HomeMy WebLinkAboutDSD-18-018 - Zone Change Application - ZC17-006-F-AP - Fallowfield DrREPORT TO: Planning & Strategic Initiatives Committee
DATE OF MEETING: June 18, 2018
SUBMITTED BY: Alain Pinard, Director of Planning, 519-741-2200 ext. 7319
PREPARED BY: Andrew Pinnell, Planner, 519-741-2200 ext. 7668
WARD(S) INVOLVED: Ward 3
DATE OF REPORT: May 23, 2018
REPORT NO.: DSD-18-018
SUBJECT: ZONE CHANGE APPLICATION ZC17/006/F/AP
25 AND 75 FALLOWFIELD DRIVE
DREWLO HOLDINGS INC.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
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RECOMMENDATION:
A.That Zone Change Application ZC17/006/F/AP for Drewlo Holdings Inc.
requesting a change from Residential Six Zone (R-6) to Residential Six Zone
(R-6) with Special Regulation Provision 720R and Residential Eight (R-8) with
Special Regulation Provision 721R on the parcel of land specified and
illustrated on Map No. 1, be approved in the form shown in the “Proposed By-
law” dated April 25, 2018, attached to Report DSD-18-018 as Appendix A; and
that in accordance with Planning Act Regulation 45 (1.3 & 1.4) that
applications for minor variances shall be permitted for lands subject to Zone
Change Application ZC17/006/F/AP; and
B.That the Planning Justification Report and Urban Design Brief for 25 and 75
Fallowfield Drive, attached to Report DSD-18-018 as Appendix C, be adopted
and provide the basis for future site development.
BACKGROUND:
The two vacant subject properties represent the remaining lands to be developed by
Drewlo Holdings along the section of Fallowfield Drive at the intersection of Block Line
Road. The applicant is requesting a Zone Change to bring the zoning into conformity with
the 2014 Official Plan policies, which remain substantially the same as the 1994 Official
Plan policies for the lands. Specifically, the applicant is requesting a Zone Change that
would allow the property to be developed as follows:
25 Fallowfield Drive: 7 blocks of townhouses (43 total dwelling units) with vehicular
access onto a private road. The zoning would include a special zoning provision to
allow slightly increased building massing and building height, reduced parking, relief for
porch steps, and permission to allow private patio areas above garages rather than at-
grade; and
75 Fallowfield Drive: 2 apartment buildings (182 total dwelling units). One apartment
building would front onto Fallowfield Drive and have a height of 5 storeys, while the
other building would be located behind and have a height of 8 storeys. The zoning
would include a special zoning provision to allow slightly increased building height from
24.0 metres to 25.0 metres.
REPORT:
Site Location and Context:
The two vacant subject properties are located on the north side of Fallowfield Drive at
the intersection with Block Line Road, in the Country Hills East planning community.
The property to the east was developed by Drewlo Holdings with four 12-storey
apartment buildings between 2011 and 2017. The subject properties represent the
remainder of the lands to be developed by Drewlo Holdings along this stretch of
Fallowfield Drive.
The lands on the opposite side of Fallowfield Drive are developed with low density
residential uses including two townhouse developments, and a mix of single and semi-
detached dwellings. A hydro corridor, stormwater management pond, and railway
corridor are located to the north of the lands. St. Mary’s Catholic High School is located
on the opposite side of Block Line Road, to the northwest.
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The lands are within less than half a kilometre walk to the Block Line ION Station (at
Courtland Ave).
City Official Plan and Zoning By-law Context:
City Official Plan, 2014
The lands are split-designated in the 2014 Official Plan. The majority of the lands are
designated Medium Rise Residential, while a small portion, toward Block Line Road and
the adjacent hydro corridor, is designated Mixed Use. It should be noted that the 1994
Official Plan policies objectives for this property were substantially similar to the current
2014 Official Plan policy objectives which replaced them a number of years ago.
The Medium Rise Residential (MRR) designation encourages and supports the mixing
and integrating of innovative and different forms of housing to achieve and maintain a
medium-rise built form. A minimum Floor Space Ratio of 0.6 and a maximum Floor
Space Ratio of 2.0 (building massing / bulk calculation) apply to all development and
redevelopment. The MRR designation also requires that no building will exceed 8
storeys or 25 metres in height, whichever is the lesser, at the highest grade elevation.
Building height relief may be considered for properties with unusual grade conditions.
The Mixed Use policies of the 2014 Official Plan are under appeal. Consequently, the
pre-existing Mixed Use Node policies of the 1994 Official Plan remain in effect for this
portion of the lands.
Mixed Use Nodes are intended to serve an inter-neighbourhood function and allow for
intensive, transit supportive development in a compact form. Mixed Use Nodes are
intended to intensify and provide a balanced distribution of commercial, multiple
residential and institutional uses. It is expected that individual properties within Mixed
Use Nodes will be zoned to achieve this balanced distribution of uses. Within this
designation, medium and high rise residential uses are permitted.
In locations that immediately abut low rise residential land uses, new development shall
be permitted having a maximum Floor Space Ratio ranging between 0.6 and 2.0.
However, new development may be permitted to exceed this maximum Floor Space
Ratio in locations which abut arterial or major collector roads, are well separated from
low rise residential development and have adequate municipal infrastructure. In such
cases, the City of Kitchener may impose a minimum Floor Space Ratio of 1.0 and a
maximum Floor Space Ratio of 4.0.
In addition, the subject lands are subject to Special Policy Area #58 within the 1994
Official Plan (i.e., Central Transit Corridor and Rapid Transit Station Study Area),
because they are within 800 metres of the Block Line ION Station (approximately a 10-
minute walking distance). Accordingly, the subject lands are within a Major Transit
Station Area (MTSA). This Special Policy Area states that until such time as Station
Area Plans are completed, any development application submitted will be reviewed in
accordance with the Station Study Areas identified in the City’s Planning Around Rapid
Transit Station Areas (PARTS) Project Plan and Background Report. In this case, the
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lands have been initially designated as “Recommended Focus Area” through PARTS,
although a Station Area Plan has not yet been initiated for this location.
In such areas, development applications must consider the following (for example):
new non-transit-supportive uses such as low density uses and/or auto-oriented
uses will be discouraged;
vehicular access points will be controlled to minimize disruption to traffic flow and
new development may be required to share common driveways;
be consistent with the Transit Oriented Development policies to ensure that
development fosters walkability by creating pedestrian-friendly environments;
supports a high quality public realm.
Planning staff is of the opinion that the requested Zone Change conforms to the City’s
Official Plan policies. The Zone Change would bring the zoning into alignment with the
effective Official Plan policies with respect to building height and density, and would
allow for a proposal that could meet the objectives of Special Policy #58.
Zoning By-law
The lands are zoned Residential Six (R-6) in the Zoning By-law. The R-6 Zone did not
conform to the Medium Rise Residential policies of the 1994 Official Plan and does not
conform to the Medium Rise Residential policies of the 2014 Official Plan or the in-effect
Mixed Use Node policies of the 1994 Official Plan.
The current zoning ought to, but does not, conform to the Official Plan. For instance,
the Medium Rise Residential (MRR) designation regulates Floor Space Ratio (FSR) to a
minimum 0.6 and a maximum of 2.0. However, the R-6 Zone stipulates a maximum
FSR of 0.6. Additionally, the MRR designation regulates building height to a maximum
of 8 storeys or 25 metres. However, the R-6 Zone stipulates a maximum building height
of 10.5 metres.
The current R-6 zoning of the lands allows single detached dwellings, semi-detached
dwellings, semi-detached duplexes, duplexes, small residential care facilities, street
townhouses, and ancillary uses. The R-6 Zone also allows multiple dwellings, but limits
them to approximately 3 storeys in height and a Floor Space Ratio of 0.6.
Through the Residential Zone component of the City’s Comprehensive Review of the
Zoning By-law (CRoZBy), staff would review and correct this inconsistency, likely by
recommending changing the zoning from R-6 to a zone that adequately implements the
Medium Rise Residential land use designation. However, this may not occur for some
time since Long Range and Policy Planning staff’s priority is completing all other zones
before finalizing the residential zones. Consequently, the applicant is requesting
approval of a private zone change application in advance of CRoZBy.
Proposed Development:
The purpose of the requested Zone Change is to facilitate development proposed
through two Site Plan Applications, both of which were approved in principle earlier this
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year, as well as a consent application. The various applications, including the subject
application, are described below.
25 Fallowfield Drive
Site Plan Application:
Through Site Plan Application SP17/047/F/AP, the applicant is proposing the following
development (see Appendix D):
Construction of 43 townhouse units (i.e., a type of multiple dwelling) within 7
townhouse blocks
Four townhouse blocks would front onto and have direct pedestrian access to
Fallowfield Drive, while vehicular access would be via an internal driveway. The
remaining three townhouse blocks would face internal driveways
Shared driveway (with 75 Fallowfield Drive) located off Fallowfield Drive, directly
across from Britton Place
Key special conditions require the applicant to obtain approval of a consent
application for a lot addition and easements and obtain final approval of the
subject Zone Change Application (see below)
Consent Application:
To facilitate the above noted Site Plan Application, the applicant has submitted a
Consent Application in order to:
Convey a portion of the adjacent property addressed as 75 Fallowfield Drive as a
lot addition to 25 Fallowfield Drive.This lot addition would provide the land
necessary to support the proposed 43 townhouse units
Establish mutual access easements and servicing easements with 75 Fallowfield
Drive
Zone Change Application:
To facilitate the above noted Site Plan Application, the applicant is requesting a Zone
Change that would retain the existing R-6 Zone and add Special Regulation Provision
720R. The details of the Zone Change and staff analysis are as follows:
1.Retain the R-6 Zone
As mentioned above, the R-6 Zone does not adequately implement the Medium
Rise Residential (MRR) designation. However, with the below noted measures,
which will be implemented through a Special Regulation Provision, the requested
zoning will implement the MRR designation.
2.Allow the townhouse development to have a Maximum Floor Space Ratio
(massing requirement) of 0.69 via a Special Regulation Provision
It should be noted that the current R-6 Zone allows a Maximum Floor Space
Ratio of 0.6. The slight increase in FSR would be imperceptible, however, it
would help to implement the MRR designation by ensuring the proposed
development is on the low end, but within the FSR range specified by the MRR
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designation (i.e., 0.6 to 2.0). Moreover, the increased massing would not
interfere with the provision of all other necessary on-site facilities (e.g.,
landscaped area, amenity area, waste/recycling facilities). As demonstrated
below, the requested parking reduction is not a practical concern or negative
consequence of the increased FSR. The requested FSR increase would allow
the townhouse development to better achieve the objectives of the Official Plan.
Staff does not have a concern with the requested increase.
3.Allow the proposed townhouses to have a Maximum Building Height of 12.3
metres via a Special Regulation Provision
The current R-6 Zone allows a Maximum Building Height of 10.5 metres. The 1.6
metre increase in height would not have any adverse impacts on adjacent
properties. Additionally, the requested 12.3 metre height is very low considering
the maximum height permitted in the Medium Rise Residential designation of 8
storeys or 25 metres in height. The slight increase in height actually helps the
development to achieve the objectives of the Official Plan.
4.Allow the townhouse development to provide a minimum of 1.4 parking spaces
per dwelling unit (i.e., 60 spaces for 43 units) via a Special Regulation Provision
The current zoning requires a minimum of 1.75 spaces per unit (i.e., 75 parking
spaces for 43 units). Transportation Services has reviewed a parking reduction
justification study as part of its review of the subject application and has
determined that there are no concerns with this request.
Furthermore, if the proposed parking rates outlined in the first draft of the City’s
Comprehensive Review of the Zoning By-law project are applied, the proposed
development easily complies (47 spaces required, whereas 60 spaces are
provided).
Also, consideration should be given to the fact that, technically, driveways
leading to the garages of individual townhouse units are not counted as
“required” parking spaces under the Zoning By-law. However, practically, such
driveways will be used for functional parking spaces. If this reality is considered,
the proposal would easily exceed the minimum parking requirements (i.e., 103
spaces provided; ratio of 2.4 spaces per unit).
It should also be noted that there is no requested reduction for visitor parking. In
fact, there is a minimum surplus of 5 visitor parking spaces.
Additionally, the lands are within a half kilometre walk to the Block Line ION
Station (at Courtland Ave). Although the Block Line Station Plan review has not
yet begun, the lands are shown as being within the Recommended Focus Area
on the initial mapping and are designated being within a Major Transit Station
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Area (see Growth Plan for the Greater Golden Horseshoe section, below). Also,
several local bus routes exist in the area.
5.Allow private patio areas to be located above garage parking areas via a Special
Regulation Provision
Under the stock R-6 Zone, for each dwelling unit located at ground level, a
private patio area adjacent to each dwelling unit with direct access to the unit is
required. The applicant is requesting that such areas be allowed to be located
above each garage. The proposed private patio areas would fully meet the intent
of the private patio area regulation by providing exclusive use amenity spaces for
each dwelling unit while allowing for an alternative building form.
6.Allow steps with a maximum height of 0.95 metres above finished grade level to
be located within 3.0 metres of the Fallowfield Drive street line via a Special
Regulation Provision
The applicant has been willing to accommodate Planning staff’s request to orient
the townhouse development so that 26 of the 43 townhouses face Fallowfield
Drive, forming a desirable street wall. A walkway extends from the sidewalk on
Fallowfield Drive to the front door of each townhouse. The proposed townhouses
themselves will maintain a front yard setback in accordance with the R-6 Zone.
However, because of grading issues, in order for pedestrians to reach the front
door, steps within this walkway are necessary for most of the townhouses. Out
of the 26 townhouses fronting Fallowfield Drive, only 4 require relief from the step
regulations of the Zoning By-law, which state that the maximum height of steps
within a required yard is 0.6 metres above grade within 3.0 metres of a street
line. Planning staff has no concerns with the relief requested as it will facilitate
appropriate and desirable development.
7.Require dwellings to incorporate noise mitigation measures
CN Railways and the Region identified that noise mitigation measures, such as
upgraded windows and walls, and central air conditioning (in order to allow
windows to remain closed in warmer months), are necessary in order to mitigate
noise to an acceptable level, due to the rail yard that is less than 300 metres
away from the subject lands. The proposed Special Regulation Provision
incorporates a requirement for such measures. These measures have been
agreed to by the applicant. Additional noise mitigation measures will be
implemented through separate planning processes.
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75 Fallowfield Drive
Site Plan Application:
Through Site Plan Application SP17/002/F/AP, the applicant is proposing the following
development (see Appendix D):
Construction of two multiple dwellings (i.e., apartment buildings) comprising a
total of 182 dwelling units, with both underground parking and surface parking
One apartment building would front onto Fallowfield Drive, possess a height of 5
storeys, and contain 66 dwelling units, while the other building would be located
behind, possess a height of 8 storeys, and contain 116 dwelling units
Shared driveway (with 25 Fallowfield Drive) located off Fallowfield Drive, directly
across from Britton Place
Key special conditions require the applicant to obtain approval of a consent
application for a lot addition and easements and obtain final approval of the
subject Zone Change Application (see below)
Consent Application:
To facilitate the above noted Site Plan Application, the applicant has submitted a
Consent Application in order to:
Convey a portion of the adjacent property addressed as 75 Fallowfield Drive as a
lot addition to 25 Fallowfield Drive.This lot addition would provide the land
necessary to support Site Plan Application SP17/047/F/AP
Establish mutual access easements and servicing easements with 25 Fallowfield
Drive
Zone Change Application:
To facilitate the above noted Site Plan Application, the applicant is requesting to change
the zoning from Residential Six (R-6) to Residential Eight (R-8) and add Special
Regulation Provision 721R. The details of the Zone Change and staff analysis are as
follows:
1.Change the base zoning from Residential Six (R-6) to Residential Eight (R-8)
As mentioned above, the current R-6 Zone does not implement the Medium Rise
Residential (MRR) land use designation of the property. The requested R-8
Zone would implement the MRR designation by allowing multiple dwellings to be
constructed at a height and massing consistent with the MRR designation.
2.Limit multiple dwellings to a Maximum Floor Space Ratio (massing requirement)
of 1.5 via a Special Regulation Provision
Planning staff has reviewed the Zone Change request from R-6 to R-8 (which
would have the effect of increasing the Maximum FSR from 0.6 to 2.0, consistent
with the MRR designation) only in the context of the proposed site development,
which requires only 1.41 FSR. The proposed site development was thoroughly
reviewed by City departments and agencies through the Urban Design Brief
review and Site Plan Application review. Accordingly, Planning staff requested
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and the owner agreed to restrict the FSR to 1.5. This balance would allow some
flexibility during construction, while ensuring that the FSR remains consistent
with the proposed site development.
3.Allow multiple dwellings to have a maximum building height of 25.0 via a Special
Regulation Provision
The stock R-8 Zone allows a Maximum Building Height of 24.0 metres. The
requested minor building height increase to 25.0 metres would fully implement
the MRR designation, which allows for a maximum building height of 8 storeys or
25 metres in height, whichever is lesser, at the highest grade elevation. The
MRR designation and Section 4 of the Zoning By-law currently allow for minor
relief from building height requirements where unusual grade conditions exist. In
this case, such conditions do exist, so the apartment building furthest from
Fallowfield Drive will be 9 storeys and 27.5 metres in height at the rear (facing
Block Line Road).
4.Require dwellings to incorporate noise mitigation measures
The proposed Special Regulation Provision regarding noise mitigation measures
for 25 Fallowfield Drive (described above) is also proposed for 75 Fallowfield
Drive for the same reasons.
Urban Design Brief:
As part of the Zone Change, the applicant submitted a Planning Justification Report and
Urban Design Brief to justify the zoning request and site development concept. This
report/brief describes the development concept for the lands and includes elevation
drawings, renderings, and plans. Planning staff worked with the applicant through
several iterations of the report/brief to achieve the version that is attached to the subject
report. Planning staff is supportive of the report/brief and recommends that it be
adopted in order to provide the basis for future site development of the subject lands.
Provincial Policy Statement, 2014
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial
interest related to land use planning and development. The PPS sets out principles to
achieve “healthy, liveable and safe communities”. The PPS supports efficient
development patterns which optimize the use of land, resources, and public investment
in infrastructure and public service facilities. The proposed Zone Change will assist in
providing an appropriate range and mix of housing types and densities to meet the
needs of current and future residents.Furthermore, the proposed Zone Change will
help implement a land use pattern which efficiently uses land, resources, planned and
available infrastructure, and public service facilities. Planning staff is of the opinion that
the requested Zone Change is consistent with the Provincial Policy Statement.
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Growth Plan for the Greater Golden Horseshoe, 2017
The Growth Plan for the Greater Golden Horseshoe, 2017 (Growth Plan) supports the
achievement of complete communities that are designed to support healthy and active
living and meet people's needs for daily living throughout an entire lifetime. The Growth
Plan requires that a minimum of 40 percent of all residential development occurring
annually will be within the Built-Up Area of the City. The subject lands are within the
designated Built-Up Area and within a Major Transit Station Area (MTSA).
It should be noted that the Region, as part of a policy review, will be seeking to establish
density targets for MTSAs based on the Growth Plan policies. Across all MTSAs this
target will be 160 residents and jobs combined per hectare for areas served by light rail
transit. It should be noted that individual MTSAs may not need to achieve this target.
However, the intent is clear to generally increase density within MTSAs.
In this case, Planning staff estimates that the proposed development for the lands would
achieve an overall density of approximately 180 residents and jobs combined per
hectare.
The proposed Zone Change meets several Growth Plan objectives, for example:
Helping to achieve the minimum 40 percent intensification target,
Facilitating density and providing reduced parking standards within an MTSA,
Providing a diverse range and mix of housing options and densities, and
Helping to achieve a complete community.
Planning staff is of the opinion that the proposal conforms to the Growth Plan.
Regional Official Plan (ROP)
The Regional Official Plan designates the subject property ‘Built-Up Area’. The Built-Up
Area is intended to accommodate a large share of new development in order to make
better use of land, existing physical infrastructure, community infrastructure, and human
services. Land use policies support and promote a range of housing types, and land
use patterns that support alternative modes of transportation including transit, walking,
and cycling.
Regional Planning staff has commented that there are no outstanding Regional
requirements to be addressed. Regional Planning staff comments are attached along
with other department and agency comments as Appendix E.
Department and Agency Comments:
Preliminary circulation of the Zone Change was undertaken on May 23, 2017 to
applicable City departments and agencies. After receiving comments, the following
departments and agencies do not have concern with the subject proposal: Engineering
Services, Environmental Planning, Transportation Services, Heritage Planning, Building
Division, Grand River Conservation Authority, Canadian Pacific Railways, Hydro One,
Waterloo Region District School Board.
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CN Rail has commented that inclusion of noise mitigation measures in the zoning and
additional measures through other planning processes is acceptable.
Detailed department/agency comments are attached as Appendix E.
Community Comments:
Preliminary circulation of the Zone Change was undertaken on May 23, 2017 to all
property owners within 120 metres of the subject lands. In total, 20 written responses
were received (see Appendix G). In addition, Planning staff hosted a Neighbourhood
Information Meeting at Lions Arena on October 12, 2017. The minutes of this meeting
are attached as Appendix F.
A high level summary of comments expressed by the community is found below, along
with staff responses:
Traffic
Community Comments:
Dislike the proposed parking reduction / concern that parking reduction will lead
to more parking on the street
Concern that proposed development will increase traffic in area
Request that access be onto Block Line Road, not Fallowfield Drive
Underground parking should be provided for the apartments
Staff Response:
As part of the review of subject application Transportation Services staff reviewed a
Transportation Impact Study and Parking Justification and TDM Options Study as part
of its review of the Zone Change. After reviewing these studies, Transportation
Services staff indicated that it has no concerns with the requested Zone Change.
Land Use and Density
Community Comments:
•Concern that a concentration of apartment building development is occurring in
this area, rather than an even distribution of apartments across the City, which is
causing an undesirable density / population increase
•Request that only singles, semis, and townhouses be permitted
Staff Response:
As mentioned above, the Official Plan policies for the subject lands have not changed
much since 1994. The Medium Rise Residential policies of the 1994 Official Plan for
this area stated: “A Floor Space Ratio to a maximum of 2.0 shall be applied and no
residential building shall exceed eight stories in height at street elevation.” It was the
zoning that needed to be changed to conform to the Official Plan policies (and this is
being done through the subject application). The subdivision across the road which
contains low density residential development (singles, semis, and townhouses) was not
registered until 2004 and most of the development in the area did not begin until 2006.
In short, it has been an intention to develop the subject lands at an intensity that is the
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same or higher than what is proposed, for at least a decade before any of the
surrounding development even began.
With respect to the concentration concern, Medium Rise Residential districts are
distributed fairly evenly throughout the city, though perhaps these districts are larger
than the respondent desires. Many such districts are composed of larger, multiple
properties which would allow the massing and height necessary to accommodate the
development intended to be implemented through the MRR designation. In allocating
such districts, the 1994 Official Plan policies stated that:
In planning for new communities or redevelopment, Medium Rise Residential
Districts shall be located generally near nodes or centres where they can be
combined with non-residential uses, transit stops, public squares or
neighbourhood commercial sites. A strong focus shall be placed on the creation
of links for pedestrian and cyclists with surrounding non-residential uses.
The MRR district within which the subject property is located is well placed considering
the above noted allocation policy, given the nearby Homer Watson / Block Line Mixed
Use district / node and future Block Line ION Station (at Courtland).
Such districts make possible conformity with the Provincial Policy Statement and
Growth Plan for the Greater Golden Horseshoe.
Given the long-established and important planned function of this district, it would be
inappropriate to permit only singles, semis, and townhouses.
Property Values
Community Comments:
•Concern that property values will decrease as a result of the proposed
development
•Concern that more rental properties will decrease property values of individually
owned homes
Staff Response:
It is difficult for Planning staff to comment accurately on the impact that a proposed
development may have on the value of nearby homes. Staff understands that MPAC
assesses homes based on as many as 200 different factors ranging from the size of the
house and lot and the location, to the number of bathrooms and quality of the
construction. Market values depend on a host of different factors including the state of
the economy and the individual purchaser’s preferences. While, Planning staff
recognize that property value may be an important consideration for residents, it is not a
land use planning matter. Planning staff focuses on whether the development is good
planning with respect to the community as a whole.
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Construction Impacts
Community Comment:
•Concern that construction material is an eyesore and dirt and garbage from
subject properties blows onto adjacent properties
Staff Response:
Approval of the subject Zone Change would facilitate the construction of the lands with
attractive, orderly development. Development of the lands would culminate in the
removal / utilization of construction material. Also, the owner is responsible to keep the
site clean during construction. By-law Enforcement Division may be contacted to deal
with non-compliance with City by-laws.
Natural Environment
Community Comment:
•Request that the ‘natural area’ be maintained on the subject properties
Staff Response:
From a City staff perspective, the subject properties are developable and do not contain
any local, regional, or provincially significant natural features. However, as part of the
Site Plan process for 25 Fallowfield Drive (only), the owner will be required to prepare,
to the City’s satisfaction, and implement a Tree Preservation/Enhancement Plan as
required by the City's Tree Management Policy. The purpose of this plan is to identify all
remaining vegetation on site and determine what ought to be preserved within the
proposed site development and to recommend tree maintenance measures. Also, as
part of the site plan process, the applicant will be required to plant new trees in
accordance with City standards.
Planning Analysis:
The requested Zone Change is a private development application that would have the
effect of implementing the City’s Official Plan policies for the subject properties. Had
the applicant not submitted such an application, City staff would undertake a City-
initiated Zone Change in the near future (through the City’s Comprehensive Review of
the Zoning By-law), which would likely produce a similar result.
There is no question that the City’s intention since at least 1994 has been to facilitate
development that is in accordance with the Medium Rise Residential designation. The
requested Zone Change would allow such development to occur.
Planning staff is satisfied that the proposed zoning represents good planning and is in
the public interest of the city as a whole.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The recommendations of this report support the achievement of the City’s strategic
vision through the delivery of core service.
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FINANCIAL IMPLICATIONS:
No new or additional capital budget requests are associated with these
recommendations.
COMMUNITY ENGAGEMENT:
INFORM – The Zone Change Application was circulated for comment to internal
departments, external agencies, and all property owners within 120 metres of the
subject lands on May 23, 2017. Written responses from property owners and interested
parties are attached as Appendix G and are addressed in this report. This report has
been posted to the City’s website with the agenda in advance of the Planning and
Strategic Initiatives Committee meeting. Notice signs are posted on the property.
CONSULT – A Neighbourhood Information Meeting (NIM) was held at Lions Arena (20
Rittenhouse Road) on October 12, 2017. The NIM was attended by approximately 16
community members. Reponses and comments identified were considered as part of
this staff report. All community members who provided comments or attended the
Neighbourhood Information Meeting will be mailed notice of the Planning and Strategic
Initiatives Committee meeting, and notice of the committee meeting will appear in The
Record on May 25, 2018. A copy of the Notice is attached as Appendix B.
CONCLUSION:
Planning staff is of the opinion that the requested Zone Change represents good
planning and is in the public interest.Accordingly, staff recommends that the
application be approved.
REVIEWED BY: Della Ross, Manager, Development Review
ACKNOWLEDGED BY: Justin Readman, General Manager, Development Services
ATTACHMENTS:
Appendix A – Proposed Zoning By-law including Map No. 1
Appendix B – Newspaper Notice
Appendix C – Planning Justification Report and Urban Design Brief
Appendix D – Approved in Principle Site Plan Drawings for 25 and 75 Fallowfield Drive
Appendix E – Department and Agency Comments
Appendix F – Minutes of Neighbourhood Information Meeting
Appendix G – Community Comments
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DSD-18-018
Appendix A
PROPOSED BY LAW
April 25, 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
Drewlo Holdings Inc.
25 and 75 Fallowfield Drive)
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 Number 170 -law Number 85-1is 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 Six Zone (R-6) to Residential
Eight Zone (R-8) with Special Regulation Provision 721R.
2.Schedule Numbers 147 and 170 -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 Six Zone (R-6) to
Residential Six Zone (R-6) with Special Regulation Provision 720R.
3.Schedule Numbers 147 and 170 -law Number 85-1are hereby further
amended by incorporating additional zone boundaries as shown on Map No. 1 attached
hereto.
4.-law 85-1 is hereby amended by adding Section 720 thereto as follows:
720. Notwithstanding Sections 40.2.6, 5.6.1a), and 6.1.2a) of this By-law,within the
lands zoned Residential Six Zone (R-6), shown as affected by this subsection, on
Schedules147 and 170 , and being shown as affected by this
subsection:
a)The Maximum Floor Space Ratio for Multiple Dwellings shall be 0.69;
b)The Maximum Building Height for Multiple Dwellings shall be 12.3 metres.At no
point shall the vertical distance between the lowest finished grade and the
uppermost point of the building exceed 110% of the Maximum Building Height;
2 - 15
c)Private Patio Areas for Multiple Dwellings shall be permitted to be located above
garage parking areas;
d)Steps or access ramps may be permitted within the required front yard and side
yard abutting a street provided that the maximum height is 0.95 metres above
finished grade level within 3.0 metres of a street line;
e)Parking spaces, for Multiple Dwellings totalling 13 to 43 dwelling units, shall be
provided at a minimum rate of 1.4 spaces per unit.
f)Since the lands are classified as a Class 4 Area as defined in the Ministry of the
Environment and Climate Change Noise Guideline NPC-300, all dwellings shall
incorporate receptor-based and architectural noise control measures, including
the following:
a.Upgraded windows onall building facades with a view of the nearby CN
rail yard, pursuant to a minimum STC 37 standard,
b.Upgraded exterior walls, including brick/stone veneer or acoustically
equivalent masonry construction, pursuant to a minimum STC 54
standard, and
c.A central air conditioning system.
5.-law 85-1 is hereby amended by adding Section 721 thereto as follows:
721. Notwithstanding Sections 42.2.1, 42.2.6 and 6.7.1 of this By-law,within the lands
zoned Residential Eight Zone (R-8), shown as affected by this subsection, on
Schedule 170 and being shown as affected by this subsection:
a)The Maximum Floor Space Ratio for Multiple Dwellings shall be 1.5;
b)The Minimum Side Yard Abutting a Street shall be 8.2 metres;
c)The Maximum Building Height for Multiple Dwellings shall be 25.0 metres.At no
point shall the vertical distance between the lowest finished grade and the
uppermost point of the building exceed 110% of the Maximum Building Height.
d)The minimum number of required barrier-free parking spaces shall be 8 for
Multiple Dwellings containing a total of 182 dwelling units.
e)Since the lands are classified as a Class 4 Area as defined in the Ministry of the
Environment and Climate Change Noise Guideline NPC-300,all dwellings shall
incorporate receptor-based and architectural noise control measures,including
the following:
i.Upgraded windows on all building facades with a view of thenearbyCN
rail yard, pursuant to a minimum STC 37 standard,
2 - 16
ii.Upgraded exterior walls, including brick/stone veneer or acoustically
equivalent masonry construction, pursuant to a minimum STC 54
standard,and
iii.A central air conditioning system.
PASSED at the Council Chambers in the City of Kitchener this ______day of
___________,2018
_____________________________
Mayor
_____________________________
Clerk
2 - 17
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2 - 18
Advertised in The Record on May 25, 2018
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
A PROPOSED ZONE CHANGE APPLICATION
UNDER SECTION 34 OF THE PLANNING ACT
25& 75 Fallowfield Drive
A private property owner is requesting aZone Change in order to allow the development of:
25 Fallowfield Drive:43 total townhouse units (within 7 townhouse blocks) on the lands closest to the
intersection of Fallowfield Drive at Block Line Road. Specifically, the owner is asking to retain the Residential Six
Zone (R-6) and add a Special Regulation Provision to permit: a floor space ratio (building massing calculation) of
private patio areas to be located above garages, steps t
0.69,a maximum building height of 12.3 metres, o be
permitted closer to the street, a parking requirement of 1.4 spaces per unit,and noise mitigation measures,
among other regulations; and
75 Fallowfield Drive:2 apartment buildings (182 total dwelling units) on the lands between the above mentioned
townhouses and the four existing apartment towers on Fallowfield Drive. One apartment building would front onto
Fallowfield Drive and have a height of 5 storeys, and the other building would be located behind and have a
height of 8 storeys. Specifically, the owner is asking to change the zoning from Residential Six Zone (R-6) to
Residential Eight Zone (R-8) with a Special Regulation Provision to: permit a floor space ratio (building massing
calculation) of 1.5 and a maximum building height of 25.0 metres,and noise mitigation measures, among other
regulations.
2 - 19
The public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council which deals
with planning matters, on:
MONDAY, JUNE 18,2018 at 6:00 P.M.
nd
COUNCIL CHAMBERS, 2 FLOOR, CITY HALL
200 KING STREET WEST, KITCHENER.
Any person may attend the public meeting and make written and/or verbal representation either in support of, or in
opposition to, the above noted proposal. If a person or public body 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 this proposal, 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 contained in the
agenda(available approximately 10 days before the meeting - https://calendar.kitchener.ca/council - click on the date in the
th
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).
Andrew Pinnell,Planner - 519-741-2200 ext. 7668 (TTY: 1-866-969-9994);andrew.pinnell@kitchener.ca
2 - 20
Phone: 519 585 2255
eld Drive
Ð
David Galbraith, Planner
cation Report
Ð
Submitted to City of Kitchener
Waterloo ON N2L 3V3 Canada
Address: 410 Albert Street, Suite 101
Fallow
City of Kitchener
& Urban Design Brief
Project Contact: Thomas Hardacre, MCIP RPP
Blocks 2 & 3, 58M-520
Planning Justi
2 - 21
ces located
Ð
strategically across the United States, Canada, Europe, the Middle East and Asia.
Urban Land, Facilities, Transportation and Systems. We provide services from of
IBI Group is a multi-disciplinary consulting organization offering services in four areas of practice:
2 - 22
cation....................................................................44
fi
ions .........................................................................42
Applicat
tion ..........................................................................................................4
1. Introduc2. Policy and Design Framework .............................................................................83. Development Concept ........................................................
...............................164. Design Vision and Objectives ...........................................................................335. Site Design .........................................
...............................................................366. Required Planning7. Zoning By-Law Amendment Justi8. Conclusion ..................................................................
.....................................47
Table of Contents
2 - 23
ve-storey
Ð
ect comments
Ñ
cally applicable to the City’s planned
Ð
c approval to allow for an increased
Ð
c Zoning regulation, the applicant is seek-
ect changes made to the Site Plans from
Ð
Ñ
c regulations for this portion of the site to allow for
Ð
eld Drive in the City of Kitchener. The location of
Ð
cation Report has been prepared by IBI Group on behalf of the applicant, Drewlo Holdings
Ð
cation for the proposed Zoning By-Law Amendment and describes how the proposed development has been designed
Ð
1.0 Introduction Project Background This Urban Design Brief/Planning JustiInc., who have submitted a Zoning By-Law Amendment and two (2) Site Plan applications to allow for the development
of the prop-erties legally described as Blocks 2 and 3, Registered Plan 58M-520, on Fallowthe Subject Property is shown conceptually on Figure 1, on the following page.The applicant
is proposing to develop 225 residential units within seven (7) townhouse blocks (5 to 8 units each), one apartment building (66 units), and one eight-storey apartment building (116
units). A combined total of 335 surface and underground parking spaces are also proposed. To accommodate this development concept, the applicant is seeking Site Plan approval and a
Zoning By-Law Amendment from the City to re-zone Block 2 from R-6 to R-8. The proposed R-8 zoning will allow for increased height and Floor Space Ratios (FSR) con-templated by the two
(2) proposed multiple residential buildings on Block 2, and will provide a logical transition from the neighbour-ing twelve-storey apartment buildings. The applicant is also proposing
site-specia maximum building height of 27.5 m.As part of the Zoning By-law Amendment application, the applicant is also seeking site specipermitted FSR and a reduction in the amount
of parking required (to allow for 60 parking spaces, whereas 75 spaces are required by the Zoning By-Law) on the proposed townhouse block. Through the same site-speciing to allow for
stairs of up to 0.95 m in height within 3.0 m of the street line and to permit a maximum building height of 13.02 m, both of which are a result of site grading. This report has been
prepared to support the formal Zone Change and Site Plan applications proposed for the site. It sets out plan-ning justito meet the City of Kitchener’s policy and urban design framework,
including guidelines speciION (Rapid Transit) Station Stops. This report also provides a summary of the development concept proposed by the applicant and how the proposed design meets
the design objectives of the City of Kitchener. This report has been updated to rerecieved from City and agency staff through the development review process and to rethose originally
submitted.
2 - 24
URBAN DESIGN BRIEF: BLK 2 & 3, 58M-520, FALLOWFIELD DRIVE
4
URBAN DESIGN BRIEF: BLK 2 & 3, 58M-520, FALLOWFIELD DRIVE
5
Figure 1: Site Location
2 - 25
eld Drive in the City of Kitch-
Ð
eld Road (see Photo 1 on Figure 2). South of the
Ð
ce and commercial uses. North and east of the site, near the intersection of Courtland Road
Ð
cial Plan as within the boundaries of the Station Study Area applicable to the station stop. By
Ð
ed by the City of Kitchener’s Of
Ð
Site Location and Context The Subject Property is located at the southeast corner of the intersection of Block Line Road and Fallowener, east of Homer Watson Boulevard and west of the
CN and CPR railway corridor. The site is currently vacant and neighbours a variety of uses as shown on Figure 2, on the following page. Immediately east of the Sub-ject Property exist
four (4) twelve-storey apartment buildings which front onto Fallowsite exists a mix of single-detached dwellings, row townhouses and stacked townhouses, as shown on Photos 6 and 8 of
Figure 2.The Subject Property is also in close proximity to a number of commercial and industrial uses. A small commercial plaza is located at the round-about intersection of Homer
Watson Boulevard and Block Line Road, which features a coffee shop, gas bar, convenience store and a number of other small scale ofand Hayward Avenue, exist a number of industrial and
warehousing uses.The Subject Property is also located in close proximity to a number of institutional and recreational uses, including St. Mary’s Catholic High School (see Photo 5),
the Peter Hallman Baseball Diamonds (see photo 4) and the Activa Sportsplex (see photo 9), all of which are located north of the Subject Property. There are also natural areas near
the Subject Property, including Schneider Creek to the east, Balzer’s Road Trail to the south, Steckle Woods and Country Hills Park to the southwest, and Wilson Park to the northeast.
Additionally, immediately east of the Subject Property exists a stormwater management pond, with a perimeter walking trail surrounding it.It is also noted that the Subject Property
is located within a short distance of the planned Courtland-Blockline Line ION Station Stop and is identi2017, the Regional ION transit system is planned to be in operation and will
stop at the intersection of Block Line Road and Courtland Avenue. The Subject Property is also in close proximity to a number of existing Grand River Transit bus routes, including Routes
11 and 8.
2 - 26
URBAN DESIGN BRIEF: BLK 2 & 3, 58M-520, FALLOWFIELD DRIVE
6
URBAN DESIGN BRIEF: BLK 2 & 3, 58M-520, FALLOWFIELD DRIVE
7
4.Peter Hallman Baseball Diamonds5.St. Mary’s Highschool6.Row Townhouses7.Commercial Plaza
Figure 2: Neighbouring Uses
8.Stacked Townhouses
3.CN/CPR Railway Corridor
9. Activa Sportsplex (Recreation)
2.Stormwater Management Pond
1.Neighbouring twelve-storey apartments
10.‘Husky’ Gas Station
2 - 27
cial
Ð
cation where
Ð
cation target of 40% for the City of Kitchener.
Ð
ce, and community uses densities to support existing
Ð
cial Plan sets out policies guiding development within this area,
Ð
ce, institutional and commercial development, wherever appropri-
Ð
cation and redevelopment for the creation of new residential units, at
Ð
cation opportunities with the intent of curbing sprawl across the region.
Ð
ll and intensi
Ð
ll development to occur to support the limits of the urban boundary. Redevelopment within the Built-Up Area
Ð
cial Plan
Ð
cial Plan sets out the policy framework directing growth and change in Waterloo Region to 2031. The Regional Of
Ð
es the subject property as being located within the Urban Boundary and Built-Up Area of the City of Kitchener, as shown on
Ð
2.0 Policy and Design Framework Provincial Policy Statement The Provincial Policy Statement, 2014 (PPS) came into effect on April 30, 2014 and applies to all development applications
submitted under the Planning Act on or after this date. The PPS promotes the building of strong and healthy communities, and encourages an appropriate mix of land uses at different
intensities. The PPS also supports transit-supportive development and intensiappropriate. The development proposes a range and mix of housing options at densities which support the
planned transit in the area and implements the PPS.Growth Plan for the Greater Golden Horseshoe The proposed development also complies with the Provincial Growth Plan for the Greater
Golden Horseshoe. The Growth Plan came into effect in 2006 and provides land use planning policy direction across the Greater Golden Horseshoe area of Ontario. The Growth Plan provides
policies to support the revitalization of downtowns, create complete communities, provide housing options to meet vari-ous needs, and to support inAn overarching theme of the Growth
Plan is to encourage intensia higher density than currently exists. Through increased densities, the Growth Plan encourages increased transit ridership and pe-destrian-friendly built
environments. The Growth Plan sets a minimum residential intensiThe Growth Plan also directs that development within 800 metres or a 10 minute walk of a major transit node, such as
the planned ION Station Stop are to be planned to provide a range of residential, commercial, ofand planned transit service.Regional Of The Regional OfPlan identiFigure 3 on the following
page. This designation promotes growth and regeneration in areas where infrastructure is existing and allows for higher density and inshould be planned to promote stronger transit and
pedestrian oriented development with increased densities.The Subject Property is also located within the limits of Central Transit Corridor Environmental Assessment Study Area, and
is within the Courtland-Blockline Major Transit Station Area. The Regional Ofproviding that these areas will be planned and developed to achieve increased densities that support and
ensure the viability of existing and planned rapid transit service levels; and a mix of residential, ofate.
URBAN DESIGN BRIEF: BLK 2 & 3, 58M-520, FALLOWFIELD DRIVE
2 - 28
8
URBAN DESIGN BRIEF: BLK 2 & 3, 58M-520, FALLOWFIELD DRIVE
9
Km
LEGEND
Railway
Municipal Boundary
Region of WaterlooInternational Airport
River
Provincial HighwayRegional Road
0.5
012
Sources: Region of Waterloo, Ministry ofEnergy and Infrastructure
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CorridorEnvironmental AssessmentStudy AreaPlanned Highway 7Region of WaterlooInternational Airport T
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A Subject Property
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City of
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Township of
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Kitchener
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Waterloo
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Wilmot
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Township of
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Wellesley
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Figure 3: The location of the Subject Property shown on Map 3a of the Regional Of
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A pedestrian-friendly environ-
An environment in which people
cient and Effective City Services.
Ð
Walking is a proven method of promoting
ected in the proposed site plan, which encourages acces-
Ñ
ve strategic priorities, being: Open Government, Strong and
Ð
Personal and Community Safety: feel safe and comfortable walking, increases community safety for all.Health and Well-Being: personal health and well-being. Community Cohesion and Vitality:
ment, encourages and facilitates social interaction and local eco-nomic vitality.” Source: City of Kitchener Pedestrian Charter
City of Kitchener Strategic Plan The City of Kitchener’s Strategic Plan (2015-2018) sets out City Coun-cil’s commitment to improve the quality of life for citizens of Kitchener, based
on Resilient Economy; Safe and Thriving Neighbourhoods; Sustainable En-vironment and Infrastructure; and EfThe proposed development is consistent with the priorities set out in the
Strategic Plan as it supports the development of a range of housing types to meet various housing needs, will result in a safe and thriving neighbourhood, and will promote walkability
and transit ridership in the area.
Walking relies on human power
cient and Effective
Ð
Open Government Strong and ReliantEconomySafe and Thriving NeighbourhoodsSustainable Environment and InfrastructureEfServices
Walking is a free and direct means of accessing
Walking is the only mode of travel that is universally
c medical conditions to travel independently.
Ð
fordable, and allows children and youth, and people with
“To ensure walking is a safe, comfortable and convenient mode of urban travel, the City of Kitchener respects the following principles:Accessibility:local goods, services, community
amenities and public tran-sit.Environmental Sustainability:and has negligible environmental impact.Equity:afspeci
Figure _: City of Kitchener Strategic Plan Strategic Priorities
City of Kitchener Pedestrian Charter The proposed development also meets the goals and objectives of the City of Kitchener’s pedestrian charter. The development is in close walking distance
to a number of commercial uses, as well as a planned ION Station Stop, at the corner of Block Line Road and Courtland Avenue. Pedestrian movement and access was considered and resibility
and walkability in and throughout the site.
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cial Plan as the development propos-
Ð
cial Plan also directs that a strong focus shall
Ð
cial Plan.
Ð
cial Plan directs that a Floor Space Ratio to a maximum of 2.0 shall be applied, and
Ð
cial Plan designates the Subject Property ‘Medium Rise Residential’. While multiple residen-
Ð
cial Plan (In-Effect)
Ð
cial Plan also directs that the net residential density of the Medium Rise Residential land use designation shall range from
Ð
City of Kitchener Of The City of Kitchener’s in-effect Oftial is intended to be the predominant housing form permitted in this designation, the designation is intended to accommodate
a range of different housing types to meet an medium overall intensity of use. The Ofbe placed on the creation of links for pedestrians and cyclists within the designation.The Of26
to 200 units per hectare. Further, the Ofthat no residential building shall exceed eight storeys at street level.The proposed development concept, conforms to the standards set out
in the in-effect Ofes a range of housing types (i.e., townhomes and multi-unit apartments) at different intensities. The development also enhances pedestrian connections within the
site and to the surrounding area. Further, all buildings proposed do not exceed the permitted eight storey heights and the Floor Space Ratios for both Blocks (1.41 for Block 2, and
0.52 for Block 3) are within the permitted ratios set out in the Of
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.
.
cial Plan Land Use Designations
Ð
Subject Property
Subject Property
Figure 5: Major Transit Station Area
Figure 4: Kitchener Of
ed Major Transit Sta-
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cial Plan discourages
Ð
cial Plan, as shown on Figure
Ð
cial Plan provides that this
ows.
Ð
Ñ
c
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cial Plan: Council Adopted
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cial Plan. Section 15 D of the Of
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cial Plan provides that the net residential density for Medium Rise
Ð
City of Kitchener Of As shown on Figure 4, right, the Subject Property is designated ‘Medium Rise Residential’ on Map 3 of the City of Kitchener’s Council-ad-opted Ofdesignation is intended
to accommodate a range of medium density hous-ing types including townhouse dwellings in a cluster development, multiple dwellings, and other types of innovative forms of housing to
achieve and maintain a medium-rise built form. The OfResidential designated lands will range from 30 to 200 units per hectare, with a Floor Space Ratio ranging from 0.6 to 2.0. As noted
previously, the proposed Block 2 will have a Floor Space Ratio of 1.41, and Block 3 will have a Floor Space Ratio of 0.69.The Subject Property is also located within an identition Area
(MTSA) on Map 2 of the City’s Of5. The planned function of MTSA’s is to support transit through develop-ment, provide connectivity for various modes of transportation, achieve a mix
of uses, and to have streetscapes and a built form that is pedes-trian-friendly and transit-oriented. Further, the Ofnon-transit-supportive uses, and directs that vehicular access
points will be controlled to minimize disruption to trafIt is also noted that the City, as part of its Planning Around Rapid Transit Stations (PARTS) planning exercise, intends to create
a station study area plan for the Block Line - Courtland Station Study Area, which includes the Subject Property. Work on this plan is anticipated to begin in 2016, with completion
anticipated for 2018. Until then, all development within this area is subject to the interim policy framework for MTSA’s as set out above.
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able places, structures
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cial Plan
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cial Plan Urban Design Objectives
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Kitchener Of 11.1.1. To support and achieve a high standard of urban design in order to help create a complete and healthy community that is safe, attractive, thriving, innovative
and inclusive in which to live, work and interact.11.1.2. To create visually distinctive and identi and spaces that contribute to a strong sense of place and com munity pride, a
distinct character and community focal points.11.1.3. To create a built environment of human scale that respects and enhances cultural heritage resources, natural heritage features,
community character and streetscape.11.1.4. To design individual site elements, buildings, structures and spaces to have mutually supportive relationships with one another and
with the overall urban fabric and interrelated net works and systems.11.1.5. To minimize and mitigate potential adverse impacts of development and infrastructure works on surrounding
land uses, the built and natural environments, the integrated transportation system and infrastructure through careful design considerations and solutions.11.1.6. To create a
safe, secure and walkable community dedicated to pedestrian activity.11.1.7. To promote and recognize excellence and innovation in architecture, urban design, sustainable building
design and landscape design.11.1.8. To encourage and support the provision of public art in private and public developments.
Source: City of Kitchener Of
nes the
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cial Plan also pro-
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cial Plan provides that
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cial Plan and Urban De-
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cial Plan.
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cial Plan also sets out policy direction with
Ð
cial Plan sets out policy direction to imple-
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cial Plan, the City has adopted its Urban Design Manual
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Section 11 of the Ofregard to Urban Design including the highlighted objectives at the right.In particular, the Ofment its Urban Design objectives through Community Design; Neighbourhood
Design; Site Design; and Building, Massing a Scale design. These policies are structured in a hierarchal order and are to be read in their entirety to ensure cohesive design from the
building to community scale. With regard to site development, the Ofthey are to be designed to enhance the site itself, buildings, open spaces and the streetscape. The Ofvides that
buildings should be designed to reinforce a human scale, create attractive streetscapes and contribute to the devel-opment of rich and vibrant urban places.To implement and achieve
the Urban Design vision set out in the Ofwhich provide guidelines that corresponds with and redirection set out in the OfA description of how the proposed development concept meets
the urban design objectives of the Ofsign Manual is provided in the following sections.
2 - 33
c relief from the Zoning
Ð
c relief from the Zoning By-Law to allow
Ð
spaces proposed, whereas 75 are required);street line;est grade elevation) of 13.02 on the townhouse block; and,este grade elevation of 27.5 m on the apartment block.
Figure 6: Site Zoning
We also note that the townhouse portion of the site is proposed to feature a total FSR of 0.69. To account for this, the applicant is proposing site-specifor this additional FSR.The
applicant is also seeking site-speciBy-Law to:• Permit a reduction in parking on the townhouse block (60 • Allow for stairs (up to 0.95 m in height) within 3 m of the • Permit a maximum
building height (measured from the low-• Permit a maximum building height (measured from the low-
ve and eight
Ð
Min. Rear Yard: 7.5 mMax. Height: 10.5 mMax. FSR: 0.6
oor residential units have a private pa-
Ñ
cient and appropriate to implement the development concept
Ð
City of Kitchener Zoning By-Law The entirety of the Subject Property is currently zoned Residential Six (R-6) by the City of Kitchener’s Zoning By-Law, as shown on Figure 6, right.The
R-6 Zoning applicable to the site permits a range of uses includ-ing lodging houses, multiple dwellings, home daycares, residential care facilities, semi-detached dwellings, duplexes,
single-detached dwellings and street townhouse dwellings. For multiple dwellings, such as those proposed, the Zoning By-Law sets out the following regulations and zone standards:Min.
Lot Width: 15 mMin. Front Yard: 4.5 mMin. Side Yard: 2.5 mThe By-Law also requires a minimum landscaped area of 20%, and requires that all ground tio area. As noted previously, the
applicant is requesting a Zoning By-Law Amendment to allow for the development of a storey building on Block 2 of the site, which exceed the maximum height and Floor Space Ratio permitted
by the R-6 Zoning. At the recommendation of City Planning Staff, the applicant is proposing that the R-6 Zoning applicable to Block 2, be changed to Residential Eight (R-8).Of note,
the proposed R-8 Zoning will allow for FSRs between 0.6 and 2.0, and allows for building heights of up to 24 m, which are sufproposed by the applicant. We note that although the R-8
zoning would allow for a max FSR of 2.0, our client is only seeking approval to allow for a FSR of 1.42.
URBAN DESIGN BRIEF: BLK 2 & 3, 58M-520, FALLOWFIELD DRIVE
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cial Plan (both in-effect and Coun-
Ð
ve storey apartment building. A sec-
Ð
ve and eight storey buildings. Vehicular access to the
Ð
cally, the applicant is proposing to develop 225 resi-
Ð
ve-storey apartment building (66 units), and one eight storey
Ð
cial Plan, the City of Kitchener Of
Ð
eld Drive) in the City of Kitchener. Speci
eld Drive, in between townhouse Block 1 and the proposed
Ð
Ð
3.0 Development Concept The applicant, Drewlo Holdings Inc., in conjunction with their consulting team, have developed a vision for the Subject Property that meets the goals, objectives
and criteria set out in the Regional Ofcil-Adopted), City of Kitchener Zoning By-Law, and the Urban Design Guidelines inclusive of the PARTS Urban Design Guidelines.As shown on the
proposed Site Plans (Figures 7a and & 7B, on the following pages), the applicant is proposing to develop Blocks 2 and 3 of Registered Plan 58M-520 (Fallowdential units within seven
townhouse blocks (5 to 8 units per block), one apartment building (116 units). The development will feature 335 parking spaces (60 on Block 3, and 275 on Block 2). Of these, 182 parking
spaces will be provided underground, all of which will be located on the Block 2 portion of the site. The site will also feature 68 visitor parking spaces. Further, the site will feature
two loading/move in areas located adjacent to the proposed site will be exclusively through Fallowondary access for emergency vehicles is also provided on-site, between townhouse Blocks
3 and 4.The site has also been designed to feature extensive areas for open space and landscaping. As shown on the Concept Site Plans, the site is proposed to feature approximately
12,960 square metres of landscaped open space. The following sections provide additional details of the proposed development.
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Figure 7a: Concept Site Plan (Townhouse Block)
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Figure 7b: Concept Site Plan (Apartment Block)
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cation for the proposed amendment
Ð
ve storey apartment and an eight storey apartment on Block 2 of the site, The combined build-
Ð
ve story building
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Figure 8: North view of proposed
Block 2: Five & Eight Storey Apartment Buildings The applicant is proposing to develop a ing area for the Block is proposed to be 2,730 m which represents a lot coverage of 20.68%. The
buildings will have a combined Floor Space Ratio of 1.41. Combined the two buildings will feature 55 one bedroom suites and 127 two bedroom suites. 275 parking spaces are proposed on
site, 183 of which are proposed underground. 57 of these spaces will be dedicated visitor parking spaces. Perspec-tives and elevations for the proposed apartment buildings are included
as Figures 8-12.Both buildings will feature balconies overlooking the street and interior areas of the development. These balconies activate the buildings and provide “eyes on the street”
to the street, landscaped areas and parking areas below. To accommodate the proposed development, the applicant is requesting a Zoning By-Law amendment to change the zoning for Block
2 from its current R-6 zoning to R-8. This Zoning By-Law amendment is required as the proposed development will exceed the 10.5 m height (27.5 m proposed) and maximum Floor Space Ratio
(0.6) permitted of the R-6 zoning. Justiis found in Section 6 of this Report.
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Figure 9(a): Five story building east elevations
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Figure 9(b): Five story building south elevations
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Figure 9(c): Five story building north elevations
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Figure 9(d): Five story building west elevation
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Figure 10: Front view of proposed eight storey apartment building (looking north)
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Figure 11: Rear view of proposed eight storey apartment building (looking south)
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Figure 12(a) : Eight storey apartment building east elevations
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Figure 12(b) : Eight storey apartment building north elevations
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Figure 12(c) : Eight storey apartment building west elevations
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Figure 12(d) : Eight storey apartment building south elevations
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Figure 13: Townhouse units
eld Drive
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Block 3 (Seven Townhouse Blocks)The applicant is also proposing to develop Block 3 of the site to accommodate seven blocks of townhouses, as shown on Figure 13, below. In total 43 townhouse
units are proposed, which will either be three (3) or four (4) bedroom units in size.The site will feature of mix of townhouse styles, including two-storey traditional units, two-storey
split level units, and three-storey units. This mix of units is shown on Figure 13, below. The units will have a maximum building height of 13.02 m, meaured from the lowest grade. Block
3 will also feature a total of 60 parking spaces, 17 of which will be dedicated visitor spaces. The Block will also feature 6,251 square metres (or 51.9%) of landscaped open space.All
units located along Fallowwill feature private walkways from the main entrance of their units to the City sidewalk. These walkways will enhance the pedestrian scale of the neighbour-hood
and provide convenient pedestrian access for residents and their guests. Townhouse Blocks 5-7 will back onto a landscaped area. Many of these units are proposed to have second storey
decks overlooking the area. The following pages include various ren-derings and elevations of the proposed townhouse blocks from different perspec-tives.
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Figure 14: Aerial view of townhouse blocks
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Figure 15: Townhouse Elevations
ABC
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Figure 16: Urban Design Word Cloud
eld Drive will encourage pedes-
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cial Plan sets out the City’s vision for Urban Design: to create a safe, attractive, stimulating, acces-
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4.0 Design Vision and Objectives Part 2.6 of the City of Kitchener’s Ofsible, and barrier free environment in which to live and work. This section describes how the proposed development
meets the urban design principles and objectives by the City, as set out in Part A of the City’s Urban Design Guidelines, to implement this vision: func-tion, order, identity, appeal
and built form. Function The proposed development aims to create an accessible, safe and usable environment for all users, and proposes a variety of housing types designed to meet a
range of housing needs. Through a mix of townhouse units and apartment units, the development will offer units ranging in size from one to four bedrooms, which will cater to a broad
spectrum of resi-dents and families. The development will also encourage a range of multi-modal transportation options and sup-port transit ridership. The medium density nature of the
development combined with its close proximity of the site to planned future ION rapid transit service, major roadways and pedes-trian and cycling trails allows for a range of transportation
options for future residents and their guests alike. The site will feature extensive bike parking facilities, including 40 indoor bike storage spaces on the proposed apartment block.
Walkways directly from individual townhouse units to Fallowtrian activity along the street and help foster a neighbourhood feel. Likewise, a pedestrian ramp at the rear of the site
will provide residents easy access to Block Line Road and the LRT stop which will be about 600 m from the site. The development also encourages environmental sustainability by providing
extensive land-scaped open space, which represents over 50% of the total site area.
2 - 53
ve
Ð
eld Drive, which will create a safe and
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ve storey building overlooking the street.
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c environment which encourages pedestrian safety. Parking for the
Ð
eld Drive opposite Treeline Place. This supports the orderly movement
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Figure 17: Surface parking and vehicular movement
eld Drive and the surrounding area. As shown on the Figure17, below, the development proposes four
ve storey apartment building which will have frontage onto Fallow
Ð
Ð
eld Drive and supports a pedestrian-friendly environment along the street. It is also noted that the parking for the eight and
cient use of land and limits the
Ð
c in and throughout the site, resulting in a predictable traf
Ð
Ð
storey buildings will largely be pro-vided underground, which supports the efamount of surface parking required. Figure 17, right, shows the planned vehicular access and movement with-in
the site. The black dotted line illus-trates the planned vehicular access to the site and movement throughout. The red dotted line shows secondary emergency vehicle access for the site.Figure
17 also shows the location of surface parking on the site. The blue highlighted spaces are dedicated visi-tor parking spaces; and, the red high-lighted spaces are accessible spaces.
In addition to these spaces, dedicated parking spaces for townhouse resi-dents and a total of 186 underground spaces are proposed on site.
Order The proposed development has also been designed to create an orderly and understandable design pattern, which will enhance the streetscape design of Fallowblocks of townhouses
and a pleasant pedestrian environment. The buildings will provide ‘eyes on the street’ and create a dynamic street frontage with porches and walkways leading to the townhouse dwellings
and balconies on the The development has also been designed to limit vehicular access points from municipal streets. All vehicular access to the site will be through the entryway at
the south of the site along Fallowof traftownhouse dwellings is proposed behind the buildings and away from the street. This limits the number of vehicular access points from Fallow
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Built Form The proposed development has been designed to provide a compatible built form, which complements the existing neigh-bourhood and the planned function of the area. As noted
previously, the Concept Site Plan envisions a mix of residential densities, provided in townhouses and apartment buildings on-site. This mix of housing options is indicative of the
existing neighbourhood, as both low density and high density housing exists immediately adjacent to the site.The medium-high density development proposed on site also supports the planned
ION Station Stop to be located at the inter-section of Courtland Avenue and Block Line Road.Figure 18: Housing options
ve storey build-
Ð
eld Drive will create a dynamic front-
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ve storey apartment building and
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eld Drive and all parking for the site will
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ts well into the surrounding area, and builds
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ve storey buildings will provide a transition (in
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able environment.
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Appeal and Identity The development has also been designed to create an appealing and identiThe development proposes a mix of housing choices at different scales. As noted previously,
the development will include an eight storey apartment building, a seven townhouse blocks. The townhouse units (three and four bed-room units) are lower intensity forms of housing.
This type of housing upon to the existing character of the neighbourhood which already has a mix of low to high density housing options. The location of the proposed eight and terms
of height and density) from the adjacent twelve storey apart-ment buildings located east of the site to the lower density town-houses proposed on Block 3 of the site. This will result
in an attrac-tive and diverse streetscape with gradual changes in density. As previously mentioned, the townhouses and the ing will front onto Fallowbe set away from the street. This
will help to create a vibrant and active street frontage and enhance the public realm.The building materials also used in this design will also add to the identity and appeal of this
development. The apartment towers, for instance, will feature a mix of glass, brick and paneling which re-sults in a unique facade. Further, the walkways to the proposed townhouse blocks
and the balconies fronting onto Fallowage along the street and facilitate a safe pedestrian environment by providing ‘eyes on the street’.
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SOD
FINE,
TOPSOIL,
MIN. 150mm
GRADE AND
SOD
FINE,
TOPSOIL,
MIN. 150mm
GRADE AND
CONTINUOUS MULCHED BED
CONTINUOUS
CONTINUOUS MULCHED BED
MULCHED BED
PERGOLA
L5
D7
PAINTED LINES ON ASPHALT
REFER TO ARCH DWG.
EXISTING TREES TO REMAIN
PERGOLA
nalized as part of the
BENCH (2) ON
Ð
CONTINUOUS
CONCRETE PAD
MULCHED BED
L5
D7
REFER TO ARCH DWG.PAINTED LINES ON ASPHALT
BENCH ON
TOT LOT
CONCRETE PAD
PROPOSED
TYP. INSTALLATION
PLANS FOR RAMP DETAILS)
L5
D7
1.5m WIDE C.I.P. CONCRETE WALKWAY
WITH STAIRS AND RAMP (REFER TO ENG
PAINTED LINES ON ASPHALT
0.2-0.59m HIGH
RETAINING WALL
BENCH (2) ON
REFER TO CIVIL DWG.
CONCRETE PAD
CONTINUOUS
CONTINUOUS
MULCHED BED
MULCHED BEDS (TYP.)
TOPSOIL AND SEED
WETLAND SEED MIX
DISTURBED AREAS WITH
UPLAND SEED MIX
TOPSOIL AND SEED
DISTURBED AREAS WITH
HIGH C/W RAILING
REFER TO CIVIL DWG.
RETAINING WALL 0.2-1.5M
CONTINUOUSMULCHED BED
RELOCATED TREES (02 & 09)
DEEP WELL GARBAGE
PAINTED LINES ON ASPHALT
CONTINUOUSMULCHED BED
CONTINUOUSMULCHED BED
CONTINUOUSMULCHED BED(TYP).
Figure 19: Landscape Plan
20
CONTINUOUSMULCHED BED
Landscape Design Figure19, above, shows the preliminary Landscape Plan for the site. As shown on the Concept Site plan, an extensive amount - over 50% of the total lot area - is dedicated
landscaped open space. The plan includes a large landscaped area at the north edge of the site adjacent Block Line Road, a central landscaped area between the two proposed apartment
towers which will include a playground / tot lot, and extensive tree planting throughout the site. The Landscape Architect for the project has addressed the guidelines of the City of
Kitchener Urban Design Manu-al for the site design as part of the Site Plan application process. This will include ensuring that the landscaping provides for unobstructed visibility
into the building entrances, signage and public spaces.
eld Drive.
Ð
eld Drive, which will support the
Ð
5.0 Site Design The Concept Site Plan has been designed to meet the criteria set out in Section C of the City’s Urban Design Guidelines. This section of the report provides a high-level
overview of the proposed site design. Additional details will be provided and Site Plan application process, in consultation with City staff. Walkability and Pedestrian Circulation.The
proposed development will encourage tran-sit ridership and support walkability. The site is located in close proximity to the planned Court-land-Blockline ION Station Stop and will
feature pedestrian connections (walkways) at the north and south sides of the site. Private walkways arealso proposed to each townhouse unit located along Fallowdevelopment of a neighbourhood
streetscape and allow easy access to the street.The site has also been designed to minimize pe-destrian and vehicular crossings on site, and has been designed to provide one vehicular
access point to the site from FallowThe location of the proposed development also al-lows for convenient access to major destinations in the city. The site is located adjacent to Block
Line Road, which provides a link to Courtland Avenue to the east and Homer Watson Boulevard to the west. These corridors are provide access to major destinations (e.g., Downtown Kitchener,
Fairview Park Mall). The site is also located in close proximity (walking distance) to a number of employment, institutional and recreational uses which positions the develop-ment within
a live-work-play community.
URBAN DESIGN BRIEF: BLK 2 & 3, 58M-520, FALLOWFIELD DRIVE
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36
URBAN DESIGN BRIEF: BLK 2 & 3, 58M-520, FALLOWFIELD DRIVE
37
ve-sto-
Ð
nalized in the
Ð
cient lighting, avoiding en-
Ð
eld Drive, supporting the pe-
Ð
rmed as part of the Site Plan pro-
Ð
c number to be con
Ð
of a range of building materials (with differentiation at the ground-level), street and rear-facing balconies and covered building entryways. The proposed apartment buildings will also
feature extensive underground parking (186 spaces). By locating much of the required parking underground, the site design minimizes the need for surface parking, and reduces the overall
impervious area of the site.Safety and SecurityThe proposed development has been designed with safety and security in mind. The orientation of the proposed rey apartment building and
townhouse blocks will provide “eyes on the street” over Fallowdestrian scale of the neighbourhood. Likewise, the balconies proposed on the apartment buildings will overlook the street,
landscaped area and central surface parking. The Landscape Plan, to be developed as part of the Site Plan process, will consider safety elements in the design of the site. This will
include ensuring suftrapment areas and blind spots, and clearly delineated pedes-trian routes.AccessibilityThe Concept Site Plan has also been developed with barri-er-free accessibility
in mind. This includes barrier-free parking spaces (4 ground level) and accessible dwelling units (the specicess). Barrier-free walkways will also be provided between all barrier-free
entrances, parking spaces, loading areas, munic-ipal sidewalks and outdoor amenities (to be Site Plan process)Shadow Study A shadow study has been prepared in support of the proposed
application, which shows minimal shadow impacts on the sur-rounding neighbourhood (as shown on the following pages).
t
Ð
ed by
Ð
ect a pedestrian scale,
Ñ
nalized at this stage in the
Ð
ve (5) storey apartment building, an
Ð
eld Drive will be street-facing and will be setback
Ð
Blue Grey Glass PanelsRamezay Grey (Permacon Brick)Pendulum PanelsStone Grey PanelsSilver Shore PanelsGrey Star Panels
Building Materials:While building materials have not been planning process, a preliminary list of material has been identithe applicant for the apartment block. These materials include:
blue/grey glass panels, grey brick, and various shades of paneling (as shown below) for the apartment buildings and brick and vinyl paneling for the townhouses. All details and building
materials will be determined through the Site Plan Approval Process. Building DesignAs noted previously, the proposed development will feature a mix of housing types. This will include
a eight (8) storey apartment building and 43 townhouse units. The buildings have also been designed to rethrough appropriate setbacks and massing techniques. The townhouse units along
Fallowapproximately 7 m from the street. Each of these units will feature pri-vate walkways which will encourage pedestrian movement to and from the units. Most of these units will
be south-facing units which will benefrom prolonged day-lighting.The apartment buildings will also feature numerous features to foster the pedestrian environment. This includes a building
facade composed
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10:00 AM 4:00 PM
stst
March 21March 21
1:00 PM
8:00 AM
st
st
March 21
March 21
Figure 20: Shadow Study (March)
URBAN DESIGN BRIEF: BLK 2 & 3, 58M-520, FALLOWFIELD DRIVE
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38
URBAN DESIGN BRIEF: BLK 2 & 3, 58M-520, FALLOWFIELD DRIVE
39
10:00 AM 5:00 PM
stst
June 21June 21
8:00 AM 1:00 PM
stst
June 21June 21
Figure 21: Shadow Study (June)
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10:00 AM10:00 AM10:00 AM 4:00 PM 4:00 PM 4:00 PM
stststststst
September 21September 21September 21September 21September 21September 21
1:00 PM 1:00 PM 1:00 PM
8:00 AM 8:00 AM 8:00 AM
ststst
ststst
September 21September 21September 21
September 21 September 21 September 21
Figure 22: Shadow Study (September)
URBAN DESIGN BRIEF: BLK 2 & 3, 58M-520, FALLOWFIELD DRIVE
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40
URBAN DESIGN BRIEF: BLK 2 & 3, 58M-520, FALLOWFIELD DRIVE
41
12:00 PM
st
December 21
3:00 PM
9:00 AM
st
st
December 21
December 21
Figure 23: Shadow Study (December)
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In order to allow for this, the applicant is proposing to convey a portion of Block 2 to Block 3 through consent / severance appli-cation. This application has been submitted to the
City of Kitch-ener’s Committee of Adjustment.Plan of Condominium ApplicationTo allow for the sale of individual townhouse units, the applicant intends to submit a Plan of Condominium
application for this portion of the site. We note that our client intends to maintain the apartment build-ings as rental units. Accordingly, it is not anticipated that a Plan of Condominium
application will be submitted for the proposed apartment block.Shared Access / Driveway EasementAs noted previously, vehicular access to the townhouse block and the apartment block
will be provided through a shared drive-way. To allow for this, it is expected that a shared access ease-ment will be required to allow for users of both blocks to use this common entrance.
It is expected that a similar agreement will be required with regard to pedestrian connections (i.e., interior sidewalks and pedestrian ramps). This shared access easment has been requested
through a consent / severance application which has been submitted to the City of Kitchener’s Committee of Adjustment.Timing of DevelopmentThe applicant intends to develop the townhouse
and apartment blocks concurrently.
gure, part of ex-
Ð
c regulations for Block 3 and Part of
Ð
gure on the following page illustrates details of the proposed
Ð
the apartment development of this portion of the site and to allow for a FSR of 1.41;the lowest grade elevation) on the apartment block;Block 2 to allow for a parking reduction (60 spaces
proposed, whereas 75 are required), allow for a FSR of 0.69, permit a maximum building height of 13.02 m (measured from the low-est grade elevation, and permit stairs of up to 0.95
m in height within 3 m of the property line.
6.0 Required Planning Applications In order to accommodate the proposed development, various land use planning applications will be required, including: a Zoning By-Law Amendment application,
Consent / Severance application, and a Plan of Condominium Application. Details of these applica-tions are provided as follows.Zoning By-Law Amendment ApplicationThe applicant is proposing
a Zoning By-Law Amendment to:• Re-zone Part of Block 2 from R-6 to R-8 in order to allow for • Allow for a maximum building height of 27.5 m (measured from • Implement site-speciTheZoning
By-Law Amendment application.Consent / Severance ApplicationAs shown on the Zoning By-Law Amendment isting Block 2 is proposed to be developed in conjunction with Block 3 to accommodate
the proposed townhouse development.
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42
URBAN DESIGN BRIEF: BLK 2 & 3, 58M-520, FALLOWFIELD DRIVE
43
N
1.4
0.74
PROPOSED
SPACES/UNIT
R-6
R-6R-8
1.23 ha.
1.30 ha.
0.60
1.75
REQUIRED
SPACES/UNIT
PORTION OF BLOCK 2
PARTS 2 & 3: BLOCK 3 &
PART 1: PORTION OF BLOCK 2
(PROPOSED APARTMENT BLOCK)
(PROPOSED TOWNHOUSE BLOCK)
AREA EXISTING ZONING PROPOSED SITE-SPECIFIC REGULATIONS: a) FLOOR SPACE AREA b) PARKING REQUIREMENT
AREA EXISTING ZONING PROPOSED ZONING
Figure 24: Zone Change Figure
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cation
Ð
cial Plan and the Region-
Ð
c along Block Line, toward the
Ð
cial Plan which guides development in and around planned
Ð
While a Station Study Area Plan has not yet been prepared for the Block Line – Courtland Station Area, the proposed development has been planned to be supportive of the planned rapid
transit service, in accordance with the interim policy guidance set out in Section 3.C of the City of Kitchener’s Ofal OfION station areas.The proposed Zoning By-Law Amendment will
result in higher residential densities within a ten minute walk of a planned ION station stop and is also within close walking distance to a number of commercial uses located along
Block Line. The development has also been designed to limit the amount of surface parking on the site, with Block 2, for instance, proposing to have 186 of its parking spaces located
underground. Further, the development has also been designed to limit vehicular access points, with no vehicular access proposed along Block Line. This will support the movement of
trafplanned ION Station Stop at Courtland.The proposed development has also been designed to facilitate pedestrian movement, both throughout the site and towards the planned ION Station
Stop. As noted on the proposed Site Plan, a 1.8 m wide sidewalk is provided at the northern portion of the site, which will allow for easy access to the site from Block Line and more
direct access to the planned ION Station Stop.
cial
Ð
Plan. This
cial Plan.
Ð
cial
Ð
cation for the
Ð
Plan
Additionally, the Subject
cial
Ð
cial Plan provides that no building will
Ð
ed as being within the Recommended
Ð
cial Plan also provides that the net residential density
Ð
7.0 Zoning By-Law Amendment Justi This section of the Report sets out planning justiproposed Zoning By-Law Amendment, as detailed in the previous section.Conformity with the City of
Kitchener OfAs mentioned previously, the Subject Property is designated Me-dium Rise Residential by the City of Kitchener Ofdesignation is intended to accommodate a range of medium
den-sity housing types including townhouse dwellings in a cluster de-velopment, multiple dwellings, and other types of innovative forms of housing to achieve and maintain a medium-rise
built form. The Offor Medium Rise Residential designated lands will range from 30 to 200 units per hectare, with a Floor Space Ratio ranging from 0.6 to 2.0. Further, the Ofexceed 8
storeys or 25 metres in height at its highest grade ele-vation. The proposed maximum building height (eight storeys at street level) and Floor Space Ratio (1.41) conform to the OfPlan
requirements applicable to the Medium Rise Residential land use designation. Likewise, the proposed FSR of 0.69 for the town-house block is within the permitted FSRs of the OfTransit
Supportive Development As noted previously, the Subject Property is located within close proximity (within 800 m) of the planned Block Line – Courtland ION Station Stop, located east
of the site. Property has been identiFocus Area of the Block Line – Courtland Station Study Area as determined by the City of Kitchener’s Planning Around Rapid Transit Stations (PARTS)
planning exercise.
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ve
fect
Ð
icts.
Ñ
cial Plan
Ð
ve storey buildings, for
Ð
ferent densities. The proposed Zoning
cant portion (approximately 50% of the total lot area) of ective and considerate of neighbouring uses and will
ÐÑ
ve-storey apartment building and townhouses. These units
Ð
Compatible and Supportive of Neighbouring UsesThe Subject Property is located in close proximity to a range and mix of uses provided at difBy-Law amendment will result in development
which is compatible and supportive of this diversity of uses. Further, the development does not propose a use that is uncharacteristic of the surrounding area, and as such is not anticipated
to generate land use conIt is noted that the proposed eight and which the proposed Zoning By-Law amendment is required, are lo-cated between a block of existing twelve storey multiple
residential buildings and the proposed two storey multiple residential buildings as shown on Block 3 of the proposed Site Plan. The eight and storey buildings will serve as a transition
between existing high den-sity developments east of the site and lower density developments proposed on the west of the site.Range and Mix of Residential DensitiesAs noted previously,
the proposed development will feature a mix of residential building types including an eight-storey apartment build-ing, a will include suites feature one to four bedrooms.This range
and mix of residential densities is supportive of the planned function of the Medium Rise Residential Ofdesignation applicable to the site, and provides a range of housing choices at
different levels of affordability. Ample Landscaped Area ProvidedAlthough the proposed Zoning By-Law Amendment proposes higher residential densities than currently permitted by the
in-efZoning applicable to the site, the Development Concept proposes that a signithe site will be landscaped. The landscaped area proposed greatly exceeds that required by the City
(i.e., 20%). This landscaped open space is recreate a pleasant environment for residents and passersby alike.
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-
Ð
cial Plan and Regional Of
Ð
Plan
cial
Ð
. This reduction of 15 spaces applies only to the townhouse
ow visitor parking demand from Block 3.
Proposed Parking Reduction Minor in Nature and in Keeping with the Intent of the OfAs noted previously, the applicant is proposing 60 parking spaces on Block 3 of the site, whereas 75
are required by the Zoning By-Lawcomponent of the overall development and can be considered minor as each dwelling unit would still have one dedicated park-ing space, and 15 visitor
available on this portion of the site. This equates to a 20% reduction in the amount of parking provided on this portion of the site.The reduced parking requirement can also be considered
minor in nature, given the proximity of the site to the proposed ION Sta-tion Stop. The City of Kitchener Ofcial Plan both provide that station areas should be developed to be transit-supportive,
and provide that parking standards can be reduced in these areas. This proposed parking reduction can also be considered minor, as there is a surplus of parking on Block 2 of the site
(275 spaces provided, whereas 273 are required). It is anticipated that the sur-plus of visitor parking on Block 2 could accommodate any over-Ñ
cient use of the site, as well as the neighbour-
Ð
cient Servicing Capacity
cient services exist for the proposed development.
Ð
Ð
cient Use of the Land
Ð
EfAs described in this report, the Concept Site Plan has been de-signed to make efing amenities (i.e., commercial uses, schools, recreational facili-ties and transit station). The result
of this design will be a walkable and transit-friendly residential community with access to a range of services. SufSite servicing (stormwater, water, and sanitary) studies have been
undertaken in support of this application and demonstrate that suf
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e for the
cial Plan, and the
Ð
ects and implements the Urban Design Guidelines of
Ñ
cial Plan. Furthermore, it is our opinion that the site design re
Ð
cation Report and Urban Design Brief provides a thorough overview of the Zoning By-Law amendment and Site Plan
Ð
cation contained in this report, it is our opinion that the proposed Zoning By-Law Amendment is consistent with
Ð
David Galbraith, PlannerIBI Group
8.0 Conclusions This Planning Justiapplications required to allow for the development concept proposed by the applicant. Based on the justiProvincial Policy Statement (2014), and conforms
to the Growth Plan for the Greater Golden Horseshoe, Regional OfCity of Kitchener Ofthe City and will support the planned ION LRT service. For these reasons, it is our opinion that
the proposed Zoning By-Law amendment and proposed Site Plan applications are desirabluse of the property and should be considered good planning.
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SP.DWG
CAD FILE:
COMMUNITY SERVICES DEPARTMENT
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PART OF BLOCK 2 REGISTERED PLAN NO. 58M-520 CITY OFKITCHENER, REGIONAL MUNICIPALITY OF WATERLOO
SITE PLAN APPLICATION No. SP17/002/F/AP
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0 5 10 15 20 25
SCALE 1: 1,200
DATE: JAN. 31, 2018
SITE PLAN
75 FALLOWFIELD DRIVE
DREWLO HOLDINGS INC
SITE STATISTICS
(182 units x 1.5 = 273)All asphalt areas to be defined with
Proposed Zoning:R-8 with a Special Regulations Provision(Refer to ZC17/006/F/AP)Parking Required - 273 spacesParking Provided - 275 spacesBarrier Free Parking Required - 8 spacesBarrier
Free Parking Provided - 8 spacesParking Space Minimum Dimensions- 2.6m x 5.5mZC17/006/F/AP).5 Storey Apartment8 Storey Apartment0.15m high poured concrete curbing.
MULTI-RESIDENTIAL Number of Units - 182 unitsNumber of Visitor Spaces Required - 55 spacesNumber of Visitor Spaces Provided - 57 spacesFloor Space Ratio: 1.41Building Height (Permitted)
- 25 m (Refer toBuilding height measured from highest grade toupper most point of the building. Vertical distancebetween lowest finished grade shall not exceedHighest Grade - 15.5 mLowest
Grade -15.5 mHighest Grade - 23.85mLowest Grade - 27.5 m (Refer to ZC17/006/F/AP)NOTE:Barrier free spaces to have asphaltbenched to sidewalk.
110% of max building height (27.5 m).
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Neighbourhood Information Meeting Notes
October 12, 2017
25 & 75 Fallowfield DriveLions Arena
Zone Change ZC17/006/F/AP20 Rittenhouse Road, Kitchener
6:30 p.m. -8:00 p.m.
Staff: Andrew Pinnell Planner (file planner)
Garett Stevenson Planner (facilitator)
Dave Seller Traffic & Parking Analyst, Transportation Services
April Best-Sararas Planning Student (notetaking)
Councilor: John Gazzola (Ward 3)
Applicant: George Bikas Drewlo Holdings
Dave Galbraith IBI Group
Disclaimer: These are not verbatim minutes and are not considered parliamentary style. These
are reference notes.
Garett Stevenson
Opens meeting at 6:40 pm. Providesopening remarks and welcomes
(City)
community members. Introduceshimself andotherCity staff present,
including Andrew Pinnell,Dave Seller,and April Best-Sararas. Also
introducesthe property owner andconsulting team, and Councilor
Gazzola. Advisescommunity members that Aprilwillbe taking minutes
and that information collected is pursuant to the Municipal Freedom of
Information and Protection of Privacy Act.
Briefly discusses the purpose of the meeting, as well as the agenda for
the evening.
Advisesof discussion protocol for the Question and Answer period of the
meeting and welcomescommunity members to provide comments or ask
questions.
Andrew Pinnell
Explains the purpose of the meeting, role of the city planner, and
(City)application process. Givesbackground information on the site and
presentsa summary of the proposal, including: site context and location,
background of subject properties, and current and proposed zoning
information.
Providesa summary of the comments received (likes,concerns,and
suggestions)from community members through the circulation. Also
providesinformation on the traffic and parking concerns,and calming
measures to be taken in the near future.Asks Dave Seller to speak to
Citytraffic calming initiative.
Dave Seller (City)
Provides information on the traffic calming initiativeon FallowfieldDrive.
A PublicInformation Centre (PIC) was held on June 22, 2017 to discuss
such initiativewith the public.City Staff will hold a second PIC fortraffic
calming on Fallowfield Drive in the coming months.
1
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Garett Stevenson
Opens floor for discussion.
(City)
121Fallowfield Asks whether there will be two access roads off ofFallowfield Drive.
Drive
Andrew Pinnell (City)
Explains that there will be oneaccess road, and another
access for emergency exit only.
121 Fallowfield DriveRaises concern fortraffic entering the emergency exit, and
askshow this will be controlled.
Dave Seller (City)Explains that there will be gates and barriers to prohibit cars
from using the emergency exit.
101 Fallowfield
Conveys concern withthe view of the new development fromadjacent
Driveapartment buildings(owned by Drewlo Holdings)as the driveway along
the existing apartment buildingis at a higher elevation than the subject
properties.
Andrew Pinnell (City)
The proposed development includes abuilding stepdown.
Dave Galbraith(IBI Group)Explains that there will be no driveway access from thenew
development to theadjacent development. Advises that there
will be re-grading of the proposed site and the proposed
buildings will be at a lower elevation than the adjacent
apartment buildings.
101 Fallowfield
Expresses concern with the setback of the building, particularly to the
Drive
existing hydro corridor.
Andrew Pinnell (City)Explains that the City consulted with hydro and no concerns
were raised.
George Bikas (Drewlo
Advises that hydro was consulted inthe application process,
Holdings)
and Drewlo Holdings isaware of the required setback from the
existing hydro corridor. In addition, advises that a fence with
landscaping will be implemented as a bufferwhere needed.
2-42 Fallowfield
Asks what demographic will reside in the proposed buildings and whether
Drivethis will impact surrounding property values.
George Bikas (Drewlo Advises that theproposed apartment building will consist of 1-2
Holdings)
bedroom rental units open to all demographics. The
townhouses are undecided at this point; but will likely be similar
to nearby townhouses.
121 Fallowfield
Raisesconcernfor increase in density and traffic.
Drive
121 Fallowfield Expresses respect for planners and Councilor, and the overall policy
Driveframework. Explains concern that parking reduction is contrary to the
intent of planning policies as the reduction in parking will likely create
safety issues. Hasspoken to residents ofadjacent apartment buildings
whereby concern was raised regarding proposed zoning and
development density. Expresses support for zoning to remain the same
as the role of the planners is to ensure development is beneficialto the
broader public.
101 Fallowfield Explains that allowing shared parking in the driveways will create
Drive
additional safety issues (i.e. accidents, parking on the street, etc.).
14-42 Fallowfield
Expresses need fornatural landscaping on the site.
Drive
2
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George Bikas (Drewlo
Advises that natural vegetation will be addressed through
Holdings)landscape plan, which will be reviewed and approved by the
City.
14-42 Fallowfield Drive
Asks whether there is any intention of retaining the existing
pond and trees on-site.
George Bikas (Drewlo Advises that the pond is used for stormwater management and
Holdings)is an element of the original subdivision. In regards to the trees,
an existing vegetation plan was completedwhich did not
identify any existing trees of significant value to retain.
Dave Galbraith(IBI Group)
management plan, in addition to the implementation of a
parkette.
121 Fallowfield Asks question surrounding speed limit on Fallowfield Drive and whether
Driveparking will be permitted on both sides of the street. Also expresses
concern for trees and weed maintenance for theadjacent apartment
buildings.
Dave Seller (City)Advises that the City will be addressing visibility along
Fallowfield Drive to improve safety measures. Encourages
everyone to attend the traffic calming PIClater this year.
George Bikas (Drewlo Advises that concerns for vegetation maintenance will be
Holdings)discussed with landscaping crew. Explains that City inspections
are part of the development approval process to ensure all
elements of the development agreement are properly
implemented and maintained.
121 Fallowfield Drive
Askswhen such inspections occur and how development
elements are enforced by the City as enforcement is not
evident at this time.
Andrew Pinnell (City)Responds that the site plan approval process foradjacent
apartment buildings iscomplete; however, Staff can look into
the status of the development to determine if there are any
outstanding requirements.
George Bikas (Drewlo
Advises that final inspection has not occurred to date.
Holdings)
101 Fallowfield Expresses concern that the vegetationalong the bank between the
Drivesubject property andadjacent apartment buildings is in poor condition.
George Bikas (Drewlo
Advises that the vegetation along this bank is to be kept natural
Holdings)
as per City requirements.
Garett Stevenson (City)Refocuses meeting onrezoning application in question.
2-42 Fallowfield Asks whether the traffic impactstudy(TIS)considers peak traffic entering
Drive
and exiting the nearby school.
Dave Seller (City)
Advises that the TIS addresses total morning and evening trips
near the adjacent apartment buildings, subject properties, and
adjacent intersection.
121Fallowfield
Asks whether there isany consideration to expandthe roundabout with
Drivethe increase in densityproposed.
Dave Seller (City)Responds that increasing the size of the roundabout has not
been taken into consideration.
121Fallowfield
Asks who comments should be directed to, whether this matter will be
Drivediscussed at Council, and if the residents of adjacent apartment buildings
will benotified.
3
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Garett Stevenson (City)
Speaks tonext steps of the application process. Advises how
to submit formal comments;which will be attachedto the staff
report to Council;and that meeting attendees and nearby
residents will be notified.
121Fallowfield
in the
DriveOfficial Plan.
Andrew Pinnell (City)
includes up to 8 storeys.Advises that this topic can be
discussed in greater detail offline.
121Fallowfield DriveAsks whether existing zoning can limit development to 3
storeys.
Andrew Pinnell (City)
Advises that higher density development may be required with
new minimum density requirements.However, floor space ratio
is different than height; therefore, there are more factors
involved in the calculation to meet Official Plan policies.
Garett Stevenson (City)
Explains the general density breakdown range in the Official
--8 storeys;
George Bikas
Explains that development aims to catertochangingneeds over the
(Drewlo years and that planning tools exist to allow deviations from policy
Holdings)requirements. States that the proposal addresses a transition from
adjacent high rise apartment buildings to the proposed medium rise, then
to townhouse development to be more compatible with the surrounding
neighbourhood.Concludes that the proposal follows good planning
principles and is a beneficial development.
121 Fallowfield Drive
Explains that the proposal is beneficial to Drewlo Holdings, but
is not beneficial to the community and broader public.
Garett Stevenson Concludes discussion, advises that no decisions on the proposal are
(City)
being made at this time as the meeting was designed to gather
information and concerns, and to answer any questions. Encourages
attendeesto reach out again if they have any questions, and reminds the
group of the comment sheets. Explains next steps of application process.
John Gazzola
Advises that no decisions on the proposal have been made. Hears
(Councilor)
concernsbefore a final decision is made. Council will make a decision,
and the public will have the opportunity to speak at the Planning
Committee and Council meetings. Thanks everyone for attending.
Garett StevensonThanks everyone for attending.Closes the meeting at 8:00pm.
(City)
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