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HomeMy WebLinkAboutCSD-14-087 - OPA & ZC - Vandguard Dev - Walter St - Addendum REPORT TO: Council DATE OF MEETING: November 17,2014 SUBMITTED BY: Alain Pinard, Director of Planning, 519-741-2200 ext. 7319 PREPARED BY: Garett Stevenson, Planner 519-741-2200 x 7070 WARD(S) INVOLVED: Ward 9 DATE OF REPORT: November 13, 2014 REPORT NO.: CSD-14-087 SUBJECT: ADDENDUM TO REPORTS CSD-14-075 & CSD-14-103 OFFICIAL PLAN AMENDMENT OPA14/01/W/GS ZONE CHANGE APPLICATION ZC14/03/W/GS 100, 104, 108 WALTER STREET VANGUARD DEVELOPMENTS CORPORATION EXECUTIVE SUMMARY: September 15, 2014, defer consideration of the On Kitchener City Council passed a motion to recommendation outlined in Staff Report CSD-14-103 to the November 17, 2014 Kitchener City Council meeting to allow time for additional dialogue on this ma Since that time, the Applicant has prepared a revised concept pl amendments to both Official Plan Amendment OPA14/01/W/GS and Zon ZC14/03/W/GS. The requested revisions would allow for a mid-rise 5 storey mult with 34 dwelling units with special zoning regulation provisions The proposal presented previously was for a 6 storey multiple dwelling with a total of Planning Staff remain supportive of the original concept which w14- 075 and recommend approval of the Amendment to the Official Plan an as appendixes A and B to this report. Planning Staff have also prepared a revised Amendment to the Official Plan as well as a revised Proposed By-law dated November 17, 2014, which if approved, would allow for the revised 5 storey proposal (A ). RECOMMENDATION: A. That Official Plan Amendment Application OPA14/01/W/GS for Vanguard Developments Corporation requesting a change in designation from Low Rise Multiple Residential with Special Policy 3 to Medium Density Multiple Residential with Special Policy 3 and Special Policy 19 to permit a multiple residential dwelling building on the be adopted, in the form shown in the Official Plan Amendment attached to Report CSD 14-087 as Appe approval; and further 8.d. - 1 B. That Zone Change Application ZC14/03/W/GS for Vanguard Developments Corporation requesting a change from Residential Six (R-6) to Residential Eight (R-8) with Special Regulation Provision 655R on the parcels of land specified and illustrated as the be approved- dated September 15, 2014, attached to Report CSD 14-087 REPORT: This report compliments Staff Reports CSD-14-075 and CSD-14-103 which should be referenced for full contextual purposes. Planning staff have received a revised development concept for t Applicant has prepared a plan for a midrise 5 storey multiple dw units. It is understood that as a result of some additional market rese planning by the Applicant, the building design has been revised more dwelling units that are smaller in size. Planning Analysis: Planning staff have undertaken a review of the revised concept a Amendment to the Official Plan as well as a Proposed By-law to i desired, attached The main changes from the previous concept to the current propos The total height of the building has been reduced by one floor. proposed to be a total of five storeys, including one floor of e The revised Proposed By-law now permits a maximum building height of storeys) along Walter Street and a height of 18.0 metres (5 stor the site - rather than 18.0 metres (four storeys) and 24.0 metre respectively as originally proposed. The total gross floor area of the building has been reduced, re ratio of less than 2. As such, the revised Amendment to the Off Ratio of up to 2.3. An architectural feature on the south side of the building has the side yard setback adjacent to King Edward Public School has 1.9 metres to 2.5 metres. The dwelling unit make up and size has changed. The Applicant some units and decreased the number of two and three bedrooms un five storey building accommodates 34 dwelling units, an increase original concept. Further detail has been provided for the outdoor amenity space a parking rate of 1 space per unit and the visitor parking rate of concept shows 34 off-street parking spaces, 7 of which are visit Planning Staff will continue to have further discussion on appropriate building elements at the site stage. The method for calculating building height has been recently rev part of an interim update to the current Official Plan and Zonin recommended by-law has been modified to reflect the building height form the 8.d. - 2 lowest finished grade, rather than the highest finished grade. P remains the same as that outlined in Staff Report CSD-14-075, save and except for the building height clarification discussed above. However, Planning Staff ha Amendment to the Official Plan as well as a revised Proposed By-law dated November 17, 2014, which respectively). Although the revised proposal is sound and achieves many plannin Planning staff prefer the original proposal primarily because it w between the future redevelopment along the King Street W (mixed low rise residential neighbourhood. COMMUNITY ENGAGEMENT: CONSULT In addition to the Neighbourhood Information Meeting on April 2 Planning and Strategic Initiatives Committee on August 11, 2014, residents, Councillor Frank Etherington (Ward 9), and the projec proposed applications at an informal meeting on August 27, 2014. interested residents on October 17, 2014 as well as November 5 a14, 2014 advising of the revisions to the application to serve as a reminder of the Novem CONCLUSION: Planning staff support amending both the K-W Hospital Secondary By-law 85-1 as discussed. Planning Staff are of the opinion that framework will permit residential intensification that is compat properties. The residential intensification of the site is cons Statement, Growth Plan for the Greater Golden Horseshoe, and the REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Michael May, Deputy CAO (Community Services) Attachments: Staff Recommended Proposed Official Plan Amendment & Schedule Staff Recommended Proposed Zoning By-law & Map No. 1 -law & Map No. 1 Amendment Request from Applicant Kitchener City Council, September 15, 2014 8.d. - 3 CSD-14-087 Appendix A AMENDMENT NO. 108 TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 100, 104, 108 Walter Street 8.d. - 4 AMENDMENT NO.108 TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 100, 104, 108 Walter Street INDEX SECTION 1 TITLE AND COMPONENTS SECTION 2 PURPOSE OF THE AMENDMENT SECTION 3 BASIS OF THE AMENDMENT SECTION 4 THE AMENDMENT APPENDICES APPENDIX 1 Notice of the Meeting of Planning and Strategic Init Committee of August 11, 2014 APPENDIX 2 Minutes of the Meeting of Planning and Strategic Ini Committee August 11, 2014 APPENDIX 3 Minutes of the Meeting of City Council September 15, 2014 APPENDIX 4 Minutes of the Meeting of City Council November 17, 2014 8.d. - 5 AMENDMENT NO. 108 TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER SECTION 1 TITLE AND COMPONENTS This amendment shall be referred to as Amendment No. 108 to the Official Plan of the City of Kitchener. This amendment is comprised of Sections 1 to 4 inclu SECTION 2 PURPOSE OF THE AMENDMENT This Official Plan Amendment proposes the following amendments t Plan to provide for a new mid-rise multiple residential dwelling Map 18 by redesignating lands from Low Rise Multiple Residentia with Special Policy 3 to Medium Density Multiple Residential with Special Policy 3 and Special Policy 19; Adding Policy 12 in Section 13.7.3 to add the Medium Density Mu designation and applicable policies; and Adding Special Policy 19 to Section 13.7.4. SECTION 3 BASIS OF THE AMENDMENT The subject property is currently designated Low Rise Multiple R -W Hospital Neighbourhood Secondary Plan. This designation permits a range of housing opportunities while retai of the residential streetscape. Permitted uses include multiple of 40 units per hectare. Multiple dwellings may be permitted to individual site provided the Floor Space Ratio (the figure obtai lot is divided by the lot area) of the development does not exce the two existing commercial driveways adjacent to the subject pr the ultimate ingress and egress driveway shall be the existing d The applicant has applied for an Official Plan Amendment to chan the subject properties to Medium Density Multiple Residential wi Policy 19. Special Policy 19 would permit a multiple dwelling w Floor Space Ratio, or FSR, is the figure obtained when the build the lot area and is used to regulate the massing of a building. The applicant has also applied for a Zone Change to establish si Provisions to the same effect. The intent of the Official Plan A Change are to allow for a 6 storey mid-rise residential developm ground floor which is partially below grade. The intent of the Medium Density Multiple Residential land use d development at densities which provide an appropriate transition the centre of residential neighbourhoods and higher density rede the neighbourhood. The permitted uses are restricted to existin dwellings, duplex dwellings, multiple dwellings, small and large houses, home businesses and private home day care. Day care faci provided they are located on the same lot as a large multiple dw development are provided to a maximum density of 200 units per h Space Ratio shall be 2.0, that is, the above grade building floo 3 8.d. - 6 lot area. Multiple dwellings may be permitted to exceed 200 unit provided the Floor Space Ratio of 2.0 is not exceeded. Special Policy 19 is proposed to permit a multiple residential d FSR of 2.3, whereas the Medium Rise Multiple Residential land us maximum FSR of 2.0. The entire building floor area of the lower in the calculation for FSR, including those portions of building below grade. In this case, Planning staff support an increased building is controlled by the topography of the site and through regulations proposed as part of the Zone Change application. St regulations which will ensure that building mass at the street l form on the opposite side of Walter Street. The recommended sit building mass that will be concentrated to the rear and side of neighbouring properties which are designated as Mixed Use Corrid Planning staff are of the opinion that the proposed land use des neighbourhood. The Medium Rise Multiple Residential land use de buffer between the adjacent low rise residential neighbourhood a along King Street West. Coupled with the site specific zoning r staff, any future redevelopment of the property will be designed with the existing surrounding community. In considering the reports, Planning Staff are supportive of the requested policy c residential development on the subject lands. The amendment as proposed herein is consistent with the objectiv Statement and Places to Grow - Growth Plan for the Greater Golde promote the creation of livable, sustainable and complete commun development patterns and an appropriate mix of land uses. The Official Plan Amendment conforms to the Regional Official Po Regional Official Plan (under appeal). Both plans contain land promote a full range of housing types, mixed use developments, a support alternative modes of transportation including transit, w or Urban Area of the City. The amendment also supports the visio Building Strategy for the Grand River Hospital Station Area by i Corridor. The subject lands are within the K-W Hospital Secondary Plan are Plans were not undertaken as part of the new Official Plan and h secondary plan areas, including the K-W Hospital Secondary Plan Major Transit Station Areas (MTSAs) and are propos Station Area Planning exercise (PARTS - Planning Around Rapid Tr 13.7.1.3 of the K-W Hospital Secondary Plan references Parts 1, Official Plan, which were included in the review of the new Offi intensification objectives, the direction in the new Official Pl to develop as a complete and healthy community through comprehen along with increased emphasis on an integrated transportation sy and promotes mixed use areas which include a variety of commerci 4 8.d. - 7 employments lands in close proximity to residential areas. The Official Plan Amendment conforms with the intent of the new Official Plan policies. An amendment to the Official Plan has been adopted to implement Management (TDM) policies as part of the Planning Around Rapid T Phase 2 Interim Direction corridor-wide initiative. The main pu implement new policies to provide general direction in reviewing such time as the PARTS project is completed in 2017. The new pol to allow the consideration of good compatible development/redeve advance of the preparation and implementation of Station Area Pl residential neighbourhoods are protected from undesirable and in development/redevelopment proposals. The Official Plan Amendmen the Interim Direction policies as adopted. The Kitchener Growth Management Strategy (KGMS) helps to ensure effectively to achieve the required density and intensification form and function which will enhance the quality of life in Kitc Management Plan (KGMP) is based on the principle that maximizing infrastructure is preferred and that planning for, and implement priority. The Official Plan Amendment complies with the KGMS an appropriate intensification of the subject property, better util allows for a built form that is compatible and complementary to will bring new residents into a stable community. 5 8.d. - 8 SECTION 4 THE AMENDMENT 1. The City of Kitchener Official Plan is hereby amended as follow a) Part 3, Section 13.7.3 is amendment to add Medium Density Multi Residential land use designation and related policies as follows 12.Medium Density Multiple Residential The intent of the Medium Density Multiple Residential designatio encourage new development at densities which provide an appropri transition between low densities found at the centre of resident neighbourhoods and higher density redevelopment sites at the per of the neighbourhood. The permitted uses are restricted to existing single and semi-de dwellings, duplex dwellings, multiple dwellings, small and large care facilities, lodging houses, home businesses and private hom care. Day care facilities are also permitted provided they are l the same lot as a large multiple dwelling. Opportunities for res development are provided to a maximum density of 200 units per h The Maximum Floor Space Ratio shall be 2.0, that is, the above g building floor area shall not exceed 2.0 times the lot area. Mul dwellings may be permitted to exceed 200 units per hectare on an individual site provided the Floor Space Ratio of 2.0 is not exc b) Part 3, Section 13.7.4 is amended to add Special Policy 19 as follows: 19. Notwithstanding the Medium Density Multiple Residential land u designation, multiple dwellings may be permitted with a maximum Space Ratio of 2.3. c) Map No. 18 is amended to change the land use designation of the subject la from Low Rise Multiple Residential and Mixed Use Corridor with S to Medium Density Multiple Residential with Special Policy 3 and 19 A 6 8.d. - 9 APPENDIX 1 Notice of the Meeting of Planning and Strategic Init Committee of August 11, 2014 Advertised in The Record July 18, 2014 PLANNING MATTERS: PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED TO ATTEND A PUBLIC MEETING TO DISCUSS A PROPOSED OFFICIAL PLAN AMENDMENT AND AMDNEMDNTS TO THE KITCHENER ZONING BY-LAW UNDER THE SECTIONS 17, 22 AND 34 OF THE PLANNING ACT 100,104, 108 Walter Street The City of Kitchener has received applications for an Official properties to be redeveloped with a medium-rise multiple residen Planning & Strategic Initiatives Committee The public meeting will be held by the , a Committee of Council which deals with planning matters on: MONDAY, AUGUST 11 at 7:00 P.M. nd COUNCIL CHAMBERS, 2 FLOOR, CITY HALL 200 KING STREET WEST, KITCHENER. If you would like to speak at the public meeting, please registe-2200, nd 2 Floor, Kitchener, ON, N2G 4G7. If you wish to be notified of any public meeting and/or the adoption of the proposed Official Plan amendment, you must make a written request and submit your name and contact information to the City Clerk. Any person may attend the public meeting and make written and/or opposition to the proposed Official Plan amendment or Zone Chang If a person or public body does not make oral submissions at a public meeting or make written submissions to the City of Kitchener before the proposed Official Plan amendment is adopted, the person or public body is not entitled to appeal the decision of Council and the City of Kitchener to the Ontario Municipal Board. If a person or public body does not make oral submissions at a public meeting or make written submissions to the City of Kitchener before the proposed Official Plan amendment is adopted, the person or public body may not be added as a party to the hearing of an appeal before the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable grounds to add the person or public body as a party. ADDITIONAL INFORMATION is available by contacting the staff person noted below, viewin the meeting agenda (available at www.kitchener.ca approximately ten days in advance of the meeting - click on the th meeting date in the Calendar of Events), or in person at the Pla Floor, City Hall, 200 King Street West, Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday). Garett Stevenson, Planner - 519-741-2200 x 7070 (TTY: 1-866-969-9994) Garett.Stevenson@kitchener.ca 8.d. - 10 APPENDIX 2 Minutes of the Meeting of Planning and Strategic Ini Committee August 11, 2014 8 8.d. - 11 APPENDIX 3 Minutes of the Meeting of City Council September 15, 2014 8.d. - 12 APPENDIX 4 Minutes of the Meeting of City Council November 17, 2014 10 8.d. - 13 !! !!! 8.d. - 14 CSD-14-087 Appendix B PROPOSED BY LAW September 15, 2014 BY-LAW NUMBER ___ OF THE CORPORATION OF THE CITY OF KITCHENER (Being a by-law to amend By-law 85-1, as amended, known as the Zoning By-law for the City of Kitchener Vanguard Developments Corporation 100, 104, and 108 Walter Street) WHEREAS it is deemed expedient to amend By-law 85-1 for the lan NOW THEREFORE the Council of the Corporation of the City of Kitc follows: 1. Schedule Number 74 o-law Number 85-1 is hereby amended by changing the zoning applicable to the parcels of land specified and illus of Kitchener, attached hereto, from Residential Six (R-6) to Residential Eight (R-8) with Special Regulation Provision 655R. 2. Schedule Number 74 -law Number 85-1 is hereby further amended by incorporating additional zone boundaries as shown on Map No. 1 a 3. -law 85-1 is hereby amended by adding Section 655 thereto as follows: 655. Notwithstanding Sections 42.2, 42.6, and 6.1.2 of this By-law, within the lands zoned Residential Eight (R-8), shown as affected by this subsection, on Schedule 74 of A: a) The maximum Floor Space Ratio shall be 2.3; b) The minimum rear yard setback shall be 5.17 metres; c) For the purpose of provision b) the rear property line shall property line adjacent to the landlocked parcel of land. Where taken into identical ownership as the lands shown as affected by subsection, the minimum rear yard setback shall be 7.5 metres; d) The minimum easterly side yard setback shall be 1.9 metres; e) For the purpose of subsection d) the easterly side property lin line shared with 709 King Street West; f) The maximum building height for a multiple dwelling within 8.3 metres of the front property line shall be 18.0 metres; 8.d. - 15 g) The maximum building height for a multiple dwelling within 8.3 front property line shall be four storeys, measured from the gra the base of the building in such location; h) For the purpose of provisions f) and g) the front property line the property line shared with Walter Street; i) The minimum off-street parking requirement for a multiple dwell 4. This By-law shall come into effect only upon approval by the and Housing, or his/her delegate, of Official Plan Amendment No, 100, 104, 108 Walter Street, but upon such approval, the provisions hereof aff deemed to have come into force on the date of passing hereof. PASSED at the Council Chambers in the City of Kitchener this ______day of ___________, 2014 _____________________________ Mayor _____________________________ Clerk 8.d. - 16 8.d. - 17 CSD-14-087 Appendix C AMENDMENT NO.108 TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 100, 104, 108 Walter Street 8.d. - 18 AMENDMENT NO.108 TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 100, 104, 108 Walter Street INDEX SECTION 1 TITLE AND COMPONENTS SECTION 2 PURPOSE OF THE AMENDMENT SECTION 3 BASIS OF THE AMENDMENT SECTION 4 THE AMENDMENT APPENDICES APPENDIX 1 Notice of the Meeting of Planning and Strategic Init Committee of August 11, 2014 APPENDIX 2 Minutes of the Meeting of Planning and Strategic Ini Committee August 11, 2014 APPENDIX 3 Minutes of the Meeting of City Council September 15, 2014 APPENDIX 4 Minutes of the Meeting of City Council November 17, 2014 8.d. - 19 AMENDMENT NO. 108 TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER SECTION 1 TITLE AND COMPONENTS This amendment shall be referred to as Amendment No. 108 to the Official Plan of the City of Kitchener. This amendment is comprised of Sections 1 to 4 inclu SECTION 2 PURPOSE OF THE AMENDMENT This Official Plan Amendment proposes the following amendments t Plan to provide for a new mid-rise multiple residential dwelling Map 18 by redesignating lands from Low Rise Multiple Residentia with Special Policy 3 to Medium Density Multiple Residential with Special Policy 3; and Adding Policy 12 in Section 13.7.3 to add the Medium Density Mu designation and applicable policies. SECTION 3 BASIS OF THE AMENDMENT The subject property is currently designated Low Rise Multiple R -W Hospital Neighbourhood Secondary Plan. This designation permits a range of housing opportunities while retaie of the residential streetscape. Permitted uses include multiple of 40 units per hectare. Multiple dwellings may be permitted to individual site provided the Floor Space Ratio (the figure obtai lot is divided by the lot area) of the development does not exce the two existing commercial driveways adjacent to the subject pr the ultimate ingress and egress driveway shall be the existing d The applicant has applied for an Official Plan Amendment to chan the subject properties to Medium Density Multiple Residential wi The applicant has also applied for a Zone Change to establish si Provisions to the same effect. The intent of the Official Plan A Change are to allow for a 5 storey mid-rise residential developm ground floor which is partially below grade. The intent of the Medium Density Multiple Residential land use d development at densities which provide an appropriate transition the centre of residential neighbourhoods and higher density rede the neighbourhood. The permitted uses are restricted to existin dwellings, duplex dwellings, multiple dwellings, small and large houses, home businesses and private home day care. Day care faci provided they are located on the same lot as a large multiple dw development are provided to a maximum density of 200 units per h Space Ratio shall be 2.0, that is, the above grade building floo lot area. Multiple dwellings may be permitted to exceed 200 unit provided the Floor Space Ratio of 2.0 is not exceeded. Planning staff are of the opinion that the proposed land use des neighbourhood. The Medium Rise Multiple Residential land use de buffer between the adjacent low rise residential neighbourhood a 3 8.d. - 20 along King Street West. Coupled with the site specific zoning r staff, any future redevelopment of the property will be designed with the existing surrounding community. reports, Planning Staff are supportive of the requested policy c residential development on the subject lands. The amendment as proposed herein is consistent with the objectiv Statement and Places to Grow - Growth Plan for the Greater Golde promote the creation of livable, sustainable and complete commun development patterns and an appropriate mix of land uses. The Official Plan Amendment conforms to the Regional Official Po Regional Official Plan (under appeal). Both plans contain land promote a full range of housing types, mixed use developments, a support alternative modes of transportation including transit, w or Urban Area of the City. The amendment also supports the visio Building Strategy for the Grand River Hospital Station Area by i is transit s Corridor. The subject lands are within the K-W Hospital Secondary Plan are Plans were not undertaken as part of the new Official Plan and h secondary plan areas, including the K-W Hospital Secondary Plan Station Area Planning exercise (PARTS - Planning Around Rapid Tr 13.7.1.3 of the K-W Hospital Secondary Plan references Parts 1, Official Plan, which were included in the review of the new Offi provides direction for Kitchene intensification objectives, the direction in the new Official Pl to develop as a complete and healthy community through comprehen along with increased emphasis on an integrated transportation sy and promotes mixed use areas which include a variety of commerci employments lands in close proximity to residential areas. The Official Plan Amendment conforms with the intent of the new Official Plan policies. An amendment to the Official Plan has been adopted to implement Management (TDM) policies as part of the Planning Around Rapid T Phase 2 Interim Direction corridor-wide initiative. The main pu implement new policies to provide general direction in reviewing such time as the PARTS project is completed in 2017. The new pol to allow the consideration of good compatible development/redeve advance of the preparation and implementation of Station Area Pl residential neighbourhoods are protected from undesirable and in development/redevelopment proposals. The Official Plan Amendmen the Interim Direction policies as adopted. The Kitchener Growth Management Strategy (KGMS) helps to ensure effectively to achieve the required density and intensification form and function which will enhance the quality of life in Kitc Management Plan (KGMP) is based on the principle that maximizing 4 8.d. - 21 infrastructure is preferred and that planning for, and implement priority. The Official Plan Amendment complies with the KGMS an appropriate intensification of the subject property, better util allows for a built form that is compatible and complementary to will bring new residents into a stable community. 5 8.d. - 22 SECTION 4 THE AMENDMENT 1. The City of Kitchener Official Plan is hereby amended as follow a) Part 3, Section 13.7.3 is amendment to add Medium Density Multi Residential land use designation and related policies as follows 12.Medium Density Multiple Residential The intent of the Medium Density Multiple Residential designatio encourage new development at densities which provide an appropri transition between low densities found at the centre of resident neighbourhoods and higher density redevelopment sites at the per of the neighbourhood. The permitted uses are restricted to existing single and semi-de dwellings, duplex dwellings, multiple dwellings, small and large care facilities, lodging houses, home businesses and private hom care. Day care facilities are also permitted provided they are l the same lot as a large multiple dwelling. Opportunities for res development are provided to a maximum density of 200 units per h The Maximum Floor Space Ratio shall be 2.0, that is, the above g building floor area shall not exceed 2.0 times the lot area. Multi dwellings may be permitted to exceed 200 units per hectare on an individual site provided the Floor Space Ratio of 2.0 is not exc b) Map No. 18 is amended to change the land use designation of the subject la from Low Rise Multiple Residential and Mixed Use Corridor with S to Medium Density Multiple Residential with Special Policy 3 as A 6 8.d. - 23 APPENDIX 1 Notice of the Meeting of Planning and Strategic Init Committee of August 11, 2014 Advertised in The Record July 18, 2014 PLANNING MATTERS: PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED TO ATTEND A PUBLIC MEETING TO DISCUSS A PROPOSED OFFICIAL PLAN AMENDMENT AND AMDNEMDNTS TO THE KITCHENER ZONING BY-LAW UNDER THE SECTIONS 17, 22 AND 34 OF THE PLANNING ACT 100,104, 108 Walter Street The City of Kitchener has received applications for an Official properties to be redeveloped with a medium-rise multiple residen Planning & Strategic Initiatives Committee The public meeting will be held by the , a Committee of Council which deals with planning matters on: MONDAY, AUGUST 11 at 7:00 P.M. nd COUNCIL CHAMBERS, 2 FLOOR, CITY HALL 200 KING STREET WEST, KITCHENER. -2200, nd Ext.7275. Written submissi 2 Floor, Kitchener, ON, N2G 4G7. If you wish to be notified of any public meeting and/or the adoption of the proposed Official Plan amendment, you must make a written request and submit your name and contact information to the City Clerk. Any person may attend the public meeting and make written and/or opposition to the proposed Official Plan amendment or Zone Chang If a person or public body does not make oral submissions at a public meeting or make written submissions to the City of Kitchener before the proposed Official Plan amendment is adopted, the person or public body is not entitled to appeal the decision of Council and the City of Kitchener to the Ontario Municipal Board. If a person or public body does not make oral submissions at a public meeting or make written submissions to the City of Kitchener before the proposed Official Plan amendment is adopted, the person or public body may not be added as a party to the hearing of an appeal before the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable grounds to add the person or public body as a party. ADDITIONAL INFORMATION is available by contacting the staff person noted below, viewin the meeting agenda (available at www.kitchener.ca approximately ten days in advance of the meeting - click on the th meeting date in the Calendar of Events), or in person at the Pla Floor, City Hall, 200 King Street West, Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday). Garett Stevenson, Planner - 519-741-2200 x 7070 (TTY: 1-866-969-9994) Garett.Stevenson@kitchener.ca 8.d. - 24 APPENDIX 2 Minutes of the Meeting of Planning and Strategic Ini Committee August 11, 2014 8 8.d. - 25 APPENDIX 3 Minutes of the Meeting of City Council September 15, 2014 8.d. - 26 APPENDIX 4 Minutes of the Meeting of City Council November 17, 2014 10 8.d. - 27 !! !!! 8.d. - 28 CSD-14-087 Appendix D PROPOSED BY LAW November 17, 2014 BY-LAW NUMBER ___ OF THE CORPORATION OF THE CITY OF KITCHENER (Being a by-law to amend By-law 85-1, as amended, known as the Zoning By-law for the City of Kitchener Vanguard Developments Corporation 100, 104, and 108 Walter Street) WHEREAS it is deemed expedient to amend By-law 85-1 for the lan NOW THEREFORE the Council of the Corporation of the City of Kitc follows: 1. Schedule Number 74 o-law Number 85-1 is hereby amended by changing the zoning applicable to the parcels of land specified and illus of Kitchener, attached hereto, from Residential Six (R-6) to Residential Eight (R-8) with Special Regulation Provision 655R. 2. Schedule Number 74 -law Number 85-1 is hereby further amended by incorporating additional zone boundaries as shown on Map No. 1 a 3. -law 85-1 is hereby amended by adding Section 655 thereto as follows: 655. Notwithstanding Sections 42.2.6, and 6.1.2 of this By-law, within the lands zoned Residential Eight (R-8), shown as affected by this subsection, on Schedule 74 of A: a) The minimum rear yard setback shall be 5.3 metres; b) For the purpose of provision a) the rear property line shall be property line adjacent to the landlocked parcel of land. Where taken into identical ownership as the lands shown as affected by subsection, the minimum rear yard setback shall be 7.5 metres; c) The minimum easterly side yard setback shall be 2.5 metres; d) For the purpose of subsection c) the easterly side property lin line shared with 709 King Street West; e) The maximum building height for a portion of a building used as dwelling located within 9.5 metres of the front property line sh16 metres (four storeys) measured from the grade adjacent to the base of t such location; 8.d. - 29 f) The maximum building height for a portion of a building used as dwelling located greater than 9.5 metres from the front property metres (five storeys); g) For the purpose of provisions e) and f) the front property line the property line shared with Walter Street; h) The minimum off-street parking requirement for a multiple dwell 4. This By-law shall come into effect only upon approval by the and Housing, or his/her delegate, of Official Plan Amendment No, 100, 104, 108 Walter Street, but upon such approval, the provisions hereof aff deemed to have come into force on the date of passing hereof. PASSED at the Council Chambers in the City of Kitchener this ______day of ___________, 2014 _____________________________ Mayor _____________________________ Clerk 8.d. - 30 8.d. - 31 October 31, 2014 File: 160311375 Attention: Mr. Garett Stevenson City of Kitchener Development & Technical Services Department, 6 floor th 200 King St West Kitchener, ON N2G 4G7 Dear Mr. Stevenson, Reference: 100-108 Walter Street Official Plan Amendment (OPA14/ Application and (ZC14/03/W/GS) letter is to formally request a modification to the Official Pla Amendment Applications submitted on January 17, 2014 for the lan Walter Street in the City of Kitchener. Vanguard is now proposin building with 34 parking spaces (7 visitor, 27 tenant spaces) an following modification requests so that the requested Official P Amendments will accommodate this revised proposal. We wish to amend the initial Application as subsequently amended i)July 17, 2014 - elimination of our initial request to reduce Lan 15%, and modification of our original request to reduce the require Parking from 20% to 15%, to reduce it from 20% to 19%; and, ii)August 29, 2014 - withdrew the July 17, 2014 request to reduce tg requirement from 20% to 19%. We are now further requesting the following modifications: 1.Official Plan Amendment a)We are requesting an Official Plan Amendment to permit an increa Space Ratio (FSR) from the current maximum of 0.6, as contained Secondary Plan, to a maximum FSR of 2.0. This is an overall redu requested Floor Space Ratio, as the initial Application had requested an FSR of 1.9, which then translated into an FSR of 2.26 upon amendments to the City and Zoning By-Law modifying the method of calculating FSR to inc under the building; therefore, this request results in a reducti 8.d. - 32 October 31, 2014 Mr. Garett Stevenson Page 2 of 3 Reference: 100-108 Walter Street Official Plan Amendment (OPA14/ and (ZC14/03/W/GS) b)We are requesting an Official Plan Amendment to permit an increa maximum of 40 units per hectare as currently specified in the KW to permit 202 units per hectare (initial application requested 1 increase from the initial application is a result of the additio number of proposed bedrooms has decreased from 48 to 43 due to the reconfiguration of units. 2.Zoning By-Law Amendment a)We are requesting a Zoning By-Law Amendment to allow for the height of the building to be up to a maximum of 18 metres. (Note: does not include elevator penthouse). Initial Application requested a height of 21.4 metres. We note a full storey has been removed from the previously proposed building, decreasing the initial ma b)We are requesting that the maximum building height for not less frontage, within 8.3 metres of Walter Street, shall not exceed 1 to retain and ensure the step back and reduction of 1 storey at proposed building (i.e. a maximum 4 storey height at this front,. This has been, and continues to be, a key design feature to inte building into the existing streetscape from a height, massing an c)We are withdrawing our original request to reduce the side yard originally requested Residential -on the east side of the property from 2.5 metres to 1.9 metres. - up to 10.5 metres in height. We wish to confirm that we require sideyard setback of 2.5 metres on the east side of the building, Edward School playground, for the entire 18.0 metre height of th d)Notwithstanding Section 42.2.6 of the Residentia- amendment to allow for the front yard setback to be 4.5 metres f frontage, particularly those portions of the front building face propose to realize building articulation and step backs as antic provision by means of our request in 2.b) above. 8.d. - 33 October 31, 2014 Mr. Garett Stevenson Page 3 of 3 Reference: 100-108 Walter Street Official Plan Amendment (OPA14/ and (ZC14/03/W/GS) If you have any questions or wish to discuss the modifications p hesitate to contact me. Regards, STANTEC CONSULTING LTD. Sarah Code, BES Greg Romanick, MCIP, RPP Planner Senior Planner Community Development Phone: (519) 575-4128 Tel: (519) 575-4108 Fax: (519) 579-8664 Fax: (519) 579-8664 sarah.code@stantec.com greg.romanick@stantec.com c. Tommy Rakic, Vanguard Developments Corporation Paul Ballantyne, Vanguard Developments Corporation Matt Bolen, ABA Architects Misha Wee Armour, ABA Architects 8.d. - 34 Date:September 24, 2014 To:A. Pinard, Director of Planning From:C. Tarling, Director of Legislated Services & City Clerk cc:G. Stevenson, Subject:Council Approvals – Vanguard Developments – Walter Street This is to advise that City Council, at its regular meeting held on September 15, 2014, passed the following resolution: “That consideration of the following recommendation contained in Community Services Department report CSD-14-103 pertaining to an Official Plan Amendment and Zone be Change applications for 100, 104 & 108 Walter Street (Vanguard Developments), deferred to the November 17, 2014 Council meeting to allow time for additional dialogue on this matter: ‘That Official Plan Amendment Application OPA14/01/W/GS for Vanguard Developments Corporation requesting a change in designation from Low Rise Multiple Residential with Special Policy 3 to Medium Density Multiple Residential with Special Policy 3 and Special Policy 19 to permit a multiple residential dwelling building on the parcels of land specified and illustrated as the ‘Area 1’ and ‘Area 2’ on Schedule ‘A’, be adopted, in the form shown in the Official Plan Amendment attached to Community Services Department report CSD-14-103 as Appendix ‘A’, and accordingly forwarded to the Region of Waterloo for approval; and further, That Zone Change Application ZC14/03/W/GS for Vanguard Developments Corporation requesting a change from Residential Six (R-6) to Residential Eight (R-8) with Special Regulation Provision 655R on the parcels of land specified and illustrated as the ‘Subject Area’ on Map No. 1, be approved in the form shown in the “Proposed By-law” dated September 15, 2014, attached to Report CSD-14-103 as Appendix “B”.’” C. Tarling *lk 8.d. - 35