HomeMy WebLinkAboutCSD-17-048 - Official Plan Amendment and Zone Change Application - 593 Strasburg Road
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: June 12, 2017
SUBMITTED BY: Alain Pinard, Director of Planning
PREPARED BY: Andrew Pinnell, Planner, 519-741-2200 ext. 7668
WARD INVOLVED: Ward 6
DATE OF REPORT: May 18, 2017
REPORT NO.: CSD-17-048
SUBJECT: Official Plan Amendment OP15/06/S/AP
Zone Change Application ZC15/017/S/AP
Bloomingdale Mews Ltd.
593 Strasburg Road
___________________________________________________________________
Location Map: 593 Strasburg Road
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
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RECOMMENDATION:
A. That Official Plan Amendment Application OP15/06/S/AP for Bloomingdale
Mews Ltd. requesting a change in designation from Medium Rise
Residential to Medium Rise Residential with Specific Policy Area 37 to
permit a maximum Floor Space Ratio of 2.1 and to permit a Multiple
Dwelling to have a maximum height of 9 storeys or 24.0 metres, whichever
is greater,on the parcel of land specified ,
be adopted, in the form shown in the Official Plan Amendment attached to
Report CSD-17-048asAppendix A, and accordingly forwarded to the
Regional Municipality of Waterloo for approval;
B. That Zone Change Application ZC15/017/S/AP for Bloomingdale Mews Ltd.
requesting a change from Residential Eight Zone (R-8) to Residential Eight
(R-8) with Special Regulation Provision 699R on the parcel of land specified
and illustrated on Map No. 1, be approved in the form shown in the
-May 3, 2017, attached to Report CSD-17-048 as
Appendix B.
BACKGROUND:
The subject property is currently developed with an 8-storey apartment building and
surface parking lot. In order to allow the future construction of a second apartment on
the property, the applicant is requesting to change the Official Plan to permit a
maximum Floor Space Ratio of 2.1 and to permit a Multiple Dwelling to have a
maximum height of 9 storeys or 24.0 metres, whichever is greater.
The applicant is also requesting a Zone Change to allow a Floor Space Ratio of 2.1,
allow modified step-back regulations, reduce the side yard adjacent to a walkway,
regulate the underground parking garage entrance and ramp location, and grant parking
relief, among other matters.
Planning staff worked with the applicant to develop additional regulations to achieve
greater compatibility, greater community benefit, and a better product for future
residents of this property.The subject applications conform to Provincial, Regional, and
City policies. Accordingly, Planning staff recommends that the applications be
approved.
REPORT:
Site Location and Context:
The subject property is located on the northeast side of Strasburg Road, northwest of
Block Line Road, in the Alpine Planning Community. The property is within close
proximity of Forest Glen Plaza, McLennan Park, Lions Arena/Park, and the Country
Hills Community Centre.
The surrounding neighbourhood contains a mix of low and medium rise residential land
uses. The property backs onto R-4zoned semi-detached dwellings which front onto
Selkirk Drive. Semi-detached dwellings are located directly across from the property,
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and a townhouse complex is located further southeast. A City walkway connecting
Strasburg Road to Selkirk Drive separates the subject property from the property at the
corner of Strasburg Road and Block Line Road which is planned to be developed with
an 8-storey apartment building with underground parking, in the near future.
The property currently contains an 8-storey, 95-dwelling unit apartment building that
was constructed in approximately 2005 towards the northwest end of the site. The
building contains a small playground at the rear of the building. A large surface parking
lot provides parking for the apartment building on the balance of the lands.
City Official Plan and Zoning By-law Context:
City Official Plan, 2014
The subject property is designated Medium Rise Res
Official Plan. Multiple residential is the main land use within these areas, however,
within this designation, the City encourages and supports the mixing and integrating of
innovative and different forms of housing to achieve medium-rise built form. A minimum
Floor Space Ratio of 0.6 and amaximum Floor Space Ratio of 2.0 (building massing /
bulk calculation) apply to all development and redevelopment.The MRR designation
also directs that no building will exceed 8 storeys or 25 metres in height, whichever is
the lesser, at the highest grade elevation.
City Zoning By-law
The property is zoned Residential Eight (R-8) in the Zoning By-law. The R-8 Zone is
primarily intended to implement the Medium Rise Residential land use designation of
the 1994 Official Plan by allowing mid-rise development with a maximum building height
for multiple dwellings of 24.0 metres and a Floor Space Ratio range between 0.6 and
2.0.The R-8 Zone implements a number of aspects of the 2014 Official Plan also. In
addition to permitting Multiple Dwellings, the R-8 Zone also permits the following uses:
Coach House Dwelling Unit, Day Care Facility, Duplex Dwelling, Home Business,
Lodging House, Private Home Day Care, Residential Care Facility, existing Single and
Semi-Detached Dwelling, and Street Townhouse Dwelling.
Development Concept and Requested Development Applications:
Development Concept
In order to allow the future construction of second apartment building (Multiple Dwelling)
on the subject property, the applicant is requesting to change the Official Plan and
Zoning By-law.
a Multiple Dwelling possessing the following characteristics (see Appendix D for a plan
showing the Development Concept):
Building height of 9 storeys (maximum height of 24.0metres);
Approximately 107 dwelling units;
Located towards the southeast end of the site, where the surface parking lot is
currently located;
Underground parking as well as a surface parking lot between the proposed and
existing buildings; and
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When combined with the existing building, the entire development would have a
Floor Space Ratio of 2.1.
Official Plan Amendment
The applicant is requesting an Official Plan Amendment to allow the property to be
developed with a maximum Floor Space Ratio (FSR) of 2.1 and permit a Multiple
Dwelling to have a maximum height of 9 storeys or 24.0 metres, whichever is greater. It
shouldbe noted that the zoning already permits a building that is 24.0 in height,
however, an amendment is necessary because the building is 9 storeys (the height of
each storey is less than the average). The Official Plan Amendment is proposed
through the addition of a Specific Policy Area rather than a redesignation of the
property.
Zone Change Application
In addition to an Official Plan Amendment, in order to facilitate the proposed
development concept, the applicant is also requesting a Zone Change. The Zone
Change does not involve changing underlying R-8 Zone classification, but does involve
adding a site-specific Special Regulation Provision. Following much discussion and
negotiation with the applicant, including numerous revisions to the development
cs Zone Change has been reduced to the following four requests
for zoning relief, which are to be implemented as through the aforementioned Special
Regulation Provision:
1. a minimum of 1 parking space per dwelling unit, whereas 1.5 spaces are
required;
2. to permit a visitor parking rate of 10% of required parking, whereas 20% is
required;
3. to permit parking spaces within the front yard and between the building façade
and front lot line. This request was made to recognize an existing situation.
4. to permit a side yard setback along the south property line of 3.54 metres
whereas 6.0 metres is required.
Parking Relief Requests (Requests 1-3, above):
In support of the request to reduce the parking requirement for a future apartment
building, the applicant retained Paradigm Transportation Solutions to prepare a Parking
Justification Study (updated September 2016). Based on observational data gathered
from field studies of the existing apartment building, the study recommends that a rate
of 1.0 off-street parking spaces per dwelling unit (including visitor parking) is sufficient to
adequately support the intensification of the property with a second apartment building.
It should be noted that while the Region does not plan to continue operating the nearby
Forest Glen Terminal as a transit facility after route restructuring occurs for the ION
launch in early 2018, most of these routes will be redesigned and re-oriented to
terminate at the Block Line/Courtland ION station, where connections can be made.
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Additionally, a high frequency of transit service will remain in the area, and the Region
advises that the proposed development is well-located along major transit corridors
(Strasburg Road and Block Line Road).
A key service improvement planned for the immediate area is extending the 201 iXpress
Route to the Block Line/Courtland ION station at a 10-15 minute frequency during
weekdays. By early 2018, the Region plans to operate a total of 4 routes from the
corner of Strasburg Road and Block Line Road, a combined 12 trips/hour, all of which
would connect to ION. This intersection is only approximately 170 metres south of the
subject property.
As part of the justification for reduced parking, the owner has agreed to maintain the
current
Additionally, the applicant has agreed to include a regulation as part of the Special
Regulation Provision to provide secure bicycle parking spaces at a rate of 0.25 spaces
per dwelling unit. A secure bicycle parking space includes an enclosed, secure area
with controlled access on which a bicycle may parked and secured for the long term,
and may include a bicycle locker.
Planning staff is of the opinion that the parking reduction requests are warranted and
supported by independent transportation consultants.
It is worthwhile noting that through the negotiations process, the owner has agreed to
eliminate the above ground parking deck that was originally proposed in favour of an
underground parking garage beneath the future Multiple Dwelling. A surface parking lot
would continue to exist between the existing and future buildings.
Side Yard Setback Reduction Request (Request 4, above):
Planning staff is of the opinion that the side yard setback reduction request is
reasonable because the property does not abut a lower density residential property, but
rather a 9 metre (30 foot) wide City walkway. The private property that would be most
affected by this reduced setback is the property opposite the walkway and is planned to
be developed with an 8 storey multiple residential building. Adequate landscaping may
be provided within the requested 3.54 metre side yard for amenity and privacy
purposes.
Evolution of the Development Concept and Zone Change Request:
Through the review of the subject Zone Change, Planning staff worked with the
applicant to develop additional regulations to achieve greater compatibility, greater
community benefit, and a better product for future residents of this property. The below
table showcases the positive evolution of the development concept and corresponding
zoning regulations to implement the concept:
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Original Concept (BeforeCurrentConcept (AfterActive
Active Review by Planning Review by Planning Staff and
Staffand Discussions with Discussions with Applicant)
Applicant)
BuildingHeight12 storeys / 31.2 metres9 storeys/ 24 metres (3 storeys
reduction)
Building Mass / 2.6 -2.8 FSR2.1FSR
Bulk(Floor Space
Ratio)
ParkingAbove grade parking deckUnderground parkinggarage
Structures
Location of Entrance faces existingsemi-Entrance faces existing
Parking Garage detached houses on Selkirk apartment building at side of
Entrance/ RampDrive at rear of proposed proposed building. Ramp is set
building. Minimal ramp set back 7.0metres from the rear lot
back to rear lot line.line.
Rear Yard Not currently regulated7.0 metre wide landscape strip
Landscape Bufferacross the length of the rear lot
line
Rear Yard Setback7.5 metres10.5 metres (29% increase)
Front Yard 3.68 metres4.5 metres
Setback
Provincial and Regional Policy Context and Analysis:
Provincial Policy Statement, 2014
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial
interest related to land use planning and development. The PPS sets out principles to
cient
development patterns which optimize the use of land, resources, and public investment
in infrastructure and public service facilities. The proposed Official Plan Amendment
and Zone Change will facilitate intensification of the subject lands while making better
use of planned infrastructure and public services.
Planning staff is of the opinion that the requested applications will facilitate the
intensification of the subject property with a mid-rise residential use that is compatible
with the surrounding community and makes use of existing infrastructure (e.g.,
Strasburg Road and services). Planning staff is of the opinion that the requested
applications are consistent with the Provincial Policy Statement.
Growth Plan for the Greater Golden Horseshoe, 2006 (amended 2013)
The Growth Plan promotes the development of healthy, safe, and balanced
communities. The Plan requires that a minimum of 40 percent of all residential
development occurring annually will be within the Built-UpArea of the City. The subject
lands are within the designated Built-Up Area.The proposed Official Plan Amendment
and Zone Change meet several Plan objectives, including facilitating intensification and
helping to achieve a complete community.The proposal conforms to the Growth Plan.
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Regional Official Plan (ROP)
The Regional Official Plan designates the subject property as part of the Built-Up Area.
The Built-Up Area is intended to accommodate a large share of new development in
order to make better use of land, existing physical infrastructure, community
infrastructure, and human services.
Land use policies support and promote a range of housing types, and land use patterns
that support alternative modes of transportation including transit, walking, and cycling.
Planning staff has commented that it has no objections to the proposed application,
though comments are provided for information related to future planning applications.
Region of Waterloo Planning staff comments are attached along with other department
and agency comments as Appendix E.
Department and Agency Comments:
The following departments and agencies do not have any concerns with the subject
proposal: Engineering Services, Building Division, Operations Division, Environmental
Planning, Heritage Planning, Region of Waterloo, Waterloo Region District School
Board, and Grand River Conservation Authority.
Transportation Services comments that it has reviewed the Parking Justification Study
prepared by Paradigm Transportation Solutions Ltd (updated September 29,
2016). While Transportation Services expresses some concern with the proposed
parking and units separately and agreement to a zoning regulation to provide secure
bicycle parking spaces at a rate of 0.25 spaces per dwelling unit, will assist in offsetting
parking demand.
Detailed department/agency comments are attached as Appendix E.
Community Comments:
Preliminary circulation of the Zone Change was undertaken on December 11, 2015 to
all property owners within 120 metres of the subject lands. In total, 15written
responses were received.In addition, Planning staff hosted a Neighbourhood
Information Meeting at Lions Arena on February 24, 2016. The minutes of this meeting
are attached as Appendix F.
A high level summary of comments expressed by the community is found below, along
with staff responses:
Traffic:
Community Comment:
Concern that the area is currently already busy and that another large building will
contribute to increased traffic volume.
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Staff Response:
Strasburg Road is a Regional road. The Region did not flag any concerns with traffic
impact associated with the proposed development and did not identify the need for a
Transportation Impact Study as Regional roads are built to accommodate large volumes
of traffic. Staff is of the opinion that the impact of the proposed development on the
surrounding road system is negligible.
Property Values
Community Comment:
Concern that surrounding property values will be impacted as a result of the proposed
development.
Staff Response:
It is difficult for Planning staff to comment accurately on the impact that a proposed
development may have on the value of nearby homes. Staff understands that MPAC
assesses homes based on as many as 200 different factors ranging from the size of the
house and lot and the location, to the number of bathrooms and quality of the
construction. Market values depend on a host of different factors including the state of
While, Planning staff
recognize that property value may be an important consideration for residents, it is not a
land use planning matter. Planning staff focuses on whether the development is good
planning with respect to the community as a whole.
Construction Phase
Community Comment:
Concern about safety of adjacent residents and utility disruptions during construction
phase.
Staff Response:
There is a high likelihood that all utilities to the subject property come directly from
Strasburg Road or from the adjacent City-owned walkway to the southeast. Staff does
not anticipate any utility disruptions as a result of the construction of a future building at
this location.Construction safety will be addressed through other government
regulation outside of the Planning Act.
Privacy
Community Comment:
Concern that the proposed building will have a negative impact on the privacy of
adjacent homes (including rear yard amenity spaces), especially for those homes that
front onto Selkirk Drive.
Staff Response:
The current zoning requires a minimum setback of 7.5 metres for a building that is 24.0
metres in height. In this case, the building will be a maximum of 24.0 metres, but will be
set back 10.5 metres. The owner has advised that there will not be any balconies for
the future building. Additionally, staff has negotiated special zoning regulations to
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ensure that the entrance to a parking garage does not face the dwellings that front onto
Selkirk Drive, to prevent noise and other impacts from affecting these properties.
Building Height
Community Comment:
Concern that a 9-storey apartment building is too tall.
Staff Response:
It should be noted that the zoning already allows a building that is 24.0 metres in height.
An Official Plan Amendment is only necessary for building height because the building
is greater than 8 storeys (i.e., 9 storeys).
Planning Analysis:
Through the review of the subject applications, Planning staff and the applicant have
spent much time in discussion and negotiation to arrive at the recommended direction.
development requests have been significantly reduced through this
process. In fact, the requests can be summarized and understood as follows:
1. An Official Plan Amendment to permit a maximum Floor Space Ratio of 2.1 and
to permit a Multiple Dwelling to have a maximum height of 9 storeys or 24.0
metres, whichever is greater. It should be reiterated that a 24 metre high building
is already permitted under the current zoning;
2. A Zone Change to:
a. Reduce the parking to 1 space per unit and the visitor parking rate to 10%
of required parking. Both requests are supported by an independent
transportation consultant;
b. Recognize existing parking in the front yard;
c. Reduce the minimum side yard from 6.0 metres to 3.54 metres. It must be
reiterated that the subject side yard is adjacent to a 9 metre (30 foot) wide
walkway which acts as an adequate buffer to the adjacent lot which is
planned to be developed with an 8-storey apartment building.
In addition, the current R-8 zoning, which was applied broadly in the 1990s, was not
intended or able to provide the level of detail and analysis that the subject site-specific
Zone Change review provides. A developer-initiated Zone Change review represents
an opportunity not only to consider the developerfor the City to
determine, through a detailed review, how the current zoning can be adapted to better
suit to the specific locational context and updated policy framework.
In this case, based on a review of the appli merits, staff is able to support the
requests while adding regulations to ensure that future development is better in terms
of design, compatibility, livability than it would otherwise be under the current zoning.
In essence, the additional zoning regulations may be understood as efforts to improve
the current zoning (and future development) for the context, not grant relief from it.
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Such efforts to improve the zoning are summarized in the table within the Evolution of
the Development Concept and Zone Change Request section of this report.
For these reasons, Planning staff is of the opinion that the requested applications are
justified and represent good planning.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The recommendations of this report support the achievement of the C
vision through the delivery of core service.
FINANCIAL IMPLICATIONS:
No new or additional capital budget requests are associated with these
recommendations.
COMMUNITY ENGAGEMENT:
INFORM The Official Plan Amendment and Zone Change Application were circulated
for comment to internal departments, external agencies, and all property owners within
120 metres of the subject lands on December 11, 2015.Written responses from
property owners and interested parties are attached as Appendix G and are addressed
h the agenda in
advance of the Council / Committee meeting. Notice signs are posted on the property.
CONSULT ANeighbourhood Information Meeting (NIM) was held at Lions Arena (20
Rittenhouse Road) on February 24, 2016. The NIM was attended by approximately 18
people, of whom approximately 11 people resided in the area. Reponses and
comments identified were considered as part of this staff report.All residents who
provided comments or attended the Neighbourhood Information Meeting will be mailed
notice of the statutory public meeting (Planning and Strategic Initiatives Committee
meeting), and notice of the public meeting will appear in The Record on May 19, 2017.
A copy of the Notice is attached as Appendix C.
CONCLUSION:
Planning staff is of the opinion that the requested Official Plan Amendment and Zone
Change represent good planning and are in the public interest. Accordingly, staff
recommends that these applications be approved.
REVIEWED BY: Della Ross, Manager, Development Review
ACKNOWLEDGED BY: Michael May, Deputy CAO, Community Services Department
ATTACHMENTS:
Appendix A Proposed Official Plan Amendment (OPA) and OPA Map
Appendix B Proposed Zoning By-law including Map No. 1
Appendix C Newspaper Notice
Appendix D Development Concept
Appendix E Department and Agency Comments
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Appendix F Minutes of Neighbourhood Information Meeting
Appendix G Community Comments
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CSD-17-048
Appendix A
AMENDMENT NO. ____ TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
593 Strasburg Road
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AMENDMENT NO. ___ TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
593 Strasburg Road
INDEX
SECTION 1 TITLE AND COMPONENTS
SECTION 2 PURPOSE OF THE AMENDMENT
SECTION 3 BASIS OF THE AMENDMENT
SECTION 4 THE AMENDMENT
APPENDICES
APPENDIX 1 Notice of the Meeting of Planning and Strategic Initiatives
Committee of June 12, 2017
APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives
Committee June 12, 2017
APPENDIX 3 Minutes of the Meeting of City Council June 26,2017
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AMENDMENT NO. 1 TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER
SECTION 1 TITLE AND COMPONENTS
This amendment shall be referred to as Amendment No. ___ to the Official Plan of the City of
Kitchener. This amendment is comprised of Sections 1 to 4 inclusive.
SECTION 2 PURPOSE OF THE AMENDMENT
This Official Plan Amendment is comprised of the following changes to permit the development of
lands municipally addressed as 593 Strasburg Road with amaximum Floor Space Ratio of 2.1
and permit a maximum height of 9 storeys or24.0 metres, whichever is greater:
Map 5 is amended by redesignating lands from Medium Rise Residential to Medium Rise
Residential with Specific Policy Area 37,
Adding Policy 37 in Section 15.D.12.37to add SpecificPolicy Area 37:
o Specific Policy 37 amends two policies in the Medium Rise Residential land use
designation:
Policy15.D.3.18is amended to permit a maximum Floor Space Ratio of
2.1, and
Policy 15.D.3.19 is amended to permit a maximum building height of 9
storeys or 24.0 metres, whichever is greater.
SECTION 3 BASIS OF THE AMENDMENT
The subject lands are designed as Medium Rise Residential in the new Official Plan. Within this
designation the City encourages and supports the mixing and integration of innovative and
different forms of housing to achieve and maintain a medium-rise built form. The net residential
density for lands in this designation is a minimum of 30 units per hectare and a maximum of 200
units per hectare. In these areas, development is permitted at a minimum Floor Space Ratio of
0.6 and a maximum of 2.0.
Additionally, in the Medium Rise Residential designation, no building will exceed 8 storeys or 25
metres in height, whichever is the lesser, at the highest grade elevation. Relief from the building
height may be considered for properties with unusual grade conditions and for buildings and/or
structures with increased floor to ceiling heights and architectural features provided the
increased building height is compatible with the built form and physical character of the
neighbourhood.
The applicant is requesting an Official Plan Amendment to allow the subject property to have a
maximum Floor Space Ratio of 2.1 and a future building to have a maximum building height of 9
storeys or 24.0 metres, whichever is greater. This would allow for the future construction of a
development concept that includes:
A new Multiple Dwelling:
o With a height of 9 storeys (maximum height of 24.0 metres);
o With approximately 107 dwelling units;
o Located towards the southeast end of the site, where the surface parking lot is
currently located; and
Underground parking for the new building as well as a surface parking lot between the
proposed and existing buildings.
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An overall Floor Space Ratio of 2.1;
The applicant has also applied for a Zone Change that adds asite-specific Special Regulation
Provision that mirrors the request for increased Floor Space Ratio to 2.1 and also deals with
other development characteristics, including: to allow a Multiple Dwelling to have allow modified
step-back regulations, reduce the side yard adjacent to a walkway, regulate the underground
parking garage entrance and ramp location, and grant parking relief, among other matters.
The intent of the maximum 2.0 Floor Space Ratio policy and the 8 storey height limit policy is to
ensure that mid-rise residential development is achieved and not exceeded.Planning staff is off
the opinion that the requested amendment to increase the Floor Space Ratio to 2.1 and the
height to 9 storeys is appropriate and justified. These changes allow building height and bulk
increases that will likely go unnoticed, given their minor nature. Also, it should be noted that the
building height will be limited to 24.0 metres in accordance with the request and the current limit
in the R-8 Zone, not 25.0 metres per the Medium Rise Residential designation.
The amendment as proposed herein is consistent with the objectives of the Provincial Policy
Statement and Places to Grow - Growth Plan for the Greater Golden Horseshoe, which both
promote the creation of livable, sustainable and complete communities through efficient
development patterns and an appropriate mix of land uses. Furthermore, the Official Plan
Amendment conforms to the Regional Official Plan.
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SECTION 4 THE AMENDMENT
1. The City of Kitchener Official Plan is hereby amended as follows:
a) Part D, Section 15.D.12 is amended to add Specific Policy Area 37 as follows:
15.D.12.37. 593 Strasburg Road
Notwithstanding policy 15.D.3.18 and 15.D.3.19 of the Medium
Rise Residential land use designation, on lands municipally known
as 593 Strasburg Road,a maximum Floor Space Ratio of 2.1 will
apply and buildings constructed after the date this amendment is
passed shall have a maximum building height of 9 storeys or 24.0
metres, whichever is greater.
b) Map No. 5 is amended to change the land use designation of the subject lands
from Medium Rise Residential to Medium Rise Residential with Specific Policy
Area 37 A
5
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APPENDIX 1 Notice of the Meeting of Planning and Strategic Initiatives
Committee of June 12, 2017
Advertised in The Record May 19, 2017
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
A PROPOSED OFFICIAL PLAN AMENDMENT AND AMENDMENTS TO THE KITCHENER ZONING BY-LAW
UNDER THE SECTIONS 17, 22 AND 34 OF THE PLANNING ACT
593 Strasburg Road
The City of Kitchener has received an application for an Official Plan Amendment to permit thelands municipally addressed
as 593 Strasburg Road to be developed with a maximum Floor Space Ratio (FSR) of 2.1 and permit a maximum height of 9
storeys or 24.0 metres, whichever is greater.The City has also received a Zone Change Application toallow a Multiple
Dwelling to have an FSR of 2.1, allow modified step-back regulations, reduce the side yard adjacent to a walkway,
regulate the underground parking garage entrance and ramp location, and grant parking relief, among other matters.
The public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council which deals
with planning matters, on:
MONDAY, June 12 at 6:00 P.M.
nd
COUNCIL CHAMBERS, 2 FLOOR, CITY HALL
200 KING STREET WEST, KITCHENER.
Any person may attend the public meeting and make written and/or verbal representation either in support of, or in
opposition to, the above noted proposal. If a person or public body does not make oral submissions at this public
meeting or make a written submission prior to approval/refusal of this proposal, the person or public body is not
entitled to appeal the decision to the Ontario Municipal Board, and may not be added as a party to the hearing of
an appeal unless there are reasonable grounds in the opinion of the Board.
ADDITIONAL INFORMATION is available by contacting the staff person noted below, viewing the report contained in the
agenda (posted 10 days before the meeting at www.kitchener.ca - click on the date in the Calendar of Events and select the
th
appropriate committee), or in person at the Planning Division, 6 Floor, City Hall, 200 King Street West, Kitchener between
8:30 a.m. - 5:00 p.m. (Monday to Friday).
Andrew Pinnell,Planner -519-741-2200 x 7668(TTY: 1-866-969-9994)andrew.pinnell@kitchener.ca
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APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives
Committee June 12, 2017
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APPENDIX 3 Minutes of the Meeting of City Council June 12, 2017
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CSD-17-048
Appendix B
PROPOSED BY LAW
May 3, 2017
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
Bloomingdale Mews Ltd.
593 Strasburg Road)
WHEREAS it is deemed expedient to amend 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 114 and 115 o-law Number 85-1are hereby amended
by changing the zoning applicable to the parcel of land specified and illustrated as Area 1 on
Map No. 1, in the City of Kitchener, attached hereto, from Residential Eight Zone (R-8) to
Residential Eight Zone (R-8) with Special Regulation Provision 699R.
2. Schedule Numbers 114 and 115 -law Number 85-1are hereby further
amended by incorporating additional zone boundaries as shown on Map No. 1 attached
hereto.
3.-law 85-1 is hereby amended by adding Section 699 thereto as follows:
699. Notwithstanding Sections 42.2.1, 42.2.6, 6.1.1.1d)i), 6.1.2a), 6.1.2b)vi)B) of this By-
law, within the lands zoned Residential Eight Zone (R-8), shown as affected by this
subsection, on Schedules114 and 115 a Multiple Dwelling
constructed after June 12, 2017 shall only be permitted in accordance with the
following:
a. The maximum Floor Space Ratio shall be 2.1;
b. The minimum lot width shall be 15.0 metres;
th
c. The minimum front yard shall be 4.5 metres up to the 4 storey of a building;
Any portions of a building above the 4th storey shall be set back a minimum
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of 0.25 metres and a maximum of 1.5 metres further than the front façade of
the building at ground floor level;
d. The maximum building height shall be 24.0 metres;
e. The minimum southeasterly side yard shall be 3.54 metres;
f. The minimum rear yard shall be 10.5 metres;
g. The minimum landscaped area shall be 20 percent of the lot area;
h. A maximum of 14 required off-street parking spaces shall be permitted
between the façade and the front lot line, including within the required front
yard, with a minimum set back to the front lot line of 4.0 metres, but not
within a Driveway Visibility Triangle;
i. The minimum parking requirement shall be a minimum of 1.0 space per
dwelling unit for a maximum of 202 dwelling units. Any additional required
parking shall be calculated at a minimum rate of 1.5 spaces per dwelling
unit;
j. The minimum visitor parking shall be 10 percent of the total required parking
for a maximum of 202 dwelling units. Any additional required visitor parking
shall be calculated at 20 percent of the total required parking;
k. That secure bicycle parking spaces be provided at a rate of 0.25 spaces per
dwelling unit. A secure bicycle parking space shall mean an enclosed,
secure area with controlled access on which a bicycle may beparked and
secured for the long term. A secure bicycle parking space may include a
bicycle locker;
l. Any parking spaces located within a portion of a building located more than
30 metres from the street line of Strasburg Road may be permitted at grade
level but no higher. Parking spaces located within any portion of the building
less than 30 metres from the street line of Strasburg Road are required to be
fully below grade and not visible from the street line of Strasburg Road;
m. Any parking within a structure above grade shall contain dwelling units
above;
n. The vehicle entrance/exit opening to a parking garage shall not be located
within the wall of the building facing the rear yard;
o.No driveway or ramp leading directly to the vehicle entrance/exit of a parking
garage shall be located within 7.0 metres of the rear lot line.Underground
ramping may be permitted within this 7.0 metre setback; and
p. A minimum 7.0 metre wide landscaped buffer shall be provided along the full
length of the rear lot line.
2 - 22
4. This By-law shall come into effect only upon approval by the Minister of Municipal Affairs
and Housing, or his/her delegate, of Official Plan Amendment No. ___,for Bloomingdale
Mews Ltd., 593 Strasburg Road,but upon such approval, the provisions hereof affecting
such lands shall be 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
___________,2017
_____________________________
Mayor
_____________________________
Clerk
2 - 23
5
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2
9
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741 ELUDEHCS841 ELUDEHCS
511 ELUDEHCSSCHEDULE 114
514-
R85
3
6
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4 5
1
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2 - 24
CSD-17-048
Appendix C
Advertised in The Record May 19, 2017
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
A PROPOSED OFFICIAL PLAN AMENDMENT AND AMENDMENTS TO THE KITCHENER ZONING BY-LAW
UNDER THE SECTIONS 17, 22 AND 34 OF THE PLANNING ACT
593 Strasburg Road
The City of Kitchener has received an application for an Official Plan Amendment to permit thelands municipally addressed
as 593 Strasburg Road to be developed with a maximum Floor Space Ratio (FSR) of2.1 and permit a maximum height of 9
storeys or 24.0 metres, whichever is greater. The City has also received a Zone Change Application to allow a Multiple
Dwelling to have an FSR of 2.1, allow modified step-back regulations, reduce the side yard adjacent to a walkway,
regulate the underground parking garage entrance and ramp location, and grant parking relief, among other matters.
The public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council which deals
with planning matters, on:
MONDAY, JUNE 12 at 6:00 P.M.
nd
COUNCIL CHAMBERS, 2 FLOOR, CITY HALL
200 KING STREET WEST, KITCHENER.
Any person may attend the public meeting and make written and/or verbal representation either in support of, or in
opposition to, the above noted proposal. If a person or public body does not make oral submissions at this public
meeting or make a written submission prior to approval/refusal of this proposal, the person or public body is not
entitled to appeal the decision to the Ontario Municipal Board, and may not be added as a party to the hearing of
an appeal unless there are reasonable grounds in the opinion of the Board.
ADDITIONAL INFORMATION is available by contacting the staff person noted below, viewing the report contained in the
agenda (posted 10 days before the meeting at www.kitchener.ca - click on the date in the Calendar of Events and select the
th
appropriate committee), or in person at the Planning Division, 6 Floor, City Hall, 200 King Street West, Kitchener between
8:30 a.m. - 5:00 p.m. (Monday to Friday).
Andrew Pinnell,Planner -519-741-2200 x 7668(TTY: 1-866-969-9994)andrew.pinnell@kitchener.ca
2 - 25
Tel: 519-745-6417Fax: 519-745-1271
201-274 Shirley AveKitchener, Ontario
SITE DATA :
PROJECT NAME:593 STRASBURG ROADKITCHENER, ONTARIO
332.68
4.504.50
3.54
5.33
10.57
G
Y
EN
I
4.50
R
D
332.75
OL
I
T
U
.25
S
B
9
T
3.00
D
N
E.65
E
S
M
O
T
P
R
O
A
R
P
P
A
2.5 m L A N D S C A P E A R E A3 m L A N D S C A P E A R E A
4.99
332.80
1.5 m LANDSCAPE AREA
64
3635
56
2.60
A
3.40
5.50
2.602.602.602.602.602.602.602.602.60
37
AMENITY SPACE
2.60
FLUSH CURB
1.50
B
2.60
1.50
7.307.30
A
3.40
3.042.602.602.602.602.602.602.602.602.602.60.65
35
B
2.60
7.58
2.601.50
5.50
5545
333.02 32
2.60
2.60
14
RAMP DOWN
2.60
2.60
5.507.305.504.00
2.60
EXISTING
TRANSFORMER
2.60
2.60
0
6
.
2
0
6
.
2
23
2.60
2.60
0
6
.
2
0
6
.
2
2.60
2.60
44
24
SLIDE
2.60
13
333.08 STRASBURG ROAD
6
JACOB'S LADDERCLIMBER
Safety SurfaceRefer to Detail 5 SCULPTURES
7.50
5
1
TRIPLE HOOP
ASPHALTSURFACE
G
N
I
D
L
I
U
Y
B
E
T
R
N
O
E
T
M
S
T
8
R
A
G
P
N
I
A
T
S
I
X
0
E
0
.
6
10.50
4.5m
40.5%30.5%
3.54m
10.57m23.42m
108.68m
Proposed:
NANA
20%
15m24m
4.5m6.0m7.5m
2022028202.1
95
107
Required:
2,482.11 sq.m(38%)2,259.57 sq.m(35%)
6,412.20 sq.m(100%)
1,670.52 sq.m (26%)
(10% of total required)
(1.0 parking space for every unit requested)
Floor Space RatioTotal:
ZONING - Residential Eight - R8 Total Units (Existing Building)Total New Units ProposedTotal UnitsAsphalt Area:
Interior Side Yard Width (min.)Visitor ParkingBuilding Area:Landscape Area:
Lot Area (min.)Lot Frontage (min.)Front Yard Depth (min.)Rear Yard Depth (min.)Lot Coverage (max.)Landscaped Open Space (min.)Building Height (max.)ParkingBarrier Free Parking
2 - 26
2 - 27
2 - 28
2 - 29
2 - 30
2 - 31
2 - 32
2 - 33
2 - 34
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2 - 41
2 - 42
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