HomeMy WebLinkAboutCSD-18-051 - OP17-005-W-GS & ZC17-014-W-GS - Breithaupt Block IncREPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: April 9, 2018
SUBMITTED BY: Alain Pinard, Director of Planning, 519-741-2200 x 7319
PREPARED BY: Garett Stevenson, Planner, 519-741-2200 x 7070
WARD INVOLVED: Ward 10
DATE OF REPORT: March 7, 2018
REPORT NO.: CSD-18-051
SUBJECT: Official Plan Amendment OP17/005/W/GS
Zone Change Application ZC17/014/W/GS
Breithaupt Block Inc., 2184647 Ontario Limited, Frederick Andrew
Dobson, Paul Raymond Taylor, Kim Taylor, &Daniel Paul Taylor
43, 47, 53, & 55 Wellington Street North, 2-12 & 26 Moore Avenue,
20 Breithaupt Street
Location Map: Subject Property
EXECUTIVE SUMMARY:
Planning staff are recommending approval of an Official Plan Amendment and a Zone Change
application to permit a new 12 storey office building, a five storey parking garage with retail uses
along Breithaupt Street at the base of the office tower and parking garage, a new privately owned
park at the corner of Moore Avenue and Wellington Street North, and the reconfiguration of the
existing lane.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
2 - 1
RECOMMENDATION:
A. That Official Plan Amendment Application OP17/005/W/GS for Breithaupt Block Inc.,
2184647 Ontario Limited, Frederick Andrew Dobson, Paul Raymond Taylor, Kim Taylor,
& Daniel Paul Taylor requesting a change in designation from General Industrial
Employment and Low Rise Residential to Mixed Use with Specific Policy Area 39 to
permit a mixed use development on the parcel of land specified and illustrated on
to Report CSD 18-051
Waterloo for approval; AND
B. That Zone Change Application ZC17/014/W/GS for Breithaupt Block Inc., 2184647
Ontario Limited, Frederick Andrew Dobson, Paul Raymond Taylor, Kim Taylor, & Daniel
Paul Taylor requesting a change from Residential Five (R-5) with Special Use Provision
129U & 411U and Industrial Residential Zone (M-1) to High Intensity Mixed Use Corridor
(MU-3) with Special Regulation Provisions716R, 717R, & 718Rand Special Use
Provision 465Uon the parcel of land specified and illustrated on Map No. 1, be
approved in the form shown i-March 7, 2018, attached to
Report CSD 18-051AND
C. That the Urban Design Brief dated February 2018, and attached to Report CSD-18-051
through the Site Plan Approval process; AND FURTHER
D. That Kitchener City Council declare as surplus to City needs and sell at fair market
value to Breithaupt Block Inc. and/or 2184647 Ontario Limited, a portion of the laneway
between Moore Avenue and Waterloo Street illustrated on the Map of Proposed Lane
Closure, attached to Report CSD 18-051 D
BACKGROUND:
Perimeter Development Corporation, on behalf of all owners,hassubmitted an Official Plan
amendment and a Zone Change application for the lands shown on the location map above.
The subject lands comprise an L-shaped property with an area of approximately 0.98 hectares (2.4
acres) and are bordered by Wellington Street and existing residential uses to the north, Moore
Avenue to the west, Breithaupt Street to the south and existing residential uses to the east. A City-
owned lane runs east-west between Waterloo Street and Moore Avenue and bisects the western
portion of the subject lands to connect to Moore Avenue. The majority of the lands are currently used
as a surface parking lot for existing development at 25 and 51 Breithaupt Street (Breithaupt Block
Phase 1 and 2) except for 53 and 55 Wellington Street North which are currently developed with a
semi-detached dwelling.
ANeighbourhood Information Meeting was held to gather public input on the applications. Staff also
met with the owners and their consultants to work through design and technical comments and
concerns. The public input, working meetings, and discussions have resulted inseveral changes to
the proposal.
Provincial, Regional, and City planning policy provide guidance that must be considered when
evaluating changes in land use permissions as discussed below, especially within the Central Transit
Corridor and areas identified by the City for intensification.
2 - 2
REPORT:
PROVINCIAL POLICY CONSIDERATIONS:
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 policies to consider in order to
build strong healthy communities. The PPS is supportive of efficient development and land use
patterns which sustain the financial well-being of the Province and municipalities over the long term,
communities that accommodate an appropriate range and mix of land uses,promoting cost-effective
development patterns and standards to minimize land consumption and servicing costs, and
promoting development and land use patterns that conserve biodiversity and consider the impacts of
a changing climate.
ThePPS requires the City to promote economic development and competitiveness by providing for
an appropriate mix and range of employment and institutional uses to meet long-term needs, provide
opportunities for a diversified economic base, including maintaining a range and choice of suitable
sites for employment uses which support a wide range of economic activities and ancillary uses, to
take into account the needs of existing and future businesses, and to encourage compact, mixed-
use development that incorporates compatible employment uses to support liveable and resilient
communities. New developments within existing or planned transportation corridors should be
compatible with, and supportive of, the long-term purposes of the corridor and should be designed to
avoid, mitigate or minimize negative impacts on and from the corridor and transportation facilities.
The PPS requires that long-term economic prosperity be supported by promoting opportunities for
economic development and community investment-readiness.
Planning staff is of the opinion that the proposed applications are consistent with the PPS as they
will facilitate the development of the subject property with a compact mixed-use development that is
located within walking distance to the future multi-modal transit hub at King and Victoria Streets, the
planned intensification
proposed development will provide additional employment opportunities and will better utilize lands
that are currently being used for surface parking. No new public roads would be required for the
proposed development and Engineering staff have confirmed there is capacity in existing
infrastructure to support the proposed development. Planning staff is of the opinion that the
requested applications are consistent with the policies and intent of the PPS.
Growth Plan for the Greater Golden Horseshoe,2017 (Growth Plan)
Two of the Guiding Principles of the Growth Plan are to prioritize intensification to make efficient use
of land and infrastructure to support transit viability, and to provide flexibility to capitalize on new
economic and employment opportunities as they emerge, while providing certainty for traditional
industries, including resource-based sectors.
Growth within settlement areas is focused in locations with existing or planned transit, with a priority
on higher order transit where it exists or is planned, among other locations.Complete communities
feature a diverse mix of land uses, including residential and employment uses, and convenient
access to local stores, services, and public service facilities. They also have convenient access to a
range of transportation options, including options for the safe, comfortable and convenient use of
active transportation. Within complete communities, developments must be of ahigh quality
compact built form and an attractive and vibrant public realm which includespublic open spaces.
2 - 3
Economic development and competitiveness is promoted by making more efficient use of existing
employment areas and vacant and underutilized employment lands and increasing employment
densities; by ensuring the availability of sufficient land, in appropriate locations, for a variety of
employment to accommodate forecasted employment growth, by planning to better connect areas
with high employment densities to transit; and integrating and aligning land use planning and
economic development goals and strategies to retain and attract investment and employment. Major
office and appropriate major institutional development are directed to urban growth centres, major
transit station areas or other strategic growth areas with existing or planned frequent transit service.
In planning for employment, surface parking will be minimized and the development of active
transportation networks and transit-supportive built form will be facilitated.
The Growth Plan also requires that major transit station areas that are served by light rail transit are
planned for a minimum density target of 160 residents and jobs combined per hectare.
Within all major transit station areas, development will be supported, where appropriate, by planning
for a diverse mix of uses, including second units and affordable housing, to support existing and
planned transit service levels; by providing alternative development standards, such as reduced
parking standards; and by prohibiting land uses and built form that would adversely affect the
achievement of transit-supportive densities. Lands adjacent to or near existing and planned frequent
transit should be planned to be transit-supportive and supportive of active transportation and a range
and mix of uses and activities.
Planning staff is of the opinion that the applications conform to the Growth Plan. The development
of the subject lands with a mix of office and commercial uses will contribute to the number of jobs
King Street intensification corridor.The existing surface parking lot will be redeveloped with a more
intensive employment use.
REGIONAL POLICY CONSIDERATIONS:
Regional Official Plan (ROP)
Urban Area policies in the ROP identify that the focus of the R
Urban Area. This area contains the physical infrastructure and community infrastructure to support
major growth, including transportation networks, municipal drinking-water supply systems and
municipal wastewater systems, and a broad range of social and public health services. It is also well-
served by the existing Regional transit system, which is intended to be further enhanced through the
introduction of rapid transit. For these reasons, lands within the Urban Area have the greatest
capacity to accommodate growth and serve as the primary focus for employment, housing, cultural
and recreational opportunities in the region.
Within the Urban Area, most of the RCentres,
Major Transit Station Areas, Reurbanization Corridors, Major Local Nodes and Urban Designated
Greenfield Areas. In general, these areas will be planned to create a more compact urban form with
a greater mix of employment, housing and services in close proximity to each other.
Major Transit Station Areas are planned to be developed to achieve increased densities that support
and ensure the viability of existing and planned rapid transit service levels and a mix of residential,
office, institutional and commercial development, wherever appropriate.
Planning staff is of the opinion that the applications conform to the Regional Official Plan.Regional
Planning staff have no objections to the proposed applications and provided comments (Appendix
E) that will be taken under advisement for future development applications.
2 - 4
Community Building Strategy (CBS)
The Community Building Strategy (CBS) provides an overall framework and vision for the entire
Rapid Transit Route and specific Station Areas. The subject lands fall within 800 meters of several
ION stops and the King/Victoria Transit Hub.
The Transit Hub area is envisioned to evolve into a connected high density mixed-use node serving
as a primary access point to the cluster of high-tech and health services in the area.
Region staff are very supportive of mixed used, high density and transit supportive developments at
this location.
CITY POLICY CONSIDERATIONS:
City of Kitchener Official Plan
An Official Plan amendment is being sought to change the Official Plan Land Use Designation from
General Industrial Employment and Low Rise Residential to Mixed Use with Special Policy Area 39
to add new site-specific policies in the Official Plan to permit amaximum Floor Space Ratio (FSR) of
4.2.
The subject applications have
Official Plans. The Official Plan for the City of Kitchener was adopted by Kitchener City Council on
June 30, 2014 and approved by the Region of Waterloo on November 19, 2014. While some
policies remain under appeal, including the Major Transit Station Area Intensification Area Urban
Structure Component and the General Industrial Employment and Mixed Use Land Designations,
the balance of the plan is now in force and effect, with an in-effect date of September 23, 2015,
being the date the appeal to the entire 2014 Official Plan was withdrawn. Where policies of the 2014
Official Plan were specifically appealed, those specific policies are not in effect.
General Industrial Employment Land Use Designation, 2014 Plan Under Appeal
The lands between the lane and Breithaupt Street (addressed as 2-12 Moore Avenue and 20
Breithaupt Street) are designated as General Industrial Employment in the 2014 Official Plan, a land
use designation which is currently under appeal.
Lands with this designation are planned to provide for a broad range of industrial uses, some of
which by virtue of their operation or site utilization may need to locate within an industrial area or
require appropriate buffering to mitigate potential impacts on residential areas.Permitted uses may
include; construction uses and contractor/service trades,industrial uses with a commercial
component which require large areas for the storage of goods, such as a building materials or
decorating supply sales business (lumber yards), industrial office supply or industrial service,major
recreation equipment sales and service,manufacturing, assembling, processing, fabricating,
refining,repair operations,printing and publishing operations,recycling operations completely
contained within a building,transportation facilities, terminals and depots,utilities, and warehousing,
storage, distribution and wholesaling. Anumber of accessory or ancillary uses which support the
primary function of the General Industrial Employment land use designation may also be permitted,
and some manufacturing uses are prohibited.
General Industrial Land Use Designation, 1994 Plan
The General Industrial Employment land use designation from the 2014 Official Plan is under appeal
2 - 5
and therefore the General Industrial land use designation policies from the 1994 Official Plan
currently apply to the subject property.
Lands designated as General Industrial are planned to provide a broad range of industrial uses,
some of which by virtue of their operation or site utilization require appropriate buffering to mitigate
potential impacts on residential areas. In addition to manufacturing, including recycling completely in
a building, General Industrial Districts permit a wide variety of industrial business uses typically
found in industrial areas including uses such as technical/scientific businesses, repair service,
transportation depot and terminal facilities, warehouses and uses relating to motor vehicle and major
recreation equipment sales and service.
Low Rise Residential Land Use Designation, 2014 Plan
Plan. The lands
between the lane and Wellington Street North (addressed as 43, 47, 53, & 55 Wellington Street
North and 26 Moore Avenue) are designated as Low Rise Residential.
Mixed Use Land Use Designation, 2014 Plan Under Appeal
Planning staff are recommending that the land use designation for the subject lands be amended to
Mixed Use. However, the Mixed Use land use designation is under appeal in the 2014 Official Plan.
Until such time as the new Mixed Use land use designation is fully implemented, the Mixed Use
Node land use designation from the 1994 Official Plan would apply with the approval of Official Plan
Amendment application outlined in Planning s above.
For lands designated as Mixed Use, permitted non-residential uses include compatible commercial
uses such as, but not limited to, retail, commercial entertainment, restaurants, financial
establishments,personal services,office,health-related uses such as health offices and health
clinics and institutional uses such as daycare facilities, religious institutions, and educational
establishments but not including elementary schools,social service establishment, and studio and
artisan-related uses.The Floor Space Ratio for all new residential or mixed use building
developments within the Major Transit Station Area shall be a minimum of 0.6 and a maximum 4.0.
Through zoning regulations, the design of the building can be regulated to require that a portion of
the building mass as well as primary façades and building entrances be oriented towards the public
realm by imposing maximum front yard setbacks and façade zoning regulations. Zoning regulations
could also regulate the location of active uses such as retail, service shops and restaurants at the
street level,limit vehicular parking between the building façade and the street, and require that
buildings maintain a human-scaled form of development along the street by imposing façade and
building height regulations.
Mixed Use Node Land Use Designation, 1994 Plan
The Mixed Use land use designation from the 2014 Official Plan is under appeal and therefore the
Mixed Use Node land use designation policies from the 1994 Official Plan would apply to the subject
, until such time as
appeals to the 2014 Official Plan are resolved.
Mixed Use Nodes are distributed throughout the city and are primarily located near or around major
intersections of the arterial road system. These nodes are intended to serve an inter-neighbourhood
function and will allow for intensive, transit supportive development in a compact form. It is intended
that the Mixed Use Nodes will intensify and provide a balanced distribution of commercial, multiple
residential and institutional uses.
2 - 6
Individual properties within Mixed Use Nodes are zoned to achieve this balanced distribution of
uses. The full range of commercial uses is permitted, including retail, neighbourhood level
entertainment, and freestanding office. A full range of institutional uses and medium and high rise
residential uses are also permitted.
Mixed Use Nodes generally have strong pedestrian linkages with the surrounding residential
neighbourhoods. To strengthen these linkages, new developments are required to orient a portion of
the building mass to the street, provide for integration of cycling facilities, provide on-site pedestrian
facilities, and provide pedestrian connections to abutting developments or transit facilities.
New development shall be compatible with surrounding residential neighborhoods and will be of an
appropriate height and density in relation to adjacent low rise residential development. New
developments which abut arterial or major collector roads, are well separated from low rise
residential development and have adequate municipal infrastructure may have a maximum Floor
Space Ratio of 4.0.
Urban Structure: Major Transit Station Area Intensification Area, 2014 Plan - Under Appeal
Major Transit Station Areas are designated in the Regional Official Plan, are identified on Map 2 of
the 2014 Official Plan, and are a conceptual representation of the area of a ten minute walking
radius centered around the location of Rapid Transit Station Stops. The planned function of Major
Transit Station Areas, in order to support transit and rapid transit, is to:
a) provide a focus for accommodating growth through development to support existing and
planned transit and rapid transit service levels;
b) provide connectivity of various modes of transportation to the transit system;
c) achieve a mix of residential, office (including major office), institutional (including major
institutional) and commercial development (including retail commercial centres), wherever
appropriate; and,
d) have streetscapes and a built form that is pedestrian-friendly and transit-oriented.
Major Transit Station Areas may include lands within stable residential neighbourhoods which are
not the primary focus for intensification. The planned function of these areas will be reviewed and
confirmed through the course of future Station Area Planning exercises.
The Official Plan also provides direction for future Station Area Plans exercises, which have been
completed for Central, Midtown and Rockway stations areas, but have not been initiated for the
Block Line, Fairway, or Sportsworld station areas.
-
industrial employment uses without the requirement for a municipal comprehensive review provided
that the proposal is in accordance with the Transit-Oriented Development Policies in the Section
13.C.3 of the Official Plan.
The PARTS (Planning Around Rapid Transit Stations) Central Plan and recommendations for
implementation have been approved by Kitchener City Council which is discussed in the subsequent
PARTS section below.
Urban Design, 2014 Plan
Through the Site Plan process, the design of the buildings will be considered in greater detail.
Materials, finishes, and detailed design elements that are found throughout the neighbourhood will
2 - 7
be encouraged for the buildings to ensure compatible design. Lighting, landscape design and
materials, amenity areas, façades, roof designs, and site layout, and configuration will be carefully
considered through the submission of detailed design plans and drawings.
The proposed specific zoning regulations are being recommended to ensure that any future
buildings are accommodated within a building envelope discussed in the attached Urban Design
Brief.
Transit-Oriented Development, 2014 Plan
To assist in reviewing site specific development applications, in advance of station area planning
exercises being fully implemented, the 2014 Official Plan contains Transit-Oriented Development
provisions to consider when reviewing development applications for sites that are served by existing
or planned rapid transit.
The proposed Official Plan Amendment and Zone Change applications supports a more compact
urban form with a mix of transit supportive uses, including office and commercial uses. The
proposed employment use supports higher frequency transit service. The location of the proposed
buildings, secured through the proposed special regulation provisions, will result in a built form that
fosters walkability with pedestrian-friendly environments that allow walking to be a safe, comfortable,
barrier-free and convenient form of urban travel.
At future site plan approval processes, the design of the buildings will have to feature a high quality
public realm to enhance the identity of the area and create gathering points for social interaction,
community events and other activities. Additionally, secured and visitor bicycle parking will be
required.
Transportation Demand Management, 2014 Plan
sustainable transportation choices and discourage single occupant vehicle trips and to reduce traffic
congestion, parking supply needs, and demand for parking spaces by encouraging various modes of
travel. With direction from the Official Plan, the City has completed the Planning Around Rapid
Transit Station Areas (PARTS) TDM Strategy. Additional community improvements may also be
identified through future station area planning exercises to support community-wide TDM initiatives
as well.
Official Plan Analysis
The current General Industrial land use designation from the 1994 plan was brought forward into the
2014 plan as General Industrial Employment. The existing Secondary Plans were not reviewed as
part of the 2014 Plan as station area planning exercises were contemplated for large portions of the
Secondary Plan areas. While the subject lands are not within a Secondary Plan area, they were
identif
Major Transit Station Area Intensification Areas are planned to accommodate growth through
development to support existing and planned transit and rapid transit service levels, while preserving
stable residential neighbourhoods which are not the primary focus for intensification.The subject
lands are currently underutilized. A parkette and building step backs are proposed along Wellington
Street as a means to buffer and incorporate the proposed building with the low rise residential
neighbourhood.
2 - 8
The 2014 Plan permits the conversion of employment lands to other non-industrial employment
uses.Policy 15.D.12.22 permits lands to convert to other non-industrial employment uses or non-
employment uses without the requirement for a municipal comprehensive review provided the
proposal is in accordance with the Transit-Oriented Development Policies in the Section 13.C.3.
Since the approval of the 2014 Official Plan, new policies came into effect in the 2017 update to the
Growth Plan for the Greater Golden Horseshoe which requires a Municipal Comprehensive Review
to be completed by the Region of Waterloo to permit the conversion of employment lands to other
non-industrial employment uses. In 2010, as part of the Official Plan review, the City undertook the
Comprehensive Review of Employment Lands study (CREL). The purpose of the study was to
complete a provincially mandated municipal comprehensive review of the City of
employment lands (industrial lands) to ensure that the City has sufficient lands to meet long term
industrial employment needs, to protect prime industrial employment lands and to identify industrial
employment lands that are suitable for conversion to other employment uses and non-employment
uses. The study recommended that lands identified within the Urban Growth Centre and Major
Transit Station Areas were not required to be retained for employment uses for the purposes of
accommodating the employment projections. As a result, planning applications for employment
lands conversions could be considered and processed in these specific areas, provided that each
application demonstrate how the proposed development will meet the objectives of any Provincial or
Regional policies associated with such areas.The proposed development is in accordance with the
Transit-Oriented Development Policies in the Section 13.C.3 of the Official Plan as it will facilitate a
development that promotes a walkable and transit-suportive employment use. The development
concept is compact and within walking distance of the King and Victoria Street multi-modal transit
station. The proposed building, streetscapes, and publically accessible parkette will be support a
high quality public realm which will enhance the identity of the area and create a gathering point for
social interaction. The proposed development supports various transportation modes including
walking and cycling.
Section 13.C.3.12 of the 2014 Plan provides direction for development applications in advance of the
full implementation of station area planning exercises. Planning s
Amendment will permit the development of the subject lands with a mixed-use development that is in
a compact form with uses that are transit supportive. The King/Victoria Transit Hub station stop is in
close proximity to the lands. The proposed Mixed Use land use designation is appropriate for the
subject lands and implements the Major Transit Station Area Intensification Area policies. The Mixed
Use designation permits commercial uses including retail, commercial entertainment, restaurants,
financial establishments, personal services, office, health-related uses such as health offices and
health clinics and institutional uses such as daycare facilities, religious institutions, and educational
establishments,social service establishment, and studio and artisan-related uses.
The Mixed Use land use designation provides direction for implementing zoning regulations for
building design, including setbacks, façade heights, building openings for primary facades, building
orientation, permitted ground floor uses, Floor Space Ratio, vehicle parking locations, and building
heights. Planning staff are recommending approval of an amending zoning by-law, attached to this
report, to change the zoning of the subject lands to High Intensity Mixed Use Corridor (MU-3) with
special use and regulation provisions which are discussed in further detail below.
As the Mixed Use land use designation from the 2014 Official Plan is under appeal, with approval of
Mixed Use Node land use designation
policies from the 1994 Official Plan would apply to the subject property.The Mixed Use Node land
designation is also appropriate for the subject lands. The policies are similar to the Mixed Use land
use designation policies in the 2014 Plan.
Lands designated as Mixed Use Node are planned to be developed with intensive, transit supportive
development in a compact form. In this case, the recommended amending zoning by-law includes
2 - 9
zoning by-law as well as the Strategy.
The Site Plan approval process will be comprehensive and will be guided by the attached Urban
Design Brief. High quality public spaces and building materials and finishes will be required.
Lighting, landscape design and materials, amenity areas, façades, roof designs, and site layout, and
configuration will be carefully considered through the submission of detailed design plans and
drawings.
The site planning process will also include a development agreement which will ensure the long-term
maintenance and upkeep of the site. Site Plan Control will be used in accordance with the Planning
Act as a means of achieving a well-designed, functional, accessible, and sustainable built form.
Planning staff are proposing to implement TDM strategies in with the recommended zoning in two
ways: with a special regulation provision to reduce vehicle parking and increase bicycle parking
rates, and with the proposed High Intensity Mixed Use Corridor (MU-3) base zone which regulates
ground floor façade design and requires active uses on the ground floor. The proposed vehicle and
bicycle parking rates align with the Transportation Impact and Demand Management Strategy that
was prepared in support of the applications.The balance of the site specific TDM measures will be
implemented through the future site planning approval process.
Planning Around Rapid Transit Stations (PARTS)
The primary purpose of the Planning Around Rapid Transit Stations (PARTS) project is to provide
direction for future development and stability within station study areas along with recommendations
for capital projects to ensure that these areas are developed in a way that is transit supportive and
adds value to our community.
PARTS Phase 1 includes an identification of recommended station study areas, compilation of
background information, and a project plan for how to undertake corridor-wide initiatives in Kitchener
followed by the Station Study Area Plans. The subject properties are within the PARTS Central Plan
area.
Through Phase 1 it was determined that efficiencies would be achieved by completing some of the
key initiatives at a corridor-wide scale in Kitchener all at once, rather than for individual station areas.
Phase 2 consisted of five corridor-wide initiatives, including Interim Direction, Communications
Approach, Urban Design Guidelines, Sanitary Sewer Capacity Analysis, and Transportation Demand
Management (TDM) Strategy.
The Interim Direction initiative was completed with the approval of Section 13.C.3.12 of the 2014
Official Plan as discussed above and the direction of Transportation Demand Management (TDM)
Strategy was considered in the recommended amending by-law as discussed above. The
Communications Approach and the Sanitary Sewer Capacity Analysis were further utilized during
the PARTS Central Plan station area planning exercise.
A new PARTS Urban Design Brief for the station
study areas (with the exception of Sportsworld). The brief implements new transit-oriented guidelines
and provides general direction in reviewing development applications within each area. The brief
was considered by Planning staff in reviewing the site specific zoning regulations for the subject
2 - 10
PARTS Central Plan
The PARTS Central Plan and recommendations for implementation have been approved by
Kitchener City Council.
The PARTS Central Plan objectives are to manage growth and change, ensure a mix of appropriate
land uses, enhance transportation choice and connectivity, enhance placemaking, safety and
community design, and to guide public and private investment. To achieve these objectives, the City
will promote appropriately located and scaled intensification to achieve transit supportive densities,
identify and conserve established stable residential areas, and promote redevelopment opportunities
on underutilized lots. New buildings must contribute to a pedestrian friendly environment and
incorporate new green spaces and connections where possible. The Plan also provides guidance to
private sector investments to shape the nature and form of new development and its contribution to
the streetscape and supports the growth of high-tech and start-up companies, educational
institutions, and arts, cultural, and entertainment uses.
residents and jobs per hectare for the Urban
Growth Centre (UCG). Five of the six station stops in the PARTS Central Area are located in the
UGC (Downtown) and one station stop is located just on the fringe of the UGC. All the station stops
will be well-served by an area that exceeds the minimum best practice density target for LRT of 160
residents and jobs per hectare. The overall planned density of the PARTS Central Area is 175
residents and jobs per hectare at 50% of the zoned capacity of the lands.
The subject lands are identified as Innovation Employment and Low Rise Residential in the PARTS
Central Plan. The Innovation Employment applies to the portion of the subject lands located on the
north side of Breithaupt Street and south of the public lane. The Low Rise Lands apply to the portion
of the subject lands on the south side of Wellington Street and the north side of the public lane.The
Innovation Employment is a new category of land use which is not currently found in
Official Plan. Uses permitted within this land use district may include:
creative production industries which may
music), craftsman shop, live/work space, shared facilities, galleries, studios and office space
for creative professionals;
retail sales associated with the production of goods and materials;
office uses, including scientific, technological and/or communications establishments such as
computer, electronic, data processing, research and development and consulting uses those
engaging in research and development;
some light industrial uses such as small repair operations and contractor or service trade
uses;
complementary service commercial uses such as restaurants, print shops, personal services,
fitness centres, recreational facilities, daycare facilities, health office and clinics and
veterinary services; and
in order to provide for a transition between the Low Rise Residential land use designation
and Mixed Use and Innovation District land use designations, residential uses may be
permitted on some lands, where it can be demonstrated that the residential use is compatible
with Innovation Employment uses on the subject lands and adjacent lands.
The Innovation Employment land use designation will be developed and implemented through the
preparation of a new Secondary Plan for the PARTS Central Plan but has been identified with a
maximum building height of 14.0 metres.
The proposed Low Rise Residential land uses designation is applied to lands that are largely
comprised of the stable established neighbourhoods and the centres of Heritage Conservation
Districts. It is intended that through the development of the Secondary Plan and implementing
2 - 11
zoning by-law, further and more detailed policy direction will be provided for these areas, with
respect to dwelling types, built form, building regulations and setbacks, in order to conserve the
development pattern, character, and cultural heritage significance of these areas. These areas are
proposed to accommodate low density housing types, including single detached dwellings, duplex
dwellings, semi-detached dwellings, and where appropriate and compatible, other low density
housing types such as street townhouse dwellings and small-scale multiple dwellings. At this time,
the maximum permitted Floor Space Ratio (FSR) has been identified as a maximum of 0.6, with a
maximum building height of 3 storeys or 4 storeys if the lands front onto a Regional Road or City
Arterial Street.
While the PARTS Central Plan has not yet been fully implemented, the Preferred Plan was reviewed
in consideration of the subject applications.
The portion of land currently designated as Low Rise Residential and identified as Low Rise
Residential on the PARTS Central Preferred Plan includes an existing semi-detached residential
building (53 and 55 Wellington Street North), two residential lots addressed as 26 Moore Avenue
and 43 Wellington Street that previously contained residential dwellings, as well as a large surface
parking lot that was historically used in conjunction with the former industrial use at 51 Breithaupt
Street.
The proposed site-specific zoning requires that any future building be set back 15 metres from the
streetline along Wellington Street to provide an at grade publically accessible parkette. The parkette
is proposed to be maintained by the Owner and public access will be secured through an easement
at the site planning stage. As a result, all above ground floor area of any future building would be
generally in line with the original rear walls of the former and existing residential uses along
Wellington Street. A second set back of 31.5 metres would apply to any portion of a future building
that is greater than 21.0 metres in height (the tower), which is generally in line with the boundary of
the Low Rise Residential and Low Density Mixed Use land uses designations on the opposite side of
Moore Avenue.
The proposed Mixed Use land use designation permits a variety of the land uses identified in the
Innovation Employment land use designation in the PARTS Central Plan.Special Use Provision
465U is proposed to limit uses permitted within the High Intensity Mixed Use (MU-3) zone to align
with the intended land uses in the Innovation District. The majority of the building mass, including
the tallest portion of the tower, must be located more than 31.5 metres away from Wellington Street
and concentrated on the portion of the lands which are currently designated and zoned for industrial
employment uses. The proposed FSR of 4.2, which is slightly greater than the permitted 4.0 FSR in
the Mixed Use land use designation and the High Intensity Mixed Use (MU-3), can be
accommodated on site and may be reduced in future through more detailed design at the site
planning stage.
While the proposed land use designation differs from the Central PARTS Preferred Plan, the
concept of locating employment uses in a compact form that is buffered from the low rise residential
neighbourhood is largely achieved with the proposed site specific permitted uses and set back
regulations.
The PARTS Central plan notes that staff pursue the preparation of a detailed Streetscape Master
Plan and cost estimate for Breithaupt Street (from King/Moore to Weber St) in conjunction with
updated urban design guidelines for the PARTS Central Plan area. Urban design staff will work with
the applicant to design and implement upgraded streetscape elements along the City owned right-of-
way as directed by the PARTS Central plan.
2 - 12
Kitchener Growth Management Strategy
The Kitchener Growth Management Strategy (KGMS) helps to ensure that growth is managed
effectively to achieve the required density and intensification targets, through a desired built form
and function which will enhance the quality of life in Kitchener.
While the intent of the Kitchener Growth Management Plan (KGMP) is to help guide the relative
priority for all development applications within a growth area with a primary focus is on plans of
subdivision, vacant land condominiums, and official plan amendments for new urban land use
designations within growth areas that have not previously been considered in past Staging of
Development Reports, it is based on the fundamental principle that maximizing the use of existing
infrastructure is preferred, and that planning for and implementing intensification is a high priority.
Planning staff is of the opinion that the applications comply with the KGMS as it allows for the
appropriate intensification of the subject property which better utilizes the existing and planned
infrastructure with development at a transit-supportive density.
Zoning By-law 85-1
Planning staff are recommending site-specific zoning to provide additional direction that will guide
future development. Planning staff recommend changing the zoning from Residential Five (R-5) with
Special Use Provisions 128U & 411U and Industrial Residential Zone (M-1) to High Intensity Mixed
Use Corridor (MU-3) with Special Regulation Provisions716R, 717R, and 718R and Special Use
Provision 465U.
Special Use Provision 465U prohibits certain non-employment commercial and residential uses that
are more appropriate for a mixed use corridor, providing further direction for innovation employment
type uses.Prohibited uses include Commercial Entertainment, Conference or Convention Facility,
Duplex Dwelling, Dwelling Unit, Home Business, Hospice, Hotel, Lodging House, Multiple Dwelling,
Museum, Private Club or Lodge, Religious Institution, Residential Care Facility, Single
Detached Dwelling, Street Townhouse Dwelling, and Tourist Home.
Special Regulation Provisions 716R, 717R, and 718Rdefine the location of the front yard along
Breithaupt Street as well as podium and tower setbacks, stepbacks, and heights along Wellington
Street. Site-specific regulationprovisions on vehicle and bicycle parking standards, maximum FSR,
andbuilding height are also further outlined.
CRoZBy (New Zoning By-law, Fist Draft), 2015-2017
The City is undertaking a review of the Zoning By-law to implement the 2014 Official Plan. The
-law (CRoZBy) project is well underway. This project
-ears.
New zoning will beapplied to properties within major transit station areas when the PARTS Central
Plan is implemented.
The proposed amending by-law includes provisions for reduced parking and increased bicycle
parking and facilities which is based on the draft Section 5 of the new zoning by-law, which were
drafted based on the PARTS TDM Plan.
2 - 13
Tall Building Guidelines & Urban Design
original proposal and the revised development
concept for compliance with the newly approved Tall Building Guidelines and provided advice
through the development review process which led to the refinement of the proposed built form.
The proposal comprises a fairly large urban redevelopment located in close proximity to the future
multi-modal transit hub. As such, any redevelopment of the lands should achieve a high standard
for design excellence. The proposed development should strive to be a local leader with respect to
the treatment of the streetscapes and the public realm (notably the proposed parks). The detailed
design brief at Site Plan will detail the proposed streetscape treatments and park design. At the site
planning stage, further detail will be requested, including the identification of surface treatments and
strategies for patterning, articulation and variety. Landscape elements should be further detailed,
with strategies to provide trees and other landscape elements that are viable and sustainable.
The physical separation of the revised concept based on a 63.9 metre tower length and a 63.8 metre
height (including mechanical penthouse) is 20.4m. This separation is achieved successfully to the
interior lot line (31 metres) abutting the residential neighbourhood. While there is neither a proposed
or likely future adjacent tall building, neighbourhood compatibility has been identified as a key design
factor in review of this application. Overlook has a strong, measureable correlation for achieving
good compatibility. The proposed tower directly overlooks neighbouring residential properties by
approximately 33% (of the tower length). The target for a building this size is 30%. Considering that
the tower exceeds its separation target, we can consider the intent of this guideline is successfully
met.
An updated shadow study will be required, as will an updated 3D Model, at the site planning stage
that that shadowing can be confirmed for neighbouring properties at the detailed design stage.
At the site planning stage, review will be undertaken with further refinement on the above grade
parking structure. -form and urban fabric and
therefore assumes a responsibility for high-quality, compatible design no different from that of any
other use. Specifically, through the site planning stage, there will be further consideration for the
façade design massing and materiality. Design changes will be implemented on all sides.
Opportunities to integrate art or sculptural design elements into the façade of the garage will be
considered. Façade art could also complement the adjacent open space along Breithaupt Street
and give an identity unique to the open spaces on the site and in the area.
Heritage Conservation
The subject lands are located adjacent to 51 Breithaupt Street, which is listed as a non-designated
property of cultural heritage value or interest. The subject lands are also located within the
Warehouse District cultural heritage landscape and the Mt Hope/Breithaupt Neighbourhood cultural
heritage landscape. The materials and colours of the building facing Breithaupt Street could pull in
elements from the original Breithaupt Block buildings (e.g. yellow brick). The private green space at
the corner of Moore and Wellington along with the substantial setback to the proposed building helps
to mitigate some of the impact to the low rise residential Mt Hope/Breithaupt Neighbourhood cultural
heritage landscape, in particular the Wellington Street streetscape.The scale of the podium and
parking garage along Breithaupt Street is compatible with the existing listed buildings at 51
Breithaupt Street.
2 - 14
Lane Reconfiguration and Partial Closure
The development concept shows the office tower being located along Breithaupt Street and Moore
Avenue, with the main building entry facing the intersection of Breithaupt Street and Moore Avenue.
The proposed development concept requires the partial closure and reconfiguration of the existing
lane. As shown on the Map of Proposed Lane ClosureDa new
privately-owned
intersection with the existing lane. The portion of the lane west of 59 Wellington Street North would
have to be declared as surplus and sold by the City of Kitchener to the Developer. Public access to
the lane would be proposed with the new perpendicular lane noted above.
The lane closure proposal was circulated to all utility providers, Canada Post, Transportation, Fire,
Engineering, and Operations staff for review and comment.An existing storm service that is located
on private property (under the current surface parking lot) will have to be relocated by the Developer
and full access will be provided to the City in the form of an easement. Operations staff will require
greater detail on the proposed loading dock at the site planning stage to update snow removal
procedures for the City-owned portion of the lane. Public access over the private lane will also be
provided with a public easement. The private lane was shifted to accommodate a larger loading area
and increase landscape buffer in response to public comments and after the inclusion of 53 and 55
Wellington Street North within the development. During construction, an access management plan
will be required as a condition of site plan approval to ensure public access to the lane during
construction.
existing lane is not a route used for fire
response and that it does not appear to be used as a fire route for any of the existing building. The
Fire Division does not have any significant concern with the closure.Rogers does not have services
in the lane and has no objections to the sale or closure. The existing overhead Bell telephone wire
will have to be relocated which will be determined as part of the site planning stage.
AGENCY COMMENTS:
A copy of all comments received from the commenting agencies and City departments are attached
E
summary, there are no outstanding concerns with the proposed Official Plan Amendment and Zone
Change applications. Additional consideration or concerns will be addressed through the site
development approval process.
NEIGHBOURHOOD COMMENTS:
FComments were
received immediately following the initial circulation in September 2017 and following the
Neighbourhood Information Meeting on January 9, 2018. The development proposal evolved
throughout the process in response to resident, City, and agency comments. Additional information
on the comments received from community members during the consultation on these applications
is described in greater detail below.
Building Height & Shadow Impacts
Planning staff received comments on the proposed building height and shadow impacts on the
adjacent low rise residential neighbourhood.
There has been arevised development concept prepared to address some of the community
concerns regarding height and shadow impacts.Following the Neighbourhood
2 - 15
Information Meeting, a revised development concept and request to amend the application was
received. The changes from the original concept to the revised concept include;
incorporating and including 53 & 55 Wellington Street North within the limits of the project,
increasing the size of the loading dock and loading area and realigning the loading docks
parallel to the building and further away from the surrounding residential uses,
increasing the depth of the landscape buffer between the project and 59 Wellington Street
North,
increasing the setback of the tower portion of the building from 19 metres to 31.5 metres to
improve shadowing on residential property east of the subject lands on the south side of
Wellington Street North,
reducing the size and relocating the mechanical penthouse (top floor) to reduce shadows
from that portion of the building, and
adjusting the tower to be rectangular in shape, resulting in more of the floor area being
located closer to Breithaupt Street.
Planning staff are supportive of the revised development concept and are recommending approval of
Official Plan amendment and Zone Change applications as outlined in the report. The attached
Urban Design Brief includes images of the revised development concept and an updated preliminary
site plan.
the shadow impacts of the revised development concept. In the modelling software, a scenario of
removing a storey from the building only resulted in about 5 additional minutes of sun in the
afternoon, and no additional sunlight in the morning (the parking garage is casting the shadow in the
early morning).As a result, Planning staff advised that changes to the penthouse location and tower
setback would be required to reduce shadow impacts. With the additional proposed tower setback
and the inclusion of 53 and 55 Wellington Street North within the project limits, the shadow analysis
was redone using 59 Wellington North as a point of referes
target is to achieve 5 cumulative hours without shadow at the equinox (March 21 and September
21).The point of reference (middle of 59 Wellington Street North) is in sun from 8:00am-8:10am,
8:30am to 1:10pm, and 4:55pm to 5:20pm on the equinox. This represents 5:15 total hours of
sunlight access.
Tall Building Guideline for shadow impacts, as there is at least five cumulative hours of direct
sunlight for both the March and September equinoxes. This is also true for the adjacent residential
community. The revised development concept, including the updated shadow analysis, is outlined in
the attached Urban Design Brief. It should be noted that the summer shadow condition is greatly
improved from the equinox condition with very little notable impact to properties off site.
their
surroundings. Implementing setbacks from property lines and stepbacks between the podium,
tower, and top features are important to achieve an appropriate transition.As noted above, the
buildings have been pushed further away from Wellington Street and the adjacent residential
community.
The Tall Building Guidelines also require that tall buildings implement design cues from surrounding
built form and to utilize a contemporary architectural style. Planning staff are recommending that
Council endorse the attached Urban Design Brief which provides further direction for the site
planning stage regarding building materials and design. The City will also require a Crime
Prevention Through Environmental Design (CPTED) report as part of the site planning stage.
2 - 16
Construction Impacts
The community surrounding the subject lands has been subject to construction for several years,
including the reconstruction of King and Victoria Street intersection and ION King Street grade
separation. There was also concern about the temporary displacement of the existing parking
during construction.
bris,
dust, and road conditions.The Developer has confirmed that a temporary parking solution for the
current tenants at 25 and 51 Breithaupt Street will be developed and adequate parking will be
provided elsewhere. At this time, it is anticipated that a temporary shuttle system will be employed
to discourage parking within the community by tenants.
Transportation and Traffic Analysis
Several community residents expressed concern about an increase in traffic as a result of the
proposed development. The Developer has completed a Transportation Impact Study to determine
the impacts of the proposed development and any improvements to accommodate any changes in
traffic patterns as a result of the development. Regional and City Transportation Staff have reviewed
the TIS and have no concerns with the proposed development. Detailed review regarding the
location and function of each access will be further refined through the site plan process.
With respect to projected trip generation and traffic, Transportation staff reviewed the Breithaupt
Block Transportation Impact and Demand Management Study that was prepared to support the
applications. That report concluded that a left-turn lane with 15 metres of storage length was
warranted on Wellington Street North and notes that due to the right-of-way width at that location, a
turning lane was not likely. At the request of Transportation staff, an additional analysis was
conducted by Paradigm Transportation Services Limited assuming a scenario where the Wellington
Street North Access was used for right turns into the site, and right turns out of the site (no left turns
permitted from Wellington Street). The new analysis determined that traffic operations are
acceptable under this condition and the other accesses can accommodate the traffic. The down
side of this approach is that vehicles using the garage ramp near the Wellington Street would have
more of the site to drive through to access the parking. Further review will be undertaken regarding
site accesses at the site planning stage.
Reduced Off-Street Parking and Transportation Demand Management
Residents expressed concern about the proposed parking reduction requested with this application.
Under the current zoning by-law, for lands zoned High Intensity Mixed Use Corridor, non-residential
uses may benefit from a parking reduction of 30% from the typical standard parking requirement.
upport and enhance
sustainable transportation choices and discourage single occupant vehicle trips and to reduce traffic
congestion, parking supply needs, and demand for parking spaces by encouraging various modes of
travel. Along with the proposed parking reduction and increase bicycle parking, additional TDM
measures such as car share spaces, active uses at grade, shower and change facilities for bicycle
users, and subsidized transit passes will be further explored and implemented through the site
planning stage.
As a component of PARTS Phase 2, the City completed the PARTS Transportation Demand
Management Strategy which supports the use of parking reductions, shared parking, unbundled
parking, electric vehicle parking, bicycle parking and facilities, and car share parking for a
development. The strategy is currently being implemented as part of the CRoZBy projectwith new
2 - 17
draft parking regulations for the PARTS Area. The proposed rate for bicycle parking is 1 indoor
secured bicycle parking space per 333 square metres of floor area and 1 outdoor visitor parking
spaces per 500 square metres of floor area.
Over time, especially with ION, two-way all-day GO Train service, and potentially high speed rail, a
wide range of transportation options should be available in close proximity to the users of this site.
This could help reduce the overall environmental impact of the development and its users.
Site Light and Light Pollution
Some commentershighlighted some concern about the potential for light pollution from the office
building, outdoor lighting, and the parking garage lighting. However, some residents noted that the
current lighting in the surface parking area is an improvement and has resulted in greater natural
n Design Manual requires a detailed Lighting Plan at the site planning
Compliant standards.The roof top
level of the parking garage will have to be designed to avoid light spill onto the adjacent properties.
Low level lighting will be explored through the CPTED process to ensure that areas that are less
publically visible are well lit.
Property Value
A few property owners questioned whether the proposed development would have an impact on
their property values. 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 understand that MPAC
assesses homes based on as many as 200 different factors ranging from the size of the house/lot,
and their location, to the number of bathrooms and quality of the construction. Market values
depend on a host of different factors including the state of the economy and the individual
planning staff recognize that property value may be an important
consideration for some individual residents, it is not a land use planning matter. Planning staff focus
on whether the development is good planning with respect to the community and the City as a
whole.
Design
Many respondents commented that they liked the proposed design and architecture and favoured
high quality materials. Many people were supportive of the proposed parkette along Wellington
Street North and the ground level retail at the base of the building. Some commenters also advised
that they appreciated the additional interest and investment in this area.
PLANNING ANALYSIS:
The property is currently designated as Low Rise Residential and General Industrial Employment in
the 2014 Official Plan. The General Industrial Employment land use designation from the 2014
Official Plan is under appeal and therefore the General Industrial land use designation policies from
the 1994 Official Plan currently apply to the subject property. However, policy 15.D.12.22 of the
2014 Official Plan permits lands to convert to other non-industrial employment uses or non-
employment uses without the requirement for a municipal comprehensive review provided the
proposal is in accordance with the Transit-OrientedDevelopment Policies in the Section 13.C.3,
keeping with the vision of the new Official Plan.
The proposed Mixed Use land use designation from the 2014 Official Plan, and the Mixed Use Node
land use designation from the 1994 Official Plan, are appropriate land use designations to implement
the planned function of the subject lands. The proposed Mixed Use land use designation and
2 - 18
implementing site specific zoning will permit a development that will see a surface parking lot
redeveloped into an employmen
intensification corridor, and the future King/Victoria multi-modal transportation hub.
Community input was gathered at a Neighbourhood Information Meetings which resulted in several
changes to the proposal. The development proposal evolved with input from community members,
City staff, and commenting agencies.
Provincial, Regional, and City planning policy provide guidance that must be considered when
evaluating changes in land use permissions as discussed below, especially within the Central
Transit Corridor and in areas identified by the City as an Intensification Area, such as a Major Transit
Station Area.
Major Transit Station Areas also include lands within stable residential neighbourhoods which are
not the primary focus for intensification. The proposed development will be compatible with the
surrounding stable residential neighbourhoods.
The Official Plan Amendment and Zone Change applications have been reviewed in consultation
PARTS Central Plan to ensure that the proposed land use changes will permit
development that focuses growth in an area intended to be the focus for intensification, supports the
planned function of Major Transit Station Areas, and permits uses that are transit-supportive.
Based on this analysis, Planning staff are recommending approval of the application as outlined in
port.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
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 have been circulated for
comment to internal departments, external agencies, and all property owners within 120 metres of
the subject lands on September 25, 2017.A list of interested residents was updated throughout the
application process. Written responses from property owners and interested parties are attached as
discussed in this report. This re
the agenda in advance of the council / committee meeting. Notice signs are posted on the property
and additional notice signs were posted in advance of the Neighbourhood Information Meeting.
CONSULT The Neighbourhood Information Meeting was held on January 9, 2018. Reponses and
comments identified during that meeting were largely considered in a revised proposal.
All residents who provided comments or attended one of the Neighbourhood Information Meetings
were mailed notice of the public meeting, and notice of the public meeting appeared in The Record
on March 16, 2018.
2 - 19
CONCLUSION:
Planning s-law attached
represent an evolution of the original application and proposal with input from residents, the
applicant, and City staff. The proposed development aligns with the overall objective of locating
transit supportive mixed use development with the Central Transit Corridor that provide places for
people to work. The applications align with Provincial, Regional, and City policies and will contribute
to and support the newly constructed ION rapid transit system. Therefore, Planning staff are
recommending approval of the applications as thy represent good planning.
REVIEWED BY: Della Ross, Manager of Development Review
ACKNOWLEDGED BY: Michael May, Deputy CAO, Community Services
ATTACHMENTS:
&Newspaper Advertisement
-law & Map No. 1
CUrban Design Brief
Map of Proposed Lane Closure
Department/Agency Comments
FCommunity Input
2 - 20
CSD-18-051
Appendix A
AMENDMENT NO. ____ TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
Breithaupt Block Phase 3
2 - 21
AMENDMENT NO. ___ TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
Breithaupt Block Phase 3
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 April 9, 2018
APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives
Committee April 9, 2018
APPENDIX 3 Minutes of the Meeting of City Council April 16, 2018
2 - 22
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 Kitchener.
This amendment is comprised of Sections 1 to 4 inclusive.
SECTION 2 PURPOSE OF THE AMENDMENT
The purpose of the Official Plan Amendment is change the land use designation and amend Map 3 as
well as to add a site specifc policy area and amend Map 5 to permit the development of the subject
lands with a newmixed-use office and commercial development.
The amendment comprises of the following changes:
Map 3 is amended by changing the land use designation from General Insutrial Employment
and from Low Rise Resdiential to Mixed Use,
Map 5 is amended by adding Specific Policy Area 39,
Adding Policy 15.D.12.39to Section 15.D.12to permit a maximum Floor Space Ratio of 4.2:
o Specific Policy 15.D.12.39 amends one policyin the Mixed Use land use designation:
Policy15.D.4.17.cis amended to permit a maximum Floor Space Ratio of
4.2.
SECTION 3 BASIS OF THE AMENDMENT
The subject lands are currently designated as General Industrial Employment and Low Rise
Residential in the 2014 Official Plan.
The current General Industrial land use designation from the 1994 plan was brought forward into the
2014 plan as General Industrial Employment. The Low Rise residential land use designation is also
carried forward from the 1994 plan and permits a variety of low density residential uses and
neighbourhood scaled compatible non-residential uses.
The existing Secondary Plans were not reviewed as part of the 2014 Plan as station area planning
exercises were contemplated for large portions of the Secondary Plan areas. While the subject
lands are not within a Secondary Plan area, they were identified as a Major Transit Station Area
Major Transit Station Area Intensification Areas are planned to accommodate growth through
development to support existing and planned transit and rapid transit service levels, while preserving
stable residential neighbourhoods which are not the primary focus for intensification.
The subject applic
Official Plans. The Official Plan for the City of Kitchener was adopted by Kitchener City Council on
June 30, 2014 and approved by the Region of Waterloo on November 19, 2014.While some
policies remain under appeal, including the Major Transit Station Area Intensification Area urban
structure component and the General Industrial Employment and Mixed Use land use designations,
the balance of the plan is now in force and effect, with an in effect date of September 23, 2015,
being the date the appeal to the entire 2014 Official Plan was withdrawn. Where policies of the 2014
Official Plan were specifically appealed, those specific policies are not in effect.
3
2 - 23
Planning staff are recommending that the land use designation for the subject lands be amended to
Mixed Use. However, the Mixed Use land use designation is under appeal in the 2014 Official Plan.
Until such time as the new Mixed Use land use designation is fully implemented, the Mixed Use
Node land use designation from the 1994 Official Plan would apply with the approval of Official Plan
For lands designated as Mixed Use, permitted non-residential uses include compatible commercial
uses such as, but not limited to, retail, commercial entertainment, restaurants, financial
establishments, personal services, office, health-related uses such as health offices and health
clinics and institutional uses such as daycare facilities, religious institutions, and educational
establishments but not including elementary schools, social service establishment, and studio and
artisan-related uses.
As the Mixed Use land use designation from the 2014 Official Plan is under appeal, with approval of
policies from the 1994 Official Plan would apply to the subject property. The Mixed Use Node land
designation is also appropriate for the subject lands. The policies are quite similar to the Mixed Use
land use designation policies in the 2014 Plan. Lands designated as Mixed Use Node are planned
to be developed with intensive, transit supportive development in a compact form.
The Floor Space Ratio for all new residential or mixed use building developments with the Major
Transit Station Area shall be a minimum of 0.6 and a maximum 4.0. Area Specific/Site Specific
Policy Area 39 is proposed to permit a total FSR of 4.2. Site specific zoning regulations and well as
a Council-adopted proponent prepared Urban Design Breif will ensure that the ultimate development
is compatible with the surrounding community.
Section 13.C.3.12 of the 2014 Plan provides direction for development applications in advance of the
full implementation of
Amendment will permit the development of the subject lands with a mixed-use development that is in
a compact form with uses that are transit supportive. The proposed development is located within
walking distance to the future multi-modal transit hub at King and Victoria Streets, the planned
intensification corrid
The Official Plan Amendment and Zone Change applications have been reviewed in consultation
with the Council-adopted Planning Around Rapid Transit Station Areas (PARTS) Central Plan. While
the proposed land use designation differs from the Central PARTS Preferred Plan, the concept of
locating employment uses in a compact form that is buffered from the low rise residential
neighbourhood is largely achieved with the proposed site specific permitted uses and set back
regulations.
The 2014 Plan permits the conversion of employment lands to other non-industrial employment
uses. Policy 15.D.12.22 permits lands to convert to other non-industrial employment uses or non-
employment uses without the requirement for a municipal comprehensive review provided the
proposal is in accordance with the Transit-Oriented Development Policies in the Section 13.C.3.
Since the approval of the 2014 Official Plan, new policies came into effect in the 2017 update to the
Growth Plan for the Greater Golden Horseshoe which requires a Municipal Comprehensive Review
to be completed by the Region of Waterloo to permit the conversion of employment lands to other
non-industrial employment uses. In 2010, as part of the Official Plan review, the City undertook the
Comprehensive Review of Employment Lands study (CREL). The purpose of the study was to
employment lands (industrial lands) to ensure that the City has sufficient lands to meet long term
industrial employment needs, to protect prime industrial employment lands and to identify industrial
employment lands that are suitable for conversion to other employment uses and non-employment
uses. The study recommended that lands identified within the Urban Growth Centre and Major
Transit Station Areas were not required to be retained for employment uses for the purposes of
4
2 - 24
accommodating the employment projections. As a result, planning applications for employment
lands conversions could be considered and processed in these specific areas, provided that each
application demonstrate how the proposed development will meet the objectives of any Provincial or
Regional policies associated with such areas.The proposed development is in accordance with the
Transit-Oriented Development Policies in the Section 13.C.3 of the Official Plan as it will facilitate a
development that promotes a walkable and transit-suportive employment use. The development
concept is compact and within walking distance of the King and Victoria Street multi-modal transit
station. The proposed building, streetscapes, and publically accessible parkette will be support a
high quality public realm which will enhance the identity of the area and create a gathering point for
social interaction. The proposed development supports various transportation modes including
walking and cycling.
Planning staff is of the opinion that the applications comply with the Kitchner Growth Management
Strategy as it allows for the appropriate intensification of the subject property which better utilizes the
existing and planned infrastructure with development at a transit-supportive density.
The applications align with Provincial, Regional, and City policies and will contribute to and support
the newly constructed ION rapid transit system. Planning staff is of the opinion that the applications
conform to the Growth Plan. The development of the subject lands with a mix of uses at a density
that will support the rapid transit system.
Planning staff is of the opinion that the proposed applications are consistent with the PPS as they
will facilitate the development of the subject property with a compact mixed-use development that is
located within walking distance to the future multi-modal transit hub at King and Victoria Streets, the
proposed development will provide additional employment opportunities and will better utilizes lands
that are currently be used for surface parking.
Planning staff is of the opinion that the applications conform to the Regional Official Plan. Within the
Urban Growth Centres, Major
Transit Station Areas, Reurbanization Corridors, Major Local Nodes and Urban Designated
Greenfield Areas. In general, these areas will be planned to create a more compact urban form with
a greater mix of employment, housing and services in close proximity to each other.
The applicant has also applied for a Zone Change to change the zoning the lands from Residential
Five (R-5) with Special Use Provision 129U & 411U and Industrial Residential Zone (M-1) to High
Intensity Mixed Use Corridor (MU-3) with Special Regulation Provisions 716R, 717R, & 718R and
Special Use Provision 465U. Special Use Provision 465U prohibits certain non-employment
commercial type uses that are more appropriate for a mixed use corridor, providing further direction
for innovation employment type uses. Special Regulation Provisions 716R, 717R, and 718R define
the location of the front yard along Breithaupt Street as well as podium and tower setbacks,
stepbacks, and heights along Wellington Street. Regulations on site specific vehicle and bicycle
parking standards, maximum FSR, and building height are also further regulated.
5
2 - 25
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 by adding Site Specific Policy Area 15.D.12.39
as follows:
15.D.12.39. Breithaupt Block Phase 3
Notwithstanding the Mixed Use land use designation and policies, on
the lands municipally known as 43, 47, 53 and 55 Wellington Street
North, 2-12 and 26 Moore Avenue, and 20 Breithaupt street, a
maximum Floor Space Ratio of 4.2 will be permitted.
b) Amend Map No. 3 Land Use by:
i)General Industrial
EmploymentandLow Rise Residential,as shown on the attached Schedule
c) Amend Map No. 5 Specific Policy Areas by:
i) Adding Specific Policy Area 39to the subject lands as shown on the attached
6
2 - 26
APPENDIX 1 Notice of the Meeting of Planning and Strategic Initiatives
Committee of April 9, 2018
Advertised in The Record March 16, 2018
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 SECTIONS 17, 22 AND 34 OF THE PLANNING ACT
Breithaupt Block Phase 3
The City of Kitchener has received an application for an Official Plan Amendment for the lands shown above to
change the land use designation from General Industrial Employment and Low Rise Residential to Mixed Use with
Special Policy Area 39 to permit a maximum Floor Space Ratio (FSR) of 4.2. The City has also received a Zone
Change Application to change the zoning from Residential Five (R-5) with Special Use Provisions 128U & 411U and
Industrial Residential Zone (M-1) to High Intensity Mixed Use Corridor (MU-3)with Special Use and Special
Regulation Provisions to permit anew 12 storey office and commercial development.
The public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council which
deals with planning matters, on:
MONDAY, APRIL 9, 2018 at 7:00 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 proposals. If a person or public body would otherwise have an ability to appeal the
decision of the City of Kitchener to the Local Planning Appeal Tribunal, but the person or public body does not
make oral submissions at a public meeting or make written submissions to the City of Kitchener prior to
approval/refusal of these proposals, the person or public body is not entitled to appeal the decision.
ADDITIONAL INFORMATION is available by contacting the staff person noted below, viewing the staff report which will
be available approximately 10 days before the meeting (https://calendar.kitchener.ca/council - click on the meeting date
th
in the calendar, scroll down & select meeting), 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).
Garett Stevenson, Planner - 519-741-2200 ext.7070 (TTY: 1-866-969-9994); garett.stevenson @kitchener.ca
2 - 27
APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives
Committee April 9, 2018
8
2 - 28
APPENDIX 3 Minutes of the Meeting of City Council April 15, 2018
9
2 - 29
.mxd
FILE:
OP17005WGS_SchA
Low Rise ResidentialMixed UseGeneral Industrial EmploymentOpen SpaceRefer to Secondary Plan For DetailUrban Growth Centre (Downtown)Refer to Map 4Area of AmendmentFrom Low Rise ResidentialTo
Mixed UseArea of AmendmentFrom General Industrial EmploymentTo Mixed Use
2
1
¬«
¬«
Legend
W
T
S
City of Kitchener
R
E
B
E
W
COMMUNITY SERVICES DEPARTMENT, PLANNING
W
T
W
S
T
S
E
S
K
U
DE
T
L
S
R
T
A
P
H
U
C
REVISED:
A
H
T
I
E 250
R
S
B
S
A
I
R
O
T
C
I
V
METRES
2
W
!(
1:6,000
T
S
1
!(
G
N
I
0
DATE: MARCH 7, 2018
K
SCALE
E
V
A
E
R
O
O
M
SCHEDULE 'A'
AND DANIEL PAUL TAYLOR
T
S
26 MOORE AVE; 20 BREITHAUPT ST
K
ONTARIO LIMITED, FREDERICK ANDREW
R
A
P
APPLICANT: BREITHAUPT BLOCK INC., 2184647
43, 47, 53 AND 55 WELLINGTON ST N; 2-12 AND
DOBSON, PAUL RAYMOND TAYLOR, KIM TAYLOR,
2 - 30
.mxd
FILE:
OP17005WGS_SchB
KKKKKKKKKKKK
KKKKKKKKKKKK
City of Kitchener
W
N
W
COMMUNITY SERVICES DEPARTMENT, PLANNING
T
T
T
S
S
S
S
A
I
G
E
N
RL
N
I
T
R
O
K
ST
A
C
REVISED:
H
NI
C
V
O
T
G
250
N
S
I
T
L
S
L
A
E
I
R
W
O
T
METRES
C
I
1:8,000
V
0
DATE: MARCH 7, 2018
SCALE
SCHEDULE 'B'
AND DANIEL PAUL TAYLOR
26 MOORE AVE; 20 BREITHAUPT ST
ONTARIO LIMITED, FREDERICK ANDREW
APPLICANT: BREITHAUPT BLOCK INC., 2184647
43, 47, 53 AND 55 WELLINGTON ST N; 2-12 AND
DOBSON, PAUL RAYMOND TAYLOR, KIM TAYLOR,
2 - 31
CSD-18-051
Appendix B
PROPOSED BY LAW
March 7,2018
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
- Breithaupt Block Inc., 2184647 Ontario Limited, Frederick Andrew
Dobson, Paul Raymond Taylor, Kim Taylor, Daniel Paul Taylor
Breithaupt Block Phase 3)
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 74 and 84 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 Five Zone (R-5) with
Special Use Provision 129U to High Intensity Mixed Use Corridor Zone (MU-3) with Special
Use Provision 465U and Special Regulation Provisions 716R and 717R.
2. Schedule Numbers 74 and 84 -law Number 85-1are hereby amended
by changing the zoning applicable to the parcel of land specified and illustrated as Area 2 on
Map No. 1, in the City of Kitchener, attached hereto, from Residential Five Zone (R-5) with
Special Use Provision 411U to High Intensity Mixed Use Corridor Zone (MU-3) with Special
Use Provision 465U and Special Regulation Provisions 716R and 717R.
3. Schedule Numbers 74 and 84 -law Number 85-1are hereby amended
by changing the zoning applicable to the parcel of land specified and illustrated as Area 3 on
Map No. 1, in the City of Kitchener, attached hereto, from Industrial Residential Zone (M-1) to
High Intensity Mixed Use Corridor Zone(MU-3) with Special Use Provision 465U and Special
Regulation Provisions 716R and 717R.
4. Schedule Numbers 74 and 84 -law Number 85-1are hereby amended
by changing the zoning applicable to the parcel of land specified and illustrated as Area 4 on
Map No. 1, in the City of Kitchener, attached hereto, from Industrial Residential Zone (M-1) to
2 - 32
High Intensity Mixed Use Corridor Zone(MU-3) with Special Use Provision 465U and Special
Regulation Provisions 716R and 718R.
5. Schedule Numbers 74 and 84 -law Number 85-1are hereby further
amended by incorporating additional zone boundaries as shown on Map No. 1 attached
hereto.
6.-law 85-1 is hereby amended by adding Section 465 thereto as follows:
465. Notwithstanding Section 55.1 of this By-law, within the lands zoned MU-3 as shown
on Schedules 74 and 84 s affected by this section, the following
uses are prohibited;
Commercial Entertainment
Conference or Convention Facility
Duplex Dwelling
Dwelling Unit
Home Business
Hospice
Hotel
Lodging House
Multiple Dwelling
Museum
Private Club or Lodge
Religious Institution
Residential Care Facility
Single Detached Dwelling
Street Townhouse Dwelling
Tourist Home
7. -law 85-1 is hereby amended by adding Section 416 thereto as follows:
416. Notwithstanding Sections 6.1.2a), 6.1.2b), 6.1.2d), and 55.2 of this By-law, within
the lands zoned High Intensity Mixed Use Corridor Zone (MU-3), shown as affected
by this subsection, on Schedules74 and 84 of A,a mixed-use
development shall be permitted in accordance with the following:
2 - 33
a. The required off-street parking for all uses shall be 1 parking space per 93
space metres of gross floor area.
b. A minimum of 1 bicycle parking space, which is either in a building or
structure or within a secure area such as a supervised parking lot or
enclosure with a secure entrance or within a bicycle locker, per 333 square
metres of gross floor area of all uses shall be provided.
c. A minimum of 1bicycle parking space, which is located in accessible and
highly visible locations near the entrance of a building and are accessible to
the general public, per 500 square metres of gross floor area of all uses
shall be provided.
d. The front yard shall be the lot line abutting Breithaupt Street.
e. The maximum Floor Space Ratio shall be 4.2.
8. -law 85-1 is hereby amended by adding Section 417 thereto as follows:
417. Notwithstanding Sections 55.2 of this By-law, within the lands zoned High Intensity
Mixed Use Corridor Zone (MU-3), shown as affected by this subsection, on
Schedules 74 and 84 -use development shall be permitted
in accordance with the following:
a. The rear yard shall be lot line abutting Wellington Street North.
i. The minimum rear yard abutting a street along Wellington Street
North for any portion of a building with a height less than 21.0 metres
shall be 15.0 metres.
ii. The minimum rear yard abutting a street along Wellington Street
North for any portion of a building with a height greater than 21.0
metres shall be 31.5 metres.
b. The maximum building height is 60 metres and 12 storeys.
2 - 34
9. -law 85-1 is hereby amended by adding Section 718 thereto as follows:
18. Notwithstanding Sections 55.2 of this By-law, within the lands zoned High Intensity
Mixed Use Corridor Zone (MU-3), shown as affected by this subsection, on
Schedules 74 and 84 -use development shall be permitted
in accordance with the following:
a. The maximum building height is 18 metres.
10. 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. ##,Breithaupt Block
Phase 3,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
___________,2018
_____________________________
Mayor
_____________________________
Clerk
2 - 35
4
5 7
8
R
1-
6 5 3
9 1
3
4
6
3
N
2
921
A
150
P
RA L
31 T
1 21
-
P2
R
7
G
8
T5
E
3 R
6 P
E RA
C 1 T R
T G
7
P
RA
G R P 2 T
3
1 L
11
A
A APTT
5 TR
3 RR
56 P N
AA
PP
N P
6 RA
113 4 T
4
7
2 3
A4 P
RA
T 25 T
8
T 1
6L
R TP T
RA
1 6T
R
A O R
7P
P A
3 RAP
A1 TRA P
P 757 T
3L
P
P
RAAP
1TTR
G 84AP8
TR1
F 2 4 1
9
N
PT
1 RA
E 9 T
R
5 O
A
T
R A
0
T P
L R
N
5 RA
AP
P TR
5 1
AP P0
15 RA
A T
8 89
1
P AP
R TR
L 1 4 1P
7RAAP
G- TTR
8 999
7
AP
3 T TR
P 4 1APP
4 6TRRA
4E7 01 T
069
0 R 9
5 AP
TRP
41 RAP
6RL 5 1TRA
A 1 10 TT
59
2P
5 RA 8
2R P 1 TR
244APPAP 2
A TRRATR
7E 0 1 T1 A 4
2490-
P
G TRAP R
1T 8
1P 34APPAP
TRRATR 5
I R0 1 T1
P 3391
P
ARA
3L 1T
6 24APAP
PTRTR
9AC 01 1
42
7N
7I
4 1PAP
4 RAAPTR
3 6 TTR1
25133 3
371 10
N T
1
64 RAP
TAAPAPTR 8
PTRTR1
3 24 2
29
R 4
U P-
N 0PRA
8 ARAAP T R
P TTR51 8
2RA33 2
P T8 5
29
AM T PP
TRAAPRA
APP TTR T
TRRA432 61
0 1 T7
L R RAP519
TR
41 AP
3 7APAPTR
AAPPTRTR1
A TRRA 32 7
AP01 T56
P PTR609
4 1
1 P 6APAP
TRAPTR
AP 3TR 1
TRAP62 8
P0 1TR5
3 RA78
1T9
54PAP
G RAAPTR
P TTR1 58R-15420
6 RAAP73 29
P 1TTR4
RA808
1T8
44AP
E TRAP
2 PP3 TR
PRARA8 2
6 RA1 T T3
1 TAP9078
14TR
41 P
R 3RAAP
1 AP TTR
PTRAP93 2
RAP1 1TR2
1 TRA08
04 1T6
24APP
3 TRRA
AP 4 T STRATIFIED PLAN
TRAP012
AP11 TR
TR1 8
3 15 8
9APP 5
TRRA 2
PP4 T 46
2 RARA102-6
1T T
2 AP2148 R3
TR 1
0 31 AP 8-
2 8PTRAP
RAP 6TR 5R
1 TRA3 5 8
P31 T0
8 RA38 5
1 T
1 73P 1
RAP
APP TRA
TRRA26 T5
1 11 T94
AP4286 1
TR4 T
3 1AP TT
6TRAP
2 APP6 TRR 5
TRRA1 4A R
11 T8PR
P5186
RAP
1 TPRA
2 53PRA TA A6
RAP T74APAP
1 1TRA06TRTRT
61 T 44 P
P0845 P0
9 RA
1 TPR
43PRA
RAAP T
1TTR95A
717
2 P9
RAAPP
1 TPTR 4
33PRA4 AP
RAP T3TR
1TRA854
6 81 T2
87P 7
APRA
TR T
3 1PAP65
2 2RATRAP
T5 TR
7775 3
5 P5
8RA
1 T
13
1AP
TR
1 7
6PP
APRARA
TTR9 T T N
3 114525
3 0 1APPP
1 RTTRRARA
7 7 T T
R53515
PA
1 ARAPP A
1T0RAP
1 P922 TRA 1
147 T
T37
AP4 L
APRTR 6
TRA51
2 21 P5
8PT
RA
T
27AP P
1TRPR
27 RA
11 1T
T45 6
2 RAPA
ATR
P7
0P 1
P7
RA
T T G
96P
RAT
TP
86RA
R T
AP76R
23TR E
AP22 6
A TR 1 16
51 TTA
2RR
AAAP
PPTRP 6
P 6 R
5AP
TR8
6
4 8
P
RAT
1 T
35
5 1
2R
1
T
60 7RA R
S A 8
AP4P
1TR2P
2 1 1
1 7 7T E
1 1
R 1
E TPA
RAP
1 T G7
2 T 62-
R
N AP
R RA
1T
P15 R
P
A6
A
6S8 L2
P
3
L
A
7 T 5
E
N
R
3
6
D
A
N 1
3
P
T 7
NAN
R
5
LA A
A
5 P
9
L
1S 1
D
P 5 8
2
T 1
N
T 6
E
GA
R 3
A
E
E P
S
R4
R
7
T
3
T
N
E
A R
SL
E P E
G 1
38 G
RE
R T1
5
2T 9P
R
11 1
4 T
L
S AR
A
P6A
P
T 4
45
0N
4
2
-
O R
3
83
S 5
LT 2
7
2R
1T
T5
E
3
3
E R
6
O
T
A
5 6 S P
A
L
8 RP
A
R T
T
N 4
-
7D 52
R0
9
6
0
1L A8
1
0-
A
P 2 R
N 5 8
TT
R RR 56
E AA
PP
E
S 5
2
G
1
P
L
A
0
1
N7
8
T 57 6
3
1
7-6
R
4
R
8
A
5
P
3
T
5
R1
2
A
T
T
1 P
R
0 R
A
1
AP4
4
8
2 P
1
T
-
R
R
A
8
5 P
0
9
1
1
21
1
4
5 6T
T 8
S 4T
4 9
3 R
R
1R 8
4
-A
E3
2R A7A
P 1
R-
P1P
1N 8-
ER
8
3 5
2 R
5
SA
G 1
8
33
T
L 5
R
E
1A
P
P
6N T
D
L
R
7 3
A
N A
A
3
L T44
P
A 3
N R1
T
1
A
N
D T
R5
P
S T
R6
4
A A
1 T
NT R8
PA
2 T
R
L1 A7
P
AR T
E R
0 PA
2
P T
R
PA
E
E2 R
P
S A
1PA
G
GTR
P
T
T
EE
R
P
1
RS A
E
L
P
R
A
T
N
0 2
1
S T
1 R
8A
3 P
8 2
7
2
8
4
1
-
R
8
5
0
2
4
2 98
1
T 0
0
TR N
7
RA
2
6
AP 6 A
P 0 1
L
-
7
P R
6
6
8
1
3
-5
9 G
R
8
8 1 E
-
5
R
R
A
8
5
8
1
6 0
T
R T
2
A
P R
58R-16455
A 1
R
P T
E
G R
A
8 P
1 P B
L 4
2
T
A R
4T A
P
N 5
3 T
R R
3 A
P
1
A 7
-
6
P
R
7
8
3
T 07
R
5 A
P
2
83
1
6
0
22
2
R
2
E
T
G
R
N
A
P P
L
A9
A3
N
L
0
3
57
P
8
6 7
5
R T
R
A
-P
50
G
9
8
2
8
E
R
7
1
R
0
E
2
0
72
1
G
-
9
1 R
8
5
P
a
L
e A
4
r
N
01
38 ELUDEHCS
1
2 48 ELUDEHCS 1
8
A TT 2
R 4
AR
P
A 8
P 2
6
0
5
7
01
2
7
4
1 SCHEDULE 74
--
SCHEDULE 75 R
1
8
R
5
2
2
8
7
5
1
8
T
6
3
6R
5
1
0A
3
-3
9
P2
R1
6
-
8
5R
8
5
C
1
2
4
2
T
5
R
A
P
2
T
R
1
A
P
5
2
4
1
R
1
2
E
G
56
2
P
82
L3
A-
N2
R
P 3
A 7
R
687
T
1
5
7
3
1
7
N2
2
A
7
L
93
3P2
5
R
7
E1
G-
G
P
LRT
E
A
82
N
RC
2
51
8
3G
5
PART 1
6
6
6
T
R
1
A
P
4T
1
42
O
2
6L
0
7
5
RF
8
6
E1
G
2
40O
R
P2
-1
L8
1
A5E
-8
RN
N8
R
R
8
3G
-8A
5
771
62
5
L
6
59
5 4
P
T P
R 2
A L
R P
L
EA
G
8A
1
N
P
L6P
A
I
N
4
7
3C
72
I
3
6
0
4
49N
5
3
-
U
N6R
8
5
2M
A
L
9
P)
6
D
G
6
E
E5
3 7S
1
T
R
R 7
A
4O
P
-3
L
7
R
2C
N
8(
A
5
0
L
7
P
G
T 1
AR
P
E
)
R
T
8D
E
E
2E
S
0R
PART 4
2
TO
74
1
L
NS
2 7
07AC
T
Y(
R 9L
A 3
P 3
P
E
3
-
GL
R
E
N
7 8S
R
5
T
E
R
A
A
P CW
7
L
0
9
9
7 P
1
-
2
R
8 G
6
5
7
E
2
3
R
7
P
N A 5 6
R
T 8
2 R
0
A-
1
1
5
3 0
L
6
4
P-
0
P
A
R
T
1 3
R 3PART 13
G
7
8
T
PART 12
E3
5 R
R A1
1
P
6T
R
A
T
P
R
A
P
8 7
T
R 1
2
A
P 0
3
2
PART 5
8
1
7-
N
7R
08
A
5
9
1
7 L
-
R
9 P
8
53
G
3 4
-1
E
2
9
T
R5 R
T 7
3
R
R
8 A
4
P A
5
1 P
1
1
3
-
4
R
T
7
8N
8 3
PART 16 C
5
5A
0 T
4L1G 2R
A
4
2 T
P
-P
6
R
8
71
2L A
R9
1
3
P
-
833A
-
T
R
58P
R
5I
5O
8
L
7C
5
I
F
PART 15 N
O
1U
1
T
R
2 M
A
7
9 TP 7
1
R
T
A 73
T R
P
A
5 P
R 2 33
A7
P T 2
8N
T
R 6
R
8 A
P A
7
6
1 A
1 L
-T
P
R
A P
P
R
3
8 3
7
G
2
-
5
R
8
E
5
4
R
3
76
73
2 - 36
CSD-18-051
Appendix C
THE BREITHAUPT BLOCK PHASE III
20-24 BREITHAUPT STREET, 2 AND 12 MOORE AVENUE, 43
47, 53 & 55 WELLINGTON STREET,
CITY OF KITCHENER
PREPARED BY:
MHBC PLANNING
(with additional graphics provided by Martin Simmons)
REVISED FEBRUARY 2018
2 - 37
CSD-18-051
Appendix C
2 - 38
CSD-18-051
Appendix C
2 - 39
CSD-18-051
Appendix C
2 - 40
CSD-18-051
Appendix C
2 - 41
CSD-18-051
Appendix C
2 - 42
CSD-18-051
Appendix C
2 - 43
CSD-18-051
Appendix C
2 - 44
2 - 45
2 - 46
CSD-18-051
Appendix C
2 - 47
CSD-18-051
Appendix C
2 - 48
CSD-18-051
Appendix C
2 - 49
CSD-18-051
Appendix C
2 - 50
CSD-18-051
Appendix C
2 - 51
CSD-18-051
Appendix C
2 - 52
CSD-18-051
Appendix C
2 - 53
CSD-18-051
Appendix C
2 - 54
CSD-18-051
Appendix C
2 - 55
CSD-18-051
Appendix C
2 - 56
CSD-18-051
Appendix C
2 - 57
CSD-18-051
Appendix C
2 - 58
CSD-18-051
Appendix C
2 - 59
CSD-18-051
Appendix C
2 - 60
CSD-18-051
Appendix C
2 - 61
CSD-18-051
Appendix C
2 - 62
CSD-18-051
Appendix C
2 - 63
CSD-18-051
Appendix C
2 - 64
CSD-18-051
Appendix C
2 - 65
CSD-18-051
Appendix C
2 - 66
CSD-18-051
Appendix C
1
3
2
4
5
7
6
2 - 67
CSD-18-051
Appendix C
5
6
PHASE II
8
9 9
8
2 - 68
CSD-18-051
Appendix C
2 - 69
CSD-18-051
Appendix C
2 - 70
CSD-18-051
Appendix C
2 - 71
CSD-18-051
Appendix C
2 - 72
CSD-18-051
Appendix C
2 - 73
CSD-18-051
Appendix C
2 - 74
CSD-18-051
Appendix C
2 - 75
CSD-18-051
Appendix C
2 - 76
CSD-18-051
Appendix C
2 - 77
CSD-18-051
Appendix C
2 - 78
CSD-18-051
Appendix C
2 - 79
CSD-18-051
Appendix C
2 - 80
CSD-18-051
Appendix C
2 - 81
CSD-18-051
Appendix C
12 storey
tower
4 storey
5 storey
podium
parking
structure
parkette
2 - 82
CSD-18-051
Appendix C
2 - 83
CSD-18-051
Appendix C
2 - 84
2 - 85
2 - 86
2 - 87
2 - 88
2 - 89
2 - 90
January 29, 20180709C
N.T.SNZ
w Outline
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template.dwg
Spring Shadows - March 21 Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo
Shadow Study
SCALE:JOB:
DATE:DRN:
LEGEND Shado
t
S
o
o
l
r
e
t
a
W
t
S
t
p
u
a
h
t
i
e
r
B
t
s
e
W
e
v
t
A
e
e
r
o
e
o
r
M
t
S
g
N
n
t
i
S
K
n
o
t
g
n
i
l
l
e
W
10:00am
2 - 91
January 29, 20180709C
N.T.SNZ
w Outline
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template.dwg
Shadow Study
Spring Shadows - March 21 Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo SCALE:JOB:
Shado DATE:DRN:
LEGEND
t
S
o
o
l
r
e
t
a
Wt
S
t
p
u
a
h
t
i
e
r
B
t
s
e
W
e
v
t
A
e
e
r
o
e
o
r
M
t
S
g
N
n
t
i
S
K
n
o
t
g
n
i
l
l
e
W
12:00pm
2 - 92
CSD-18-051Appendix C
January 29, 20180709C
N.T.SNZ
w Outline
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template.dwg
Spring Shadows - March 21 Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo
Shadow Study
SCALE:JOB:
DATE:DRN:
LEGEND Shado
t
S
o
o
l
r
e
t
a
W
t
S
t
p
u
a
h
t
i
e
r
B
t
s
e
W
e
v
t
A
e
e
r
o
e
o
r
M
t
S
g
N
n
t
i
S
K
n
o
t
g
n
i
l
l
e
W
m
2:00p
2 - 93
CSD-18-051Appendix C
January 29, 20180709C
N.T.SNZ
w Outline
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template.dwg
Shado
Shadow Study
Spring Shadows - March 21 Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo SCALE:JOB:
DATE:DRN:
LEGEND
t
S
o
o
l
r
e
t
a
Wt
S
t
p
u
a
h
t
i
e
r
B
t
s
e
W
e
v
t
A
e
e
r
o
e
o
r
M
t
S
g
N
n
t
i
S
K
n
o
t
g
n
i
l
l
e
W
m
4:00p
2 - 94
CSD-18-051Appendix C
January 29, 20180709C
N.T.SNZ
w Outline
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template.dwg
Spring Shadows - March 21 Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo
Shadow Study
SCALE:JOB:
DATE:DRN:
LEGEND Shado
t
S
o
o
l
r
e
t
a
W
t
S
t
p
u
a
h
t
i
e
r
B
t
s
e
W
e
v
t
A
e
e
r
o
e
o
r
M
t
S
g
N
n
t
i
S
K
n
o
t
g
n
i
l
l
e
W
m
6:00p
2 - 95
CSD-18-051Appendix C
January 29, 20180709C
N.T.SNZ
w Outline
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template.dwg
Shadow Study
SCALE:JOB:
DATE:DRN:
Summer Shadows - June 21 Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo LEGEND Shado
t
S
o
o
l
r
e
t
a
W
t
S
t
p
u
a
h
t
i
e
r
B
t
s
e
e
vW
A
t
e
r
e
o
o
e
M
r
t
S
g
n
i
N
K
t
S
n
o
t
g
n
i
l
l
e
W
m
10:00a
2 - 96
CSD-18-051Appendix C
January 29, 20180709C
N.T.SNZ
w Outline
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template.dwg
Shadow Study
Summer Shadows - June 21 Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo SCALE:JOB:
Shado DATE:DRN:
LEGEND
t
S
o
o
l
r
e
t
a
W
t
S
t
p
u
a
h
t
i
e
r
B
t
s
e
e
W
v
A
t
e
r
e
o
o
e
M
r
t
S
g
n
i
N
K
t
S
n
o
t
g
n
i
l
l
e
W
m
12:00p
2 - 97
CSD-18-051Appendix C
January 29, 20180709C
N.T.SNZ
w Outline
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template.dwg
Summer Shadows - June 21 Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo
Shadow Study
SCALE:JOB:
DATE:DRN:
LEGEND Shado
t
S
o
o
l
r
e
t
a
W
t
S
t
p
u
a
h
t
i
e
r
B
t
s
e
e
vW
A
t
e
r
e
o
o
e
M
r
t
S
g
n
i
N
K
t
S
n
o
t
g
n
i
l
l
e
W
m
2:00p
2 - 98
CSD-18-051Appendix C
January 29, 20180709C
N.T.SNZ
w Outline
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template.dwg
Shado
Shadow Study
Summer Shadows - June 21 Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo SCALE:JOB:
DATE:DRN:
LEGEND
t
S
o
o
l
r
e
t
a
W
t
S
t
p
u
a
h
t
i
e
r
B
t
s
e
e
W
v
A
t
e
r
e
o
o
e
M
r
t
S
g
n
i
N
K
t
S
n
o
t
g
n
i
l
l
e
W
m
4:00p
2 - 99
CSD-18-051Appendix C
January 29, 20180709C
N.T.SNZ
w Outline
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template.dwg
Summer Shadows - June 21 Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo
Shadow Study
SCALE:JOB:
DATE:DRN:
LEGEND Shado
t
S
o
o
l
r
e
t
a
W
t
S
t
p
u
a
h
t
i
e
r
B
t
s
e
e
W
v
A
t
e
r
e
o
o
e
M
r
t
S
g
n
i
N
K
t
S
n
o
t
g
n
i
l
l
e
W
m
6:00p
2 - 100
CSD-18-051Appendix C
January 29, 20180709C
N.T.SNZ
w Outline
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template.dwg
Autumn Shadows - Sept. 21 Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo
Shadow Study
SCALE:JOB:
DATE:DRN:
LEGEND Shado
t
S
o
o
l
r
e
t
a
W
t
S
t
p
u
a
h
t
i
e
r
B
t
s
e
v
e
A
e
r
W
o
o
t
M
e
e
r
t
S
g
n
N
i
t
K
S
n
o
t
g
n
i
l
l
e
W
m
10:00a
2 - 101
CSD-18-051Appendix C
ws - Sept. 21
January 29, 20180709C
N.T.SNZ
w Outline
eithaupt Block Ph. 3
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template.dwg
Shadow Study
BrCity of KitchenerRegional Municipality of Waterloo SCALE:JOB:
Shado DATE:DRN:
LEGEND
Autumn Shado
t
S
o
o
l
r
e
t
a
W
t
S
t
p
u
a
h
t
i
e
r
B
t
s
e
v
e
A
e
r
oW
o
t
M
e
e
r
t
S
g
n
N
i
t
K
S
n
o
t
g
n
i
l
l
e
W
m
12:00p
2 - 102
CSD-18-051Appendix C
January 29, 20180709C
N.T.SNZ
w Outline
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template.dwg
Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo
Autumn Shadows - Sept. 21
Shadow Study
SCALE:JOB:
DATE:DRN:
LEGEND Shado
t
S
o
o
l
r
e
t
a
W
t
S
t
p
u
a
h
t
i
e
r
B
t
s
e
v
e
A
e
r
W
o
o
t
M
e
e
r
t
S
g
n
N
i
t
K
S
n
o
t
g
n
i
l
l
e
W
m
2:00p
2 - 103
CSD-18-051Appendix C
January 29, 20180709C
N.T.SNZ
w Outline
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template.dwg
Shado
Shadow Study
Autumn Shadows - Sept. 21 Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo SCALE:JOB:
DATE:DRN:
LEGEND
t
S
o
o
l
r
e
t
a
W
t
S
t
p
u
a
h
t
i
e
r
B
t
s
e
v
e
A
e
r
W
o
o
t
M
e
e
r
t
S
g
n
N
i
t
K
S
n
o
t
g
n
i
l
l
e
W
m
4:00p
2 - 104
CSD-18-051Appendix C
January 29, 20180709C
N.T.SNZ
w Outline
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template.dwg
Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo
Autumn Shadows - Sept. 21
Shadow Study
SCALE:JOB:
DATE:DRN:
LEGEND Shado
t
S
o
o
l
r
e
t
a
W
t
S
t
p
u
a
h
t
i
e
r
B
t
s
e
v
e
A
e
r
W
o
o
t
M
e
e
r
t
S
g
n
N
i
t
K
S
n
o
t
g
n
i
l
l
e
W
m
6:00p
2 - 105
CSD-18-051Appendix C
January 29, 20180709C
N.T.SNZ
w Outline
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template.dwg
Winter Shadows - December 21Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo
Shadow Study
SCALE:JOB:
DATE:DRN:
LEGEND Shado
t
S
o
o
l
r
e
t
a
W
t
S
t
p
u
a
h
t
i
e
r
B
t
s
e
v
e
A
e
r
W
o
o
t
M
e
e
r
t
S
g
n
N
i
t
K
S
n
o
t
g
n
i
l
l
e
W
m
10:00a
2 - 106
CSD-18-051Appendix C
January 29, 20180709C
N.T.SNZ
w Outline
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template.dwg
Winter Shadows - December 21
Shadow Study
Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo SCALE:JOB:
Shado DATE:DRN:
LEGEND
t
S
o
o
l
r
e
t
a
W
t
S
t
p
u
a
h
t
i
e
r
B
t
s
e
v
e
A
e
r
W
o
o
t
M
e
e
r
t
S
g
n
N
i
t
K
S
n
o
t
g
n
i
l
l
e
W
m
12:00p
2 - 107
CSD-18-051Appendix C
January 29, 20180709C
N.T.SNZ
w Outline
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template.dwg
Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo
Winter Shadows - December 21
Shadow Study
SCALE:JOB:
DATE:DRN:
LEGEND Shado
t
S
o
o
l
r
e
t
a
W
t
S
t
p
u
a
h
t
i
e
r
B
t
s
e
v
e
A
e
r
W
o
o
t
M
e
e
r
t
S
g
n
N
i
t
K
S
n
o
t
g
n
i
l
l
e
W
m
2:00p
2 - 108
2 - 109
2 - 110
Kitchener, ON
August 25, 2017
Building Three
The Breithaupt Block
2 - 111
2 - 112
2 - 113
2 - 114
2 - 115
2 - 116
CSD-18-051
Appendix C
2 - 117
CSD-18-051
Map of Proposed Lane Closure
2 - 118
2 - 119
2 - 120
2 - 121
2 - 122
2 - 123
2 - 124
2 - 125
2 - 126
2 - 127
2 - 128
2 - 129
2 - 130
2 - 131
2 - 132
2 - 133
2 - 134
2 - 135
2 - 136
2 - 137
2 - 138
2 - 139
2 - 140
2 - 141
2 - 142
2 - 143
2 - 144
2 - 145
2 - 146
2 - 147
2 - 148
2 - 149
2 - 150
2 - 151
2 - 152
2 - 153
2 - 154
2 - 155
2 - 156
2 - 157
2 - 158
2 - 159
2 - 160
2 - 161
2 - 162
2 - 163
2 - 164
2 - 165
2 - 166
CSD-18-051
Appendix G
2 - 167
M
M
W
N
W
N
o
o
t
t
S
S
o
o
a
na
n
r
o
r
o
t
t
t
et
e
g
g
e
e
n
n
i
i
l
l
l
l
r
Ar
A
e
e
l
l
W
o
W
o
v
v
o
o
e
e
S
S
t
t
5
5
3
5
t
t
S
S
t
t
p
p
u
u
a
a
h
h
t
t
i
i
e
e
r
r
B
B
K
K
i
i
n
n
g
g
S
S
t
t
W
W
LEGEND
DATE: February, 2018
Additional Lands
Subject Lands
Acquired by Applicant
h
t
r
o
SCALE: NTS
n
Additional lands acquired by applicant:
FILE: 0709C
DRAWN: GC
K:\\0709C- BREITHAUPT BLOCK\\RPT\\LANDS ACQUIRED.DWG
Breithaupt Block
City of Kitchener
Regional Municipality of Waterloo
2 - 168