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PLANNING & STRATEGIC INITIATIVES COMMITTEE MINUTES
APRIL 11, 2016 CITY OF KITCHENER
The Planning and Strategic Initiatives Committee met this date, commencing at 7:20 p.m.
Present: Councillor P. Singh, Chair
Mayor B. Vrbanovic and Councillors S. Davey, F. Etherington, Y. Fernandes, K.
Galloway-Sealock, J. Gazzola, B. Ioannidis, Z. Janecki, S. Marsh and D. Schnider.
Staff: J. Willmer, Chief Administrative Officer
M. May, Deputy CAO, Community Services
D. Chapman, Deputy CAO, Finance & Corporate Services
J. Readman, Interim Executive Director, Infrastructure Services
C. Fletcher, Interim Executive Director, Infrastructure Services
L. Tansley, Assistant City Solicitor
A. Pinard, Director, Planning
D. Ross, Manager, Development Review
B. Bateman, Senior Planner
D. Livingstone, Committee Administrator
CSD-16-013 - DRAFT PLAN OF SUBDIVISION - 30T-91005
1.
- ZONE CHANGE APPLICATION - ZC07/23/L/JB
- LACKNER AND KEEWATIN (GRAND RIVER NORTH)
- WM. J. GIES CONSTRUCTION
Councillor P. Singh read aloud the following statement:
“This is a formal public meeting to consider applications under the Planning Act. If a person or
public body does not make oral or written submissions to the City of Kitchener before the
proposed applications are considered, the person or public body may not be entitled to appeal
the decision to the Ontario Municipal Board and may not be added as a party to a hearing of
an appeal before the Ontario Municipal Board.”
The Committee considered Community Services Department report CSD-16-013, dated March
14, 2016 recommending modified conditions of draft plan approval for Plan of Subdivision
Application 30T-91005 and the approval of Zone Change Application ZC07/23/L/JB to
implement the proposed subdivision modification request.
Mr. B. Bateman presented the Report advising the original Sandra Springs Draft Plan of
Subdivision was approved in 1995 and included a 19.33 hectare parcel of land to facilitate a
residential development in the area of Lackner Boulevard and Otterbein Road. He reviewed
the characteristics of the original plan stating it generally consisted of 179 single detached lots,
a neighbourhood park, a storm water management pond, as well as a centrally located private
amenity pond intended to be owned and maintained by the surrounding lot owners. He
indicated the current Owner acquired the land as well as an additional 4 hectares in 2006, and
is seeking a modification to the approved plan and a zone change amendment which removes
the pond and incorporates a total of 22 hectares. He highlighted the proposal stating 326
residential units are proposed offering a range of residential housing types; a new central park
location with both active and passive space with pedestrian access through open space
corridors that link up with existing trail network; a 2.2 ha neighbourhood commercial block;
retention of larger (40 to 60+) single detached lot widths that transition with the existing
surrounding residential neighbourhood; and, the introduction of a traffic roundabout. He
reviewed community comments and noted that staff acted upon many of the
concerns/comments received either through revisions made to the plan, new zoning areas,
conditions of approval, or via email/letter responses and the staff report.
Mr. Andrew Head, Dryden, Smith & Head Planning Consultants Ltd., addressed the Committee
in support of the modified Plan of Subdivision and Zoning By-law Amendment, stating the
intent of the original plan has been maintained. He indicated the liability associated with the
amenity pond has been removed and noted there were difficulties associated with access and
maintenance. He referred to the Public Information Centre held regarding the new plan, and
stated many concerns have been addressed. He added that the proposal adheres to legislated
planning policies while offering an affordable, walkable community.
PLANNING & STRATEGIC INITIATIVES COMMITTEE MINUTES
APRIL 11, 2016 -9- CITY OF KITCHENER
CSD-16-013 - DRAFT PLAN OF SUBDIVISION - 30T-91005
2.
- ZONE CHANGE APPLICATION - ZC07/23/L/JB
- LACKNER AND KEEWATIN (GRAND RIVER NORTH)
- WM. J. GIES CONSTRUCTION (CONT’D)
Mr. Head responded to questions regarding the woodlot to be impacted by the lots on
Knollwood Court, which had received approval in the original 1995 Plan. He explained the
measures that will be taken to ensure as many trees as possible can be saved during the
development process.
Mr. Bateman advised that the City’s Tree Management Policy requires the developer to
prepare a Tree Management Plan prior to grading approval. He elaborated that tree-saving
measures are a condition of the modified draft plan approval and an approved tree-saving plan
is required for each lot prior to building permit issuance. In addition, he indicated the split
zoning will form a boundary designating where development can occur on each individual lot,
and will ensure protection for trees to be preserved and to provide transparency to future lot
owners.
Mr. Steve Roorda, MTE Consultants, was in attendance to respond to questions regarding the
environmental impacts to trees, drainage and hydrogeological impacts, considered in the
modification of the original Draft Plan of Subdivision.
In response to questions regarding the transportation and traffic within the proposed Plan, Mr.
Bateman explained Transportation Planning staff will examine traffic calming and installation of
bike lanes during the detailed design phase. Members encouraged a proactive approach to
traffic calming and consideration of the City’s Cycling Master Plan. At the request of Councillor
D. Schnider, Mr. Bateman agreed to follow-up with an email indicating if bike lanes would be
installed as part of the development.
Ms. Pamela Smyth addressed the Committee in support of the revised proposal to the original
Plan of Subdivision, known as Sandra Springs. She reviewed her extensive history with the
project, advising her home backs onto the proposed Knollwood Court. She expressed her
concerns related to adverse effects of widespread urban deforestation on the wildlife that
currently depends on forested areas; the impact on air quality; local climate regulation;
consumer energy costs; and, storm-water control. Ms. Smyth indicated she had proposed two
options that were not considered to save the trees impacted by the proposal; however,
acknowledged that the revised proposal, specifically the split-zoning of Knollwood Court which
includes a protected area, is a significant improvement to the original approved plan and is a
reasonable compromise.
Mr. Paul Britton, MHBC Planning, appeared on behalf of Hallman Construction. He advised
Hallman Construction owns adjacent lands to the north and south of the subject lands at
Lackner Boulevard and Otterbein Road and expressed support for the proposed modification
to the Plan of Subdivision and Zone Change Application.
In response to concerns expressed by Councillor S. Davey on behalf of the neighbourhood
residents, Mr. Bateman confirmed traffic calming on Otterbein Road would be examined. He
confirmed that the modified plan represents a density value of 15 units per hectare, lower than
the maximum of 25 units per hectare supported through the Low Rise Designation in the City’s
Official Plan. He further confirmed that the split-zoning proposed by the application is proposed
in order to preserve as many trees as possible and indicated that additional trees will be
planted on the boulevards throughout the development.
Carried Unanimously.
The following motion was then voted on by a recorded vote and
PLANNING & STRATEGIC INITIATIVES COMMITTEE MINUTES
APRIL 11, 2016 -10- CITY OF KITCHENER
CSD-16-013 - DRAFT PLAN OF SUBDIVISION - 30T-91005
3.
- ZONE CHANGE APPLICATION - ZC07/23/L/JB
- LACKNER AND KEEWATIN (GRAND RIVER NORTH)
- WM. J. GIES CONSTRUCTION (CONT’D)
On motion by Councillor S. Davey -
it was resolved:
“That the City of Kitchener, pursuant to Section 51 (44) of the Planning Act R.S.O.1990,
Chapter P 13 as amended, and Delegation By-law 2002-64, hereby modifies the
conditions of draft approval for Plan of Subdivision Application 30T-91005, as provided
in Appendix ‘A’ with conditions outlined in Appendix ‘C’, in the City of Kitchener, for Wm.
J. Gies Construction Limited; and further,
That Zone Change Application ZC 07/23/L/JB for Wm. J. Gies Construction Limited for
the purpose of changing the zoning from: Agriculture One (A-1); Residential Three (R-
3); Residential Three (R-3) with Special Regulation Provision 212R; Residential Four
(R-4); Public Park Zone (P-1); Open Space Zone (P-2) and Hazard Lands Zone (P-3) to:
Residential Three Zone (R-3); Residential Four (R-4); Residential Six (R-6); Residential
Six Zone (R-6) with Special Regulation Provision 670R; Residential Six (R-6) with
Special Regulation Provision 670R and Special Use Provision 447U; Convenience
Commercial Zone (C-1) with Special Use Provision 450U; Public Park Zone (P-1); Open
Space Zone (P-2); and Open Space (P-2) with Special Regulation Provision 677R be
approved in the form shown in the “Proposed By-law” dated March 1, 2016 and Map 1
attached to Community Services Department report CSD-16-013 as Appendix ‘B’.”
ADJOURNMENT
4.
On motion, this meeting adjourned at 8:20 p.m.
D. Livingstone
Committee Administrator