HomeMy WebLinkAboutCSD-14-075 - Official Plan Amendment-OP14/01/W/GS - Zone Change Application-ZC14/03/W/GS - 100, 104, 108 Walter St, Vanguard Developments Corp
REPORT TO: Planning & Strategic Initiatives Committee
DATE OF MEETING: August 11, 2014
SUBMITTED BY: Alain Pinard, Director of Planning, 519-741-2200 ext. 7319
PREPARED BY: Garett Stevenson, Planner 519-741-2200 x 7070
WARD(S) INVOLVED: Ward 9
DATE OF REPORT: July 4, 2014
REPORT NO.: CSD-14-075
SUBJECT: OFFICIAL PLAN AMENDMENT OPA14/01/W/GS
ZONE CHANGE APPLICATION ZC14/03/W/GS
100, 104, 108 WALTER STREET
VANGUARD DEVELOPMENTS CORPORATION
Subject Area Map
EXECUTIVE SUMMARY:
The owner, Vanguard Developments Corporation, is proposing to am
and zoning of 100, 104, and 108 Walter Street to permit a new mu
Planning Staff recommend that the proposed Official Plan Amendme
forwarded to the Region of Waterloo for approval and that the pr
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RECOMMENDATION:
A. That Official Plan Amendment Application OPA14/01/W/GS for Vanguard
Developments Corporation requesting a change in designation from Low Rise Multiple
Residential with Special Policy 3 to Medium Density Multiple Residential with Special
Policy 3 and Special Policy 19 to permit a multiple residential dwelling building on the
be adopted, in the form shown in the Official Plan Amendment attached to Report CSD
14-ordingly forwarded to the Region of Waterloo for
approval; and further
B. That Zone Change Application ZC14/03/W/GS for Vanguard Developments Corporation
requesting a change from Residential Six (R-6) to Residential Eight (R-8) with Special
Regulation Provision 655R on the parcels of land specified and illustrated as the
be approved-
dated July 8, 2014, attached to Report CSD 14-
REPORT:
The subject properties are municipally addressed as 100, 104, an
bounded by commercial properties to the north, King Edward Publi
playfield to the south (across Walter Street), and an existing c
three properties are currently developed with two single detache
dwelling. The existing buildings are proposed to be demolished
The lands are located in the K-W Hospital Planning Community and
Cherry Hill Neighbourhood Association. The greater neighbourhoo
a mix of low-rise residential uses including single and semi-det
north and east have been mainly developed with commercial uses a
that include the Grand River Hospital, Kitchener-Waterloo Colleg
ward Public Elementary
School.
The applicant has applied for an Official Plan Amendment to chan
subject properties to Medium Density Multiple Residential with S
19 to permit a multiple residential dwelling building with a Flo
Ratio (FSR) is the figure obtained by dividing the building floo
measure and regulate the massing of a building.
The applicant has also applied for a Zone Change Application to
Residential eight (R-8) with Special Regulation Provision 655R t
building with an easterly side yard setback of 1.9 metres, a rea
maximum Floor Space Ratio of 2.3, a maximum building height of 1
the street line (Walter Street), an off-street parking rate of 1
parking rate of 19% of required parking.
The property is currently zoned Residential Six (R-6).
Provincial Policy Considerations:
Provincial Policy Statement (2014)
The Provincial Policy Statement (PPS) provides policy direction
related to land use planning
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optimize the use of land, resources, and public investment in ine
facilities. Further, the PPS directs the development of new hou
appropriate levels of infrastructure and public service faciliti
current and projected needs and promotes densities for new housi
resources, infrastructure and public service facilities. The pl
transportation modes and public transit in areas where it exists
Planning staff is of the opinion that the Official Plan Amendmen
facilitate the intensification of the subject property with a mo
compatible with the surrounding community and will make use of t
subject lands are within the Regional Central Transit Corridor (
and high frequency bus connections. ION rapid transit service i
operational in 2017. The development will enhance and further u
No new roads would be required for the proposed development and
confirmed there is capacity in the sanitary sewer to permit inte
Planning staff is of the opinion that the Official Plan Amendmen
consistent with the policies and intent of the PPS.
2006 Growth Plan for the Greater Golden Horseshoe
The subject properties are within the Built-up Area as defined i
Golden Horseshoe (Growth Plan). The Growth Plan promotes the de
balanced communities. The Plan is also supportive of the approp
residential neighbourhoods with new development, including non-r
Planning staff is of the opinion that both the Official Plan Ame
conform to the Growth Plan as it allows for the appropriate intey.
Regional Policy Considerations:
Regional Official Policies Plan (ROPP) & Regional Official Plan
The ROPP identifies the subject lands as within the City Urban A
appeal, also identifies the subject properties as within the Bui
ROP, land use policies support and promote a full range of housi
and land use patterns that support alternative modes of transpor
cycling.
Planning staff is of the opinion that the Official Plan Amendmen
conform to the Regional Official Policies Plan as well as the Re
The Community Building Strategy (CBS)
The CBS has been recently supported by Waterloo Regional Council
framework and vision for the entire CTC, including the ION Rapid
characteristics of all Station Areas, including the Grand River
the CTC, large areas of existing surface parking and small build
opportunity areas for redevelopment with a mix of mid-sized resi
Planning staff is of the opinion that the requested applications
Building Strategy for the Grand River Hospital Station Area by i
transit supportive and provides an alternative dwelling type. I
will take many years to achieve and will be supported through fu
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City Policy Considerations:
Current Official Plan (K-W Hospital Secondary Plan)
The subject property is currently designated as Low Rise Multipl
(front portion) and Mixed Use Corridor (rear portion) in the K-W
Plan (Official Plan). Under the current policy framework, multi
maximum density of 40 units per hectare within buildings that ha
Policy 3 relates to the two existing commercial driveways adjace
policy identifies that the ultimate ingress and egress driveway
to Kitchener-Waterloo Collegiate and Vocational School (formally
of the subject properties that is designated as Mixed Use Corrid
to the rear which front King Street West. Mixed Use Corridors a
evolution of uses along major corridors in the inner city. Over
Corridors shall intensify and provide a balanced distribution of
institutional uses.
Proposed Official Plan Amendment
The applicant has applied for an Official Plan Amendment to chan
property to Medium Density Multiple Residential with Special Pol
permit a multiple residential dwelling building with a Floor Spa
The K-W Hospital Second Plan does not currently have a Medium Ri
designation. Planning staff are recommending that this land use
secondary plan, in a form consistent with other secondary plans.
Multiple Residential land use designation would allow for multip
density of 200 units per hectare and a maximum FSR of 2.0.
Special Policy 3 is proposed to remain in effect for the subject
revision at this time.
Special Policy 19 is proposed to permit a multiple residential d
of 2.3, whereas the Medium Rise Multiple Residential land use de
of 2.0. The initial circulation of the application indicated a
the processing of the application, the method for calculating FS
Council as part of an interim update to the current Official Pla
the entire building floor area of the lower parking level must b
including those portions of building floor area that are complet
Planning staff support an increased FSR of 2.3 as the massing of
topography of the site and through specific building height regu
Change application. Staff also recommend zoning regulations whi
at the street line is compatible with the built form on the oppo
recommended site specific zoning also permits building mass that
and side of the property, adjacent to neighbouring properties wh
Corridor. Within the current regulatory framework, the adjacent
rise developments that are similar to that proposed.
Planning staff are of the opinion that the proposed land use des
neighbourhood. The Medium Rise Multiple Residential land use de
between the adjacent low rise residential neighbourhood and the
Street West. Coupled with the site specific zoning regulations
redevelopment of the property will be designed to be sensitive a
surrounding community.
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New Official Plan
The new Official Plan for the City of Kitchener was adopted by K
2014 and has been forwarded to the Region of Waterloo for approv
Plan remains in place and in effect, the policies in the adopted
The subject lands are within the K-W Hospital Secondary Plan areSecondary Plans
were not undertaken as part of the new Official Plan and have be
plan areas, including the K-W Hospital Secondary Plan area, are located within Major Transit Station
(PARTS - Planning Around Rapid Transit Stations).
Policy 13.7.1.3 of the K-W Hospital Secondary Plan references Pa
Official Plan, which were included in the review of the new Offi
In addition to supporting transit and
intensification objectives, the direction in the new Official Pl
develop as a complete and healthy community through comprehensively managing growth, along
with increased emphasis on an integrated transportation system that supports walkability
promotes mixed use areas which include a variety of commercial,
lands in close proximity to residential areas.
Planning staff are of the opinion that the requested application
Official Plan policies.
Kitchener Growth Management
The Kitchener Growth Management Strategy (KGMS) helps to ensure
effectively to achieve the required density and intensification
and function which will enhance the quality of life in Kitchener
Plan (KGMP) is based on the principle that maximizing the use of
and that planning for, and implementing, intensification is a hi
Planning staff is of the opinion that the Official Plan Amendmen
comply with the KGMS and KGMP as it allows for the appropriate i
property, better utilizes the existing infrastructure, allows for
complementary to the existing neighbourhood, and will bring new
Planning Around Rapid Transit Stations Areas (Phase 1 and 2)
The primary purpose of the Planning Around Rapid Transit Station
direction for future development and stability within station st
for capital projects to ensure that these areas are developed in
adds value to our community.
PARTS Phase 1 includes an identification of recommended station
background information, and a project plan for how to undertake
followed by the Station Study Area Plans. The subject propertie
Study Area Plan.
Through Phase 1 it was determined that efficiencies would be ach
key initiatives at a corridorwide scale in Kitchener all at once, rather than for individual
Phase 2 consists of five corridor-wide initiatives that are either comp
The initiatives include; Interim Direction, Communications Appro
Sanitary Sewer Capacity Analysis, and Transportation Demand Mana
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Kitchener City Council has recently adopted an amendment to the
new Transportation Demand Management (TDM) policies as part of t
wide initiative. The main purpose of the amendment was to imple
general direction in reviewing development applications until su
completed in 2017. The new policies provide the policy tool to a
compatible development/redevelopment opportunities in advance of
implementation of Station Area Plans and to ensure stable reside
from undesirable and incompatible development/redevelopment prop
While not in force and effect as final approval of the recent Of
been issued by the Region of Waterloo, Planning staff are of the
Amendment and Zone Change Applications conform to the Interim Di
Zoning By-law 85-1
The property is currently zoned Residential Six (R-6).
Proposed Zone Change Application
The applicant has also applied for a Zone Change application to
Residential eight (R-8) with Special Regulation Provision 655R t
building with an easterly side yard setback of 1.9 metres, a rea
maximum Floor Space Ratio of 2.3, a maximum building height of 1
the street line (Walter Street), an off-street parking rate of 1
parking rate of 19% of required parking, and a landscaped area o
Comparison Table of Current and Proposed Zoning Regulations
Multiple DwellingResidential SixResidential EightSpecial
(R-6)(R-8)Regulation 655R
ExistingProposed Proposed
Minimum Lot Area 15.0m 15.0m
Front Yard Setback 4.5m 4.5m
Easterly Side Yard Setback 2.5m 1.5m (9.0m height) 1.9 m
2.5m (10.5m height)
6.0m (10.5m + height)
Westerly Side Yard Setback 2.5m 1.5m (9.0m height)
2.5m (10.5m height)
6.0m (10.5m + height)
Rear Yard Setback 7.5m 7.5m 5.17m
Maximum Building Height 10.5m 24.0m 13.5m or 4 storeys
(within 8.3m of
Walter Street)
Minimum Landscape Area 20% 20%
Minimum Off-Street Parking 1.25 1.25 1.0
space per unit space per unit space per unit
Minimum Visitor Parking 20% 20% 19%
Minimum FSR - 0.6 -
Maximum FSR 0.6 2.0 2.3
AGENCY COMMENTS:
Commenting agencies and City departments have no concerns with t
Zone Change applications. A copy of all
Additional consideration or concerns will be addressed through t
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NEIGHBOURHOOD COMMENTS:
As a result of the preliminary circulation of the Official Plan
applications, staff received written responses from nearby prope
relate mainly to transportation issues including parking and tra
character of the proposed building, proximity of King Edward Sch
and are discussed below.
Transportation
Some respondents expressed concern for the proposed parking rate
originally proposed 15% visitor parking rate. The standard park
20% visitor parking for multiple dwellings in this area. Reside
parking on Walter Street, the proximity of King Edward Public Sc
contributing factors to their concerns.
Transportation Services staff have reviewed the proposed applica
proposed density does not warrant further study. Walter Street
no on-street parking will be permitted on Walter Street. Drop o
School are being retained on nearby Agnes Street. The Owner has
will be regulated to tenants/purchasers through lease agreements
Owner is proposing to locate a car share vehicle on site. Plann
reduced parking standards as proposed and support reduced parkin
specifically those which are located adjacent to an intensificat
within walking distance to existing high frequency transit servi
transit service. On-street parking is regulated by the City and
by By-law Enforcement staff should future complaints arise. The
accommodate an additional visitor parking space, and the Applica
visitor parking rate to 19% of required parking.
Proposed Building
Some residents provided comments that the building should be of
characteristics of the single-detached dwellings in the area.
All buildings containing more than three dwelling units in the C
control. The applications are seeking permissions in the regula
to a building design. Although there are buildings of heritage
buildings on the subject properties are not of cultural heritage
The recommended zoning by Planning staff restricts the maximum b
storey above grade, within 8.3 metre of Walter Street. A maximu
proposed for the middle and rear of the site, which will permit
mechanical features such as HVAC, elevator penthouse, and stairw
topography of the site allows for the ground floor to be partial
storey building closest to Walter Street (including the ground f
rear of the site and adjacent to King Edward School (excluding t
of the required off-street parking can be accommodated within th
The applicant has prepared an Urban Design Brief for the buildin
through the site planning process. It should be noted that the
through a site planning process where Planning staff will requir
show building features that are appropriate in size, location, m
neighbourhood context.
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King Edward Public School
King Edward Public School is immediately adjacent to the subject
concerned with the shadowing of the playground and safety of the
residential building adjacent.
The Waterloo District School Board has been circulated a copy of
no concerns, except noting that overnight parking is not permitt
Planning staff have reviewed a preliminary shadow study and are
impact on the school property. The model shows that the most se
6:00pm. Planning staff support new infill housing within existi
support populations for existing schools. Planning staff do not
medium-rise housing and school sites adjacent, and note that app
barriers will be required at the shared property line, during th
properties.
Established Community
Some residents expressed concern about new development and/or in
are within the K-W Hospital Secondary Plan area. As discussed a
provincial and regional legislation to appropriately plan for an
built up areas of the City. The appropriateness of a developmen
determined through a variety of factors. Where a land use chang
consideration is given to amend the current policies and regulat
Residents also expressed some concern that permitting this redev
setting and may lead to additional redevelopment in their commun
In this case, Planning staff reviewed supporting materials that
and support redevelopment of these properties for a number of re
adjacent to a mixed-use corridor and divided from the stable low
Walter Street. The proposed development will act as a buffer be
redevelopment along King Street West and the stable residential
proposed building will be situated away from Walter Street towar
introduction of a multiple dwelling will ensure that a greater v
available within the community and help achieve residential dens
future ION rapid transit service. Through the site planning pro
building design elements are incorporated to ensure compatible d
As noted above, a comprehensive review of the legislative framew
reviewed in conjunction with the PARTS Midtown Station Study Are
of stable residential areas is a key component of that work. Pl
subject properties are in a location that is appropriate for red
segregated from the adjacent stable residential neighbourhood an
from more intensive redevelopment along King Street West. The s
by lands which are designed as Mixed-Use Corridor. All site spe
considered on their own merit.
Other
Residents also advised Planning Staff through their comments tha
no other apartment buildings in the area, the reduced landscape
people may trespass through the rear of the site through adjacen
and the existing infrastructure may become overloaded.
neighbourhoods to support complete communities. Further, approp
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intensification is supported and mandated for all areas of the C
process, Planning Staff will ensure that sufficient landscaping
barriers such as fences are installed to limit trespassing, and
to accommodate the development.
Residents also indicated support for some redevelopment of the p
redevelopment will act as a buffer from King Street West, the ex
there will be new investment into the community, and that the ex
utilized.
Changes to Applications in Repose to Neighbourhood Comments
In review and consideration of the comments raised by the reside
recommended zoning regulations for this property.
To help further alleviate demand for off-street parking, the Own
a car share space located onsite. The car share vehicle would b
car share program and would not be limited to residents of the f
spaces, including the car share, required barrier-free space(s),
represents a 19% share of the required parking. As such, the vi
has been amended to 19% of the off-street parking requirement, r
proposed.
Secondly, through a more detailed review of the building design,
buildings Architect and site designer, are working to accommoda
site. An off-street parking rate of 1.0 spaces per unit is stil
simplicity sake, however a rate of 1.03 spaces per unit may be a
street parking spaces for 31 dwelling units.
To accommodate additional landscape space on site, new amenity a
the building. With these amenity features, the landscape area o
minimum of 20%, and a reduction in the landscape area is no long
change application. The owner is also in negotiations to acquir
the rear of the property, which is proposed to be consolidated w
for additional amenity space.
Through the site planning process, privacy will be provided to a
visual and physical barrier at the side and rear of the site, wh
through the site onto neighbouring properties.
Planning Analysis:
Planning staff recommend amending the Official Plan land use des
subject properties as outlined in Appendix A and B. Future
properties align with Provincial, Regional, and City intensifica
Region-wide initiatives such as ION rapid transit. Planning sta
the Owner in developing property specific zoning to ensure that
with both the adjacent low density residential neighbourhood and
is concentrated away from the existing low rise residential buil
towards King Street West, where the existing regulatory framewor
future multiple dwelling building will serve as an appropriate b
housing in this community. Planning staff recommend approval of
Zone Change applications and are of the opinion that the develop
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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 Development. The proposed Official
Plan Amendment and Zone Change Applications would rezone and red
that would facilitate compatible residential intensification wit
FINANCIAL IMPLICATIONS:
No new or additional capital budget requests are associated with
COMMUNITY ENGAGEMENT:
INFORM The Official Plan Amendment and Zone Change applications have b
comment to internal departments, external agencies, and all prop
the subject lands on February 5, 2014. As a result of the circu
vance of the council / committee meeting.
CONSULT Planning staff held a Neighbourhood Information Meeting on Apri
and the applicant gave presentations and dialogued through a que
follow up to that meeting, Planning staff received 5 additional
Meeting will be mailed notice of the public meeting, and notice
The Record on July 18, 2014.
CONCLUSION:
City of Kitchener staff support amending both the K-W Hospital S
Zoning By-law 85-1 as attached and as discussed above. Planning
proposed amended regulatory framework will permit residential in
appropriate for the subject properties. The residential intensi
Provincial Policy Statement, Growth Plan for the Greater Golden
Official Policies Plan. Planning staff recommend that Official
OPA14/01/W/GS be adopted and Zoning By-law Amendment application
attached, be approved.
REVIEWED BY: Della Ross, Manager of Development Review
ACKNOWLEDGED BY: Mark Hildebrand, Acting Deputy CAO (Community Services)
Attachments:
-law & Map No. 1
per Advertisement
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CSD-14-075
Appendix A
AMENDMENT NO. __ TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
100, 104, 108 Walter Street
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AMENDMENT NO. __ TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
100, 104, 108 Walter Street
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 Init
Committee of August 11, 2014
APPENDIX 2 Minutes of the Meeting of Planning and Strategic Ini
Committee August 11, 2014
APPENDIX 3 Minutes of the Meeting of City Council August 25, 2014
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AMENDMENT NO. 104 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 inclu
SECTION 2 PURPOSE OF THE AMENDMENT
This Official Plan Amendment proposes the following amendments t
Plan to provide for a new mid-rise multiple residential dwelling building;
Map 18 by redesignating lands from Low Rise Multiple Residentia
with Special Policy 3 to Medium Density Multiple Residential with Special Policy 3 and
Special Policy 19;
Adding Policy 12 in Section 13.7.3 to add the Medium Density Mu
designation and applicable policies; and
Adding Special Policy 19 to Section 13.7.4.
SECTION 3 BASIS OF THE AMENDMENT
The subject property is currently designated Low Rise Multiple R
-W Hospital Neighbourhood Secondary Plan. This
designation permits a range of housing opportunities while retai
of the residential streetscape. Permitted uses include multiple
of 40 units per hectare. Multiple dwellings may be permitted to
individual site provided the Floor Space Ratio (the figure obtai
lot is divided by the lot area) of the development does not exce
the two existing commercial driveways adjacent to the subject pr
the ultimate ingress and egress driveway shall be the existing d
The applicant has applied for an Official Plan Amendment to chan
the subject properties to Medium Density Multiple Residential wi
Policy 19. Special Policy 19 would permit a multiple dwelling w
Floor Space Ratio, or FSR, is the figure obtained when the build
the lot area and is used to regulate the massing of a building.
The applicant has also applied for a Zone Change to establish si
Provisions to the same effect. The intent of the Official Plan A
Change are to allow for a 6 storey mid-rise residential developm
ground floor which is partially below grade.
The intent of the Medium Density Multiple Residential land use d
development at densities which provide an appropriate transition
the centre of residential neighbourhoods and higher density rede
the neighbourhood. The permitted uses are restricted to existin
dwellings, duplex dwellings, multiple dwellings, small and large
houses, home businesses and private home day care. Day care faci
provided they are located on the same lot as a large multiple dw
development are provided to a maximum density of 200 units per h
Space Ratio shall be 2.0, that is, the above grade building floor
3
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lot area. Multiple dwellings may be permitted to exceed 200 unit
provided the Floor Space Ratio of 2.0 is not exceeded.
Special Policy 19 is proposed to permit a multiple residential d
FSR of 2.3, whereas the Medium Rise Multiple Residential land us
maximum FSR of 2.0. The entire building floor area of the lower
in the calculation for FSR, including those portions of building
below grade. In this case, Planning staff support an increased
building is controlled by the topography of the site and through
regulations proposed as part of the Zone Change application. St
regulations which will ensure that building mass at the street l
form on the opposite side of Walter Street. The recommended sit
building mass that will be concentrated to the rear and side of
neighbouring properties which are designated as Mixed Use Corrid
Planning staff are of the opinion that the proposed land use des
neighbourhood. The Medium Rise Multiple Residential land use de
buffer between the adjacent low rise residential neighbourhood a
along King Street West. Coupled with the site specific zoning r
staff, any future redevelopment of the property will be designed
with the existing surrounding community.
In considering the
reports, Planning Staff are supportive of the requested policy c
residential development on the subject lands.
The amendment as proposed herein is consistent with the objectiv
Statement and Places to Grow - Growth Plan for the Greater Golde
promote the creation of livable, sustainable and complete commun
development patterns and an appropriate mix of land uses.
The Official Plan Amendment conforms to the Regional Official Po
Regional Official Plan (under appeal). Both plans contain land
promote a full range of housing types, mixed use developments, a
support alternative modes of transportation including transit, w
or Urban Area of the City. The amendment also supports the visio
Building Strategy for the Grand River Hospital Station Area by i
Corridor.
The subject lands are within the K-W Hospital Secondary Plan are
Plans were not undertaken as part of the new Official Plan and h
secondary plan areas, including the K-W Hospital Secondary Plan
Major Transit Station Areas (MTSAs) and are propos
Station Area Planning exercise (PARTS - Planning Around Rapid Tr
13.7.1.3 of the K-W Hospital Secondary Plan references Parts 1,
Official Plan, which were included in the review of the new Offi
intensification objectives, the direction in the new Official Pl
to develop as a complete and healthy community through comprehen
along with increased emphasis on an integrated transportation sy
and promotes mixed use areas which include a variety of commerci
4
2 - 14
employments lands in close proximity to residential areas. The Official Plan Amendment
conforms with the intent of the new Official Plan policies.
An amendment to the Official Plan has been adopted to implement
Management (TDM) policies as part of the Planning Around Rapid T
Phase 2 Interim Direction corridor-wide initiative. The main pu
implement new policies to provide general direction in reviewing
such time as the PARTS project is completed in 2017. The new pol
to allow the consideration of good compatible development/redeve
advance of the preparation and implementation of Station Area Pl
residential neighbourhoods are protected from undesirable and in
development/redevelopment proposals. The Official Plan Amendmen
the Interim Direction policies as adopted.
The Kitchener Growth Management Strategy (KGMS) helps to ensure
effectively to achieve the required density and intensification
form and function which will enhance the quality of life in Kitc
Management Plan (KGMP) is based on the principle that maximizing
infrastructure is preferred and that planning for, and implement
priority. The Official Plan Amendment complies with the KGMS an
appropriate intensification of the subject property, better util
allows for a built form that is compatible and complementary to
will bring new residents into a stable community.
5
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SECTION 4 THE AMENDMENT
1. The City of Kitchener Official Plan is hereby amended as follow
a) Part 3, Section 13.7.3 is amendment to add Medium Density Multi
Residential land use designation and related policies as follows
12.Medium Density Multiple Residential
The intent of the Medium Density Multiple Residential designatio
encourage new development at densities which provide an appropri
transition between low densities found at the centre of resident
neighbourhoods and higher density redevelopment sites at the per
of the neighbourhood.
The permitted uses are restricted to existing single and semi-de
dwellings, duplex dwellings, multiple dwellings, small and large
care facilities, lodging houses, home businesses and private hom
care. Day care facilities are also permitted provided they are l
the same lot as a large multiple dwelling. Opportunities for res
development are provided to a maximum density of 200 units per h
The Maximum Floor Space Ratio shall be 2.0, that is, the above g
building floor area shall not exceed 2.0 times the lot area. Mul
dwellings may be permitted to exceed 200 units per hectare on an
individual site provided the Floor Space Ratio of 2.0 is not exc
b) Part 3, Section 13.7.4 is amended to add Special Policy 19 as follows:
19. Notwithstanding the Medium Density Multiple Residential land u
designation, multiple dwellings may be permitted with a maximum
Space Ratio of 2.3.
c) Map No. 18 is amended to change the land use designation of the subject la
from Low Rise Multiple Residential and Mixed Use Corridor with S
to Medium Density Multiple Residential with Special Policy 3 and
19 A
6
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APPENDIX 1 Notice of the Meeting of Planning and Strategic Init
Committee of August 11, 2014
Advertised in The Record July 18, 2014
PLANNING MATTERS:
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
A PROPOSED OFFICIAL PLAN AMENDMENT AND AMDNEMDNTS TO THE KITCHENER ZONING BY-LAW
UNDER THE SECTIONS 17, 22 AND 34 OF THE PLANNING ACT
100,104, 108 Walter Street
The City of Kitchener has received applications for an Official
properties to be redeveloped with a medium-rise multiple residen
Planning & Strategic Initiatives Committee
The public meeting will be held by the , a Committee of Council which deals
with planning matters on:
MONDAY, AUGUST 11 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-2200,
nd
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
opposition to the proposed Official Plan amendment or Zone Chang
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 Council and the City of Kitchener 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 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, viewin
the meeting agenda (available at www.kitchener.ca approximately ten days in advance of the meeting - click on the
th
meeting date in the Calendar of Events), or in person at the Pla Floor, City Hall, 200 King Street West,
Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday).
Garett Stevenson,
Planner - 519-741-2200 x 7070 (TTY: 1-866-969-9994)
Garett.Stevenson@kitchener.ca
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APPENDIX 2 Minutes of the Meeting of Planning and Strategic Ini
Committee August 11, 2014
8
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APPENDIX 3 Minutes of the Meeting of City Council August 25, 2014
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CSD-14-075
Appendix B
PROPOSED BY LAW
July 9, 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
Vanguard Developments Corporation
100, 104, and 108 Walter Street)
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 Number 74 o-law Number 85-1 is hereby amended by changing
the zoning applicable to the parcels of land specified and illus
of Kitchener, attached hereto, from Residential Six (R-6) to Residential Eight (R-8) with
Special Regulation Provision 655R.
2. Schedule Number 74 -law Number 85-1 is hereby further amended by
incorporating additional zone boundaries as shown on Map No. 1 a
3. -law 85-1 is hereby amended by adding Section 655 thereto as follows:
655. Notwithstanding Sections 42.2, 42.6, and 6.1.2 of this By-law, within the lands zoned
Residential Eight (R-8), shown as affected by this subsection, on Schedule 74 of
A:
a) The maximum Floor Space Ratio shall be 2.3;
b) The minimum rear yard setback shall be 5.17 metres;
c) For the purpose of provision b) the rear property line shall
property line adjacent to the landlocked parcel of land. Where
taken into identical ownership as the lands shown as affected by
subsection, the minimum rear yard setback shall be 7.5 metres;
d) The minimum easterly side yard setback shall be 1.9 metres;
e) For the purpose of subsection d) the easterly side property lin
line shared with 709 King Street West;
f) The maximum building height for a multiple dwelling within 8.3 metres of the
front property line shall be 13.5 metres;
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g) The maximum building height for a multiple dwelling within 8.3
front property line shall be four storeys, measured from the gra
the base of the building in such location;
h) For the purpose of provisions f) and g) the front property line
the property line shared with Walter Street;
i) The minimum off-street parking requirement for a multiple dwell
space per unit;
j) The minimum off-street visitor parking requirement for a multip
be 19% of the total required off-street parking
4. This By-law shall come into effect only upon approval by the
and Housing, or his/her delegate, of Official Plan Amendment No
Walter Street, but upon such approval, the provisions hereof aff
deemed to have come into force on the date of passing hereof.
PASSED at the Council Chambers in the City of Kitchener this ______day of
___________, 2014
_____________________________
Mayor
_____________________________
Clerk
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CSD-14-075
Appendix C
Advertised in The Record July 18, 2014
PLANNING MATTERS:
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
A PROPOSED OFFICIAL PLAN AMENDMENT AND AMDNEMDNTS TO THE KITCHENER ZONING BY-LAW
UNDER THE SECTIONS 17, 22 AND 34 OF THE PLANNING ACT
100,104, 108 Walter Street
The City of Kitchener has received applications for an Official
properties to be redeveloped with a medium-rise multiple residen
Planning & Strategic Initiatives Committee
The public meeting will be held by the , a Committee of Council which deals
with planning matters on:
MONDAY, AUGUST 11 at 7:00 P.M.
nd
COUNCIL CHAMBERS, 2 FLOOR, CITY HALL
200 KING STREET WEST, KITCHENER.
-2200,
nd
Ext.7275. Written submissions can be sent to the City 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
opposition to the proposed Official Plan amendment or Zone Chang
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 Council and the City of Kitchener 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 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, viewin
the meeting agenda (available at www.kitchener.ca approximately ten days in advance of the meeting - click on the
th
meeting date in the Calendar of Events), or in person at the Pla Floor, City Hall, 200 King Street West,
Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday).
Garett Stevenson, Planner - 519-741-2200 x 7070 (TTY: 1-866-969-9994)
Garett.Stevenson@kitchener.ca
2 - 24
CSD-14-075
Appendix D
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CSD-14-075
Appendix E
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