HomeMy WebLinkAboutDSD-18-055 - Breithaupt Block Phase 3REPORT TO: Council
DATE OF MEETING: June 25, 2018
SUBMITTED BY: Alain Pinard, Director of Planning, 519-741-2200 x 7319
PREPARED BY: Garett Stevenson, Planner, 519-741-2200 x 7070
WARD INVOLVED: Ward 10
DATE OF REPORT: June 15, 2018
REPORT NO.: DSD-18-055
SUBJECT: Follow Up to CSD-18-051
Official Plan Amendment OP17/005/W/GS
Zone Change Application ZC17/014/W/GS
Breithaupt Block Inc., 2184647 Ontario Limited, Frederick Andrew
Dobson, Paul Raymond Taylor, Kim Taylor, & Daniel Paul Taylor
43, 47, 53, & 55 Wellington Street North, 2-12 & 26 Moore Avenue,
20 Breithaupt Street
Location Map: Subject Property
EXECUTIVE SUMMARY:
On April 16, 2018, Kitchener City Council deferred consideration of the above noted applications to the
Council meeting scheduled for June 25, 2018. The purpose of the deferral was to allow further
discussion/negotiations between neighbourhood residents, city planners and developers.
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8.a.1
ThePlanning Division received a revised development concept and presented it to the community at a
drop-in information meeting on June 5, 2018. At that meeting, interested residents provided oral
comments to Planning Staff and some followed with additional written comments, attached as Appendix
While Planning staff remain supportive of the Recommendations of Report CSD-18-051, Planning staff
have also prepared a revised Official Plan Amendment and amending Zone Change by-law, attached to
supportive of the Recommendations noted below as the revised Official Plan Amendment and Zone
Change amendment achieve similar planning objectives but with a slightly different built form. If approved,
the Recommendations of this report would permit the revised concept, being a ten storey office building, a
five storey parking garage, a new privately owned and maintained parkette (POMPA) at the corner of
Moore Avenue and Wellington Street North, and the reconfiguration of the existing lane.
RECOMMENDATION:
A.That Official Plan Amendment Application OP17/005/W/GS for Breithaupt Block Inc.,
2184647 Ontario Limited, Frederick Andrew Dobson, Paul Raymond Taylor, Kim Taylor, &
Daniel Paul Taylor requesting a change in designation from General Industrial
Employment and Low Rise Residential to Mixed Use with Specific Policy Area 39 to
permit a mixed use development on the parcel of land specified and illustrated on
Report DSD-18-055as
Waterloo for approval; AND
B.That Zone Change Application ZC17/014/W/GS for Breithaupt Block Inc., 2184647 Ontario
Limited, Frederick Andrew Dobson, Paul Raymond Taylor, Kim Taylor, & Daniel Paul
Taylor requesting a change from Residential Five (R-5) with Special Use Provision 129U
& 411U and Industrial Residential Zone (M-1) to High Intensity Mixed Use Corridor (MU-3)
with Special Regulation Provisions 716R, 717R, & 718R and Special Use Provisions465U
and 468U on the parcel of land specified and illustrated on Map No. 1, be approved in the
-DSD-18-
055
C.That the Urban Design Brief dated February 2018, and attached to Report CSD-18-051 as
through the Site Plan Approval process; AND
D.That Kitchener City Council declare as surplus to City needs and sell at fair market value
to Breithaupt Block Inc. and/or 2184647 Ontario Limited, a portion of the laneway
between Moore Avenue and Waterloo Street illustrated on the Map of Proposed Lane
Closure, attached to Report CSD 18-
E.That Planning staff be directed to involve a number of interested residents who reside or
own property immediately adjacent to the proposed parking garage, in the review of the
building façade treatments (elevation plan review), at the site planning stage: AND
FURTHER
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F.That Planning staff be directed to involve a number of representatives from the
community in the review of the design of the privately owned and maintained publically
accessible parkette (amenity area) plans at the corner of Moore Avenue and Wellington
Street North, at the site planning stage.
REPORT:
Planning staff received a revised development concept and presented it to the community at a drop-in
Neighbourhood Information Meeting (NIM) on June 5, 2018. At that meeting, interested residents
provided oral comments to Planning staff and provided additional written comments, attached as Appendix
The development concept presented to the Planning and Strategic Initiatives Committee on April 9, 2018
and to Council on April 16, 2018, has been revised as follows:
The height of the tower has been reduced by two storeys, reducing the overall height from 60
metres to 49.6 metres.
The width and depth of the office building has increased and the building is now closer to
Breithaupt Street and Moore Avenue. New floor area is shown on floors one through ten of the
office tower (larger floor plates).
Three areas have been identified for potential additional floor area, including: redesigning the
recessed corner entry at Moore Avenue and Breithaupt Street; between the office tower and the
parking garage above the proposed new lane, and between the parking garage and Breithaupt
Street. In all cases, any additional floor area would be located within the proposed 50 metres
(office tower) and 18 metres (parking garage) height limits.
To provide for greater flexibility in the ultimate design of the floor plates and the potential for
additional floor area noted above, the FSR is now requested to be up to 4.5, rather than 4.2.
The parking garage has been setback from the exterior side yard by 0.685 metres and the yard
abutting the lane by 0.964 metres.
ADDITIONAL NEIGHBOURHOOD COMMENTS:
In addition to written comments attached to Report CSD-18-051, Planning staff have attached all
written submissions received between March 7, 2018 and June 15, 2018 Some of
these comments were submitted in advance of the preparation of the revised concept. Oral comments
were received at the second NIM on June 5, 2018. Further discussion on the comments received from
community members during the additional consultation on these applications is outlined in greater detail
below.
Any comments received after June 15, 2018 will be provided directly to Council in advance of the June
25, 2018 Council meeting. Copies of these comments will form part of the public record and can be
obtained upon request.
8.a.3
Revised Office Tower Building Height
Attendees of the second NIM expressed mixed initial reactions on the revised development concept,
some appreciated the compromise and others felt it was still too tall. Some residents felt that the
building should be six storeys in height.
The revised development concept is similar to the previous version; however the office building is
approximately 10 metres shorter and slightly deeper and wider. Planning staff are confident that the
lding Guidelines and further
refinement of the building will occur at the site planning stage.
The revised by-law has been amended to reduce the maximum height of the office building to 50
metres. Additionally, 0.0 metre setbacks are proposed for Moore Avenue and Breithaupt, rather than
1.5 metres, to accommodate the wider and deeper floor plates.
Residential Uses/Zoning along Wellington Street North
Comments were received suggesting that the portion of the subject lands between Wellington Street
North and the existing lane be zoned to permit low density residential uses which are targeted to
families, rather than empty nesters and young singles. It was suggested that not permitting residential
uses in this location could lead to speculative land purchases, additional deterioration of the housing
stock, new low-quality rental housing, the erosion of the neighbourhood, and the devaluation of
property value due to the increased risk of the conversion of the remainder of the neighbourhood.
The Innovation Employment land use designation discussed in the PARTS Central Plan is a new
land use district may include residential uses to provide for a transition between the Low Rise
Residential land use designation and Mixed Use and Innovation District land use designations, where it
can be demonstrated that the residential use is compatible with Innovation Employment uses on the
subject lands and adjacent lands. The initial application did not specifically seek permission for
residential uses and the current owner does not intendto develop the site with residential uses.
Planning staff have further considered the opportunity for residential uses along Wellington Street North
within a mixed-use building fronting the parkette and the revised zoning by-law, attached to this report
, permits residential uses on the lands between Wellington Street North and the lane.
As part of the special use provision, residential uses would be subject to a Record of Site Condition, as
required by the Ministry of the Environment and Climate Change, as the lands were previously used for
automobile parking. Proposed residential uses now include: Duplex Dwelling, Dwelling Unit, Home
Business, Multiple Dwelling, Residential Care Facility, Single Detached Dwelling, Street Townhouse
Dwelling, and Tourist Home.
Updated Shadow Study & Impacts
Planning staff received comments that the shadows would shade the neighbourhood in the winter
months. Updated Revised shadow studies have been provided for the revised development concept
of this report.
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Building Guidelines for shadow impacts, as there is at least five cumulative hours of direct sunlight for
both the March and September equinoxes, and the reduction in height of 10 metres has reduced the
length of some shadows. While the shadows are greater in length during the winter months, the
shadows do travel across the neighbourhood from west to east. An updated shadow study will be
required, along with an updated 3D Model, at the site planning stage to confirm potential shadow
impacts.
Parking Garage Design & Setback
Planning staff received varying comments and suggestions on the setback of the parking garage from
the lane. Some residents wanted a setback that would accommodate snow storage but not be large
enough to become a social gathering space. Planning staff also heard suggestions about setting the
garage back to provide a sidewalk along the lane as part of a placemaking opportunity. Some
residents suggested that stepbacks be applied for upper storeys, or that the building mass could be
softened with landscaping or wall treatments. Some residents also questioned whether there is an
appropriate transition between the neighbourhood and the parking garage.
With agreement from the Developer, Planning staff are recommending that Council direct staff to work
with residents who reside or own property immediately adjacent to the lane, in the review of the building
elevations at the site planning stage. The garage setback currently shown provides room for façade
treatments which could include a living wall. There have been no detailed design submissions made to
the City on the garage design, as this level of detail is typically addressed at the site planning stage.
for the parking garage, attached as Appendix Planning staff have reviewed other lanes in the
Breithaupt Mount Hope neighbourhood and observed that the typical function of the lanes in the
neighbourhood is utilitarian, providing access to the rear yard and rear yard parking or garages. Many
of the lanes are lined with tall privacy fences, expansive driveways or parking pads, as well as blank
garage walls and doors. Typically, in neighbourhoods with a fine grid street pattern with street facing
and ground oriented land uses, the sidewalks adjacent to the streets are the more pleasing pedestrian
connections through the neighbourhood. Planning staff recommend that any placemaking opportunities
be directed to the publically accessible and highly visible parkette space along Wellington Street North.
The parking structure will transition between the dwellings on Wellington Street North and the taller first
phase of the Breithaupt Block; as well as between the dwellings on Breithaupt and Waterloo Streets
and the taller proposed office tower.The subject lands are also a transition between the stable
neighbourhood and locations planned for large scaled development and redevelopment within the
Urban Growth Centre (Downtown), the future HUB, SIXO, and along the King Street West Mixed Use
Corridor.
The revised by-law now includes a requirement to provide a 0.75 metre (minimum) setback from the
property line of the lane and the exterior side yard.
Snow Removal
A resident on Wellington Street North expressed concern about the snow removal operations for the
proposed reconfigured lane. There were also concerns that the new north-south lane would not be
adequately sized to handle the volume of vehicle traffic to this site or the delivery trucks that would
service the future building.
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and has confirmed that the City can continue to operate and maintain the lane, including snow removal.
Access rights for the public will be maintained during and after construction. The current lane is only
one-way travel, from Waterloo Street to Moore Avenue. There is no change proposed in this regard.
The new lane, from Wellington Street North to Breithaupt Street, will be subject to detailed design at the
site planning stage and will be des-way private driveway standards. Additionally,
at the site planning stage, detailed truck turning plans will be required and will be reviewed by
Transportation Services staff, to ensure that the existing and proposed lanes will adequately function.
Privately Owned and Maintained Publically Accessible (POMPA) Parkette
Some residents expressed concern about the initial renderings and design of the parkette along
Wellington Street North. While some residents liked the idea of the parkette, there was some concern
about the space becoming an opportunity for negative behaviour. Some residents preferred to eliminate
the parkette altogether and have residential development in the same location. Other residents
suggested the parkette could be used for a restaurant or café patio space. Some residents were
concerned that public access would not be maintained, and some comments were received suggesting
that part of the parkette will not be useable with the parking access ramp located within it.
The proposed site-specific zoning requires that any future building be setback 15 metres from the
streetline along Wellington Street North to provide an at-grade privately owned and maintained
publically accessible parkette. The parkette is proposed to be maintained by the Owner and public
access will be secured through an easement prior to final site plan approval. The publically accessible
parkette was included in the overall design of the site to create a gathering point for social interaction
and to act as a transition between the residential development and the office building. The Applicant
included precedent images in the Urban Design Brief (attached to Report CSD-18-051 as Appendix
e landscape designas part of the parkette
amenity.
The proposed base zoning, High Intensity Mixed Use (MU-3), permits several uses including
restaurants. The ultimate uses of the building, or portions thereof, will be determined by the Developer
and/or future lease and tenant arrangements. The parkette will have public access and Planning staff
are recommending that the detailed design of that space be further reviewed with the community at the
site planning stage as discussed above.
The Developer has agreed to involve a number of representatives from the community in the review of
the parkette plans at the corner of Moore Avenue and Wellington Street North, at the site planning
ultimate approval authority for the design of
the parkette, however input and suggestions will be solicited from the community as part of the process.
Comprehensive Transportation and Traffic Analysis
At the second NIM, some residents expressed concerns that the Transportation Impact Study should
address the existing traffic as well as potential traffic generated from other potential developments.
A Transportation Impact and Demand Management Study, prepared by Paradigm Transportation
Solutions Limited, was prepared to support the proposed development. As part of that study, traffic
volumes were counted at the proposed driveway locations (for movements into the parking area) and
on Wellington Street North and Waterloo Street. Background growth rates were determined with
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information from the Region of Waterloo for the ION corridor. The growth forecasts include traffic
volumes before the ION is built, after ION is built, and long range forecasts for 2031 and 2036.The
proposed traffic generation of the proposed development was evaluated against these different criteria.
One of the initial recommendations from the report was to establish a left turn lane with 15.0 metres of
storage on Wellington Street North into the new private laneway. The feasibility of this occurring is
unlikely, so City Transportation staff requested that additional evaluation be completed without the left
turn lane and that traffic be allocated to other entries. When this evaluation was completed,
Transportation staff had no objections to the proposed Official Plan Amendment and Zone Change
applications and are satisfied with the lane reconfiguration, subject to detailed design at the site
planning stage (see Appendix E of Report CSD-18-051).The two accesses to the parking garage will
accommodate a majority of the vehicle parking on site. One access is located internal to the site and
the second access directly from Breithaupt Street. The ramp to the smaller underground parking under
the office tower is located towards Wellington Street North.
Site Light and Light Pollution
Some commenters highlighted concern about the potential for light pollution from the office building,
outdoor lighting, and the parking garage lighting.
garage will have to be designed to avoid light spill onto the adjacent properties. Low level or motion
censored lighting will be explored through the CPTED review, at the site planning stage, to ensure that
areas that are less publically visible are well lit.
Loading Area
Some residents who live on Wellington Street North expressed concerns about the location of the
loading area and any potential noise generated from air brakes and back up beeping from delivery
trucks.
Noise mitigation measures will be evaluated at the site planning stage which will specifically evaluate
any loading associated noise generation sources, as well as any potential noise mitigation required for
the HVAC systems. At the site planning stage, truck turning plans will be required to show the travelled
path of the delivery vehicles to ensure maneuverability of the site and the access.
CONCLUSION:
Planning staff remain supportive of the recommendation of Report CSD-18-051, however,Planning
staff have prepared a revised Official Plan Amendment and amending zoning by-law attached as
Appendixes. These revised documents, if approved, would regulate the future
development to a built form that is in keeping with the revised development concept attached to this
report. Planning staff are also supportive of the Recommendations noted in this report as the revised
Official Plan Amendment and amending Zone Change by-law achieve similar planning objectives but with
a slightly different built form. Planning staff also recommend that given the interest of the
neighbourhood, and the willingness of the Developer to participate, that Council direct Planning staff to
work with key representatives of the community and the adjacent residents and property owners along
Wellington Street North, on the proposed design of the parkette and parking garage. Staff Report CSD-
8.a.7
18-051 should be read in conjunction with this report for a comprehensive planning analysis of the
applications.
REVIEWED BY: Della Ross, Manager of Development Review
ACKNOWLEDGED BY: Justin Readman, General Manager, Development Services
ATTACHMENTS:
Revised OPA and OPA Map
-law & Map No. 1
8.a.8
DSD-18-055
AMENDMENT NO. 2 TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
Breithaupt Block Phase 3
8.a.9
AMENDMENT NO. 2 TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
Breithaupt Block Phase 3
INDEX
SECTION 1 TITLE AND COMPONENTS
SECTION 2 PURPOSE OF THE AMENDMENT
SECTION 3 BASIS OF THE AMENDMENT
SECTION 4 THE AMENDMENT
APPENDICES
APPENDIX 1 Notice of the Meeting of Planning and Strategic Initiatives
Committee of April 9, 2018
APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives
Committee April 9, 2018
APPENDIX 3 Minutes of the Meeting of City Council April 16, 2018
APPENDIX 4 Minutes of the Meeting of City Council June 25, 2018
8.a.10
AMENDMENT NO. 2 TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER
SECTION 1 TITLE AND COMPONENTS
This amendment shall be referred to as Amendment No. 2 to the Official Plan of the City of Kitchener.
This amendment is comprised of Sections 1 to 4 inclusive.
SECTION 2 PURPOSE OF THE AMENDMENT
The purpose of the Official Plan Amendment is change the land use designation and amend Map 3 as
well as to add a site specifc policy area and amend Map 5 to permit the development of the subject
lands with a newmixed-use office and commercial development.
The amendment comprises of the following changes:
Map 3 is amended by changing the land use designation from General Insutrial Employment
and from Low Rise Resdiential to Mixed Use,
Map 5 is amended by adding Specific Policy Area 39,
Adding Policy 15.D.12.39to Section 15.D.12to permit a maximum Floor Space Ratio of 4.5.
SECTION 3 BASIS OF THE AMENDMENT
The subject lands are currently designated as General Industrial Employment and Low Rise
Residential in the 2014 Official Plan.
The current General Industrial land use designation from the 1994 plan was brought forward into the
2014 plan as General Industrial Employment. The Low Rise residential land use designation is also
carried forward from the 1994 plan and permits a variety of low density residential uses and
neighbourhood scaled compatible non-residential uses.
The existing Secondary Plans were not reviewed as part of the 2014 Plan as station area planning
exercises were contemplated for large portions of the Secondary Plan areas. While the subject
lands are not within a Secondary Plan area, they were identified as a Major Transit Station Area
Major Transit Station Area Intensification Areas are planned to accommodate growth through
development to support existing and planned transit and rapid transit service levels, while preserving
stable residential neighbourhoods which are not the primary focus for intensification.
Official Plans. The Official Plan for the City of Kitchener was adopted by Kitchener City Council on
June 30, 2014 and approved by the Region of Waterloo on November 19, 2014. While some
policies remain under appeal, including the Major Transit Station Area Intensification Area urban
structure component and the General Industrial Employment and Mixed Use land use designations,
the balance of the plan is now in force and effect, with an in effect date of September 23, 2015,
being the date the appeal to the entire 2014 Official Plan was withdrawn. Where policies of the 2014
Official Plan were specifically appealed, those specific policies are not in effect.
Planning staff are recommending that the land use designation for the subject lands be amended to
Mixed Use. However, the Mixed Use land use designation is under appeal in the 2014 Official Plan.
Until such time as the new Mixed Use land use designation is fully implemented, the Mixed Use
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Node land use designation from the 1994 Official Plan would apply with the approval of Official Plan
Amendment application outlined in Pl
For lands designated as Mixed Use, permitted non-residential uses include compatible commercial
uses such as, but not limited to, retail, commercial entertainment, restaurants, financial
establishments, personal services, office, health-related uses such as health offices and health
clinics and institutional uses such as daycare facilities, religious institutions, and educational
establishments but not including elementary schools, social service establishment, and studio and
artisan-related uses.
As the Mixed Use land use designation from the 2014 Official Plan is under appeal, with approval of
policies from the 1994 Official Plan would apply to the subject property. The Mixed Use Node land
designation is also appropriate for the subject lands. The policies are quite similar to the Mixed Use
land use designation policies in the 2014 Plan. Lands designated as Mixed Use Node are planned
to be developed with intensive, transit supportive development in a compact form.
The Floor Space Ratio for all new residential or mixed use building developments with the Major
Transit Station Area shall be a minimum of 0.6 and a maximum 4.0. Area Specific/Site Specific
Policy Area 39 is proposed to permit a total FSR of 4.5. Site specific zoning regulations and well as
a Council-adopted proponent prepared Urban Design Breif will ensure that the ultimate development
is compatible with the surrounding community.
Section 13.C.3.12 of the 2014 Plan provides direction for development applications in advance of the
full implementation of
Amendment will permit the development of the subject lands with a mixed-use development that is in
a compact form with uses that are transit supportive. The proposed development is located within
walking distance to the future multi-modal transit hub at King and Victoria Streets, the planned
intensification corrid
The Official Plan Amendment and Zone Change applications have been reviewed in consultation
with the Council-adopted Planning Around Rapid Transit Station Areas (PARTS) Central Plan. While
the proposed land use designation differs from the Central PARTS Preferred Plan, the concept of
locating employment uses in a compact form that is buffered from the low rise residential
neighbourhood is largely achieved with the proposed site specific permitted uses and set back
regulations.
The 2014 Plan permits the conversion of employment lands to other non-industrial employment
uses. Policy 15.D.12.22 permits lands to convert to other non-industrial employment uses or non-
employment uses without the requirement for a municipal comprehensive review provided the
proposal is in accordance with the Transit-Oriented Development Policies in the Section 13.C.3.
Since the approval of the 2014 Official Plan, new policies came into effect in the 2017 update to the
Growth Plan for the Greater Golden Horseshoe which requires a Municipal Comprehensive Review
to be completed by the Region of Waterloo to permit the conversion of employment lands to other
non-industrial employment uses. In 2010, as part of the Official Plan review, the City undertook the
Comprehensive Review of Employment Lands study (CREL). The purpose of the study was to
complete a provincially mandate
employment lands (industrial lands) to ensure that the City has sufficient lands to meet long term
industrial employment needs, to protect prime industrial employment lands and to identify industrial
employment lands that are suitable for conversion to other employment uses and non-employment
uses. The study recommended that lands identified within the Urban Growth Centre and Major
Transit Station Areas were not required to be retained for employment uses for the purposes of
accommodating the employment projections. As a result, planning applications for employment
lands conversions could be considered and processed in these specific areas, provided that each
application demonstrate how the proposed development will meet the objectives of any Provincial or
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Regional policies associated with such areas.The proposed development is in accordance with the
Transit-Oriented Development Policies in the Section 13.C.3 of the Official Plan as it will facilitate a
development that promotes a walkable and transit-suportive employment use. The development
concept is compact and within walking distance of the King and Victoria Street multi-modal transit
station. The proposed building, streetscapes, and publically accessible parkette will be support a
high quality public realm which will enhance the identity of the area and create a gathering point for
social interaction. The proposed development supports various transportation modes including
walking and cycling.
Planning staff is of the opinion that the applications comply with the Kitchner Growth Management
Strategy as it allows for the appropriate intensification of the subject property which better utilizes the
existing and planned infrastructure with development at a transit-supportive density.
The applications align with Provincial, Regional, and City policies and will contribute to and support
the newly constructed ION rapid transit system. Planning staff is of the opinion that the applications
conform to the Growth Plan. The development of the subject lands with a mix of uses at a density
that will support the rapid transit system.
Planning staff is of the opinion that the proposed applications are consistent with the PPS as they
will facilitate the development of the subject property with a compact mixed-use development that is
located within walking distance to the future multi-modal transit hub at King and Victoria Streets, the
Urban Growth Centre. The
proposed development will provide additional employment opportunities and will better utilizes lands
that are currently be used for surface parking.
Planning staff is of the opinion that the applications conform to the Regional Official Plan. Within the
Transit Station Areas, Reurbanization Corridors, Major Local Nodes and Urban Designated
Greenfield Areas. In general, these areas will be planned to create a more compact urban form with
a greater mix of employment, housing and services in close proximity to each other.
The applicant has also applied for a Zone Change to change the zoning the lands from Residential
Five (R-5) with Special Use Provision 129U & 411U and Industrial Residential Zone (M-1) to High
Intensity Mixed Use Corridor (MU-3) with Special Regulation Provisions 716R, 717R, & 718R and
Special Use Provisions 465U and 468U. Special Use Provision 465U prohibits certain non-
employment commercial type uses that are more appropriate for a mixed use corridor, providing
further direction for innovation employment type uses. Special Use Provision 468U permits
compatible residential uses along Wellington Street North. Special Regulation Provisions 716R,
717R, and 718R define the location of the front yard along Breithaupt Street as well as podium and
tower setbacks, stepbacks, and heights along Wellington Street. Regulations on site specific vehicle
and bicycle parking standards, maximum FSR, and building height are also further regulated.
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SECTION 4 THE AMENDMENT
1. The City of Kitchener Official Plan is hereby amended as follows:
a) Part D, Section 15.D.12 is amended by adding Site Specific Policy Area 15.D.12.39
as follows:
15.D.12.39. Breithaupt Block Phase 3
Notwithstanding the Mixed Use land use designation and policies, on
the lands municipally known as 43, 47, 53 and 55 Wellington Street
North, 2-12 and 26 Moore Avenue, and 20 Breithaupt street, a
maximum Floor Space Ratio of 4.5 will be permitted.
b) Amend Map No. 3 Land Use by:
i)General Industrial
Employment and Low Rise Residential, as shown on the attached Schedule
c) Amend Map No. 5 Specific Policy Areas by:
i) Adding Specific Policy Area 39to the subject lands as shown on the attached
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8.a.14
APPENDIX 1 Notice of the Meeting of Planning and Strategic Initiatives
Committee of April 9, 2018
Advertised in The Record March 16, 2018
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
A PROPOSED OFFICIAL PLAN AMENDMENT AND AMENDMENTS TO THE KITCHENER ZONING BY-LAW
UNDER SECTIONS 17, 22 AND 34 OF THE PLANNING ACT
Breithaupt Block Phase 3
The City of Kitchener has received an application for an Official Plan Amendment for the lands shown above to
change the land use designation from General Industrial Employment and Low Rise Residential to Mixed Use with
Special Policy Area 39 to permit a maximum Floor Space Ratio (FSR) of 4.2. The City has also received a Zone
Change Application to change the zoning from Residential Five (R-5) with Special Use Provisions 128U &411U and
Industrial Residential Zone (M-1) to High Intensity Mixed Use Corridor (MU-3) with Special Use and Special
Regulation Provisions to permit a new 12 storey office and commercial development.
The public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council which
deals with planning matters, on:
MONDAY, APRIL 9, 2018 at 7:00 P.M.
nd
COUNCIL CHAMBERS, 2 FLOOR, CITY HALL
200 KING STREET WEST, KITCHENER.
Any person may attend the public meeting and make written and/or verbal representation either in support of, or in
opposition to, the above noted proposals. If a person or public body would otherwise have an ability to appeal the
decision of the City of Kitchener to the Local Planning Appeal Tribunal, but the person or public body does not
make oral submissions at a public meeting or make written submissions to the City of Kitchener prior to
approval/refusal of these proposals, the person or public body is not entitled to appeal the decision.
ADDITIONAL INFORMATION is available by contacting the staff person noted below, viewing the staff report which will
be available approximately 10 days before the meeting (https://calendar.kitchener.ca/council - click on the meeting date
th
in the calendar, scroll down & select meeting), or in person at the Planning Division, 6 Floor, City Hall, 200 King Street
West, Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday).
Garett Stevenson, Planner - 519-741-2200 ext.7070 (TTY: 1-866-969-9994); garett.stevenson@kitchener.ca
8.a.15
APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives
Committee April 9, 2018
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APPENDIX 3 Minutes of the Meeting of City Council April 16, 2018
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APPENDIX 4 Minutes of the Meeting of City Council June 25, 2018
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DSD-18-055
Appendix B
PROPOSED BY LAW
June 15,2018
BY-LAW NUMBER ___
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a by-law to amend By-law 85-1, as amended, known as
the Zoning By-law for the City of Kitchener
-Breithaupt Block Inc., 2184647 Ontario Limited, Frederick Andrew
Dobson, Paul Raymond Taylor, Kim Taylor, Daniel Paul Taylor
Breithaupt Block Phase 3)
WHEREAS it is deemed expedient to amend By-law 85-1 for the lands specified above;
NOW THEREFORE the Council of the Corporation of the City of Kitchener enacts as
follows:
1.Schedule Numbers 74 and 84 o-law Number 85-1are hereby amended
by changing the zoning applicable to the parcel of land specified and illustrated as Area 1 on
Map No. 1, in the City of Kitchener, attached hereto, from Residential Five Zone (R-5) with
Special Use Provision 129U to High Intensity Mixed Use Corridor Zone (MU-3) with Special
Use Provision 468Uand Special Regulation Provisions 716R and 717R.
2.Schedule Numbers 74 and 84 -law Number 85-1are hereby amended
by changing the zoning applicable to the parcel of land specified and illustrated as Area 2 on
Map No. 1, in the City of Kitchener, attached hereto, from Residential Five Zone (R-5) with
Special Use Provision 411U to High Intensity Mixed Use Corridor Zone (MU-3) with Special
Use Provision 468U and Special Regulation Provisions 716R and 717R.
3.Schedule Numbers 74 and 84 -law Number 85-1are hereby amended
by changing the zoning applicable to the parcel of land specified and illustrated as Area 3 on
Map No. 1, in the City of Kitchener, attached hereto, from Industrial Residential Zone (M-1) to
High Intensity Mixed Use Corridor Zone(MU-3) with Special Use Provision 465U and Special
Regulation Provisions 716R and 717R.
4.-law Number 85-1are hereby amended
by changing the zoning applicable to the parcel of land specified and illustrated as Area 4 on
Map No. 1, in the City of Kitchener, attached hereto, from Industrial Residential Zone (M-1) to
8.a.21
High Intensity Mixed Use Corridor Zone(MU-3) with Special Use Provision 465U and Special
Regulation Provisions 716R and 718R.
5. Schedule Numbers 74 and 84 -law Number 85-1are hereby further
amended by incorporating additional zone boundaries as shown on Map No. 1 attached
hereto.
6.-law 85-1 is hereby amended by adding Section 465 thereto as follows:
465. Notwithstanding Section 55.1 of this By-law, within the lands zoned MU-3 as shown
on Schedules 74 and 84 s affected by this section, the following
uses are prohibited;
Commercial Entertainment
Conference or Convention Facility
Duplex Dwelling
Dwelling Unit
Home Business
Hospice
Hotel
Lodging House
Multiple Dwelling
Museum
Private Club or Lodge
Religious Institution
Residential Care Facility
Single Detached Dwelling
Street Townhouse Dwelling
Tourist Home
7.-law 85-1 is hereby amended by adding Section 468 thereto as follows:
468.i. Notwithstanding Section 55.1 of this By-law, within the lands zoned MU-3 as
following uses are prohibited;
8.a.22
Commercial Entertainment
Conference or Convention Facility
Hotel
Lodging House
Museum
Private Club or Lodge
Religious Institution
ii.Notwithstanding Sections 55.1 of this By-law, within the lands zoned MU-3 as
shown on Schedules 74and 84tion, the
following uses shall not be permitted unless the City of Kitchener has received
acknowledgment from the Ministry of the Environment advising that a Record
of Site Condition has been completed in accordance with the relevant Ontario
legislation;
Duplex Dwelling
Home Business
Hospice
Lodging House
Multiple Dwelling
Private Home Day Care
Residential Care Facility
Single Detached Dwelling
Street Townhouse Dwelling
Tourist Home
8.-law 85-1 is hereby amended by adding Section 716 thereto as follows:
716. Notwithstanding Sections 6.1.2a), 6.1.2b), 6.1.2d), and 55.2 of this By-law, within
the lands zoned High Intensity Mixed Use Corridor Zone (MU-3), shown as affected
by this subsection, on Schedules74 and 84 of A,a mixed-use
development shall be permitted in accordance with the following:
a.The required off-street parking for all uses shall be 1 parking space per 93
space metres of gross floor area.
8.a.23
b. A minimum of 1 bicycle parking space, which is either in a building or
structure or within a secure area such as a supervised parking lot or
enclosure with a secure entrance or within a bicycle locker, per 333 square
metres of gross floor area of all uses shall be provided.
c. A minimum of 1bicycle parking space, which is located in accessible and
highly visible locations near the entrance of a building and are accessible to
the general public, per 500 square metres of gross floor area of all uses
shall be provided.
d. The front yard shall be the lot line abutting Breithaupt Street.
e. The maximumFloor Space Ratio shall be 4.5.
9. -law 85-1 is hereby amended by adding Section 717 thereto as follows:
17. Notwithstanding Sections 55.2 of this By-law, within the lands zoned High Intensity
Mixed Use Corridor Zone (MU-3), shown as affected by this subsection, on
Schedules 74 and 84 -use development shall be permitted
in accordance with the following:
a. The rear yard shall be lot line abutting Wellington Street North.
i. The minimum rear yard abutting a street along Wellington Street
North for any portion of a building with a height less than 21.0 metres
shall be 15.0 metres.
ii. The minimum rear yard abutting a street along Wellington Street
North for any portion of a building with a height greater than 21.0
metres shall be 31.5 metres.
b. A building used for access to underground parking which is combined with an
amenity or landscape feature shall not be subject to regulation a. above.
c. The maximum building height is 50 metres.
8.a.24
d. The minimum front yard setback from Breithaupt Street and the minimum
side yard abutting a street setback from Moore Avenue shall be 0.0 metres.
10. -law 85-1 is hereby amended by adding Section 718 thereto as follows:
Notwithstanding Sections 55.2 of this By-law, within the lands zoned High Intensity
Mixed Use Corridor Zone (MU-3), shown as affected by this subsection, on
Schedules 74 and 84 -use development shall be permitted
in accordance with the following:
a. The maximum building height is 18 metres.
b. The minimum exterior side yard and the minimum setback from the lane shall
be
11. This By-law shall come into effect only upon approval by the Minister of Municipal Affairs
and Housing, or his/her delegate, of Official Plan Amendment No. 2,Breithaupt Block
Phase 3,but upon such approval, the provisions hereof affecting such lands shall be
deemed to have come into force on the date of passing hereof.
PASSED at the Council Chambers in the City of Kitchener this ______day of
___________,2018
_____________________________
Mayor
_____________________________
Clerk
8.a.25
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SCHEDULE 74
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SCHEDULE 75 R1
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8.a.35
4,126 s.f.
Total Area27,393 s.f.29,690 s.f.29,690 s.f.29,690 s.f.15,499 s.f.28,711 s.f.28,711 s.f.28,711 s.f.28,711 s.f.28,711 s.f.279,643 s.f.(25,989 s.m.)Total Area32,881 s.f.37,035 s.f.32,824
s.f.32,824 s.f.32,824 s.f.5,720 s.f.174,108 s.f.(16,181 s.m.)453,751 s.f.(42,170 s.m.)
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Parking32,881 s.f.32,985 s.f.32,824 s.f.32,824 s.f.32,824 s.f.5,720 s.f.170,058 s.f.(15,805 s.m.)
(9,857 s.m.)(40,154 s.m.)
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106,063 s.f. 432,053 s.f. 4.07 - 4.502,157 s.m./9,857 s.m. (22%)49.6 m 42 Spaces171 Spaces100 Spaces (incl. surface pkg.)101 Spaces101 Spaces101 Spaces 30 Spaces646 Spaces266 Spaces380
Spaces (Ratio 1.36 Spaces / 1,000 s.f.)(1.36 Spaces / 93 s.m.)
Retail5,258 s.f.4,126 s.f.9,384 s.f.(872 s.m.)Retail4,050 s.f.4,050 s.f.(377 s.m.)
Proposed Project Areas Office Structure L1L2L3L4L5L6L7L8L9L10P.G.Total Parking Structure L0L1L2L3L4L5TotalTotal Project Area Project Data Lot AreaBuilding Floor Area(-21,698 s.f. for
parking below grade)Floor Space Ratio (FSR)Landscaped Open SpaceBuilding Height Parking Information P1L0L1L2L3L4L5TotalCurrent Parking LoadNew Parking
555013050130505550
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10700
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2600
29
10700
42
10700
10700
12500
3000
12000
9000
12000
3000
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8.a.36
4,126 s.f.
Total Area27,393 s.f.29,690 s.f.29,690 s.f.29,690 s.f.15,499 s.f.28,711 s.f.28,711 s.f.28,711 s.f.28,711 s.f.28,711 s.f.279,643 s.f.(25,989 s.m.)Total Area32,881 s.f.37,035 s.f.32,824
s.f.32,824 s.f.32,824 s.f.5,720 s.f.174,108 s.f.(16,181 s.m.)453,751 s.f.(42,170 s.m.)
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Office22,135 s.f.29,690 s.f.29,690 s.f.29,690 s.f.15,499 s.f.28,711 s.f.28,711 s.f.28,711 s.f.28,711 s.f.28,711 s.f.270,259 s.f.(25,117 s.m.)
Cvjmejoh!Uisff
Parking32,881 s.f.32,985 s.f.32,824 s.f.32,824 s.f.32,824 s.f.5,720 s.f.170,058 s.f.(15,805 s.m.)
(9,857 s.m.)(40,154 s.m.)
Uif!Csfjuibvqu!Cmpdl
106,063 s.f. 432,053 s.f. 4.07 - 4.502,157 s.m./9,857 s.m. (22%)49.6 m 42 Spaces171 Spaces100 Spaces (incl. surface pkg.)101 Spaces101 Spaces101 Spaces 30 Spaces646 Spaces266 Spaces380
Spaces (Ratio 1.36 Spaces / 1,000 s.f.)(1.36 Spaces / 93 s.m.)
Retail5,258 s.f.4,126 s.f.9,384 s.f.(872 s.m.)Retail4,050 s.f.4,050 s.f.(377 s.m.)
Proposed Project Areas Office Structure L1L2L3L4L5L6L7L8L9L10P.G.Total Parking Structure L0L1L2L3L4L5TotalTotal Project Area Project Data Lot AreaBuilding Floor Area(-21,698 s.f. for
parking below grade)Floor Space Ratio (FSR)Landscaped Open SpaceBuilding Height Parking Information P1L0L1L2L3L4L5TotalCurrent Parking LoadNew Parking
555013050130505550
Mfwfm!1 Tdbmf!2;611
946
964
10468
112120
12500
121
91
6700
131
111
up
1.3% Slope
7300
10700
7300
3390
dn
5% Slope
5500
Space
ELEV.
M.RM.10700
Typ. Parking
2600
10700
130
Ibudife!Bsfb
pg!GTS!Dbmdvmbujpo
Fydmvefe!gps!Qvsqptf
50
143
43
10700
684
10700
10358
49
92
7060
28226
12500
61
69
ELEV.
M.RM.
3297
UNEXCAVATED
ELEV.
M.RM.
3000
639616
12000
7300
8500
34008500
600615
BF
3352 Space
5500
Typ. BF Parking
RM.
ELEV.
9000
MACH.
2034
Ibudife!Bsfb
BFBF
pg!GTS!Dbmdvmbujpo
Fydmvefe!gps!Qvsqptf
TICKET
591
599
UP
7300
12000
570590
MECH.ROOM
3000
139001229
900090009000900090009000900090009000
8.a.37
4,126 s.f.
Total Area27,393 s.f.29,690 s.f.29,690 s.f.29,690 s.f.15,499 s.f.28,711 s.f.28,711 s.f.28,711 s.f.28,711 s.f.28,711 s.f.279,643 s.f.(25,989 s.m.)Total Area32,881 s.f.37,035 s.f.32,824
s.f.32,824 s.f.32,824 s.f.5,720 s.f.174,108 s.f.(16,181 s.m.)453,751 s.f.(42,170 s.m.)
Ljudifofs-!PO
Nbz!3:-!3129
Ofx!Efwfmpqnfou
Office22,135 s.f.29,690 s.f.29,690 s.f.29,690 s.f.15,499 s.f.28,711 s.f.28,711 s.f.28,711 s.f.28,711 s.f.28,711 s.f.270,259 s.f.(25,117 s.m.)
Cvjmejoh!Uisff
Parking32,881 s.f.32,985 s.f.32,824 s.f.32,824 s.f.32,824 s.f.5,720 s.f.170,058 s.f.(15,805 s.m.)
(9,857 s.m.)(40,154 s.m.)
Uif!Csfjuibvqu!Cmpdl
106,063 s.f. 432,053 s.f. 4.07 - 4.502,157 s.m./9,857 s.m. (22%)49.6 m 42 Spaces171 Spaces100 Spaces (incl. surface pkg.)101 Spaces101 Spaces101 Spaces 30 Spaces646 Spaces266 Spaces380
Spaces (Ratio 1.36 Spaces / 1,000 s.f.)(1.36 Spaces / 93 s.m.)
Retail5,258 s.f.4,126 s.f.9,384 s.f.(872 s.m.)Retail4,050 s.f.4,050 s.f.(377 s.m.)
Proposed Project Areas Office Structure L1L2L3L4L5L6L7L8L9L10P.G.Total Parking Structure L0L1L2L3L4L5TotalTotal Project Area Project Data Lot AreaBuilding Floor Area(-21,698 s.f. for
parking below grade)Floor Space Ratio (FSR)Landscaped Open SpaceBuilding Height Parking Information P1L0L1L2L3L4L5TotalCurrent Parking LoadNew Parking
555013050130505550
04984
964
685
5500
209217
218 12500
Space
PARKETTE
208
Typ. BF Parking
3400
BF
Tjuf!Qmbo!0!Mfwfm!2 Tdbmf!2;611
225
189
5500
Existing Lane
Space
10700
Typ. Parking
2600
dn
5% Slope
1
0
LOBBY
8
8
5
10700
TICKET
Qpufoujbm!cvjmu!gpsn!gspoujoh!qbsljoh!hbsbhf
up
2% Slope
10700
224
151
237
144
10700
RETAIL
53336
Breithaupt Street
7
10700
9
190
5
7
2
645
640
2400
1
150
170
6700
New Lane
17810
161
22861
1001
12500
169162
LOBBY
Wellington Street
New Lane
LOADING
LOADING
SHIPPING/
RECEIVINGADDITIONAL AREA
3000
Qpufoujbm!nvmuj.mfwfm!dpoofdujpot!cfuxffo!qbsljoh!'!cvjmejoh
ELEC.
ROOM
4
3
4
8
INDOOR
6 LOADING
RETAIL
BF
WC
ROOM
MECH.
12000
BF
WC
WC
WC
9000
ABOVE
LOBBY
BFBFOPEN TO
WCWC
21003
PARKETTE
OFFICE
12000
Qpufoujbm!dpsofs!sf.eftjho
3000
3619
4014
1040
836101
FFO
PORD
Moore Avenue
900090009000900090009000900090009000
8.a.38
4,126 s.f.
Total Area27,393 s.f.29,690 s.f.29,690 s.f.29,690 s.f.15,499 s.f.28,711 s.f.28,711 s.f.28,711 s.f.28,711 s.f.28,711 s.f.279,643 s.f.(25,989 s.m.)Total Area32,881 s.f.37,035 s.f.32,824
s.f.32,824 s.f.32,824 s.f.5,720 s.f.174,108 s.f.(16,181 s.m.)453,751 s.f.(42,170 s.m.)
Ljudifofs-!PO
Nbz!3:-!3129
Ofx!Efwfmpqnfou
Office22,135 s.f.29,690 s.f.29,690 s.f.29,690 s.f.15,499 s.f.28,711 s.f.28,711 s.f.28,711 s.f.28,711 s.f.28,711 s.f.270,259 s.f.(25,117 s.m.)
Cvjmejoh!Uisff
Parking32,881 s.f.32,985 s.f.32,824 s.f.32,824 s.f.32,824 s.f.5,720 s.f.170,058 s.f.(15,805 s.m.)
(9,857 s.m.)(40,154 s.m.)
Uif!Csfjuibvqu!Cmpdl
106,063 s.f. 432,053 s.f. 4.07 - 4.502,157 s.m./9,857 s.m. (22%)49.6 m 42 Spaces171 Spaces100 Spaces (incl. surface pkg.)101 Spaces101 Spaces101 Spaces 30 Spaces646 Spaces266 Spaces380
Spaces (Ratio 1.36 Spaces / 1,000 s.f.)(1.36 Spaces / 93 s.m.)
Retail5,258 s.f.4,126 s.f.9,384 s.f.(872 s.m.)Retail4,050 s.f.4,050 s.f.(377 s.m.)
Proposed Project Areas Office Structure L1L2L3L4L5L6L7L8L9L10P.G.Total Parking Structure L0L1L2L3L4L5TotalTotal Project Area Project Data Lot AreaBuilding Floor Area(-21,698 s.f. for
parking below grade)Floor Space Ratio (FSR)Landscaped Open SpaceBuilding Height Parking Information P1L0L1L2L3L4L5TotalCurrent Parking LoadNew Parking
555013050130505550
Mfwfm!3 Tdbmf!2;611
685
5500
307315
316 12500
Space
306
Typ. BF Parking
3400
BF
326
284
5500
up
1.3% Slope
Space
10700
Typ. Parking
2600
dn
5% Slope
10700
325 10700
245
338
238
10700
684
10700
244
265
255
285
28090
12500
264256
ADDITIONAL AREA
81880
3000
15861
12000
20985
WC
MECH
ROOM
BF
WC
81399000
LOBBYBELOW
39885
OPEN TO
BF
ELEVATOR
WC
3385
ELEC
ROOM
COMM RM
WC
JAN
12000
OFFICE
15885
17600
3000
574
1975664280
900090009000900090009000900090009000
8.a.39
4,126 s.f.
Total Area27,393 s.f.29,690 s.f.29,690 s.f.29,690 s.f.15,499 s.f.28,711 s.f.28,711 s.f.28,711 s.f.28,711 s.f.28,711 s.f.279,643 s.f.(25,989 s.m.)Total Area32,881 s.f.37,035 s.f.32,824
s.f.32,824 s.f.32,824 s.f.5,720 s.f.174,108 s.f.(16,181 s.m.)453,751 s.f.(42,170 s.m.)
Ljudifofs-!PO
Nbz!3:-!3129
Ofx!Efwfmpqnfou
Office22,135 s.f.29,690 s.f.29,690 s.f.29,690 s.f.15,499 s.f.28,711 s.f.28,711 s.f.28,711 s.f.28,711 s.f.28,711 s.f.270,259 s.f.(25,117 s.m.)
Cvjmejoh!Uisff
Parking32,881 s.f.32,985 s.f.32,824 s.f.32,824 s.f.32,824 s.f.5,720 s.f.170,058 s.f.(15,805 s.m.)
(9,857 s.m.)(40,154 s.m.)
Uif!Csfjuibvqu!Cmpdl
106,063 s.f. 432,053 s.f. 4.07 - 4.502,157 s.m./9,857 s.m. (22%)49.6 m 42 Spaces171 Spaces100 Spaces (incl. surface pkg.)101 Spaces101 Spaces101 Spaces 30 Spaces646 Spaces266 Spaces380
Spaces (Ratio 1.36 Spaces / 1,000 s.f.)(1.36 Spaces / 93 s.m.)
Retail5,258 s.f.4,126 s.f.9,384 s.f.(872 s.m.)Retail4,050 s.f.4,050 s.f.(377 s.m.)
Proposed Project Areas Office Structure L1L2L3L4L5L6L7L8L9L10P.G.Total Parking Structure L0L1L2L3L4L5TotalTotal Project Area Project Data Lot AreaBuilding Floor Area(-21,698 s.f. for
parking below grade)Floor Space Ratio (FSR)Landscaped Open SpaceBuilding Height Parking Information P1L0L1L2L3L4L5TotalCurrent Parking LoadNew Parking
555013050130505550
Mfwfmt!4.5 Tdbmf!2;611
5500
408416
417 12500
Space
407
Typ. BF Parking
BF 3400
427
385
5500
up
1.3% Slope
Space
10700
Typ. Parking
2600
dn
5% Slope
10700
426 10700
346
439
339
10700
10700
345
366
356
386
28090
12500
365357
ADDITIONAL AREA
81880
3000
15861
OFFICE
12000
20985
WC
MECH
ROOM
BF
WC
81399000
LOBBY
BELOW
39885
OPEN TO
BF
ELEVATOR
WC
3385
ELEC
ROOM
COMM RM
WC
JAN
12000
15885
3000
540
1975664280
900090009000900090009000900090009000
8.a.40
4,126 s.f.
Total Area27,393 s.f.29,690 s.f.29,690 s.f.29,690 s.f.15,499 s.f.28,711 s.f.28,711 s.f.28,711 s.f.28,711 s.f.28,711 s.f.279,643 s.f.(25,989 s.m.)Total Area32,881 s.f.37,035 s.f.32,824
s.f.32,824 s.f.32,824 s.f.5,720 s.f.174,108 s.f.(16,181 s.m.)453,751 s.f.(42,170 s.m.)
Ljudifofs-!PO
Nbz!3:-!3129
Ofx!Efwfmpqnfou
Office22,135 s.f.29,690 s.f.29,690 s.f.29,690 s.f.15,499 s.f.28,711 s.f.28,711 s.f.28,711 s.f.28,711 s.f.28,711 s.f.270,259 s.f.(25,117 s.m.)
Cvjmejoh!Uisff
Parking32,881 s.f.32,985 s.f.32,824 s.f.32,824 s.f.32,824 s.f.5,720 s.f.170,058 s.f.(15,805 s.m.)
(9,857 s.m.)(40,154 s.m.)
Uif!Csfjuibvqu!Cmpdl
106,063 s.f. 432,053 s.f. 4.07 - 4.502,157 s.m./9,857 s.m. (22%)49.6 m 42 Spaces171 Spaces100 Spaces (incl. surface pkg.)101 Spaces101 Spaces101 Spaces 30 Spaces646 Spaces266 Spaces380
Spaces (Ratio 1.36 Spaces / 1,000 s.f.)(1.36 Spaces / 93 s.m.)
Retail5,258 s.f.4,126 s.f.9,384 s.f.(872 s.m.)Retail4,050 s.f.4,050 s.f.(377 s.m.)
Proposed Project Areas Office Structure L1L2L3L4L5L6L7L8L9L10P.G.Total Parking Structure L0L1L2L3L4L5TotalTotal Project Area Project Data Lot AreaBuilding Floor Area(-21,698 s.f. for
parking below grade)Floor Space Ratio (FSR)Landscaped Open SpaceBuilding Height Parking Information P1L0L1L2L3L4L5TotalCurrent Parking LoadNew Parking
555013050130505550
Mfwfm!6 Tdbmf!2;611
5500
12500
Space
Typ. BF Parking
BF 3400
5500
up
1.3% Slope
Space
10700
Typ. Parking
2600
dn
5% Slope
10700
10700
548
541
10700
10700
547
569
558
568
12500
31073
567559
ADDITIONAL AREA
3000
ROOF
TERRACE
12000
WC
MECH
ROOM
BF
WC
30879
9000
LOBBY
BF
ELEVATOR
WC
ELEC
ROOM
COMM RM
WC
JAN
ROOF
TERRACEOFFICE
12000
34750
4590020985
6709
3000
900090009000900090009000900090009000
8.a.41
4,126 s.f.
Total Area27,393 s.f.29,690 s.f.29,690 s.f.29,690 s.f.15,499 s.f.28,711 s.f.28,711 s.f.28,711 s.f.28,711 s.f.28,711 s.f.279,643 s.f.(25,989 s.m.)Total Area32,881 s.f.37,035 s.f.32,824
s.f.32,824 s.f.32,824 s.f.5,720 s.f.174,108 s.f.(16,181 s.m.)453,751 s.f.(42,170 s.m.)
Ljudifofs-!PO
Nbz!3:-!3129
Ofx!Efwfmpqnfou
Office22,135 s.f.29,690 s.f.29,690 s.f.29,690 s.f.15,499 s.f.28,711 s.f.28,711 s.f.28,711 s.f.28,711 s.f.28,711 s.f.270,259 s.f.(25,117 s.m.)
Cvjmejoh!Uisff
Parking32,881 s.f.32,985 s.f.32,824 s.f.32,824 s.f.32,824 s.f.5,720 s.f.170,058 s.f.(15,805 s.m.)
(9,857 s.m.)(40,154 s.m.)
Uif!Csfjuibvqu!Cmpdl
106,063 s.f. 432,053 s.f. 4.07 - 4.502,157 s.m./9,857 s.m. (22%)49.6 m 42 Spaces171 Spaces100 Spaces (incl. surface pkg.)101 Spaces101 Spaces101 Spaces 30 Spaces646 Spaces266 Spaces380
Spaces (Ratio 1.36 Spaces / 1,000 s.f.)(1.36 Spaces / 93 s.m.)
Retail5,258 s.f.4,126 s.f.9,384 s.f.(872 s.m.)Retail4,050 s.f.4,050 s.f.(377 s.m.)
Proposed Project Areas Office Structure L1L2L3L4L5L6L7L8L9L10P.G.Total Parking Structure L0L1L2L3L4L5TotalTotal Project Area Project Data Lot AreaBuilding Floor Area(-21,698 s.f. for
parking below grade)Floor Space Ratio (FSR)Landscaped Open SpaceBuilding Height Parking Information P1L0L1L2L3L4L5TotalCurrent Parking LoadNew Parking
555013050130505550
Mfwfm!7.21 Tdbmf!2;611
12500
10700
10700
10700
10700
10700
28089
12500
ADDITIONAL AREA
3000
12000
ADDITIONAL AREA
WC
MECH
ROOM
BF
WC
9000
LOBBY
39885
BF
ELEVATOR
WC
ELEC
ROOM
COMM RM
WC
JAN
OFFICE
12000
3000
31750669002985
900090009000900090009000900090009000
ADDITIONAL AREA
8.a.42
4,126 s.f.
Total Area27,393 s.f.29,690 s.f.29,690 s.f.29,690 s.f.15,499 s.f.28,711 s.f.28,711 s.f.28,711 s.f.28,711 s.f.28,711 s.f.279,643 s.f.(25,989 s.m.)Total Area32,881 s.f.37,035 s.f.32,824
s.f.32,824 s.f.32,824 s.f.5,720 s.f.174,108 s.f.(16,181 s.m.)453,751 s.f.(42,170 s.m.)
Ljudifofs-!PO
Nbz!3:-!3129
Ofx!Efwfmpqnfou
Office22,135 s.f.29,690 s.f.29,690 s.f.29,690 s.f.15,499 s.f.28,711 s.f.28,711 s.f.28,711 s.f.28,711 s.f.28,711 s.f.270,259 s.f.(25,117 s.m.)
Cvjmejoh!Uisff
Parking32,881 s.f.32,985 s.f.32,824 s.f.32,824 s.f.32,824 s.f.5,720 s.f.170,058 s.f.(15,805 s.m.)
(9,857 s.m.)(40,154 s.m.)
Uif!Csfjuibvqu!Cmpdl
106,063 s.f. 432,053 s.f. 4.07 - 4.502,157 s.m./9,857 s.m. (22%)49.6 m 42 Spaces171 Spaces100 Spaces (incl. surface pkg.)101 Spaces101 Spaces101 Spaces 30 Spaces646 Spaces266 Spaces380
Spaces (Ratio 1.36 Spaces / 1,000 s.f.)(1.36 Spaces / 93 s.m.)
Retail5,258 s.f.4,126 s.f.9,384 s.f.(872 s.m.)Retail4,050 s.f.4,050 s.f.(377 s.m.)
Proposed Project Areas Office Structure L1L2L3L4L5L6L7L8L9L10P.G.Total Parking Structure L0L1L2L3L4L5TotalTotal Project Area Project Data Lot AreaBuilding Floor Area(-21,698 s.f. for
parking below grade)Floor Space Ratio (FSR)Landscaped Open SpaceBuilding Height Parking Information P1L0L1L2L3L4L5TotalCurrent Parking LoadNew Parking
555013050130505550
Qfouipvtf Tdbmf!2;611
12500
10700
10700
10700
10700
10700
12500
3000
12000
9000
PENTHOUSE
14900
45890
12000
3000
900090009000900090009000900090009000
8.a.43
Ljudifofs-!PO
Nbz!3:-!3129
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Cvjmejoh!Uisff
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Tpvui!Fmfwbujpo Tdbmf!2;611
8.a.44
Ljudifofs-!PO
Nbz!3:-!3129
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Cvjmejoh!Uisff
Uif!Csfjuibvqu!Cmpdl
Breithaupt Street
LINE
Cvjmejoh!Tfdujpo Tdbmf!2;611
PROPERTY
MAIN
LOBBY
SECTION
EE
CC
IILOBBY
FF
ELEVATOR
FF
OOOFFICEOFFICEOFFICEOFFICEOFFICEOFFICEOFFICEOFFICE
PENTHOUSE
MECHANICAL
W/C
LANE
PARKING
BEYOND
W/C
OFFICE
ROOF
TERRACE
SETBACK
15m
31750
TOWER SETBACK
15000
SETBACK
LINE
PROPERTY
APPROXIMATEOUTLINE OFOUTRIGHT ZONING
Wellington Street
46004600460046004600560046004600460072003600
49600 MAX. BUILDING HEIGHT
8.a.45
Kvof!6-!3129
Ljudifofs-!PO
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8.a.46
Kvof!6-!3129
Ljudifofs-!PO
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Cvjmejoh!Uisff
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8.a.47
Kvof!6-!3129
Ljudifofs-!PO
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Cvjmejoh!Uisff
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Qfeftusjbo!Wjfx Xfmmjohupo!Tu/!.!Mppljoh!Xftu
8.a.48
Kvof!6-!3129
Ljudifofs-!PO
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Qfeftusjbo!Wjfx Xfmmjohupo!Tu/!.!Mppljoh!Fbtu
8.a.49
Kvof!6-!3129
Ljudifofs-!PO
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8.a.50
Kvof!6-!3129
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8.a.51
8.a.52
8.a.53
8.a.54
8.a.55
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8.a.57
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8.a.59
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8.a.95
8.a.96
north
June 4, 20180709C
N.T.SNZ
Spring Shadows - March 21 Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo
Shadow Study
Figure SCALE:JOB:
DATE:DRN:
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template - June 4, 2018.dwg
LEGEND
Shadow Outline
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o
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p
j
u
L
h
o
j
m
m
f
X
21;11bn
8.a.97
north
June 4, 20180709C
N.T.SNZ
Shadow Study
Figure SCALE:JOB:
Spring Shadows - March 21 Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo Shadow Outline DATE:DRN:
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template - June 4, 2018.dwg
LEGEND
u
T
!
u
q
v
b
i
u
j
f
s
C
u
T
!
p
p
m
s
f
u
b
X
u
t
f
f
w
B
!O
f!X
s
!
u
p
u
p
T
f
!
N
f
o
s
p
u
u
T
!
h
h
o
j
o
m
j
m
f
L
X
23;11qn
8.a.98
north
June 4, 20180709C
N.T.SNZ
Spring Shadows - March 21 Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo
Shadow Study
Figure SCALE:JOB:
DATE:DRN:
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template - June 4, 2018.dwg
LEGEND
Shadow Outline
u
T
!
u
q
v
b
i
u
j
f
s
C
u
T
!
p
p
m
s
f
u
b
X
u
t
f
X
!
u
f
w
f
B
!
f
f
s
s
p
u
p
NT
!
h
O
!
o
u
j
T
!
L
o
p
u
h
o
j
m
m
f
X
3;11qn
8.a.99
north
June 4, 20180709C
N.T.SNZ
Shadow Outline
Shadow Study
Figure SCALE:JOB:
Spring Shadows - March 21 Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo DATE:DRN:
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template - June 4, 2018.dwg
LEGEND
u
T
!
u
q
v
b
i
u
j
f
s
C
u
T
!
p
p
m
s
f
u
b
X
u
t
f
X
!
u
f
f
s
u
T
!
f
h
w
B
O
!
o
f
!
s
j
u
p
p
T
L
!
N
o
p
u
h
o
j
m
m
f
X
5;11qn
8.a.100
north
June 4, 20180709C
N.T.SNZ
Spring Shadows - March 21 Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo
Shadow Study
Figure SCALE:JOB:
DATE:DRN:
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template - June 4, 2018.dwg
LEGEND
Shadow Outline
u
T
!
u
q
v
b
i
u
j
f
s
C
u
T
!
p
p
m
s
f
u
b
X
u
t
f
X
!
f
u
w
B
f
O
!
f!
f
s
u
p
s
p
T
u
!
N
T
!
o
h
p
u
o
hj
o
L
j
m
m
f
X
7;11qn
8.a.101
north
June 4, 20180709C
N.T.SNZ
Shadow Study
Figure SCALE:JOB:
DATE:DRN:
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template - June 4, 2018.dwg
LEGEND
Summer Shadows - June 21 Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo Shadow Outline
u
T
!
u
q
v
b
i
u
j
f
s
C
u
T
!
p
p
m
s
f
u
b
X
u
t
f
X
!
u
f
f
fs
w
u
B
!
T
f
s
!
p
p
h
N
o
O
!j
u
L
T
!
o
p
u
h
o
j
m
m
f
X
21;11bn
8.a.102
north
June 4, 20180709C
N.T.SNZ
Shadow Study
Figure SCALE:JOB:
Summer Shadows - June 21 Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo Shadow Outline DATE:DRN:
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template - June 4, 2018.dwg
LEGEND
u
T
!
u
q
v
b
i
u
j
f
s
C
u
T
!
p
p
m
s
f
u
b
X
u
t
f
X
!
u
f
w
f
B
!
f
f
s
s
p
u
p
O
T
N
!!
u
h
T
!
o
j
o
L
p
u
h
o
j
m
m
f
X
23;11qn
8.a.103
north
June 4, 20180709C
N.T.SNZ
Summer Shadows - June 21 Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo
Shadow Study
Figure SCALE:JOB:
DATE:DRN:
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template - June 4, 2018.dwg
LEGEND
Shadow Outline
u
T
!
u
q
v
b
i
u
j
f
s
C
u
T
!
p
p
m
s
f
u
b
X
u
t
f
f
X
w
!
B
!
u
f
s
f
p
p
f
N
s
u
T
!
h
o
j
O
!
L
u
T
!
o
p
u
h
o
j
m
m
f
X
3;11qn
8.a.104
north
June 4, 20180709C
N.T.SNZ
Shadow Outline
Shadow Study
Figure SCALE:JOB:
Summer Shadows - June 21 Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo DATE:DRN:
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template - June 4, 2018.dwg
LEGEND
u
T
!
u
q
v
b
i
u
j
f
s
C
u
T
!
p
p
m
s
f
u
b
X
u
t
f
X
!
u
f
f
f
w
s
B
!
u
f
s
T
p
!
p
O
!
h
N
u
o
T
j
!
L
o
p
u
h
o
j
m
m
f
X
5;11qn
8.a.105
north
June 4, 20180709C
N.T.SNZ
Summer Shadows - June 21 Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo
Shadow Study
Figure SCALE:JOB:
DATE:DRN:
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template - June 4, 2018.dwg
LEGEND
Shadow Outline
u
T
!
u
q
v
b
i
u
j
f
s
C
u
T
!
p
p
m
s
f
u
b
X
f
w
B
!
f
s
pu
p
t
N
f
X
!
u
f
f
O
s
!
u
u
T
T
!
!
h
o
o
p
j
u
L
h
o
j
m
m
f
X
7;11qn
8.a.106
north
June 4, 20180709C
N.T.SNZ
Shadow Study Autumn Shadows - Sept. 21 Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo
Figure SCALE:JOB:
DATE:DRN:
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template - June 4, 2018.dwg
LEGEND
Shadow Outline
u
T
!
u
q
v
b
i
u
j
f
s
C
u
T
!
p
p
m
s
f
u
b
X
u
t
f
X
!
u
f
f
w
f
B
!
f
s
s
u
p
p
T
N!
h
O
!
o
u
j
T
!
L
o
p
u
h
o
j
m
m
f
X
21;11bn
8.a.107
north
June 4, 20180709C
N.T.SNZ
Shadow Study
Figure SCALE:JOB:
Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo Shadow Outline DATE:DRN:
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template - June 4, 2018.dwg
LEGEND
Autumn Shadows - Sept. 21
u
T
!
u
q
v
b
i
u
j
f
s
C
u
T
!
p
p
m
s
f
u
b
X
u
t
f
X
!
f
u
w
Bf
!
f
f
s
p
s
p
u
N
T
!
O
!
h
u
o
T
j
!
L
o
p
u
h
o
j
m
m
f
X
23;11qn
8.a.108
north
June 4, 20180709C
N.T.SNZ
Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo
Shadow Study Autumn Shadows - Sept. 21
Figure SCALE:JOB:
DATE:DRN:
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template - June 4, 2018.dwg
LEGEND
Shadow Outline
u
T
!
u
q
v
b
i
u
j
f
s
C
u
T
!
p
p
m
s
f
u
b
X
u
t
f
X
!
f
u
w
f
B
!
f
f
s
p
s
p
u
N
T
!
O
h
!
u
o
j
T
!
L
o
p
u
h
o
j
m
m
f
X
3;11qn
8.a.109
north
June 4, 20180709C
N.T.SNZ
Shadow Outline
Shadow Study
Figure SCALE:JOB:
Autumn Shadows - Sept. 21 Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo DATE:DRN:
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template - June 4, 2018.dwg
LEGEND
u
T
!
u
q
v
b
i
u
j
f
s
C
u
T
!
p
p
m
s
f
u
b
X
u
t
f
X
!
f
u
w
B
!
f
f
s
f
p
ps
u
N
T
!
h
O
!
o
u
j
T
!L
o
p
u
h
o
j
m
m
f
X
5;11qn
8.a.110
north
June 4, 20180709C
N.T.SNZ
Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo
Shadow Study Autumn Shadows - Sept. 21
Figure SCALE:JOB:
DATE:DRN:
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template - June 4, 2018.dwg
LEGEND
Shadow Outline
u
T
!
u
q
v
b
i
u
j
f
s
C
u
T
!
p
p
m
s
f
u
b
X
u
t
f
X
!
f
u
w
B
!
f
f
s
f
p
s
p
u
N
T
O
!
!
u
h
T
o
!
j
o
L
p
u
h
o
j
m
m
f
X
7;11qn
8.a.111
north
June 4, 20180709C
N.T.SNZ
Shadow Study Winter Shadows - December 21Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo
Figure SCALE:JOB:
DATE:DRN:
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template - June 4, 2018.dwg
LEGEND
Shadow Outline
u
T
!
u
q
v
b
i
u
j
f
s
C
u
T
!
p
p
m
s
f
u
b
X
f
w
B
!
f
s
p
p
N
u
t
f
X
!
u
O
!
f
u
f
T
s
!
u
o
T
!
p
u
h
h
o
j
o
j
mL
m
f
X
21;11bn
8.a.112
north
June 4, 20180709C
N.T.SNZ
Winter Shadows - December 21
Shadow Study
Figure SCALE:JOB:
Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo Shadow Outline DATE:DRN:
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template - June 4, 2018.dwg
LEGEND
u
T
!
u
q
v
b
i
u
j
f
s
C
u
T
!
p
p
m
s
f
u
b
X
u
t
f
w
f
B
!
f
s
pX
!
p
u
N
f
f
s
u
T
!
h
o
O
j
!
u
L
T
!
o
p
u
h
o
j
m
m
f
X
23;11qn
8.a.113
north
June 4, 20180709C
N.T.SNZ
Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo
Shadow Study Winter Shadows - December 21
Figure SCALE:JOB:
DATE:DRN:
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template - June 4, 2018.dwg
LEGEND
Shadow Outline
u
T
!
u
q
v
b
i
u
j
f
s
C
u
T
!
p
p
m
s
f
u
b
X
u
t
f
w
f
B
!
f
s
pX
!
p
u
N
f
f
s
u
T
!
h
o
O
j
!
u
L
T
!
o
p
u
h
o
j
m
m
f
X
3;11qn
8.a.114
north
June 4, 20180709C
N.T.SNZ
Breithaupt Block Ph. 3City of KitchenerRegional Municipality of Waterloo
Shadow Study Winter Shadows - December 21
Figure SCALE:JOB:
DATE:DRN:
K:\\0709C- Breithaupt Block\\Shadow Analysis\\Shadow Study\\Report Figure Template - June 4, 2018.dwg
LEGEND
Shadow Outline
u
T
!
u
q
v
b
i
u
j
f
s
C
u
T
!
p
p
m
s
f
u
b
X
f
w
u
B
!
t
f
s
pf
p
N
X
!
u
f
f
s
u
T
!
h
O
o
!
j
u
T
L
!
o
p
u
h
o
j
m
m
f
X
5;11qn
8.a.115
Tbo!Ejfhp
Ljudifofs-!PO
Nbz!3:-!3129
Ofx!Efwfmpqnfou
Tubogpse!Vojwfstjuz
Cvjmejoh!Uisff
Uif!Csfjuibvqu!Cmpdl
Sfdfttfe!boe!joefoufe!tdsffot!dsfbuf!bo!bsujdvmbufe!wpmvnf/
Njbnj
Qsfdfefou!Jnbhft Qbsljoh!Tusvduvsft
Dvswfe!wfsujdbm!fmfnfout!ifmq!dsfbuf!wjtvbm!joufsftu!xijmf!csfbljoh!vq!uif!mbshf!wpmvnf/!
Qpufoujbm!gps!hsffofsz!bu!sppgupq!mfwfm/!!Qmbzgvm!wfsujdbm!fmfnfout!dsfbuf!b!sizuin/!
Nfubm!tdsffo!up!bmmpx!wfhfubujpo!up!hspx!vq!xbmmt/
Vtf!pg!ijhi.rvbmjuz!evsbcmf!nbufsjbmt/!!Gbdbef!cmfoet!jo!xjui!tvsspvoejoh!cvjmejoht/
Dvmwfs!Djuz-!DB
Njojnbm!usbotqbsfodz!xjui!joufsftujoh!gbdbef!usfbunfou/!!Njyfe!mbshf!boe!tnbmm!qbofmt/
Wbsjpvt!nbufsjbmt!)dpodsfuf-!nfubm!qbofm-!boe!tdsffot*!hjwf!tusvduvsf/
Mjooz!Qbdjmmp!Qbsljoh!Hbsbhf-!Bodipsbhf
8.a.116