context of a residential
helping protect the long-term quality of life for residents. Th
of a vacant piece of industrial land and will facilitate its rem
the environment and the health of residents.
FINANCIAL IMPLICATIONS:
No new or additional capital budget requests are associated with
COMMUNITY ENGAGEMENT:
Preliminary circulation of the Official Plan Amendment and Zone
January 9, 2014 to agencies and to all property owners within 12.
As a result of the circulation, staff received written responses
Gin this report. All residents who provided comments will be
mailed notice of the public meeting, and notice of the public me
th
on May 30, 2014. The newspaper notice, statutory circulation and public meeting, fall under
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CONCLUSION:
City of Kitchener staff support both the proposed Official Plan
applications. Staff are of the opinion that the proposed range o
development of the subject lands and that the proposed regulatio
ensure it develops appropriately within the context of the surro The
requested Official Plan Amendment and Zoning Bylaw Amendment are
Provincial Policy Statement, Growth Plan for the Greater Golden
Official Policies Plan. Planning staff recommend that Official
OP13/04/E/KA be adopted and Zoning By-law Amendment application ZC13/15/E/KA be
approved.
REVIEWED BY:
Della Ross, Manager of Development Review
ACKNOWLEDGED BY:
Michael May, Deputy CAO (Community Services)
Attachments:
-law & Map 1
Guidelines
F
G
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AMENDMENT NO. XX TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHNER
83 ELMSDALE DRIVE
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AMENDMENT NO. XX TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
83 ELMSDALE DRIVE
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 June 23, 2014
APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives
Committee June 23, 2014
APPENDIX 3 Minutes of the Meeting of City Council June 30, 2014
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AMENDMENT NO. XXTO THE OFFICIAL PLAN OF THE CITY OF KITCHENER
SECTION 1 TITLE AND COMPONENTS
This amendment shall be referred to as Amendment No. XX to the Official Plan of the City of Kitchener.
This amendment is comprised of Sections 1 to 4 inclusive.
SECTION 2 PURPOSE OF THE AMENDMENT
This Official Plan Amendment proposes the following amendments to provide for a new mixed use
development:
Map 5 (Land Use) by redesignating lands from Municipal Services and Public Utilities District to
Neighbourhood Mixed Use Centre;
Map 8 (Special Policy Areas) to add Special Policy Area #54;and
Section 12 to add Special Policy Area #54.
SECTION 3 BASIS OF THE AMENDMENT
The subject lands were formerly home to the Elmsdale Utilities Operations Centre and is a brownfield
site. With the relocation of the utility operations centre to the Kitchener Operations Facility, these lands
have been deem listed for sale. The current land use
designation on the subject lands is Municipal Services and Public Utilities District, which permits large
municipal service and utility facilities. NovaCore Communities Corporation is currently under contract
with the City of Kitchener to purchase the lands. They intend to redevelop the lands with a mixed use
development consisting of multiple residential buildings, a residential care facility and a variety of
commercial uses including retail, restaurants, offices, personal services and health offices. Staff are
supportive of the proposed mixed use development.
Staff are of the opinion that the proposed land use designation of Neighbourhood Mixed Use Centre is
appropriate for the proposed development. A Neighbourhood Mixed Use Centre is intended to serve as a
neighbourhood focal point and provide a location for the mixing of appropriately scaled multiple
residential, commercial and institutional uses. These uses are intended to meet the day to day needs of the
surrounding residential area and permit a range of commercial and residential uses, consistent with the
concept being proposed by NovaCore.
Neighbourhood Mixed Use Centers are also well served by Public Transit and have strong pedestrian
connections to the surrounding residential community. This property is currently served by a Transit
Route, and it is expected that Ottawa Street will become a future east/west I-Xpress Route. The
development will also be well connected to the surrounding neighbourhood with connections to Elmsdale
Park, McLennan Park, as well as via local sidewalks.
In addition to changing the designation, the applicant is seeking a new Special Policy for the subject
lands. This policy reiterates the design vision for the subject lands, and references the implementation of
Urban Design Guidelines though future Site Plan processes. In support of the application, the applicant
has prepared Urban Design Guidelines. Staff are supportive on the Urban Design Guidelines and
recommend that they be adopted by Council for implementation through the development process.
The special policy also seeks to refine the Neighbourhood Mixed Use Centre designation as follows:
2
To permit a combined total of 10,000 m for all non-residential gross floor area. Currently non-
2
residential gross floor area is limited to 7,000 m which is not sufficient to achieve the density
and range of non-commercial uses desired for a site of this size.
2
To limit the total combined gross floor area (GFA) devoted to retail to 7,000 m and total
2
combined GFA devoted to office to 5,000m. These limitations will help to ensure that in order
to achieve the desired density, a range and mix of non-residential uses are included.
3
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2
To permit one large retail unit to have a maximum GFA of 6,500 m, while limiting all others to
2
3,500 m. Concepts for the development of this site, contemplate the inclusion of one large retail
anchor tenant. Not all concepts include this, however staff are of the opinion that given the
location and development of surrounding lands, allowing one large format retail space is
appropriate. All other retail outlets shall be limited in size. Further, as the policy provides a cap
2
on retail at 7,000m, should one retail user develop a single large unit, all other retail units must
be smaller in scale.
The policy permits multiple residential dwellings at a medium intensity of use. In keeping with
Medium Rise Residential policies the number of units shall range between 26 and 200 units per
hectare. This range is intended to be calculated over the entirety of the lands to which the
designation applies and not only the lands which actually may be developed with residential uses.
The maximum Floor Space Ratio shall be 1.0. However, if the owner is able to demonstrate that
there is sufficient infrastructure, the floor space ratio may be increased to a maximum of 2.0.
This provision provides for development at a medium intensity of use on the site overall.
However, it also provides for some flexibility in the instance that the detailed design proposes a
density slightly greater than initially proposed. This policy also allows for some flexibility to
permit lands to be severed from the overall holdings for development. For example, the applicant
has suggested that they may wish to sever lands to be developed with multiple residential uses.
Should these lands be developed independently from the overall site they will very likely be
developed at a density greater than 1.0 FSR. Staff are of the opinion that this site is well suited
for medium density development as it is served by public transit, is in close proximity to retail,
services and restaurants and has great access to parks. Medium rise uses will also be compatible
with nearby residential uses.
To permit a maximum height of 8 stories. The proposed designation of Neighbourhood Mixed
Use Centre does not include a maximum number of stories or maximum building height. Staff are
of the opinion that it is appropriate to add a maximum height, given that multiple dwelling would
be permitted. As discussed previously, staff are of the opinion that it is appropriate to permit an
overall medium density and height on the subject lands. The proposed maximum height is
consistent with medium-rise residential designation and staff are of the opinion that the proposed
height is appropriate for the development of this site. The development concept included with the
Urban Design Guidelines includes two concept site plans which illustrate multiple residential
buildings with 7 and 8 stories. A Shadow Impact Analysis submitted in support of the application
shows that there are no expected shadow impacts to nearby residential dwellings. Most shadow
impacts occur during the winter months with the greatest impact on Elmsdale Park and the Grand
River Transit Operations Centre. The Design Guidelines also provide guidance to the design of
multiple residential building to ensure that taller buildings will contribute positively to the site
and streetscape.
SECTION 4 THE AMENDMENT
1. The City of Kitchener Official Plan is hereby amended as follows:
a) Part 3, Section 12 is amended to add Special Policy #54 as follows:
54. The vision for this site is to revitalize an underutilized brownfield
property to become a new mixed use focal point in the community. The
vision contemplates mid-rise residential development on the site, as well
as a variety of office, retail, convenience and service oriented uses that
serve the day-to-day needs of the surrounding neighbourhood.
Through Site Plan Control, the City will implement architectural and
urban design measures to ensure the development complements and
contributes to the existing building environment. The City will review
4
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and approve the Urban
Design GuidelinesMarch 31, 2014 and any other relevant design
studies and guidelines.
Notwithstanding the Neighbourhood Mixed Use Centre designation, on
lands municipally known as 83 Elmsdale Drive, as shown on the attached
:
i) The combined total of all non-residential gross floor area shall not
exceed 10,000 square metres and will not exceed 7,000 square
metres of combined gross floor area devoted to retail uses or 5,000
square metres of combined gross floor area developed to office uses.
ii) One individual freestanding retail outlet will be permitted to have a
maximum gross floor area of 6,500 metres squared. All other
individual freestanding retail outlets will be restricted to a maximum
gross floor area of 3,500 metres squared.
ii) Multiple residential uses are permitted to a medium intensity of use.
The net residential density shall range from 26 to 200 units per
hectare.
iii) The minimum Floor Space Ratio for a site developed exclusively
with residential uses, or with a mix of commercial and residential
uses shall be 0.6, and the minimum Floor Space Ratio for any site
developed exclusively with commercial uses shall be 0.3. Individual
buildings may be permitted with a Floor Space Ratio lower than the
minimum Floor Space Ratio during initial phases of development,
without amendment to this plan, provided the development is
consistent with the Council approved Urban Design Guidelines and a
Comprehensive Master Plan is prepared in support of the Site Plan
Application which demonstrates that the overall development will
achieve the minimum Floor Space Ratio for the lands subject to this
policy;
iv) The maximum Floor Space Ratio shall be 1.0. Where it has been
Services that storm water and sanitary sewers have sufficient
Transportation Services and Region of Waterloo that surrounding
streets and intersections have sufficient capacity, a maximum Floor
Space Ratio of 2.0 shall be permitted; and
iv) No residential building shall exceed eight stories or 24.0 metres in
height.
b) Map No. 5 is amended to change the designation on the subject lands from Municipal
Services and Public Utilities District to Neighbourhood Mixed Use Centre as shown on
A
c)
Map No. 8 is amended to add Special Policy Area 54, as shown on the attach Schedule
B.
5
5 - 16
APPENDIX 1 Notice of the Meeting of Planning and Strategic Initiatives Committee
of June 23, 2014
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
A PROPOSED OFFICIAL PLAN AMENDMENT AND AMENDMENTS TO THE KITCHENER ZONING BY-LAW
UNDER THE SECTIONS 17, 22 AND 34 OF THE PLANNING ACT
83 Elmsdale Drive
The City of Kitchener has received applications for an Official
The purpose of these applications is to allow the property to be
dwellings, a residential care facility, retail, office and perso
Planning & Strategic Initiatives Committee
The public meeting will be held by the , a Committee of Council which deals
with planning matters on:
MONDAY, June 23 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
If a person or public body does not make oral submissions at this public
opposition to, the above noted proposal.
meeting or make a written submission prior to approval/refusal of this, the person or public body is not entitled
to appeal the decision to the Ontario Municipal Board, and may not be added as a party to the hearing of an
appeal unless there are reasonable grounds in the opinion of the Board.
ADDITIONAL INFORMATION
is available by contacting the staff person noted below, viewin
meeting agenda (posted 10 days before the meeting at www.kitchener.ca - click on the date in the Calendar of Events and
th
select the appropriate committee), or in person at the Planning Floor, City Hall, 200 King Street West, Kitchener
between 8:30 a.m. - 5:00 p.m. (Monday to Friday).
Katie Anderl
, Senior Planner - 519-741-2200 ext. 7987 (TTY: 1-866-969-9994), katie.anderl@kitchener.ca
5 - 17
APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives
Committee June 23, 2014
5 - 18
APPENDIX 3 Minutes of the Meeting of City Council June 30, 2014
5 - 19
Appendix "A"
5 - 20
Appendix "A"
5 - 21
AMENDMENT TO THE (FINAL NEW) OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
83 ELMSDALE DRIVE
5 - 22
AMENDMENT TO THE (FINAL NEW) OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
83 ELMSDALE DRIVE
INDEX
SECTION 1 TITLE AND COMPONENTS
SECTION 2 PURPOSE OF THE AMENDMENT
SECTION 3 BASIS OF THE AMENDMENT
SECTION 4 THE AMENDMENT
5 - 23
AMENDMENT TO THE (FINAL NEW) OFFICIAL PLAN OF THE CITY OF KITCHENER
SECTION 1 TITLE AND COMPONENTS
This amendment shall be referred to as an Amendment to the (FINAL NEW) Official Plan of the City of
Kitchener.This amendment is comprised of Sections 1 to 4 inclusive.
SECTION 2 PURPOSE OF THE AMENDMENT
This amendment to the Final New Official Plan proposes to amend:
Map 2 (Urban Structure) by identifying the lands as Neighbourhood Node,
Map 3 (Land Use) by redesignating lands from Major Infrastructure and Utilities to Mixed Use;
Map 5 (Specific Policy Areas) to add a new Specific Policy Area (to be numbered accordingly);
Section 15.D.12 to add a new Specific Policy Area (to be numbered accordingly) in order to permit a
mixed use development on the subject lands.
SECTION 3 BASIS OF THE AMENDMENT
The adopted land use designation on the subject lands is Major Infrastructure and Utilities which permits
large municipal service and utility facilities. With the relocation of the utility operations centre to the
listed for sale. NovaCore Communities Corporation is currently under contract with the City of Kitchener
to purchase the lands. They intend to redevelop the lands with a mixed use development consisting of
multiple residential buildings, a residential care facility and a variety of commercial uses including retail,
restaurants, offices, personal services and health offices. Staff are supportive of the proposed mixed use
development.
NovaCore is proposing to identify the lands in the Final New Official Plan as Neighbourhood Node and
to redesignate them Mixed Use. Neighbourhood Nodes are intended to service the day to day commercial
needs of surrounding residential areas. Lands designated Mixed Use are intended to be flexible and
responsive to changing land use patterns and needs and as such permit a range of commercial, retail,
office and residential uses. This designation is consistent with the concept being proposed by NovaCore
and staff are of the opinion that the proposed land use designation and structure element are appropriate
for the proposed development
Lands designated Mixed Use are intended to be transit supportive and pedestrian friendly. This property
is currently served by a Transit Route, and it is expected that Ottawa Street will become a future east/west
I-Xpress Route. The development will also be well connected to the surrounding neighbourhood with
connections to Elmsdale Park, McLennan Park, as well as via local sidewalks.
Mixed Use lands are also intended to achieve a high level of Urban Design, be compatible with
surrounding areas. A new Site Specific Policy Area is proposed and reiterates the design vision for the
subject lands and references the implementation of Urban Design Guidelines though future Site
Development processes. Staff are supportive on the Urban Design Guidelines and recommend that they
be adopted by Council for implementation through the development process.
The Site Specific Policy Area also seeks to refine the designation as follows:
To permit a combined total of 10,000 m2 for all non-residential gross floor area (GFA). The
2
Mixed Use (Neighbourhood Node) designation limits non-residential gross floor area to 7,500 m
which is not sufficient to achieve the density and range of non-commercial uses desired for a site
of this size.
2
To permit one large retail unit to have a maximum GFA of 6,500 m, while limiting all others to
2
3,500 m. Concepts for the development of this site, contemplate the inclusion of one large retail
3
5 - 24
anchor tenant. The Mixed Use (Neighbourhood Node) designation identifies a maximum GFA of
3,500m2 for all individual free-standing retail outlets. One development concept being
considered by the applicant include a large format retail outlet, however, this is not included in all
concepts . Staff are of the opinion that given the location and development of surrounding lands,
allowing one large format retail space is appropriate. All other retail outlets shall be limited in
size due to the overall maximum GFA devoted to retail (as discussed below).
2
To limit the total combined GFA devoted to retail to 7,000 m and total combined GFA devoted
2
to office to 5,000m. The Mixed Use (Neighbourhood Node) designation limits GFA for retail
2
and office to 5,000 m each. As staff are of the opinion that it is appropriate to allow one large
2
format retail outlet up to 6,500m, staff are recommending that the overall GFA for retail be
increased. Therefore, should one retail user develop a single large unit, additional small retail
units will also be permitted.
The minimum Floor Space Ratio (FSR) shall be 0.6 and the maximum FSR shall be 1.0.
However, if the owner is able to demonstrate that there is sufficient infrastructure, the FSR may
be increased to a maximum of 2.0. In addition, for a site developed exclusively with residential
uses, or with a mix of commercial and residential uses shall be 0.6, and the minimum FSR for any
site developed exclusively with commercial uses shall be 0.3. Individual buildings may be
permitted with a Floor Space Ratio lower than the minimum Floor Space Ratio during initial
phases of development, provided the development is consistent with the Council approved Urban
Design Guidelines which demonstrates that the overall development will achieve the minimum
Floor Space Ratio for the lands subject to this policy.
The proposed special policy provides for development at a medium intensity of use on the site
overall. However, it also allows for flexibility. For example, the applicant has suggested that
they may wish to sever lands to be developed with multiple residential uses. Should residential
lands be developed independently from the overall site they will very likely be developed at a
density greater than 1.0 FSR. Staff are of the opinion that this site is well suited for medium
density development as it is served by public transit, is in close proximity to retail, services and
restaurants and has great access to parks. Medium rise uses will also be compatible with nearby
residential uses. However, if the commercial lands were developed separately, they would likely
not be able to achieve an FSR of 0.6. The policy also allows for phasing of the development, as it
is unlikely that a first phase of development will be able to achieve the expected densities.
To permit a maximum height of 8 stories or 24 metres. The proposed Mixed Use
(Neighbourhood Node) designation permits a maximum height of 4 stories or 14 metres. Staff are
of the opinion that as the site is located on a Major Arterial (Ottawa Street South) and is generally
bordered by non-sensitive commercial, public services and park uses, permitting a medium rise
height is appropriate. The development concept included with the Urban Design Guidelines
includes two concept site plans which illustrate multiple residential buildings with 7 and 8 stories.
A Shadow Impact Analysis submitted in support of the application shows that there are no
expected shadow impacts onnearby residential dwellings. Most shadow impacts occur during the
winter months with the greatest impact on Elmsdale Park and the Grand River Transit Operations
Centre. The Design Guidelines also provide guidance to the design of multiple residential
building to ensure that taller buildings will contribute positively to the site and streetscape.
Further, zoning regulations require that portions of buidlings higher than 3 stories are stepped
back from the street line, helping to transition and locate height more centrally to the site.
SECTION 4 THE AMENDMENT
1. The City of Kitchener (NEW FINAL) Official Plan is hereby amended as follows:
4
5 - 25
a) Part D, Section 15 is amended to add a new Site Specific Policy Area (to be numbered
accordingly) as follows:
XX. The vision for this site is to revitalize an underutilized brownfield
property to become a new mixed use focal point in the community. The
vision contemplates mid-rise residential development on the site, as well
as a variety of office, retail, convenience and service oriented uses that
serve the day-to-day needs of the surrounding neighbourhood.
Through Site Plan Control, the City will implement architectural and
urban design measures to ensure the development complements and
contributes to the existing building environment. The City will review
and approve the Urban
Design GuidelinesMarch 31, 2014 and any other relevant design
studies and guidelines.
Notwithstanding the policies of section 15.4.D, the lands designated as
Mixed Use and identified as a Neighbourhood Node on lands
municipally known as 83 Elmsdale Drive, as shown on the attached
:
i) The combined total of all non-residential gross floor area will not
exceed 10,000 square metres and will not exceed 7,000 square
metres of combined gross floor area devoted to retail uses or 5,000
square metres of combined gross floor area devoted to office uses.
ii) One individual freestanding retail outlet will be permitted to have a
maximum gross floor area of 6,500 metres squared. All other
individual freestanding retail outlets will be restricted to a maximum
gross floor area of 3,500 metres squared.
iii) The minimum Floor Space Ratio for a site developed exclusively
with residential uses, or with a mix of commercial and residential
uses shall be 0.6, and the minimum Floor Space Ratio for any site
developed exclusively with commercial uses shall be 0.3. Individual
buildings may be permitted with a Floor Space Ratio lower than the
minimum Floor Space Ratio during initial phases of development,
without amendment to this plan, provided the development is
consistent with the Council approved Urban Design Guidelines and a
Comprehensive Master Plan is prepared in support of the Site Plan
Application which demonstrates that the overall development will
achieve the minimum Floor Space Ratio for the lands subject to this
policy;
iv) The maximum Floor Space Ratio shall be 1.0. Where it has been
Services that the necessary infrastructure for storm/sanitary have
Transportation Services and Region of Waterloo that surrounding
streets and intersections have sufficient capacity, a maximum Floor
Space Ratio of 2.0 shall be permitted;
v) No building shall exceed 8 stories or 24 metres in height, whichever
is greater at the highest grade elevation.
b) Map No. 2 is amended to change the structure identification on the subject lands from
Community Area to Neighbourhood Node, I
5
5 - 26
c) Map No. 3 is amended to change the designation on the subject lands from Major
d) Map No. 5 is amended to add a new Specific Policy Area (to be numbered
accordingly)III
6
5 - 27
Appendix "B"
5 - 28
Appendix "B"
5 - 29
Appendix "B"
5 - 30
C
PROPOSED BY LAW
May 20, 2014
BY-LAW NUMBER ___
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a by-law to amend By-law 85-1, as amended, known as
the Zoning By-law for the City of Kitchener
City of Kitchener and NovaCore Communities Corporation 83
Elmsdale Drive)
WHEREAS it is deemed expedient to amend By-law 85-1 for the lan
NOW THEREFORE the Council of the Corporation of the City of Kitc
follows:
1. Schedule Numbers 89, 90, 115 and 116 o-law Number 85-1 are hereby
amended by changing the zoning applicable to the parcels of landon
Map No. 1, in the City of Kitchener, attached hereto, from Gener2) to
Neighbourhood Shopping Centre Zone (C-2) with Special Regulation649R, Special
Use Provision 436U and Holding Provision 71H.
2. Schedule Numbers 89, 90, 115 and 116 -law Number 85-1 are hereby
further amended by incorporating additional zone boundaries as s
attached hereto.
3. C-law 85-1 is hereby amended by adding Section 436 thereto as follows:
436U. Notwithstanding Section 8.1 of this By-law, within the lands zoned C-2 shown as
affected by this subsection, and as shown on Schedules 89, 90, 115 and 116 of
carwash and gas station shall be prohibited, and multiple dwelli
residential care facility shall be permitted in accordance with
8.2, 6.1 and Special Regulation Provision 649R.
4. -law 85-1 is hereby amended by adding Section 649 thereto as follows:
649R. Notwithstanding Sections 5.24, 6.1.2 and 8.2 of this By-law,
C-2, shown as affected by this subsection, on Schedules 89, 90, 115 and 116 of
:
a) the minimum rear yard setback shall be 3.0 metres, except where
forms part of a boundary between a C-2 Zone and a Residential Zo
Public Park Zone (P-1), in which case the minimum setback shall
b) the minimum side yard setback shall be 3.0 metres, except where
forms part of a boundary between a C-2 Zone and a Residential Zo
Public Park Zone (P-1), in which case the minimum setback shall
5 - 31
C
c) The minimum setback to Elmsdale Drive for a front yard or sida
street, for multiple residential dwellings or residential care f
metres for that portion of a building not exceeding 10.5 metres,
additional setback of 1.5 metres shall be required for every add
of height thereafter.
d) The minimum setback to Ottawa Street for a front yard or side y
street, for multiple residential dwellings or residential care f
metres.
e) The maximum building height for multiple residential dwellings
care facilities shall be 24.0 metres;
f) Dwelling Units located in multiple dwellings or residential car
permitted on the ground floor, and are not required to be locate
also containing commercial uses.
g) The minimum Floor Space Ratio for any site developed exclusivel
residential uses, or with a mix of commercial and residential us
and the minimum Floor Space Ratio for any site developed exclusivel
commercial uses shall be 0.3. Individual buildings may be perm
Floor Space Ratio lower than the minimum Floor Space Ratio durin
phases of development, provided the development is consistent wi
approved Urban Design Guidelines and a Comprehensive Master Plan
prepared which demonstrates that the overall development will ac
minimum Floor Space Ratio for the lands subject to this regulati
h) The maximum Floor Space Ratio shall be 1.0. Where it has been
necessary infrastructure for storm/sanitary have sufficient capa
Waterloo that surrounding streets and intersections have sufficia
maximum Floor Space Ratio of 2.0 shall be permitted;
i) The maximum gross leaseable commercial space shall not exceed 1
square meters and will not exceed 7,000 square metres of combine
area devoted to retail uses or 5,000 square metres of combined g
devoted to office uses.
j) One freestanding retail outlet shall be permitted to a maximum size
square metres. All other freestanding retail outlets shall be p
maximum size of 3,500 square metres.
5 - 32
C
k) The minimum parking requirement for a multiple dwelling shall
each dwelling unit, and visitor parking shall be provided at a r
parking required by this special regulation and shall be provide
the required 1 space per unit.
l) That parking spaces, loading spaces, aisles giving direct acces
space (excluding driveways or portions thereof extending directl
street) and drive-thru stacking lanes shall be located a minimum
metres from a street line.
5. -law 85-1 is hereby amended by adding Section 71 thereto as follows:
71H. Notwithstanding Sections 32.1 and Special Use Provision 436U of this By-law, within
the lands zoned C-2 and shown as affected by this subsection on Schedule
Number:
a) No residential uses, religious institution, day care facility or
establishment shall be permitted until such time as The City of Kitchener is in
receipt of a letter from the Regional Municipality of Waterloo, advising that the
respect to the submission of a
detailed stationary and traffic noise assessment, based on the proposed site
plan, to address compatibility; and this holding provision has been removed by
By-law; and
b) No uses shall be permitted until such time as the City of Kitch
Regional Municipality of Waterloo are in receipt of a Record of Site Condition,
prepared in accordance with the Guideline for the Decommissionin
up of sites in Ontario and acknowledged by the Ministry of the E
confirming that the subject property is suitable for residential
land uses; and this holding provision has been removed by By-law
6. This By-law shall come into effect only upon approval by the
and Housing, or his/her delegate, of Official Plan Amendment No83 Elmsdale
Drive, but upon such approval, the provisions hereof affecting s
to have come into force on the date of passing hereof.
PASSED at the Council Chambers in the City of Kitchener this ______day of
___________, 2014
_____________________________
Mayor
_____________________________
Clerk
5 - 33
Appendix "C"
SCHEDULE 116SCHEDULE 115
SCHEDULE 89SCHEDULE 90
5 - 34
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
A PROPOSED OFFICIAL PLAN AMENDMENT AND AMDNEMDNTS TO THE KITCHEN
UNDER THE SECTIONS 17, 22 AND 34 OF THE PLANNING ACT
83 Elmsdale Drive
The City of Kitchener has received applications for an Official
The purpose of these applications is to allow the property to be
dwellings, a residential care facility, retail, office and perso
Planning & Strategic Initiatives Committee
The public meeting will be held by the , a Committee of Council which deals
with planning matters on:
MONDAY, June 23, 2014 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
If a person or public body does not make oral submissions at this public
opposition to, the above noted proposal.
meeting or make a written submission prior to approval/refusal of this, the person or public body is not entitled
to appeal the decision to the Ontario Municipal Board, and may not be added as a party to the hearing of an
appeal unless there are reasonable grounds in the opinion of the Board.
ADDITIONAL INFORMATION
is available by contacting the staff person noted below, viewin
meeting agenda (posted 10 days before the meeting at www.kitchener.ca - click on the date in the Calendar of Events and
th
select the appropriate committee), or in person at the Planning Floor, City Hall, 200 King Street West, Kitchener
between 8:30 a.m. - 5:00 p.m. (Monday to Friday).
Katie Anderl
, Senior Planner - 519-741-2200 ext. 7987 (TTY: 1-866-969-9994), katie.anderl@kitchener.ca
5 - 35
Appendix "E"
Urban Design Guidelines
83 Elmsdale Drive
City of Kitchener
Official Plan Amendment
Zoning By-law Amendment
May 8, 2014
Prepared for: Prepared by:
NovaCore Communities Corporation GSP Group Inc.
2000 Garth Street, Suite 201 72 Victoria Street South, Suite 201
Hamilton, ON L9B 0C1 Kitchener, ON N2G 4Y9
5 - 36
Appendix "E"
Contents
1.Proposed Development .......................................................................................................................................................... 1
1.1Development Vision ................................................................................................................................................... 1
1.2Design Philosophy ..................................................................................................................................................... 5
1.3Development Concepts ............................................................................................................................................. 6
2. Design Guidelines ..................................................................................................................................................................
8
2.1 Site Circulation .......................................................................................................................................................... 8
2.2Building Design .......................................................................................................................................................... 9
2.2.1 Residential Buildings ................................................................................................................................................ 10
2.2.2 Commercial Buildings............................................................................................................................................... 11
2.3 Landscape Design ................................................................................................................................................... 11
2.3.1 Plantings................................................................................................................................................................... 12
2.3.2 Signage .................................................................................................................................................................... 12
2.3.3 Lighting ..................................................................................................................................................................... 13
2.4 Compatibility ............................................................................................................................................................ 13
2.5 Functionality ............................................................................................................................................................ 15
2.6 Streetscape and Public Realm ................................................................................................................................ 16
2.7 Transportation Demand Management ..................................................................................................................... 17
2.7.1Pedestrian Orientation.............................................................................................................................................. 17
2.7.2 Cycling...................................................................................................................................................................... 18
2.7.3 Transit ...................................................................................................................................................................... 18
Figures and Tables:
Figure 1a: Illustrative Concept Plan 1
Figure 1b: Illustrative Concept Plan 2
Urban Design Guidelines
5 - 37
NovaCore Communities Corporation 83 Elmsdale Drive
Appendix "E"
1. Proposed Development
1.1 Development Vision
NovaCore Communities Corporation (NovaCore) is a land redevelopm
expertise in redeveloping urban brownfield properties into high
NovaCore has assessed and remediated more than 100 acres of brow
partners with Starward Homes Limited (Starward), an accredited r
Ontario. Starward is an industry leader with a reputation for qu
portfolio includes an impressive collection of distinctive neigh
expertise and vision for creating high quality homes to Kitchene
residential units at 83 Elmsdale Drive.
The Vision for 83 Elmsdale Drive is to transform and breathe new
become a new mixed use focal point in the Laurentian Hills neigh
residential development on the Site, as well as a variety of off
serve the day-to-day needs of the surrounding Laurentian Hills neighbourhood. Pr
pedestrian access to the Site from the surrounding area is an in
NovaCore is exploring a range of possibilities for the ultimate
allow for flexibility in the range of uses and configuration of
is intended to inform the detailed design at the appropriate sta
positioned to accommodate a variety of commercial formats and be
over time.
Below:
Urban Design Guidelines 1
NovaCore Communities Corporation- 83 Elmsdale Drive
5 - 38
5 - 39
5 - 40
Appendix "E"
Below: Birds` eye views of illustrative concept plan 2 looking west from Ottawa Street (top) and looking
Urban Design Guidelines 4
NovaCore Communities Corporation- 83 Elmsdale Drive
5 - 41
Appendix "E"
1.2 Design Philosophy
The design philosophy for 83 Elmsdale is based on vision for the project identified above, as well as a
synthesis of the various design goals, objectives and policies a
Site and its context within the community. The design philosoph
Variety: Add vitality to the Site by remediating the lands to allow for a mix of uses. Promot
residential unit types and sizes and a variety of commercial flo
today and in the future.
Transition: Provide a sensitive transition between the buildings and uses o
urban fabric. Design the scale of buildings to sensitively integ
Situate and design buildings to animate the public realm with ac.
Promote taller residential buildings overlooking Elmsdale Park.
Circulation and Connections: Provide seamless, accessible, safe and unobstructed pedestrian
through the Site and to the surrounding urban fabric and neighbo
to transit service and encourage transit-supportive development.
parking and loading areas for the various uses on the Site. Exp
intersection at the Site access to provide for a direct pedestri
Amenities: Design a shared outdoor amenity area for the residential buildi
from the residential buildings to the adjacent park space. Promo
locations. Provide a transit shelter along the Ottawa Street fro
to determine the appropriate location. Maintain a continuous row
Elmsdale Drive frontages as much as possible as a site asset and
providing sufficient visibility of commercial buildings and site
Above: Birds` eye view of illustrative concept plan 2 looking northeast from intersection of Elmsdale Drive and Ottawa
Urban Design Guidelines 5
NovaCore Communities Corporation- 83 Elmsdale Drive
5 - 42
Appendix "E"
1.3 Development Concepts
Two concept plans have been prepared for illustrative purposes (see Figures 1a and 1b). They are intended to convey
the potential range of uses, scale of development, siting of bui
demonstrate two possible development scenarios, though other dev
proposed Official Plan Amendment and Zoning By-law Amendment app
accommodate other possible development scenarios. The concepts w
intended that the guidelines contained herein will inform the de
The Illustrative Concept Plans for the Site demonstrate that it
Ottawa Street and Elmsdale Drive frontages. The Illustrative Con
front doors, windows and patios at the corners on the Ottawa Str
from McLennan Park; a city and regional destination.
The Illustrative Concept Plans both include several buildings that would likely be developed in phases. The two
concepts show two different ways of achieving built out of over
site. In both Concepts the Site is organized around an internal east/wand
internal circulation. This east/west route connects with the pri
In both concepts the northerly portion of the Site introduces mi
southerly edge of Elmsdale Park. The concepts aim to provide a s
utility functions along Strasburg Road to the east and the resid
for spatial separation from the easterly limits of the site. Par
provided partially at grade and partially in an underground park.
Both concepts include a mix of office, retail, convenience, and
Laurentian Hills neighbourhood. Both concepts create a commercia
generally grouped together and located along the south portion o
create visual interest while parking is shared and located inter
which is located internal to the Site to minimize conflicts between pedestrians and drive-through functio
Concept 2 includes a cluster of two storey office/commercial bui
and the adjacent public uses along Strasburg Road, which provide
includes a larger format retail use to provide a buffer between
concept the design of the large format retail outlet provides fo
parking area and the sidewalk along Ottawa Street. The associate
areas are shown situated towards the easterly limits of the Site
Concept 2 includes the possibility of a retirement facility in t
Street and Elmsdale Drive. Like the residential buildings along
be served by an underground parking facility with some surface p
In summary, the principal functional components of the developme
Pedestrian Access and Circulation: Pedestrian routes through the
o
routes between buildings on the Site and to surrounding sidewalk
is contemplated to provide a safe pedestrian connection from the
Transit: A transit shelter will be provided along the Ottawa Str
o
Urban Design Guidelines 6
NovaCore Communities Corporation- 83 Elmsdale Drive
5 - 43
Appendix "E"
Vehicular Access and Circulation: Vehicular accesses are propos
o
logical internal grid is proposed for safe and efficient vehicul
areas and commercial loading areas are internal to the Site away
conflicts. Loading for a potential larger format retail store co
easterly limits of the Site. Drive-through facilities are design
Commercial Uses: A variety of floor plates are included to prov
o
over time. Buildings are situated close to the street line with
Ottawa Street. Commercial buildings are grouped together in a ca
Residential Uses: Residential units are provided in mid-rise re
o
Park. Additional opportunities for residential uses, including r
generally close to the intersection of Elmsdale Drive and Ottawa
units will be provided in a centralized location between the bui
uses on the Site.
Parking: Adequate vehicle parking spaces (including barrier-free
o
be provided. The majority of the required residential parking wi
Parking for commercial uses will be shared.
Below:
Urban Design Guidelines 7
NovaCore Communities Corporation- 83 Elmsdale Drive
5 - 44
Appendix "E"
2. Design Guidelines
The following design guidelines are intended to inform the Site
in nature and express general intent. The site is likely to be d
applicants will be required to submit an updated version of the
complete application for Site Plan to demonstrate the long term
guidelines of this document.
2.1 Site Circulation
Provide a strong organizing structure of roads, paths and built
sightlines for pedestrians, cyclists and vehicles and minimizes
Emphasize the north/south route from the Ottawa Street South acc
east/west route from Elmsdale Drive as primary pedestrian routes
lights at the Ottawa Street access to provide a direct pedestria
of signage, pavement markings, materials or colour differentiati
surfaces and landscaping to reinforce and provide definition to
Below: Pedestrian Circulation Routes (top), view of East/West primary route looking east (bottom)
Primary route
Urban Design Guidelines 8
NovaCore Communities Corporation- 83 Elmsdale Drive
5 - 45
Appendix "E"
The north/south route from the Ottawa Street access and the east
also function as primary vehicle routes and emergency access rou
circulation through the Site. Use signage, curbing, bollards an/or line painting to clearly define these routes.
Discourage locating direct accesses to parking spaces, underground parking areas, commercial loading are
and drive-through facilities along either of these primary route
Primary route
Consider providing a secondary site access on Ottawa Street to p
Provide for maneuverability between on-site uses by providing co
direct pedestrian connections between buildings on the Site.
Situate drive-through facilities to minimize pedestrian and vehi
space for vehicle stacking is provided and does not overflow intthe
Site.
Provide barrier-free parking close to building entrances and clo
structure.
2.2 Building Design
Encourage innovation in architectural style of all
buildings.
Encourage coordinated architectural themes
among the group of commercial buildings and
among the group of residential buildings on the
Site to contribute to site identity.
Consider the design characteristics of the
Above/Below: Consider the character and aesthetics of
surrounding built environment and implement a
surrounding built environment. e.g.: Laurentian Power Centre
(above), nearby residential buildings (below)
high standard of architectural design that
contributes to the visual character and aesthetics
of the Laurentian Hills neighbourhood and the
surrounding commercial developments.
Design all buildings in accordance with AODA
standards and promote universal accessibility for
all users regardless of physical or sensory
abilities.
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Appendix "E"
Consider green building practices and technologies such as energ
energy efficient windows and doors and energy efficient lighting
Employ the four strategies of CPTED- Access, Surveillance, Terri
the detailed design of the Site and buildings. Complete a detailed CPTED report throug
approval process that considers Part A Sections 7.4, 7.5 and 7.7
spaces, multiple dwellings and commercial developments respectiv
Ensure all building entrances and parking structures are designe
Services Policy.
Emphasize primary building entrances through architectural and/o
canopies or plantings to define the entry.
2.2.1 Residential Buildings
Design residential buildings in a style and palette
of colours and materials that complements the
residential character of the Laurentian Hills
neighbourhood.
Design taller buildings on the Site with regard for
establishing a defined base section that
contributes to a pedestrian-friendly environment,
an articulated middle section to minimize the
appearance of bulk and a defined top section that
contributes to an interesting skyline.
Above:
Design residential units to orient principal living
reinforce human scale
spaces southward where possible to maximize
passive solar gain
Include balconies on upper storey residential units
to provide private amenity space as well as visual
interest and depth on the wall elevations.
Maximize the amount of glass or transparent
openings to residential stairwells within the
building, wherever possible.
Promote a variety of residential unit types and
sizes.
Ensure that all functional components of buildings,
including rooftop mechanical units and HVAC
equipment, are integrated in the overall form of the
buildings by applying a similar architectural style in
terms of form, materials and colour.
Above: Balconies provide a private amenity and can also
create visual interest and contribute to building articulation
along long facades
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Appendix "E"
Design the underground parking structure with
regard for the CPTED strategies contained in Part
A Section7.11 of the UDM and with regard for the
detailed design standards contained in Part C
Section 1.0 of the UDM.
Situate residential buildings to provide for
centralized recreational facility (ies) suited to the
age and abilities of the occupants. This may
include a play area surrounded by seating, or
other age-appropriate facilities.
Above: Parking garage access can be integrated in building
Ensure the parking garage entrance(s) are fully
design
integrated in the architectural design of the
buildings.
2.2.2 Commercial Buildings
Promote a variety of commercial floor plans that
are adaptable to suit the market today and in the
future.
Implement a high standard of urban design
through articulated facades and coordinated
signage along Ottawa Street.
For buildings along the Ottawa Street frontage,
orient at least one of the customer building
Above/below: Variation in roofline, building materials and
entrances towards Ottawa Street in order to offer
introduction of vegetation can enhance the appearance of
the best visibility and access to passing vehicles
blank walls
and pedestrians.
Avoid blank walls along the building elevations
facing Ottawa Street and Elmsdale Drive. Where
blank walls are unavoidable, use architectural
details and landscaping materials to enhance the
elevation.
Locate drive-through facilities along secondary
elevations wall elevations only.
2.3 Landscape Design
Coordinate plantings, site signage and lighting systems to ensur
entrapment areas or obscure signage or lighting. Ensure site lan
buildings and commercial signage.
Implement a high level of landscape design that contributes to t
Laurentian Hills neighbourhood and continuity of surrounding str
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Appendix "E"
Design a shared outdoor amenity area for the
residential buildings that provides a linkage to the
adjacent park space.
Consider implementing an entrance feature to
reinforce the Site identity as a neighbourhood
focal point. Such a feature could be located at the
intersection of Elmsdale Drive and Ottawa Street
and/or at the main access points to the site.
2.3.1 Plantings
Select trees and shrubs with regard for soils, sun,
Above: A landscaped entrance feature can contribute to identity
root spread, growth rate, canopy size and salt
tolerance, with a general preference for native
species.
Use plantings to frame and soften building
elevations and to add visual interest to blank
facades and open spaces (e.g.: amenity space
between residential buildings).
Provide enhanced landscaping along primary
pedestrian routes through the Site.
Provide enhanced landscaping at the intersection
of Elmsdale Drive and Ottawa Street.
Provide appropriate landscaping around the
perimeter of the Site.
Provide raised traffic islands with plantings to
break up parking areas where space permits.
Select plant materials which are suitable for all
seasons and water efficient to reduce long term
maintenance requirements and are salt tolerant.
Above: Planted traffic islands can soften large
surface parking lots
2.3.2 Signage
Coordinate signage to minimize clutter along the
Ottawa Street and Elmsdale Drive frontages.
Utilize durable, weatherproof materials for all
building signage that complement the overall
character of the building façades in terms of
design, style and materials.
Use simple lettering that is clear and easy to read.
Provide Multiple Unit Identification Signage and
situate signage near the coordinated accesses on
Elmsdale Drive and Ottawa Street.
Above: Coordinated signage and landscaping can reinforce
the character of the development
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Appendix "E"
Design signage to be legible to both motorists and pedestrians.
Discourage the use of portable or pylon signs.
2.3.3 Lighting
Consider dark sky compliance in the detailed
Below: Lighting along a pedestrian route can help define and
lighting design of commercial and residential
reinforce pedestrian priority
buildings on the Site. Provide night-time
visibility for all users on the Site (pedestrians
and motorists alike) and minimize intrusion of
light onto adjacent properties through the use
of full cut-off light fixtures.
Use a hierarchy of lighting levels to provide the
necessary illumination required for particular
components of the Site and building.
Ensure all key locations on the building edges
are appropriately lit for those accessing the
building. Key locations include customer
entrances to commercial units, residential lobby
entrances, parking garage entrances, and
secondary residential entrances.
Consider decorative and pedestrian scaled lighting of the transi
routes through the Site.
Provide uniform lighting levels in parking areas and service/uti
2.4 Compatibility
Respect the scale of development in the Laurentian Hills neighbo
to reinforce human-scale proportions. Generally locate taller buof up to eight storeys along the
northerly portion of the site, overlooking Elmsdale Park.
Provide a sensitive transition between the uses and scale of devon the Site to the surrounding
urban fabric by:
Generally situating residential uses along the northern and west
compatible interface with the residential neighbourhood) and comn
and easterly portion of the Site (to provide a transition to adjacent uses to the east and reinforce
commercial character of the Ottawa Street streetscape);
Provide spatial separation between residential buildings and the
planned for municipal utilities to the east;
Generally locate low-rise (up to 4 storey) human-scaled scaled d
Ottawa Street and provide a gradual transition to taller buildin
along Elmsdale Park; and
Promote taller residential buildings along the north property li
southern edge.
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Appendix "E"
Above: Views of a development concept from Ottawa Street looking northwElmsdale Park (bottom) with
lower scaled buildings at the street edge and taller buildings s
To safeguard the integrity of the residential uses on the Site, introduce fencing and/or landscaping where
residential uses interface with industrially-zoned properties to the east and where they interface with on-s
commercial functions.
Enclose or screen rooftop mechanical and other utilities from vi
Situate drive-through intercom stations away from the residentia
areas to the west. Consider headlight glare in the lighting plan
units and amenity spaces.
Screen loading bays, recycling areas and garbage
storage facilities from view from the public realm
through the use of landscaping, walls and
buildings. Incorporate recycling, garbage and
loading areas and move-in rooms internal to
buildings wherever possible. Encourage deep well
garbage collection systems for commercial uses.
Design the shared outdoor amenity area of the
apartment buildings as an integral component of
Above: Deep well garbage systems can be compatibly
the Site. Separate these outdoor amenities from
integrated in site design and layout
the primary vehicular circulation routes and buffer
from nearby parking areas.
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Appendix "E"
2.5 Functionality
Provide an appropriate distance between the Site access on Ottawat
Elmsdale Drive and Ottawa Street and Strasburg Road and Ottawa S.
Explore the opportunity to provide a traffic signal for safe and
south.
Align Ottawa Street access with the vehicle access to McLennan P
feasible. Alternatively, ensure adequate separation between the
the Site and implement a pedestrian refuge island.
Align Elmsdale Drive access with the vehicle
access to Sheridan Nursery on the west side of
Elmsdale Drive if feasible.
Ensure necessary easements for access to
Regional groundwater monitoring wells are
determined through the Site Plan approval
process. Coordinate with the Region of Waterloo
regarding relocation of any wells.
Separate loading and commercial customer pick-
up areas away from primary vehicle and
Above: Situate loading areas away from pedestrian and
pedestrian routes where feasible.
primary vehicle routes as much as possible
Layout the parking areas to minimize the number of
dead-end parking aisles.
Provide area(s) for temporary snow storage that are well drained
circulation routes. Implement a salt management strategy in acco
salt impacts to groundwater.
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Appendix "E"
2.6 Streetscape and Public Realm
Promote
realm. Generally orient residential buildings and
incorporate windows and balconies to overlook
the Elmsdale Park space to the north and to
address the Elmsdale Drive frontage.
Generally orient commercial buildings toward
Ottawa Street with parking located in rear or
side yards. Parking located between buildings
and the street is discouraged. In such cases,
provide a landscaped buffer between the
parking area and the sidewalk.
Situate active uses such as retail and restaurant
Above: Residential buildings with windows and balconies can
provide casual surveillance over adjacent park space
uses close to Ottawa Street while providing
sufficient setback to retain the outer hedgerow
of healthy maple trees where possible.
Consider sight lines to commercial signage,
buildings and entrances along the Ottawa Street
streetscape in particular.
Retain mature Silver and Norway Maple trees
where possible while at the same time having
regard for sight lines and visibility on to the site.
Where tree removal is necessary consider tree
Above: Ensure adequate sight lines to commercial buildings,
entrances and signage
replacement to contribute to the continuity of the
streetscape, pedestrian comfort and to provide a
physical buffer from traffic.
Promote visually appealing and interesting
streetscapes to support a pedestrian friendly
environment along Ottawa and Elmsdale.
Provide barrier-free pathways leading directly
from the public sidewalk, transit stops and
parking areas to the building entrances.
Provide vertical building articulations (such as
regularly spaced and transparent windows)
Above: Patios oriented toward the sidewalks can help
along the ground floor to create visual interest
animate the public realm
and make walking distances seem shorter.
Situate patio spaces associated with restaurant
uses at corner locations and the primary internal
circulation routes where possible to contribute to
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Appendix "E"
an animated public realm.
Implement a pedestrian refuge island in the shadow of the left t
provide safe crossing of Ottawa Street. Give consideration to p
Implement a high standard of building design at the corner of El
corner should address both street frontages.
Ensure that landscape design addresses the Elmsdale and Ottawa Street intersection.
2.7 Transportation Demand Management
Develop a detailed transportation demand management (TDM) progra
implemented through occupation of the buildings.
Promote the TDM plan to building occupants upon purchase/rental/lease of space. Provide updates of
information regarding commuting alternatives to residents and tenants, preferably from a TDM coordinator as
the single point of contact.
Incorporate a monitoring program for +/- 2 years from the date o
communication with Regional and/or City TDM Coordinators.
The City of Kitchener will give consideration to further parking
applications, based on the effectiveness of the TDM program.
2.7.1 Pedestrian Orientation
Implement AODA standards and promote universal
accessibility for all users.
Ensure that detailed design of the development provides a
pedestrian friendly environment, including buildings oriented to
public streets, sufficient space for pedestrian flows, and
building entrances along the public sidewalks.
Provide multiple pedestrian linkages and define all pedestrian
routes in concrete or a material alternative to asphalt to give
the pedestrian the priority and clearly demarcated and barrier-
free right of way through the Site.
Allow for direct and convenient access to and from the
surrounding Laurentian Hills neighbourhood and to and from
major destinations and community focal points, including:
Elmsdale Park, McLennan Park, the Laurentian Power Centre,
the Alpine Shopping Centre, and the Chandlar Mowat
Community Centre.
Implement a pedestrian walkway leading to/from the transit
stop from the Site.
Above: A clearly defined and illuminated
pedestrian route can help create a pedestrian-
Design interior circulation routes to accommodate various
friendly environment
modes of travel with emphasis on pedestrian use, comfort and
aesthetics.
Recognize the desire lines from the residential uses on the Site
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Appendix "E"
north and the McLennan Park space to the south. Provide direct p
portion of the Site to the Elmsdale Park space and to the Ottawa
Separate loading, servicing, drop-off areas and drive-through fa
Where they cross, consider using a different surface treatment,
or asphalt, to add visual definition to pedestrian routes.
2.7.2 Cycling
Provide bicycle parking for all uses on the Site at
a minimum rate of 10% of all required parking.
Ensure bicycle parking facilities are conveniently
located in highly visible locations, close to
building entrances.
Situate bicycle parking facilities to minimize
conflicts with key pedestrian movements.
Incorporate short-term bicycle parking racks for
visitors that are conveniently located close to
building entrances and transit shelters, protected
Above: Bicycle parking should be located in a high visibility
location, close to building entrance(s) and separated from
from the weather, visible from the interior of the
pedestrian routes
building, and do not impede the movement of
pedestrians along the throughway.
Consider providing dedicated and secure bicycle parking rooms fo
employees.
Consider providing secure showers in office buildings for employ
2.7.3 Transit
Provide a weather protected shelter at the
planned transit stop location on Ottawa Street.
Work with Grand River Transit to determine the
appropriate location for the transit shelter.
Coordinate placement of the transit shelter with
pedestrian routes and building entrance
locations.
Ensure transit facilities are easily visible, well lit
and integrated with the ultimate landscape design
in terms of tree/shrub planting, grading, etc.
Above: Through coordinated design, street trees can provide
Maintain healthy trees in the vicinity of the transit
shade and improve comfort for transit users
stop location where feasible to provide shade from
the summer sun.
Explore opportunities for a subsidized transit pass for each res
Consider implementing the Travel Wise program on site, particula
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Appendix "E"
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Appendix "F"
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Appendix "F"
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Appendix "F"
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Appendix "F"
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Appendix "F"
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Appendix "F"
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Appendix "F"
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Appendix "F"
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Appendix "F"
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Appendix "G"
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