HomeMy WebLinkAboutCSD-14-091 - Official Plan Amendment-OP14/06/V/JVW - Zone Change Application-ZC14/06/V/JVW - 98, 100, 100 1/2 and 110 Victoria St S, 2373074 Ontario Inc.
REPORT TO: Planning & Strategic Initiatives Committee
DATE OF MEETING: September 8, 2014
SUBMITTED BY: Alain Pinard, Director of Planning
PREPARED BY: Juliane von Westerholt, Senior Planner, 741-2200 (7157)
WARD(S) INVOLVED: Ward 9
DATE OF REPORT: August 5, 2014
REPORT NO.: CSD-14-091
SUBJECT: OFFICIAL PLAN AMENDMENT APPLICATION
OP14/06/V/JVW AND ZONE CHANGE APPLICATION
ZC14/06/V/JVW
2373074 ONTARIO INC.
98, 100, 100 ½ , 110 VICTORIA STREET SOUTH and 55
BRAMM STREET
___________________________________________________________________
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RECOMMENDATION:
A. That Official Plan Amendment Application OP14/06/V/JVW for 98, 100, 100
½ , 110 Victoria Street South and 55 Bramm Street requesting to add
Special Policy 55 to permit a high rise residential development with ground
floor commercial uses that is subject to the site-specific provisions on the
subject lands illustrated as the ‘Subject Area’ on Schedule A be adopted, in
the form shown in the Official Plan Amendment attached to Report CSD-14-
091 as Appendix “A”, and accordingly forwarded to the Region of Waterloo
for approval; and
B. That Council request that the Regional Municipality of Waterloo amend
Section 15.D.2 of the New Official Plan (adopted June 2014) to add a new
Site Specific Policy 15.D.2.68 as shown on Appendix “B”; for the parcel of
land specified and illustrated as the “Area of Amendment” on Schedule “I”
and to amend Map 4 to add a new Site Specific Special Policy to the lands
to permit a mixed use development on the parcel of land specified and
illustrated as the “Area of Amendment” on Schedule “I” , as attached to
Report CSD 14-091 as Appendix ‘B’; and
C. That Zone Change Application ZC14/06/V/JVW for 98, 100, 100 ½ , 110
Victoria Street South and 55 Bramm Street for the purpose of changing the
zoning from Warehouse District Zone (D-6) toWarehouse District Zone (D-
6) with Special Use Provision 439U, Special Regulations
656R,657R,658R,659R,660Rand Holding Provision 72H and 73H be
approved in the form shown in the “Proposed By-law” dated August 15th,
2014 attached to Report CSD-14-091 as Appendix “C”; and
D. That the Urban Design Brief for 98, 100, 100 ½ , 110 Victoria Street South
and 55 Bramm Street, dated August 2014, and attached to Report CSD-14-
091 as Appendix “D”, be adopted; and
E. That staff be directed to prepare an agreement under Section 37 of the
Planning Act to be entered into by the City with the applicant to the
satisfaction of Director of Planning and the City Solicitor and to be signed
by the Mayor and Clerk and registered on title to describe the community
benefits being provided in exchange for bonusing; AND FURTHER,
F. That the Bonusing Chart appended as Appendix “E” be adopted, and
further that it be used to formulate the Section 37 Agreement.
BACKGROUND:
The subject lands are located at 98, 100, 100 ½ 110 Victoria Street South and 55
Bramm Street and currently contain four commercial buildings including the former
Dominion Bakery site and a portion of the 55 Bramm Street property recently acquired
from the City. The five properties also have a minimal amount of surface parking
spaces. The owner intends to demolish the existing buildings and develop the property
as a mixed use building including one 12 storey and one 16 storey residential tower with
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ground floor commercial uses. Office uses are proposed on the second and third floors
of the 3 storey podium structure that is common to the two towers.
The owner submitted Official Plan Amendment and Zone Change applications in May of
2014, together with supporting information as part of a complete application. The
applications seek to allow multiple residential and retail as permitted uses and introduce
site-specific Official Plan policies and Zoning provisions to increase the maximum
permitted floor space ratio and building height and to reduce the minimum yard
setbacks and off-street parking requirements. The proposed building, which is still
subject to site plan approval is illustrated on the Figure 1 attached as Appendix F.
REPORT:
Proposed Official Plan Amendment
The subject lands are currently designated Warehouse District in the Official Plan. The
current designation permits uses including the reuse of the existing industrial buildings
as warehouse outlets, boutiques, studios, restaurants, office, commercial entertainment
as well as some industries. The current designation establishes a maximum floor space
ratio (FSR) of 2.0.
The subject lands are also within the Warehouse Design District in the Official Plan. The
Warehouse Design District policies provide direction on general design principles for
future development with respect to style, building height and form for new development
as well as streetscapes, storefronts and signage. These policies generally encourage
building façade heights between 3 and 6 storeys for all new construction, however
consideration for additional building height is subject to an approved Urban Design
Brief. The applicants have submitted an Urban Design Brief with their application which
is attached as Appendix “D”.
The applicant is proposing to establish site-specific special policies in the Official Plan to
broaden the range of permitted land uses to include residential and retail, to increase
the maximum FSR to 8.0 and add site specific bonusing policies to guide the
development of the site. These will enable the City to enter into a bonusing agreement
under Section 37 of the Planning Act with the land owners to ensure that certain
community benefits are implemented and provided for the City in exchange for
increased floor space ratio for the site. By allowing increased density through bonusing,
the City can ensure a higher quality of development.
The direction in the newly “adopted” Official Plan is to allow increase in density in the
Urban Growth Centre (Downtown) as well as other areas such as the Major Transit
Station Areas from an FSR of 3.0 and in return achieve a higher quality of development
in these intensification areas. Since the application for Official Plan Amendment will be
considered after the adoption but prior to the approval of the New Official Plan, the City
will request that the Region be directed to incorporate the text of this amendment to the
newly adopted Official Plan (June 2014) as attached in Appendix ”B” as part of a future
modification.
The list of community benefits that could be achieved through a Section 37 Agreement
will include but not be limited to transportation demand uses, sustainability practices,
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residential uses, enhanced streetscape design, heritage conservation, public amenity
areas, and public art which are over and above what current minimum policies or
requirements are stipulated for these community benefits. Each site will be individually
evaluated with respect to the community benefits that will be provided. A bonusing value
chart has been attached for adoption as Appendix “E”.
Proposed Zone Change
The subject lands are currently zoned Warehouse District (D-6) zone. The Warehouse
District zone implements the OP Warehouse District designation by establishing a
maximum FSR of 2.0 and permitting the same range of uses outlined by the
designation. The Zone Change proposes to retain the D-6 zoning and add new special
use provision 439U in order to permit a full range of retail as well as residential uses on
the subject lands with new site-specific special provisions. A draft by-law has been
attached as Appendix “C”.
The purpose of the Zone Change together with the purpose of the OPA is to broaden
the range of permitted uses, to increase the total maximum FSR to 8.0, to require that a
portion of the increase in FSR be provided through bonusing in exchange for community
benefits such as enhanced public amenity areas and streetscape design and to
establish site-specific provisions for site development, including increased height to 62.0
metres, reduced setbacks, and reduced parking requirements. The proposed zoning
also introduces two holding provisions 72H and 73H which require that a Record of Site
Condition to MOE’s satisfaction and that a noise study for railway, stationary and traffic
noise be completed to the Region’s satisfaction.
The D-6 zoning only permits convenience retail and not the full range of retail uses. The
proposed zone change through proposed special use provision 439U will permit the full
range of retail uses, and through proposed special regulation provision 656R limit the
total maximum amount of retail on the subject lands to 1,000 square metres with each
individual retail outlet not to exceed 500 square metres. The proposed special
regulation also clarifies that non-residential uses (including retail) may be permitted only
on the ground floor of a multi-storey building and further regulates that the ground floor
façade along Victoria Street South must achieve a minimum of 50% of glazing, so as to
create as animated a space as possible along the street facing facade.
In addition, provisions as prescribed by regulation 656R regulate the massing and scale
of the development, ensure that some community benefits are achieved through the
increased massing, while upholding the intent to preserve a human scale form of
development along Victoria Street by defining an appropriate podium height and
allowing for the tower form to rise above the podium if it is stepped back from the
Victoria Street edge.
The existing D-6 zone does not require minimum setbacks along public streets, the
intent being to encourage buildings to be situated as close as possible to the sidewalk
to animate the public realm. Proposed special regulation provision 656R provides for
this intent by not requiring a minimum yard from Victoria Street South. The existing D-6
zone requires a minimum rear yard of 7.5 metres from the northerly limits of the subject
lands. Proposed zoning provision 656R proposes to eliminate the minimum rear yard
requirement to optimize the use of the land. In this context the rear yard would be facing
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onto the City lands known as Bramm Street and the railway lands to the north of the city
lands and further would not reasonably be used for yard space or amenity area since
the development concept proposes to provide amenity space in a rooftop terrace
instead.
The side yard requirement is in part intended to create sufficient separation between
buildings. However, in the Downtown and intensification areas, the City has promoted
building to the zero lot line to create a continuous and uninterrupted street edge where
possible. Despite these side yard reductions, sufficient fire separation is provided.
These requirements are evaluated through the site plan control and building permit
processes and therefore staff is comfortable supporting the requested side and rear
yard reductions.
The easterly side yard which abuts Arthur Street is being proposed as a 3.0 metre
setback from the main podium portion of the building. This is intended to provide some
separation from the existing single detached residential development that currently still
exists on the adjacent lands known as 11 and 13 Arthur Place, while recognizing that
these lands are also zoned D-6 Warehouse District which does not permit residential
uses. These uses predate the existing zoning and these lands could also be
redeveloped at some time in the future, as intensification of this area occurs. The
proposed building design includes an architectural feature known as a colonnade which
is a 3 storey structure that is intended to resemble or pay homage to the industrial and
warehouse style developments that were common to this area of the downtown. This
colonnade feature is wrapped around the side and front of the building and stops short
of these lots on Arthur Street.
The parking requirements for the subject lands are currently regulated by the general
parking regulations applicable in the downtown area. The proposed Zone Change
introduces site-specific minimum off-street parking and loading requirements in special
regulation provision 660R. The required parking is to be provided entirely within a
parking structure. The number of parking spaces has been reduced to recognize the
site’s proximity to the Regional Multi- modal Hub and the downtown. As the site is
intended to be transit supportive and other Transportation Demand Management (TDM)
measures are being contemplated for the development, reduced parking is supported
by staff. The applicant also submitted a TDM study to support the request for reduced
parking for the development. The parking is also being unbundled from the units, so that
people have a choice as to whether they wish to have a parking space or not for their
unit. In addition, the parking for this development is shared for all the uses so that
parking for the residential and other commercial and office uses are not assigned. This
approach recognizes that the site is within a major transit station area and other modes
of transportation are available to the residents including 500 bicycle spaces that are
provided on site by the development.
The proposed amendments are appropriate for the use of the land, considering the
proximity of the site to the future regional multi-modal transit hub facility a mere 800 m
away, as well as the introduction of rapid transit to the downtown which will be developed
over the next few years. The land uses introduced through the amendments are
complementary to the existing and future land use mix in the downtown area and will
contribute to the vibrancy and vitality of the Downtown.
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Provincial, Regional and Municipal Planning Context
2014 Provincial Policy Statement
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial
interest related to development and land use planning. The PPS promotes building
liveable communities through the efficient development of lands and appropriate mix of
land uses, housing types and densities.
The PPS also directs planning authorities to identify and promote opportunities for
intensification in a compact form where it can be accommodated by taking into account
the existing building stock, area and availability of existing infrastructure and public
service facilities. The proposed amendments represent an intensification opportunity
within the City’s Urban Growth Centre that is within a five minute walk to future multi-
modal transit hub with frequent transit service.
Furthermore, the PPS promotes land use mixes and densities that help minimize
vehicular trips and support public transit and other alternative transportation modes. The
proposed amendments incorporate a mix of uses that are transit supportive and also
incorporate design measures to support walkability and incorporate cycling and transit
amenities on site. For these reasons, the proposed amendments are consistent with the
PPS.
Growth Plan for the Greater Golden Horseshoe
The Growth Plan for the Greater Golden Horseshoe (Growth Plan) directs growth to
built-up areas; promotes transit-supportive densities; encourages a mix of uses; calls for
building compact, vibrant and complete communities; and optimizing the use of existing
infrastructure. The Growth Plan identifies Urban Growth Centres as focal points for
major transit infrastructure and area intended to accommodate a the majority of
population and employment growth.
The subject lands are situated within the City’s Urban Growth Centre. The proposed
amendments help achieve a mix of land uses in the area and at a density that is transit-
supportive. The development concept makes efficient use of the existing infrastructure
in the area and will help create a vibrant downtown by increasing the residential
presence in the downtown. For these reasons, the proposed amendments are
consistent with the Growth Plan.
Regional Official Policies Plan and Regional Official Plan
The subject lands are designated City Urban Area in the Regional Official Policies Plan
(ROPP). The ROPP provides policy direction on managing development. The ROPP
directs growth to built-up areas and encourages the creation of compact, mixed use
communities that support making efficient use of transit and other municipal
infrastructure and services. The ROPP also encourages a full range of housing types
and densities through infill, conversion and redevelopment where infrastructure is in
place.
The subject lands are also designated City Urban Area in the Regional Official Plan
(ROP) approved in June 2009 but currently under appeal to the Ontario Municipal
Board. The ROP provides policy direction on managing growth. The ROP directs growth
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to existing built-up areas to make better use of land, existing infrastructure and services.
The ROP also encourages the creation of compact, vibrant and complete communities
that are walkable, provide a mix of employment, housing, shopping and service needs.
The subject lands are within the built-up area and are located in close proximity to
existing “i-xpress” transit service and the planned rapid transit route, a planned multi-
modal transit hub facility and are well served by existing infrastructure. In turn, the
proposed amendments conform to the both the ROPP and ROP.
Kitchener Growth Management Strategy, 2009
The Kitchener Growth Management Strategy (KGMS) provides a long term framework
for planning where and how future growth can be accommodated in Kitchener and
focusses on the coordination of the provision of infrastructure and services with new
development, while ensuring that growth is managed effectively and that the City
achieves provincially and regionally mandated intensification targets. Also, the subject
lands are located within the Urban Growth Centre, the City’s Primary Intensification
Area and assigned the highest priority in the KGMS.
The development proposal will not require new infrastructure, but will in turn make
better use of existing infrastructure. The proposed intensified mixed use development
proposed for these lands provides greater transportation choice, is transit supportive,
achieves a high quality urban design, is located in the Urban Growth Centre and is
therefore consistent with the KGMS.
City of Kitchener Official Plan
The current land use designation is Warehouse District which permits the reuse of the
existing buildings, for uses such as warehouse outlets, boutiques, studios, restaurants,
office, commercial entertainment as well as some industries. The proposed
amendments would allow the full range of retail on this site-specific basis, whereas
these uses are currently only permitted along King Street. Provisions have been
incorporated in the proposed amendments to limit the total size of individual outlets and
total amount of retail so as not to encourage big-box retail in this location or interrupt the
planned function of King Street.
The Warehouse District designation permits residential uses only as part of a
conversion of an existing building subject to the Ministry of the Environment (MOE)
approval of a Record of Site Condition. The proposed amendments would permit
residential uses in a “new development” once a Record of Site Condition (RSC) has
been completed to the satisfaction of the Ministry of the Environment. In order to ensure
this has been satisfied prior to building permits for residential use being issued, Holding
Provision 72H has been placed on the lands through the zoning. The holding provision
will be lifted once the City has received confirmation from the MOEE that the RSC has
been accepted and completed.
The general downtown policies in the OP direct that new development must create a
lively liveable downtown through high quality design, respect for cultural heritage
resources, support for arts and culture. The proposed amendments achieve this
objective by providing ground floor retail which can animate the streetscape and
providing public amenity space. The Urban Design Brief also expresses a commitment
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to a safe and attractive public realm and a vibrant streetscape with a high quality of
design and indicates the applicant’s intentions for a lively and liveable development
through well designed public amenity spaces, enhanced streetscapes and public art as
part of the site developmentas opportunities to achieve this City objective. Therefore,
the proposed amendments and associated Urban Design Brief will implement the vision
of these general downtown policies.
The subject lands are also subject to the Warehouse Design District in the OP. These
policies establish several design principles with respect to style, building height and
form for new development as well as streetscapes, storefronts and signage. A policy in
this section generally directs that the façade height for all new development should
range between 3 and 6 storeys. However, the policy provides flexibility to consider
additional building height subject to an approved Urban Design Brief. The proposed
amendments are based on a development concept that proposes a 3 storey podium
form with stepbacks to the two high rise 12 storey and 16 storey towers. An Urban
Design Brief has been submitted for Council adoption and therefore the proposed
amendments are in keeping with the intent of the Warehouse Design District policies.
The general housing policies in the OP encourage residential intensification and
redevelopment to reduce infrastructure and servicing needs and to minimize land
consumption. The general housing policies also encourage the creation of additional
housing in existing developed areas through redevelopment thus making better use of
existing infrastructure. This development proposal is consistent with these objectives of
the Official Plan and should therefore be supported.
Newly Adopted Official Plan
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On June 30, 2014 the City of Kitchener council adopted its new Official Plan, which is
still awaiting approval from the Region of Waterloo. While not in force and effect yet, the
newly adopted Official Plan provides direction for the intensification of Urban Growth
Centre (downtown) in the Innovation District Policies. These policies direct the majority
of the intensification of the Urban Growth Centre to occur here. The subject lands are
within the Urban Growth Centre and will be designated Innovation District in the new
OP. The intensity and scale of this development is consistent with the policy direction in
the New OP for the subject lands, which are also located within a major transit station
area. For all of these reasons, the intent to intensify these currently underdeveloped
lands would be consistent with the new policy framework moving forward.
The new OP also provides more direction on entering into a Section 37 Agreement for
bonusing for added community benefits and on these grounds, these specific policies
were incorporated into this amendment in order to provide the city more flexibiltiy to
enter into the Section 37 Agreement for a greater list of community benefits. The City’s
current bonusing provisions in Section 1.8 of Part 4 have been modified on a site
specific basis by this amendment in order to reflect the new direction that the city is
taking regarding increased density through bonusing for community benefits. The City
intends to enter into a Section 37 Agreement with the owners of the subject lands in
order to ensure that certain public community benefits that are over and above the
minimum requirements are provided for the City in exchange for support for increased
Floor Space Ratio (FSR) for the subject lands to a maximum of 8.0. This is a tool
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supported by the Planning Act to provide municipalities assurances that good
development is achieved.
Allowing the increased FSR through a site specific amendment alone was previously
done for applications at 1 Victoria and the Regional Multi-modal Hub. With these
applications moving forward, Staff supports allowing the increased FSR partially through
bonusing, as this is viewed as an intermediary step towards achieving additional
community benefits entirely through bonusing as directed in the newly adopted Official
Plan. The as-of-right maximum FSR of 3.0 was kept low in the downtown in order to
encourage bonusing through a Section 37 agreement to implement the community
benefits that can be achieved. The downtown is the area of the City, where the long
term vision is for intensification. These lands are within 800 metres of the Regional
Multi-modal Transit Hub and about 500 metres from the corner of King and Victoria
which is the epicentre of the downtown.
The Region will be requested as part of the recommendations, to add this proposed
amendment for subject lands to the Special Policy Areas identified on Map 4 of the
newly adopted Official Plan as part of a future consolidation.
Compatibility
The development proposed for the subject lands is adjacent to existing detached
residential buildings along Arthur Place, which is just to the east of the property. These
lands are also designated Warehouse District and are zoned Warehouse District Zone
just as the subject lands are and have been in this designation and zone since 1992.
This means that residential uses, including the existing residences are not a permitted
use. These residences pre-date the zoning and official plan designation and are
therefore considered legal non-conforming. Over time these uses are intended to no
longer exist. The current long term vision for these lands is to have them intensify as
they are currently intended for designation as part of the Innovation District in the Newly
Adopted Official Plan. These lands are also located in the Urban Growth Centre where
intensification is desired and contemplated and they too are within metres of the
Regional Multi-modal Hub and could therefore be redeveloped with a much more
intensive use of the lands at some point in the future.
This area is within an area of transition. The lands in this area will likely be redeveloped
as the “planned for” intensification evolves. Despite the legal non-conforming status of
the adjacent buildings, the design of the proposed building has been modified to
improve compatibility. Firstly, the main podium portion of the structure has been
setback from the exisitng lots at 11 and 13 Arthur Place by 3.0 metres. Originally the
building was intended to be located within 2.7 metres of the existing lots. In addition,
the colonnade portion of the proposed building, while recognizing the important
industrial past through its design, has now stopped wrapping around the podium before
the 2 lots on Arthur Street. The colonnade is an open (not a solid mass) structure which
was also designed to be more sympathetic to the adjacent land uses. The massing of
the main building is 3.0 metres away and this is consistent with the zoning that is in
place today, which allows a structure that could be within 3.0m of the houses on Arthur
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Place as of right. The existing zoning would permit up to a six storey building (with an
industrial use) to be located within 3.0 metres of the existing houses as of right. The
podium structure was kept to three storeys whereas up to six storeys could have been
permitted with the remainder of the building (tower portion) being stepped back from the
properties along Arthur Place.
In order to further provide an additional amount of privacy from the adjacent houses, the
façade of the proposed building is proposed with frosted glazing which would not permit
clear views onto the neighbouring houses along Arthur Place. The grades on the
subject lands are higher at Victoria Street and drop off towards the City owned lands
(Bramm Street), the effect of which reduces the appearance of the height of the
proposed building at the location adjacent to the Arthur Street lots. The tallest portion of
the podium portion of the building is 14.1 metres and is situated at Victoria Street. Also,
the elevation drawings submitted with the site plan application indicate that the grade of
the subject lands is flush with lots 13 and 11 Arthur Place, which therefore does not
increase the appearance of the building mass. Also, the main driveway containing
loading and entrance to the parking garage was located on the west side of the property
so that it would not be in the rear yard of the existing residences on Arthur Place, thus
ensuring more privacy and compatibility between the two uses.
Initial discussions between City staff and the applicants flagged the shadow impacts of
the building on adjacent lands. These discussions resulted in a re-design of the building
from one tower to two towers above the podium which, when modelled as part of the
shadow study, has less of an impact on the adjacent properties on Arthur Place and
provides some morning sun light. In addition, it should be noted that a site inspection of
the subject property as well as the homes on Arthur Place revealed that the rear yards
are currently undersized at approximately 1.0 metres at 13 Arthur Place and
approximately 4.6 metres depth at 11 Arthur Place whereas in a typical residential zone
the rear yard would be a minimum of 7.5 metres. Had the yards been of sufficient size,
the setback to the proposed building would have been 10.5 metres. Staff also noted
that the yards are currently entirely in the shade due to the existing vegetation. The
inspection by staff was conducted at approximately 2:00 pm in the afternoon.
Conversations with the applicant’s consultant indicate that the applicant is willing to
plant trees and vegetation to assist in further providing a transition between the
proposed development and the existing residences on 11 and 13 Arthur Place in
addition to the design details indicated above.
In summary, these lands are in transition. As intensification occurs through
redevelopment of this area, there will be instances where compatibility may not always
be fully achievable. There have been design considerations, as well as zoning
requirements required to ensure that the re-development of the Momentum site is as
compatible and sensitive to the existing residential uses along Arthur Street as possible,
while recognizing that these uses could also be redeveloped in the future as part of an
intensification development. These residences along Arthur Place do not conform to the
current policy framework, but they exist and could therefore also change or evolve over
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time to a use that is more in keeping with the permitted uses. Compatibility does not
necessarily mean the same and as the evolution of this area occurs, we do our best to
ensure a smooth transition to achieve the vision for the downtown.
Planning Analysis
These lands are located in the Urban Growth Centre, which is given the highest priority
in the KGMP and is the targeted area for intensification. This direction is given at
provincial, regional and local policy levels. The newly adopted Official Plan has
prioritized these lands for intensification as they are not only in the Urban Growth
Centre, but within a Major Transit Station Area. The lands are within 800 metres from
the Regional Multi-modal Hub and to reiterate, this is the ideal and desired location for
intensification. The proposed development is consistent with this multi-leveled policy
direction and there was support from all agencies and departments circulated on the
application (See appendix “H”).
This will make good use of existing and new infrastructure, will support transit and
achieves high quality of urban design which will be beneficial for the promotion of a
vibrant downtown. The city will be able to enjoy enhanced public spaces and
streetscapes at this location which nicely ties these lands to downtown and makes them
more pedestrian oriented. The area will be in transition until the full potential of the lands
within the Major Transit Station Areas evolve into the fully intensified, transit supportive
neighbourhood that is envisioned in the New Official Plan. This is an exciting
opportunity for our downtown and will bring the City one step closer to realizing the
vision for this community.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The recommendations will allow for high density residential intensification of a property
which is in close proximity to existing and planned transit and amenities in the
downtown. The recommendations contained herein therefor align with the Kitchener
Strategic Plan community priorities, including Quality of Life, Dynamic Downtown and
Development.
FINANCIAL IMPLICATIONS:
No capital or operating budget requests are anticipated with the recommendations of
this report.
COMMUNITY ENGAGEMENT:
INFORM – This report has been posted to the City’s website with the agenda in
advance of the council / committee meeting. In addition a sign was placed on the
property to notify residents of the proposed applications. Notices of the meeting were
sent to the neighbourhood within 120 metres of the site in accordance with the council
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policy and the Planning Act. A notice was also placed in the Record on August 15,
2014 for the statutory public meeting to be held on September 8th, 2014.
CONSULT- A neighbourhood information meeting was held in support of this application
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on June 17, 2014 to obtain feedback from the community on the development
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proposal. Approximately 10 people were at the meeting. The applicant and his
consultants were also present.
As part of the initial circulation, notices were sent to the residents in the area within 120
metres of the subject lands inviting their comments on the proposed development. One
letter was received during the circulation period from a neighbouring resident outlining
concern over compatibility in terms of massing and scale, sufficient setback to allow for
privacy, adequate screening and buffering to be provided and mitigation of any adverse
impacts such as shadow (see Appendix “G”). These issues have been addressed in the
compatibility section of the report.
CONCLUSION:
The proposed Official Plan Amendments, Zoning By-law Amendment and the attached
Urban Design Brief represent good planning. The redevelopment of these lands is
consistent with the KGMS, meets the intent of the Provincial Policy Statement, the
Growth Plan for the Greater Golden Horseshoe, as well as Regional and City long term
policy direction and should therefore be approved.
REVIEWED BY:
Della Ross, Manager Development Review
ACKNOWLEDGED BY:
Kim Kugler, Acting Deputy CAO (Community Services)
Appendix “A”-OPA to the Existing Official Plan (includes Schedule A)
Appendix “B”-OPA to the Newly Adopted Official Plan (June 2014) (includes Schedule I)
Appendix “C”-Zoning by-law (includes Map No. 1)
Appendix “D”- Urban Design Brief
Appendix “E”-Bonusing Chart
Appendix “F”-Picture of Development
Appendix “G”-Resident Comments
Appendix “H”-Agency Comments
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CSD-14-091 - Appendix A
AMENDMENT NO. TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
98, 100, 100 ½ and 110 Victoria Street South and 55 Bramm Street
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CSD-14-091 - Appendix A
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CSD-14-091 - Appendix A
AMENDMENT NO.TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
98, 100, 100 ½ and 110 Victoria Street South and 55 Bramm Street
INDEX
SECTION 1 TITLE AND COMPONENTS
SECTION 2 PURPOSE OF THE AMENDMENT
SECTION 3 BASIS OF THE AMENDMENT
SECTION 4 THE AMENDMENT
SCHEDA AMENDMENT TO MAP 8 SPECIAL POLICY AREAS
APPENDICES
APPENDIX 1 Agency, Department and Neighbourhood Comments
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APPENDIX 2 Notice of the September 8, Public Meeting of Planning
and Strategic Initiatives Committee
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APPENDIX 3 Minutes of the September 8, Public Meeting of Planning
and Strategic Initiatives Committee
th
APPENDIX 4 Minutes of Council September 15, 2014.
4 4 - - 15 15
CSD-14-091 - Appendix A
AMENDMENT NO. TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
SECTION 1 TITLE AND COMPONENTS
This amendment shall be referred to as Amendment No. to the Official Plan of the City of
.
SECTION 2 PURPOSE OF THE AMENDMENT
The purpose of this amendment is to re-designate the subject lands from Warehouse
District to Warehouse District with a Special Policy. Site specific policies on the maximum
Floor Space Ratio, addition of residential use and a full range
uses for the subject lands will be incorporated as well as speci
Mapping changes to Map 8 - Special Policy Areas will be required
SECTION 3 BASIS OF THE AMENDMENT
The subject lands are located at 98, 100, 100 ½ and 110 Victoria Street South and 55
Bramm Street are currently designated Warehouse District within
Use Districts of the Official Plan. Lands within this district a
former industrial character of this area within our downtown. Ne
area encourages the reuse and/ or conversion of industrial build
residential uses as well as for new incubator industries. All ne
intended to compliment the design and location of the existing l
the area.
The range of uses within the Warehouse District are limited to t
buildings for uses such as warehouse outlets, flea markets, bou
and restaurants. Office and commercial entertainment uses are al
complement of retail uses is limited only to the lots that have
Street and would not apply to these lands. Therefore, the applic
a full range of retail uses to be permitted for the subject land
permitted within existing buildings subject to environmental cle
of the Environment.
The subject lands are also located within 800 metres of the futu
Hub Station and are designated as Innovation District as part
Centre within a Major Transit Station Area in the newly adopted
Plan. Lands within the Urban Growth Centre (Downtown) are intend
focus area for intensification within the City. As this area is
intensification, the development in this area will be transit su
major transit infrastructure, serve as a high density major empl
4 4 - - 16 16
CSD-14-091 - Appendix A
attract significant employment uses, accommodate a large share o
and employment growth and provide services and amenities to attr
growth. The New Official Plan gives direction to plan the downto
commercial viability and for all proposed uses to have regard fo
the planned function of the Urban Growth Centre (Downtown).
The vision of the Urban Growth Centre (Downtown) in the newly ad
(June 2014) is a future where the continued success of the Downt
heavily on increased residential growth, new employment in the I
quality urban design and the provision of a fully integrated tra
The applicant has proposed a mixed use development comprised of
units, 1000 square metres of retail uses including restaurant on
5300 square metres of office space distributed over the second a
podium portion of the proposed 2 towers. An Official Plan Amendm
allow the full range of retail uses and residential uses proposed within the Warehouse
District and to allow for an increase in floor space ratio to a
bonusing through a Section 37 Agreement, as well as site specifi
increase. The bonusing provisions of the Official Plan will be m
direction with respect to bonusing for increased Floor Space Rat
provision of community amenities as prescribed in the New Offici
th
adopted on June 30, 2014, but has not been finally approved by the Region.
The maximum FSR, maximum height and massing of the building, as well as the range
in permitted uses will be regulated in the site specific amendin
addition, Holding Provision Regulations will be placed in the am
that the necessary Record of Site Condition as well as the noise
stationary and traffic noise have been completed to satisfactionof the Ministry of
Environment or the Region of Waterloo through delegated approval
The uses proposed, as well as the intensity of the uses is appro
newly adopted Official Plan gives direction on development of la
Growth Centre or Downtown and this development is consistent wit
in the Official Plan. Also these lands are within 800 metres of
area and the intensification of this area is intended to support
infrastructure being developed in our downtown.
The proposal conforms to the Places to Grow Act, the Provincial
well as the Regional Official Plan, as it promotes walkability a
maximizes the use of existing and new infrastructure, and assist
area as a compact and complete community through the broad range
proposed development implements the redevelopment vision for the
prescribed in both our current and newly adopted New Official Pl
good planning.
4 4 - - 17 17
CSD-14-091 - Appendix A
SECTION 4 THE AMENDMENT
1. The City of Kitchener Official Plan is hereby amended as follows:
a) That Part 3 - Section 12 is amended to add new Special Policy 55 as
follows:
98, 100, 100 ½ and 110 Victoria Street South and 55 Bramm
55.
Street
Notwithstanding Part 2, Section 9.3 iii) and Part 3, Section 8.6
Warehouse District on lands municipally known as 98, 100, 100 ½
110 Victoria Street South and 55 Bramm Street the following
policies shall also apply:
The vision for this site is to redevelop the site with a mixed u
development that includes residential units, with ground floor retail
including restaurant and office uses on the second and third flo
the podium portion of the building as well as parking reductions
supported by Transportation Demand Measures (TDM) to be
implemented on site.
Through Site Plan Control, the City will implement architectural
urban design measures to ensure the development complements
and contributes to the existing building environment. The City
review and approve the site development based on the Council
, as
revised July 30, 2014, and any other relevant design studies and
guidelines.
Urban Design
i)
urban design for all new development. Site development will
include a high standard of site amenities and features,
including interconnected pedestrian linkages, integrated
transit, cycling, pedestrian and vehicular facilities and high
quality public amenity areas both internal and external to
buildings. Public amenity areas must be visible and
accessible to the general public and are expected to include
permanent furnishings (such as benches, tables) for
resting/waiting transit users and pedestrians, enhanced
landscaping features (such as trees, shrubs) to provide relief
to the built environment and cultural features (such as
sculptures, water features, murals, monuments or other
public art) for public appreciation and to create an identity.
4 4 - - 18 18
CSD-14-091 - Appendix A
a) All development or redevelopment will have regard for
the contribution to the public realm through the design of
public, semi-public and private spaces and buildings.
b) The City may require new buildings to be set back from
the street line to accommodate continuous landscaped
promenades for sitting and walking. The City will
encourage the enhancement of streetscapes within this
encouraging the maximizing of street trees and the
incorporation of decorative landscaping and public art.
Permitted uses
ii) The full range of retail uses will also be permitted subject to
size and locational requirements to be regulated in the
Zoning by-law. Retail uses will be permitted on the ground
floor of the street frontage along Victoria Street.
iii) Residential uses.
Holding Provisions
iv) Two holding provisions will be applied through the zoning
by-law and will not be lifted until such time as the a record
of site condition has been acknowledged by the Ministry of
the Environment or its delegate advising that the Ministry or
its delegate is satisfied with development; and, until a Noise
Assessment of stationary, railway and traffic noise has been
completed to the satisfaction of the Region of Waterloo.
Parking
v) The City will establish a site-specific off-street parking and
loading schedule for the site. These site-specific parking and
loading rates may be further refined through the Zoning By-
law, which may establish maximum parking standards or
shared parking rates.
Transportation
vi) Where new parking spaces are proposed to be developed in
combination with all new development or redevelopment, the
City will:
a) consider parking space reductions where warranted
where such new development or redevelopment will
enhance and contribute to the planned function of the
Downtown;
4 4 - - 19 19
CSD-14-091 - Appendix A
i. encourage owners/applicants to utilize
Transportation Demand Management (TDM)
measures;
ii. encourage parking structures that are integrated
with other uses as the desired form of parking;
iii. encourage required off-street parking to be
located away from and/or screened from the
view of the public realm; and,
iv. discourage the creation of new surface parking
lots and commercial parking facilities.
Height
vii) No building will exceed 19 storeys or 61.5 metres in height,
whichever is greater at the highest grade elevation;
Floor Space Ratio
viii) The maximum Floor Space Ratio shall be 8.0. A maximum
Floor Space Ratio of 5.0 is permitted for the subject lands on
a site specific basis. An additional Floor Space Ratio of 3.0
is to be achieved through bonusing and a Section 37
Agreement to be registered on title against the lands in
accordance with the provisions of the community benefits
outlined in Policy 12.iv) below.
Bonusing
iv) The maximum Floor Space Ratio may be increased through
the bonusing provisions of the Zoning By-law in order to
promote residential development or redevelopment and the
provision of community benefits;
a) Notwithstanding the policies of Part 4, Section 1.8, Part 4
the following policies shall apply:
i. Bonusing is a strategy that is permitted by the
Planning Act and may be used by the City to
assist in the development or redevelopment of
key areas in the city. It involves increasing the
height and/or density of a development or
redevelopment in exchange for community
benefits that will be implemented by the applicant
and agreed to with the municipality in an
agreement under Section 37 of the Planning Act
to be registered against title of the lands ;
4 4 - - 20 20
CSD-14-091 - Appendix A
ii. Regulations may be incorporated into the Zoning
By-law to permit increases in the height and/or
density of a development or redevelopment
where such development or redevelopment
would provide community benefits above and
beyond what would otherwise be required in
accordance with the Planning Act, and provided
the proposed increases would:
a. help implement the vision, goals and
objectives of this Plan;
b. constitute good planning and help address
any planning issues associated with the
development or redevelopment; and,
c. help implement and be in accordance with
the Urban Design Policies in Section 6 and
be compatible with adjacent properties and
the surrounding area.
iii. Community benefits may include:
a. energy and/or water conservation
measures;
b. incorporation of Transportation Demand
Management (TDM) strategies;
c. non-profit arts, cultural or community or
institutional facilities;
d. protection, conservation, restoration and/or
enhancement of natural heritage features;
e. public parking which allows for the more
efficient use of land, including parking
structures, underground parking and
shared parking arrangements;
f. public transit infrastructure, facilities or
services;
g. renewable energy systems or alternative
energy systems;
h. the construction of buildings or the retrofit
of existing building to LEED standards or
equivalent building rating system;
i. the provision of indoor or outdoor amenity
areas which are accessible to and
equipped for the use by the general public
for passive or active recreation or for public
gatherings;
4 4 - - 21 21
CSD-14-091 - Appendix A
j. the provision of public art;
k. the provision of dwelling units in the
Downtown.
iv. Bonusing by-laws will only be considered where
there is sufficient infrastructure and capacity to
accommodate the additional height and/ or
additional density of the development or
redevelopment and that the development is
compatible and meets the other policies of this Plan.
v. The City will require the owner to enter into one or
more legal agreements to be registered on title
against the lands to which it applies, dealing with
the amount of additional height and/or density and
the provision and timing of community benefits
b) That Map 8 - Special Policy Areas is amended to add new Area No98,
100, 100 ½ , and 110 Victoria Street South as shown on the attached
4 4 - - 22 22
CSD-14-091 - Appendix A
4 4 - - 23 23
CSD-14-091 - Appendix B
SECTION 4 THE AMENDMENT
1. The City of Kitchener New Official Plan (adopted June 2014) is hereby
amended as follows:
a) That Part D, Sections 15.D.2 is amended to add a new Site Specific Policy
Area (to be numbered accordingly) as follows:
15.D.2.68. The vision for this site is to redevelop the site wit
use development that includes 276 residential units, with
ground floor retail including restaurant and office uses on the
second and third floors of the podium portion of the building as
well as parking reductions supported by Transportation
Demand Measures (TDM) to be implemented on site.
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
site development based on the Counc
May 23rd, 2014 as revised July
30, 2014 and any other relevant design studies and
guidelines.
Notwithstanding the policies of Part D Section 15.D.2, the
lands municipally known as 98, 100, 100 ½ , 110 Victoria
Street South and 55 Bramm Street the following policies will
apply:
Urban Design
a)
of urban design for all new development. Site development
will include a high standard of site amenities and features,
including interconnected pedestrian linkages, integrated
transit, cycling, pedestrian and vehicular facilities and high
quality public amenity areas both internal and external to
buildings. Public amenity areas must be visible and
accessible to the general public and are expected to
include permanent furnishings (such as benches, tables)
for resting/waiting transit users and pedestrians, enhanced
landscaping features (such as trees, shrubs) to provide
relief to the built environment and cultural features (such as
sculptures, water features, murals, monuments or other
public art) for public appreciation and to create an identity.
4 4 - - 24 24
CSD-14-091 - Appendix B
Permitted uses:
b) Retail uses will also be permitted subject to size and
locational requirements to be regulated in the Zoning by-
law. Retail uses will be permitted on the ground floor of the
street frontage along Victoria Street.
c) Residential
d) Two holding provisions will be applied through the zoning
by-law and will not be lifted until such time as the a record
of site condition has been acknowledged by the Province
or its delegate advising that the Province or its delegate is
satisfied with development and until a Noise Assessment
of stationary, railway and traffic noise has been completed
to the satisfaction of the Region.
Parking:
e)The City will establish a site-specific off-street parking and
loading schedule for the site. These site-specific parking
and loading rates may be further refined through the
Zoning By-law, which may establish maximum parking
standards or shared parking rates.
Floor Space Ratio:
f) The maximum Floor Space Ratio shall be 8.0. A maximum
Floor Space Ratio of 5.0 is permitted as a site specific
amendment and an additional Floor Space Ratio of 3.0 is to
be achieved through bonusing and a Section 37 Agreement
to be registered on title against the lands in accordance with
the provisions of the community benefits outlined in Section
17.E.17.
g) No building will exceed 19 storeys or 61.5 metres in height,
whichever is greater at the highest grade elevation
.
b) Map No. 4 is amended to is amended to add a new Specific Policy Area
15.D.2.68, as shown on the attached Schedule I
2
4 4 - - 25 25
CSD-14-091 - Appendix B
!!
!
4 4 - - 26 26
CSD-14-091 - Appendix C
PROPOSED BY-LAW
August 5, 2014
BY-LAW NO. _____
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a by-law to amend Zoning By-law No. 85-1, as amended,
known as the Zoning By-law of the City of Kitchener
2373074 Ontario Inc. Momentum Developments
98,100, 100 ½, 110 Victoria Street South and 55 Bramm Street)
WHEREASit is deemed expedient to amend Zoning By-law 85-1 for the lands specified
above;
NOW THEREFORE the Council of The Corporation of the City of Kitchener enacts as
follows:
1. Schedule Numbers 73, 74 and 84 of Appendix “A” to By-law 85-1 as amended are
hereby further amended by changing the zoning applicable to the parcel of land specified
and illustrated as on Map No. 1 attached hereto, as follows:
From “Warehouse District (D-6)” Zone to “Warehouse District (D-6) with Special Use
Provision 439U, Special Regulations 656R, 657R, 658R, 659R, 660R and Holding
Provisions 72H and 73H.”
2. Schedule Numbers 73, 74 and 84 of Appendix “A” to By-law 85-1 are hereby further
amended by incorporating additional zone boundaries as shown on Map No. 1 attached
hereto.
”
3. Appendix “Cto By-law 85-1 is hereby amended by adding Section 439U thereto as
follows:
“439. Notwithstanding Section 17.1 of this by-law, within lands zoned D-6 as
shown as affected by this Subsection on Schedules 73, 74, and 84 of
Appendix “A”:
a) the following uses are permitted :
i. residential
ii. retail.”
4. Appendix “D” to By-law 85-1 is hereby amended by adding Section 656R thereto as
follows:
“656. Notwithstanding Section 17.3 of this by-law, within lands zoned D-6 as
shown as affected by this Subsection on Schedules 73, 74, and 84 of
Appendix “A”:
a) The maximum Floor Space Ratio of 5.0 is permitted;
4 4 - - 27 27
CSD-14-091 - Appendix C
b) An additional Floor Space Ratio of 3.0 for a total maximum
Floor Space Ratio of 8.0 is permitted through bonusing and a
Section 37 Agreement that is registered on title against the
subject lands;
c) The minimum front yard shall be 0.0 metres, except for the 12
storey tower facing Victoria Street, in which case the tower
shall be stepped back 4.3 metres from the front lot line;
d) The minimum rear yard shall be 0.0 metres;
e) The minimum side yard setback where the subject lands abut
11 and 13 Arthur Place for the podium structure (excluding the
colonnade) shall be 3.0 metres from the side lot line. The
minimum side yard setback where the subject lands abut 11
Arthur Place for the tower structure shall be stepped back 2.8
metres from the side lot line (excluding architectural feature);
f) The minimum side yard setback where the subject lands abut
92 and 94 Arthur Place for the podium structure (excluding the
colonnade) shall be 0.0 metres from the side lot line. The
minimum side yard setback where the subject lands abut 92
and 94 Arthur Place for the tower structure shall be stepped
back 1.1 metres from the side lot line (excluding architectural
feature);
g) The maximum podium façade height shall be 14.5 metres and
shall not include mechanical units or vertical features such as
parapets or screen walls on the podium;
h) The maximum Building height shall not exceed 62 metres and
shall not include mechanical or elevator penthouses;
i) A minimum of 50% of the wall area of the ground floor facades
addressing Victoria Street South shall be devoted to
transparent glazing including commercial display windows,
building entrances, or other such public areas; and,
j) The Maximum Gross leasable commercial space for retail use
shall be 1000 square metres, provided that no single outlet
shall exceed 500 square metres.”
”
5. Appendix “D” to By-law 85-1 is hereby amended by adding Section 657R thereto as
follows:
“657. Notwithstanding Section 5.6A1c) of this by-law, within lands zoned D-6 as
shown as affected by this Subsection on Schedules 73, 74, and 84 of
Appendix “A”:
a) The minimum setback to a balcony from the front lot line shall be 2.5
metres.”
”
6. Appendix “D” to By-law 85-1 is hereby amended by adding Section 658R thereto as
follows:
“658. Notwithstanding Section 5.6.3) of this by-law, within lands zoned D-6 as
shown as affected by this Subsection on Schedules 73, 74, and 84 of
Appendix “A”:
4 4 - - 28 28
CSD-14-091 - Appendix C
a) Architectural features (including a colonnade), shall be permitted in
any required yard provided the minimum setback to the feature from a
lot line is 0.5 metres.”
”
7. Appendix “D” to By-law 85-1 is hereby amended by adding Section 659R thereto as
follows:
“659. Notwithstanding Section 5.24 of this by-law, within lands zoned D-6 as
shown as affected by this Subsection on Schedules 73, 74, and 84 of
Appendix “A”:
a) The minimum setback to an arterial road shall be 0.0 metres following
the taking of any necessary road widenings.”
8. Appendix “D” to By-law 85-1 is hereby amended by adding Section 660R thereto as follows:
“660. Notwithstanding Sections 6.1.2b) and 6.1.2c) of this by-law, within lands
zoned D-6 as shown as affected by this Subsection on Schedules 73, 74,
and 84 of Appendix “A”:
a) The minimum and maximum parking requirement for the entire site
will be 243 parking spaces, which shall include all the parking required
for both commercial and residential uses as part of a mixed use
development;
b) All parking on the site shall be contained within a parking structure
and,
c) All visitor parking shall be provided as part of the entire parking
required for the site as in clause a) above and shall not be separately
demarcated. ”
9.Appendix “F”to By-law 85-1 is hereby amended by adding Section 72H thereto as
follows:
“72. Notwithstanding Section 17 of this bylaw, within the lands zoned D-6 as
shown as affected by this Subsection on Schedules 73, 74, and 84 of
Appendix “A”:
i) No permitted uses including residential within the D6 Zone
shall be permitted until such time as a Traffic, Railway and
Stationary Noise Study is submitted and approved to the
satisfaction of the Regional Commissioner of Planning,
Housing and Community Services, if necessary. This
Holding Provision shall not be removed until the City of
Kitchener is in receipt of a letter from the Regional
Commissioner of Planning, Housing andCommunity
Services advising that such noise study or studies has been
approved and an agreement, as necessary, has been
entered into with the City and/or Region, as necessary,
providing for the implementation of any recommended noise
mitigation measures.”
4 4 - - 29 29
CSD-14-091 - Appendix C
10. Appendix “F”to By-law 85-1 is hereby amended by adding Section 73H thereto as
follows:
“73. Notwithstanding Section 17 of this bylaw, within the lands zoned D-6 as
shown as affected by this Subsection on Schedules 73, 74, and 84 of
Appendix “A”:
i) No residential use shall be permitted in the D6 Zone until
such time as a Record of Site Condition is submitted and
approved to the satisfaction of the Ministry of the
Environment. This Holding Provision shall not be removed
until the City of Kitchener is in receipt of a letter from the
MOEE advising that a Record of Site Condition has been
completed to the satisfaction of the Ministry of the
Environment.”
11.This By-law shall come into effect only upon the approval by the Minister of Municipal
Affairs, or his designate, of Official Plan Amendment No. _____ 98, 100, 100 ½, 110
Victoria Street South and 55 Bramm Street but, upon such approval, the provisions
hereof shall be deemed to have come into force on the date of passing thereof.
PASSED at the Council Chambers in the City of Kitchener this
day of 2014.
_____________________________
Mayor
___________________________
Clerk
4 4 - - 30 30
CSD-14-091 - Appendix C
SCHEDULE 84SCHEDULE 85
SCHEDULE 74SCHEDULE 73
4 4 - - 31 31
CSD-14-091 - Appendix D
Urban Design Brief
Momentum Developments
One Hundred Victoria
(98, 100, 100 ½,
110 Victoria Street South)
City of Kitchener
Official Plan Amendment
Zoning By-law Amendment
August, 2014
Prepared for: Prepared by: In association with:
Urban Design Report
Momentum Developments GSP Group Inc. ABA Architects Inc.
55 Northfield Drive East, Suite 285 72 Victoria Street South, Suite 201 5-564 Weber St. N.
Waterloo, ON N2K 3T6 Kitchener, ON N2G 4Y9 Waterloo ON N2L 5C6
4 4 - - 32 32
CSD-14-091 - Appendix D
4 4 - - 33 33
CSD-14-091 - Appendix D
1. Purpose and Content
This Urban Design Brief has been prepared in support of the Planapplications for the subject site. The Urban Design Brief
is intended to help provide a master plan to be followed through the site plan/ To this end, the Urban Design
Brief provides an outline of the proposed development concept fo
Council and used to inform the Site Plan approval process to ensure the utmost standard of urba
2. Proposed Development
Momentum Developments is a highly respected builder in Waterloo
Condominiums in Waterloo and most recently One Victoria in downty
construction and customer satisfaction, as well as an unwavering
Momentum looks to build on the vision established by One Victoria, for creating well-appointed urban living spaces in downtown
Kitchener. With its dynamic architectural expression and engaging streetscape, One Hundred Victo
The development proposes to use various architectural design fe
provide the highest level of design excellence, environmental su
The development concept is a mixed use development featuring gro
residential suites in two point towers above (12 storeys and 16
underground and above ground. This development concept has been
to the Official Plan and Zoning By-law to accommodate the propos
Plan approval process.
Urban Design Brief 1
4 4 - - 34 34
Momentum Developments One Hundred Victoria
CSD-14-091 - Appendix D
A summary of the principle design elements of the development co
A north facing three-storey podium colonnade that will buffer commercial spaces from adjacent properties and
spaces full of character and life.
A brick pier cladding system that will make reference back to the industrial brick buildings
a distinct and contemporary identity.
A curved atrium and screen wall element It will not only
make various functional circulation connections within the build
A tower architectural projection element that bisects the brick massing on each tower and provides the i
lookout over the city. These elements will provide functional c
tower rooftop mechanical equipment and projections into the faça
Two residential towers that will provide 276 units; a balanced mix of one bedroom, one
each with its own private balcony, storage locker and in suite l
Commercial units that will animate the Victoria Street streetscape along the gro
Office spaces that will attract
District. These spaces offer a unique and exciting live/work opportunity and employees will enjoy access
amenities that this development has to offer.
Building amenities designed with the wants and needs of the future occupants in mi
terrace with BBQs, a lounge with catering kitchen, a state-of-the-art theatre room and a spacious fully-equipped fitness facility.
Graphic: Rendering of the proposed landscaped rooftop terrace, looking so
Urban Design Brief 2
4 4 - - 35 35
Momentum Developments One Hundred Victoria
CSD-14-091 - Appendix D
Sustainable development features including:
On-site car share and carpool program;
Garbage, recycling, and organic chute;
Energy efficient central heating and cooling systems;
Energy efficient windows and doors;
Energy efficient lighting;
Environmentally-friendly rooftop amenity space; and
Reclamation of unused recyclable building site materials.
Pedestrian entrances that will provide direct and convenient access to the lobby and
Vehicular entrance that will allow vehicles to access the parking structure from V
the site.
Structured parking that will be provided in four levels, three entirely below groun
the property. A minimum of 243 vehicle parking spaces will be pr
and shared among all of the uses.
Bicycle parking for over 400 bicycles in a secure indoor facility with showers f
located near the building entrances for visitors.
Service areas that are located in central locations and generally away from th
and waste removal will occur at scheduled times in the designate.
Graphic: Rendering of One Hundred Victoria, looking northwest from across Victoria Str
Urban Design Brief 3
4 4 - - 36 36
Momentum Developments One Hundred Victoria
CSD-14-091 - Appendix D
2. Design Guidelines
The Design Guidelines of this section are to be applied at the d
approval process for One Hundred Victoria. The overall purpose o
Victoria demonstrates the utmost urban design quality, architect
vibrancy, sustainability and livability of the Downtown. These g
Urban Design Manual. These guidelines are not intended to be pre. They are to
provide some flexibility for interpretation and to allow for inn
2.1 Building Design
2.1.1 Character
Take cues from the Warehouse District
in terms of mass, siting, materials and
architectural elements in designing a contemporary
reflection of the vernacular.
Design the building to communicate a sense of the present
industrial past, rather than using imitative architecture
caricaturing the surrounding heritage fabric.
gatewayfunction of the site
as an entrance to Downtown Kitchener from the south,
featuring the highest quality architecture and innovation in
its design features.
Follow the rhythm, balance and proportions of surrounding
industrial heritage buildings in the design of buildings on
the site, particularly for the podium section.
Design the curvilinear glass atrium as an iconic
architectural feature of the One Hundred Victoria
development and as an exceptional interior amenity
space.
2.1.2 Materials and Colour
Utilize durable, weatherproof materials for all building
components that complement the overall character of the
building façade in terms of design and style.
Provide an appropriate transition in colour, materials and
texture to soften building mass and add visual depth to all
building elevations.
Ensure the colour palette for the building complements
and creates interesting contrast with the character of
building materials present in the historic industrial
buildings in the area.
Urban Design Brief 4
4 4 - - 37 37
Momentum Developments One Hundred Victoria
CSD-14-091 - Appendix D
Ensure exterior building walls are constructed with
sufficient sound insulating values and that exterior doors
and operable windows have good weather seals to
mitigate noise.
Principal materials may include a combination of exposed
structural concrete, curtain wall glazing, spandrel, white
metal panels, and buff brick precast panels.
Accent materials may include such materials as glass
balcony guards and metal/mesh screen walls.
2.1.3 Podium Wall Articulation
Provide vertical rather than horizontal openings or articulation
to create greater visual interest along façades at street level
and make walking distances seem shorter.
Take cues from the surrounding industrial heritage building
fabric in terms of window openings and window styles for the
podium wall articulation. Marry contemporary and innovative
design aesthetics (e.g.: curvilinear glass walls) with traditional
architectural features present throughout the district.
Design the podium façade to have curvilinear walls, undulating
in a different pattern on each floor to create visual interest a
make an aesthetic statement.
Design the ground floor façade to create an attractive and
visually stimulating experience for pedestrians. Provide safe
and weather protected places of repose in concave recessions
along the ground floor for pedestrians and commercial patrons.
Maximize the transparency of the commercial units along
Victoria Street South, utilizing a high proportion of transparen
glazing.
Physically define the primary building entrances (retail
entrances and residential/office lobby entrance) through the use
of materials, colour, articulation, canopies and signage in orde
to clearly identify such locations to visitors.
Create planted areas on the rooftop to soften the roofline of th
podium.
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CSD-14-091 - Appendix D
2.1.4 Tower Wall Articulation
Extend the palette of materials and colours to the
tower portion of the building; though apply a distinctly differe
architectural treatment to the towers to distinguish between the
base and middle portions of the building.
Include semi-recessed and glassed balconies and terraces on
upper storey residential units to provide amenity space as well
as visual interest and depth on the wall elevations.
Take cues from the surrounding industrial building fabric in
terms of window openings and window styles for the tower wall
articulation.
Ensure the upper floor of the tower is distinctly articulated sos
to provide a meaningful roofline for the building to contribute
the downtown skyline.
Integrate mechanical penthouse areas into the building design
and utilize cladding of the same or similar materials used on th
remainder of the tower wall.
2.2 Built Form
Design the building with a building mass that appropriately
frames and reinforces the Victoria Street South public realm.
Ensure the built form clearly defines the three general
components of a building and that the components are
designed in an integrated manner and in harmony:
The base that defines and scales the street edge;
o
The middle that provides visual interest in connecting
o
the base and top portions; and
The top that caps the building, provides a distinctive
o
profile, and positively contributes to the skyline.
Use building articulation on the podium and tower portions to
visually minimize the perceived massing in order to break down
the scale of the building to a pedestrian level and provide visu
interest from the street.
In determining the ultimate scale of development, consider the
contextual fit of the development in the planned overall
redevelopment of the block as a future urban business park.
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2.2.1 Podium Massing
Design the podium height to match that of the surrounding
industrial buildings along the west side of Victoria Street Sout
Ensure that the amount of undulation from floor to floor above
grade is generous enough to create cantilevered building
overhangs that provide protection from the elements at the
edges of the building and near the commercial and residential
building entrances.
Accommodate floor-to-ceiling height on the ground floor of 4.0
to 4.5 metres to provide for flexibility of use.
2.2.2 Tower Massing
Establish a clear differentiation between the podium and tower
massing by applying a distinctly different architectural treatme
to the towers than the podium base.
Design the tower portion of the building to be no more than 16
floors (19 storeys from grade) in height.
Allow for architectural features to project into the required
setbacks as a built canopy and to create visual interest.
2.3 Siting and Orientation
2.3.1 Building Siting
Site the podium with a minimal setback along the Victoria Street
South frontage to bring the building to the street edge and crea
interest along the public realm.
Provide a modest step back from the podium base along Victoria
Street South and create a clear transition in architectural
treatment of the tower to reinforce the human scale proportion
along the street edge.
Site the towers to create useable rooftop amenity area.
Consider site lines between the towers and minimize conditions
of privacy and overlook between the private suites of the two
towers as much as possible by: offsetting the footprint of the
towers; offsetting the placement of private balcony spaces; and
providing adequate separation between the two towers.
Site the towers with regard for their visibility from surroundin
vantage points. Site the towers to pronounce the terminus view
from Oak Street.
Consider the contribution to the skyline of downtown, particular
in defining the gateway to downtown Kitchener from the
southerly approach.
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2.3.2 Building Entrances
Position the principle entrance s to the office and residential
uses along the Victoria Street South façade and along the south
façade with direct access from the sidewalk. Clearly delineate
these entrances.
Provide direct access to commercial units from Victoria Street
South and locate the commercial entrances between columns.
Provide an entrance to the south-facing commercial unit within
the glassed atrium and ensure that it is easily accessible and
visible through the transparent atrium wall.
Ensure that all entrances to the building are coordinated with
pedestrian movements within the public realm, including the
pedestrian clearway.
Emphasize all entrances with lighting and built canopies where
appropriate, including those to retail units and both principal
and secondary entrances to residential units and the parking
facility.
Ensure building entrance doors do not impede the public realm,
considering the influence of door swing and gathering areas in
front of the doors.
Ensure secondary entrances, such as to exterior wall
stairwells, are clearly defined on the façade.
Position functional site elements away from public view as
much as possible.
2.4 Land Use
Promote a mix of uses within the building and allow for the
shared use of common spaces such as lobbies, parking,
elevators and amenity areas for optimal site efficiency.
2.4.1 Commercial
Ensure the majority of ground floor spaces with frontage on
Victoria Street South are occupied with active uses, including
retail or restaurant units or residential/commercial lobbies.
Consider opportunities for spill-over commercial activity, such
as retail displays or small patios within the land use transitio
zone.
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Incorporate fascia signage for ground floor retail uses as an
integral component of the storefront architecture.
Locate fascia business signage between vertical columns in a
fashion that divide the storefront windows from the upper façade
in a traditional main street manner.
Utilize durable, weatherproof materials for all building signage
that complement the overall character of the building façade in
terms of design, style and materials.
Use simple lettering that is clear and easy-to-read and
complement graphics that relate to the business function.
Explore opportunities for hanging signage as part of building
overhangs, provided adequate above head clearance is provided.
Use contemporary design and materials consistent with the
intended character of the development within the district.
2.4.2 Residential
Consider the potential impacts of transportation and stationary
noise sources in the design of residential suites.
Select quiet rooftop mechanical units or acoustical silencing
hardware to mitigate noise impacts on amenity area and
adjacent residential units. Consider disguising the mechanical
units on the podium in an enclosure that is architecturally simi
to the aesthetic of the development.
Include noise warning clauses in the offers of purchase and sale
for residential units in the proposed development.
Equip the buildings with central air conditioning systems as a
noise mitigation measure.
2.4.3 Office
Maximize the amount of natural light into office spaces.
Design office spaces with access and windows into the common
amenity space created by the glass atrium.
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2.5 Livability
2.5.1 Public Realm
Functionally divide the public realm (from back of curb to
building face) into three zones: landscaping/furnishing zone,
pedestrian clearway zone, and land use transition zone.
Design the landscaping/furnishngs zone as a space that can
i
accommodate streetscape amenities and street tree plantings.
Design the pedestrian clearway zone as a space that
accommodates an unobstructed pedestrian route of at least
1.5 metres in width and up to 2.1 metres.
Design the pedestrian clearway zone and land use transition
zone with a common surface material (poured concrete) to
read as a single unit. Implement a gradual transition of grade
across these two zones.
Design the façades that define the edge of the transition zone
with high levels of glazing into interior commercial spaces.
Provide some building canopy for weather protection within the
transition zone.
2.5.2 Public Art
Support opportunities for public art and cultural expression
through offsite partnerships or programs, potentially within the
design of the Victoria Street South right-of-way or on as part of
the redevelopment of the Bramm Yards.
2.5.3 Common Amenities
Consider the needs and preferences of the ultimate end users
in the provision of common amenities. Provide well-appointed
outdoor and indoor amenities.
Ensure common amenity areas are conveniently located and
barrier-free accessible to all users.
In the design of the rooftop amenity area provide functional
gathering areas (e.g.: barbecue and seating areas) as well as
passive use areas (e.g.: small lawns and opportunities for
common garden plots).
Provide recreational opportunities for the building residents
and employees, such as a theatre room and a fitness facility.
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Position furnishings and other amenities in a manner that will
facilitate snow and ice removal in the winter. Ensure that
furnishings are placed to avoid conflicts with pedestrian
pathways and through movements.
Select site furnishings which are made of durable, high quality
materials and specifically manufactured for outdoor use.
Select furnishings that are moveable to allow for flexibility of
use of amenity spaces.
Select furnishings based on programming intended for the
space they are selected. Opportunities for individual seating,
as well as group cluster seating or dining table space should be
provided.
Waste collection bins should be placed within group seating
areas and at roof terrace entrance locations to reduce litter
accumulation.
2.5.4 Crime Prevention through Environmental Design
Complete a detailed CPTED report through the Site Plan
approval process that looks at points of access, common area
design, parking structure design, the design and layout of the
roof terrace and its spaces, circulation routes, among other
considerations.
Design parking structures to provide for ease of circulation and
wayfinding on site in a secure fashion.
Use a significant amount of glazing (at least 50%) on the
ground floor elevation, particularly around commercial units
and residential/office lobbies to maximize natural surveillance
opportunities at different times of the day.
Employ access control (e.g.: access cards or keyed entries) for
use of and access to common amenities, residential floors and
office floors.
Place non-planting strips of suitable width adjacent the rooftop
ballast. Where ballast heights do not meet minimum guard
height requirements, guardrails or screens should be
implemented to meet these standards and provide separation
from the building edge.
Surface materials used for walkways should avoid significant
gap separations between units, and have non-slip surfaces or
finishes.
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2.5.5 Site Lighting
Orient lighting to maximize lighting efficiency, to emphasize
entrance locations and programmed functional areas and to
eliminate unlit or poorly light areas.
Design lighting so that it is sufficiently bright, but not so br
as to undermine natural surveillance through excess glare.
Strategically place light sources (with cut-off provided where
required) to avoid light spill-over into private units or adjace
properties. Ensure that illumination level at all property line
does not exceed 0.5 foot candles.
Use a hierarchy of lighting levels to provide the necessary
illumination required for particular components of the site and
building.
Promote dark sky compliance by minimizing direct up lighting,
particularly in the design of lighting for the rooftop terrace a
commercial lighting along the Victoria Street South façade.
The rooftop terrace should be well lit to allow for surveillance
and illuminated sight lines during evening hours, with emphasis
provided to indicate entrance locations, and programmed
functional areas. Lighting should be provided through the use
of wall sconces, bollard lighting and pathway lighting to
illuminate activity areas and paths of travel. Highlighting of
specific design elements or points of interest through the use
of recessed fixtures should also be considered.
Use light fixtures manufactured for outdoor use, with
preference given to the use of LED light sources to reduce
overall energy use.
Encourage continued illumination of the glassed atrium space
from the interior to ensure its visual impact is expressed
through the evening hours.
Provide uniform lighting levels within the parking structure,
service corridors and garbage/loading area.
2.5.6 Privacy
Maintain fencing and a landscaped buffer along the boundaries
of the property.
Consider using a partition along the north side of the roof
terrace to screen views to the surrounding properties.
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Consider using opaque or semi-transparent glass balcony
guards for north facing balconies on Tower 1 to mitigate
overlook conditions on adjacent residential properties and
associated private amenity spaces.
Reinforce the delineation between the common amenity spaces
and private spaces (e.g.: between the rooftop terrace amenity
area and private unit patios) through the use of privacy screens
or raised planter boxes to limit views into private units.
2.5.7 Microclimate
Establish a system of weather protection for pedestrians and
transit users along the Victoria Street South frontage, includin
architectural projections, particularly over building entrances.
Provide direct public access to the enclosed atrium to protect
passing pedestrians and transit users from the elements.
Ensure adequate sun penetration on the rooftop terrace and to
individual residential suites by implementing slender tower
forms that are slightly offset and adequately separated from one
another.
Consider the need for shade in the design of the ground plane
pedestrian realm as well as the rooftop amenity space. Provide
for shade in either cantilevered building projections or
landscape canopy (tree plantings, where feasible).
Securely anchor all tree plantings to the roof deck or planter
where proposed.
Consider wind influence in the selection of site furnishings.
Light weight plastic chairs, tables, or unanchored shade
umbrellas and waste bins should be avoided.
Incorporate architectural features to minimize and mitigate wind
impacts to private and shared amenity spaces, including the
public realm at grade.
2.5.8 Emergency Service
Ensure all building entrances and parking structures are designe
Policy.
Incorporate municipal address signage on Victoria Street South f
of materials as for business signage.
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2.6 Sustainability
Consider incorporating sustainability measures at the outset of
the design and construction process.
Design residential units to orient principal living spaces
southward where possible to maximize passive solar gain.
Investigate a range of building sustainability measures, such as
garbage, recycling, and organic chutes; energy efficient central
heating and cooling systems; energy efficient windows and
doors; energy efficient lighting; and reclamation of unused
recyclable building site material.
Consider local manufacturers or suppliers of proposed
materials and elements for use in the construction where
possible to reduce carbon-footprint relating to site deliveries.
Consider the use of paving materials and site furnishings which
include some portion of recycled material content.
Preference should be given to the use of LED light fixtures for
site lighting to reduce overall energy use.
Ensure parking facilities are provided in a structured form
(rather than surface parking) with opportunities for a greened
rooftop terrace above, increasing the surface permeability of th
site and lowering heat island potential for the site.
2.6.1 Landscape Design
Implement a landscaped buffer along the perimeter of the
property, particularly along the northerly property limits where
the development interfaces with Arthur Place properties.
An urban profile, predominantly of hardscaped materials is
appropriate for the design of the streetscape and the land use
transition zone.
Consider opportunities for free standing planters to define
building entrances.
Incorporate a green roof on the podium base (or another rooftop
sustainable measure) that may include opportunities for
rainwater capture for irrigation purposes, both outdoors and
indoors.
The planting systems provided on the roof terrace should
predominantly be in
soil) to reduce overall maintenance and watering requirements.
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Momentum Developments One Hundred Victoria
CSD-14-091 - Appendix D
increase roof loads and require higher levels of maintenance
should be limited to areas where larger shrubs or tree plantings
are proposed.
Emphasize the use of groundcovers, sedums, small grasses
and flowering herbaceous plants or seed types of species
which demonstrate drought and heat tolerance characteristics
to minimize watering requirements. Consideration should also
be given to shrubs and trees species where proposed.
Avoid the use of invasive, noxious or thorned plant species, as
well as tree species which demonstrate tap-root growth.
Select plant materials that provide varying bloom periods and
fall colours to provide interest and variety throughout the
growing seasons.
Where possible, irrigation systems for watering the planting
areas should be run with water collected from site cisterns.
Provide plantings in massed patterning gestures to accentuate
paths of travel, and create visual interest across the space.
Use raised planters, planter boxes and planter pots to
emphasize and separate the functional areas and circulation
routes of the rooftop terrace.
2.6.2 Transportation Demand Management
Tailor a detailed transportation demand management (TDM) program
the time of building occupancy.
Encourage office employers to join
units of the development have access to the benefits of the prog
emergency ride home among other programs.
Provide priority parking for employees that carpool to work. Ens
Do not oversupply parking. Provide a parking supply that is clos
the Site Specific Regulations in the Zoning By-law.
Unbundle the parking supply from residential units and commercia-
Charge fees for parking and consider setting the monthly
parking space rental fees at a rate considerably higher than the
net cost of a transit pass.
Explore opportunities in the future for locating dedicated and
priority parking spaces for onsite car share programs within the
parking structure on the site, to eliminate the need for some
residents to own a car.
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Provide secure bicycle parking areas within the parking
structure that are conveniently located for building users.
Complement such parking areas with bicycle parking
infrastructure for visitors located near building entrances.
Provide secure showers for office employees in close proximity
to the secure indoor bicycle parking area.
Ensure that detailed design of the development provides a
pedestrian friendly environment, including building frontages
oriented to public streets, human scale proportions along the
street edge, weather protection, active uses, a high proportion
of glazing and main entrances along the public sidewalks.
Establish a TDM coordinator for the development who would be
responsible for promoting the TDM program within the building as
rental of office/retail space. The coordinator would provide up
tenants and residents.
Incorporate a monitoring program for +/- 2 years from the date o
Regional and/or City TDM Coordinators.
2.7 Circulation and Functionality
2.7.1 Barrier-free Accessibility
Ensure continuous unobstructed routes through all spaces of the
to elevators, throughout all internal corridors and external pat
Provide barrier-free parking spaces in the parking structure in
Urban Design Manual.
Where grade change occurs between functional areas, ramped trans
ledges.
Ensure all paths of travel are a minimum width of 1.5 metres and
circulation throughout the site.
2.7.2 Pedestrians
Provide multiple building entrances to Victoria Street South to
ensure convenient connections to the pedestrian clearway and
encourage transit use.
Provide active uses and high degree of transparency at grade
along the Victoria Street South street frontage to support
pedestrianism and walkability.
Ensure the primary building façade addressing the public realm
is human scaled.
Ensure that pedestrian connections to and around the building
are direct, convenient, safe, comfortable, and barrier-free.
Implement pedestrian weather protection and shade along the
podium, comprised of building projections over the colonnade
and canopies over entrances where appropriate.
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CSD-14-091 - Appendix D
Ensure pedestrian access to structured parking is clearly
demarcated, highly visible and incorporated into the building
overall design
Incorporate clearly defined pedestrian linkages reinforced by
paving materials and pedestrian scaled lighting, as warranted.
Define any pedestrian crossings of vehicular routes with
materials or textures that are visually and physically different
from the standard walkway material as a visual and tactile cue.
2.7.3 Cyclists
Consider a combination of indoor, secure long-term bicycle
parking facilities as well as outdoor, short-term parking facili
as part of the development.
Ensure indoor bicycle parking facilities are conveniently locate
in highly visible locations, minimize conflicts with key pedestr
movements, and are provided with direct connections to the
cycling network off site.
Consider defined bicycle entrances to the building that enable
minimal exertion and maximize comfort when moving the
bicycle to parking facilities.
Incorporate short-term outdoor bicycle parking for visitors and
commercial patrons that are conveniently located close to
building entrances, protected from the weather, visible from the
interior of the building. Situate such facilities such that they
not impede the movement of pedestrians along clearways.
Ensure that the style of bike racks complements the character
of the building and landscape design.
Provide secure shower and change facilities for use by office
employees using active modes of transportation.
2.7.4 Transit
Investigate the feasibility of providing access to real-time tra
information for area transit routes, and locate this information
readily available in common areas of the development.
Facilitate easy access to and from the existing and planned
transit along Victoria Street South, Charles Street and the futu
ION rapid transit stop at the Multi-modal Hub station at King an
Victoria.
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2.7.5 Vehicles
Ensure vehicle accesses are located away from the pedestrian rea
Provide one consolidated access to the site, and situate the acc
conflicts with other adjacent driveway accesses and maximize the
presence.
Locate all off-street parking within a structured facility.
Where the parking structure is above-grade ensure that it is
designed as an integral part of the building.
Line the edges of above-grade parking along the Victoria Street
South frontage with active at-grade uses and activities,
including retail units, commercial and residential lobbies.
Situate the elevators of parking structures with regard for
convenience and barrier-free access.
Have regard for the approved design standards for parking
Manual.
2.7.6 Functional Elements
Design the loading area to have sufficient maneuverability and s
site to the full extent possible.
Encourage building management to coordinate use of the loading a
and drop-off functions) and schedule these activities as much as possible among users o
Provide garbage, recycling, and organic chutes and an indoor was. Provide private pick up.
Provide waste, recycling and organic waste containers in common
(where space permits) based on the waste separation programming
Consider the sight lines to the required mechanical units on the
from the street edge of the podium and away from the private pat
Provide a parapet wall and/or screen element to address the inte
properties on Arthur Place.
Screen and prevent direct access to the mechanical units from th
partitions.
Incorporate the rooftop mechanical units, including the elevator
2.7.7 Maintenance
Ongoing maintenance is an integral component of Crime Prevention
upkeep of buildings, lighting, landscaping, and other amenities,
A maintenance plan should be established which outlines the over
common spaces, particularly the rooftop terrace and indoor ameni
Regular maintenance will be required to maintain the designed am
as gutter clearing or removal of unwanted vegetation should occu
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Momentum Developments One Hundred Victoria
CSD-14-091 - Appendix D
2.8 Further Detailed Studies and Plans
Prepare a Geotechnical Study to evaluate the water table and det
underground parking structure. Consult Region of Waterloo Source
Prepare a Phase I and Phase II ESA and complete a record of site
residential uses.
Prepare a supplementary Noise Study at the detailed design stage
sources and stationary noise sources on and off site (including
units required for the ground floor commercial units). Implemen
Noise Study.
Prepare a Crime Prevention Through Environmental Design Report a
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Momentum Developments One Hundred Victoria
CSD-14-091 - Appendix E
Bonusing Chart - Implementation Framework
Pre-Qualification Criteria
Y/NQualifies?
(OP Policy 17.E.17.1)
Meets typical requirements in accordance with Planning Act?YYES
Helps achieve vision, goals and objectives of Official Plan?YYES
Constitutes good planning?YYES
Helps address planning issues with the development?YYES
Adheres to urban design policies of the Official Plan?YYES
Compatible with adjacent properties and surrounding development?YYES
YES
Eligible for Section 37?
Potential
Community Benefit (OP Policy 17.E.17.2)Additional BONUS
Measures/CriteriaProposed?Additional
- Above Standard RequirementsDescriptionFSR
FSR
Energy and/or water conservationGreen roof (min #m2)TBD
White roofTBD
Grey water systemsTBD
etc.TBD0.00
TDM measuresBicycle storage spacesy4 to 7 measures0.50
8 measures or
Shower/change facilities (min #m2)y1.00
greater
Dedicated car share space and vehicle
Dedicated car pool spaces
Provision of subsidized transit passesy
Membership w/ Travel Wise Association
Installation of TV monitors that promote transity
Provision of bike repair stationy
Unbundled parkingy
Underground parkingy0.50
Additional land dedicated for municipal purposeInfrastructure corridorTBD
City SWM facility spaceTBD
Additional road wideningTBD
etc.TBD0.00
Non-profit arts, cultural, community or institutional facilitiesTBD0.00
Additional parkland or improvement to parksPercent (%)5% up to 10%0.50
Monetary Value ($)10% or greater1.000.00
Natural heritage conservation/restoration/enhancementTBD0.00
Public parking and shared parking agreementsTBD0.00
Public transit infrastructure/facilities/servicesOn site shelter0.250.00
Renewable or alternative energy systemsTBD0.00
Conservation and maintenance of cultural heritage resourcesTBD0.00
Building(s) equivalent to LEED standards or equivalent rating system
Equivalent to LEED certification, bronze or other
(Actual certification not required but letter/report from certified 0.50
similar rating system level
professional)
Equivalent to LEED silver or above or other similar
y1.001.00
rating system
Provision of affordable, special needs, assisted or subsized housingPercent (%)10-20% of unitsTBD
20%+ of unitsTBD0.00
$50,000 up to
Provision of indoor or outdoor amenity area accessible to the publicValue ($)1000000.25
$100,000
$100,000 or
0.500.50
greater
Platform & value
Provision of public artValue ($)of $50,000-0.25
$99,999.99
Platform & value
of $100,000 or 0.500.00
greater
Dwelling unitsNumber of units27625-100 units1.00
100+ units1.501.50
TOTAL
3.50
BONUS FSR
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