HomeMy WebLinkAboutPSI Agenda - 2019-12-091 Planning & Strategic Initiatives Committee
Agenda
Monday, December 9, 2019
ITC;HENFR Y,
4:00 p.m. — 5:00 p.m. (Part 1)
Office of the City Clerk 00 :ar
Kitchener City Hall 7p.m. — 8:30 p.m. (Pt 2 )
200 King St. W. - 2nd Floor Council Chamber
Kitchener ON N2G 4G7
Page 1 Chair - Councillor S. Marsh Vice -Chair - Councillor D. Chapman
Public Hearing Matters under the Planning Act (4:00 p.m. advertised start time)
This is a formal public meeting to consider applications under the Planning Act. If a person or public body that
would otherwise have an ability to appeal a decision of the City of Kitchener to the Local Planning Appeal
Tribunal, but the person or public body does not make oral submissions at the public meeting or make written
submissions to the City of Kitchener before the by-law is passed, the person or public body is not entitled to
appeal the decision.
PART ONE - 4:00 p.m.
Delegations
Pursuant to Council's Procedural By-law, delegations are permitted to address the Committee for a maximum
of 5 minutes.
• None at this time.
Discussion Items
1. DSD -19-252 - OPA19/004/COK/TMW & ZBA19/010/COK/TMW (45 min)
- Neighbourhood Planning Reviews (Cedar Hill, Victoria Park, Civic Centre,
K -W Hospital/Midtown, Mill -Courtland WP, King Street East, Victoria Street)
(Staff will provide a 10 minute presentation on this matter)
2. DSD -19-272 - Supplementary Report to DSD -19-233 - New Zoning By-law (CRoZBy) - Stage 2 (15 min)
- Residential Zones - Deferred
(Staff will provide a 5 minute presentation on this matter)
Please note: Any recommendation arising from the Committee regarding this matter will be considered at
the special Council meeting scheduled for later this same date.
PART TWO - 7:00 p.m.
Delegations
Pursuant to Council's Procedural By-law, delegations are permitted to address the Committee for a maximum
of 5 minutes.
• Item 3 - Trevor Wynne -Jones
- Lony Economides
- Dina Dawoud
** Accessible formats and communication supports are available upon request. If you require assistance to
take part in a city meeting or event, please call 519-741-2345 or TTY 1-866-969-9994 **
Planning & Strategic Initiatives
Committee Agenda Page 2 December 9, 2019
Discussion Items
3. DSD -19-252 - OPA19/004/COK/TMW & ZBA19/010/COK/TMW (60 min)
- Neighbourhood Planning Reviews (Cedar Hill, Victoria Park, Civic Centre,
K -W Hospital/Midtown, Mill -Courtland WP, King Street East, Victoria Street)
(Staff will provide a 10 minute presentation on this matter)
Siobhan Delaney
Committee Administrator
Staff Repoil YiFNFR1
Development Services Department wwwkitchener.ca
REPORT TO: Planning & Strategic Initiatives Committee
DATE OF MEETING: December 9, 2019
SUBMITTED BY: Alain Pinard, Director of Planning, 519-741-2200 ext. 7319
PREPARED BY: Tina Malone-Wright, Senior Planner, 519-741-2200 ext. 7765
WARD(S) INVOLVED: Wards 9 and 10
DATE OF REPORT: November 12, 2019
REPORT NO.: DSD-19-252
SUBJECT: STATUTORY PUBLIC MEETING
NEIGHBOURHOOD PLANNING REVIEW
NEW URBAN DESIGN GUIDELINES, SECONDARY PLANS AND
ZONING IMPLEMENTATION
DRAFT OFFICIAL PLAN AMENDMENT — OP19/004/COK/TMW
DRAFT ZONING BY-LAW AMENDMENT — OP19/010/COK/TMW
RECOMMENDATION:
That the oral and written submissions received by and at the Statutory Public Meeting on
December 9, 2019, on the proposed Official Plan Amendment and Zoning By-law
Amendment, attached as Appendix `A' and Appendix `B' to Report DSD -19-252, be
considered in the preparation of the final version of the Official Plan Amendment and
Zoning By-law Amendment, to incorporate the lands contained in seven Secondary Plans
into the Official Plan (2014) and into new Zoning By-law 2019-051; and further
That following the December 9, 2019 Statutory Public Meeting on the proposed Official
Plan and Zoning By-law Amendments, staff review and work through the submissions in
order to bring forward a final version of the proposed Official Plan Amendment, Zoning
By-law Amendment, and Neighbourhood Specific Amendments to the Urban Design
Manual for consideration of adoption by Council.
BACKGROUND:
The City's 10 Secondary Plans, the majority being 25-30 years old, were not included and
reviewed as part of the adoption and approval of the City's 2014 Official Plan. The reasons for
this were that one of the Secondary Plans had received a recent approval by the Ontario
Municipal Board and eight of the ten Secondary Plans were located within Major Transit Station
Areas and were proposed to be reviewed as part of the City's Station Area Planning exercise
(PARTS). It was anticipated that through the PARTS exercise, there would be changes to the
existing Secondary Plans to implement the recommendations of the Station Area Plans,
*** 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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including updates and changes to the land use designations, the consolidation of existing
Secondary Plans or parts thereof into one or more new Secondary Plans, or the determination
that the existing Secondary Plans are no longer required.
The City commenced the Neighbourhood Planning Review in 2018 following the completion of
three PARTS Plans: Central, Rockway and Midtown. In addition to implementing the PARTS
Plans, the Neighbourhood Planning Review also implements Kitchener's Cultural Heritage
Landscape Study (CHLS) and the Residential Intensification in Established Neighbourhoods
Study (RIENS).
The seven Secondary Plans subject to this review and the proposed Official Plan and Zoning
By-law Amendments are shown in the location map below and include:
■ K -W Hospital Secondary Plan
■ Victoria Street Secondary Plan
■ Victoria Park Secondary Plan
■ Cedar Hill Secondary Plan
■ Mill Courtland -Woodside Park Secondary Plan
■ King Street East Secondary Plan
■ Civic Centre Secondary Plan
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The Central Frederick, North Ward and Rosenberg Secondary Plans are not included in this
phase of the Neighbourhood Planning Review.
REPORT:
The Planning Act requires that municipalities hold a statutory public meeting to consider
proposed Official Plan and Zoning By-law Amendments. The purpose of a statutory public
meeting is to give prescribed agencies, public bodies and the public an opportunity to make
representations in respect of the proposed amendments before the final documents are
presented to Council for adoption.
Community consultation and engagement on the Secondary Plan lands has been extensive and
beyond Planning Act requirements and technically commenced with several of the background
studies. The Planning Around Rapid Transit Stations (PARTS) Master Planning exercise
commenced in 2015 and followed an Integrated Environmental Assessment Engagement
process. Consultation on the RIENS Study and on the Cultural Heritage Landscape Study
(CHLs) in these Secondary Plan areas occurred in 2016 and 2014 respectively.
These studies and their recommendations formed the foundation of the review of these
Secondary Plans and assisted in developing the drafts of the policies, land use maps and
guidelines that were presented at each of the Open Houses.
Comprehensive Review of the Zoning By-law (CRoZBy)
Another project providing a foundation for the Neighbourhood Planning Review is the
Comprehensive Review of the Zoning By-law (CRoZBy) Project. The Base Zone Categories that
were developed following extensive consultation through the CRoZBy Project are proposed to
be used to implement the Secondary Plan land use designations. In some cases, site-specific
zoning regulations are proposed to be added to properties to further implement PARTS, RIENS,
Urban Design Guidelines and Official Plan policy direction.
The exception are three new zones which are proposed to be implemented primarily in PARTS
areas. These were developed through the Neighbourhood Planning Project and were presented
at the Open Houses and will be considered and consulted on at the Statutory Public Meeting on
December 9t", 2019.
The three new zones include a new Mixed Use zone, "High Rise Mixed Use Four (MIX -4)", a
new Commercial Zone, "Major Transit Station Area Commercial (COM -5)", and a new
employment zone, "Innovation Employment (EMP -6)", to implement a new employment land use
designation that is being introduced as part of the Neighbourhood Planning Review to implement
the PARTS recommendations.
PARTS Central, Rockway and Midtown Plans
Over the course of three years, Planning Staff in consultation with public bodies, agencies and
residents developed PARTS Plans for the lands within approximately 800 metres, or
approximately a ten-minute walk, of nine ION stops in Kitchener. The PARTS Plans contained
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recommendations for land use and zoning, urban design objectives, improvements to the public
realm and transportation connections to name a few.
Major Transit Station Areas (MTSAs) must be planned to achieve a minimum density target of
160 residents and jobs per hectare. One of the main goals of the PARTS Plans was a need to
balance the required density target for MTSAs with the need to protect the established
neighbourhoods. The PARTS Plans recommended a land use plan to support intensification in
the most appropriate locations while supporting the established character of the central
neighbourhoods. This land use plan was the starting point for consultation at the Open Houses.
The PARTS Central Plan recommended a new land use designation and zone category called
"Innovation Employment". Lands proposed to be designated as Innovation Employment were
formerly designated General Industrial. These lands provide unique opportunities to utilize the
existing built form and allow the adaptive reuse or redevelopment of former industrial buildings
to recognize a growing trend for `start up', `maker space' and `research and development'
employment uses within or in close proximity to the major transit station stops. The draft
amendments include policies and regulations to create the new "Innovation Employment" land
use designation and "EMP -6" zone category.
Residential Intensification in Established Neighbourhoods Study (RIENS)
In 2016 staff commenced the Residential Intensification in Established Neighbourhoods Study
(RIENS). The study area included the "central neighbourhoods" (i.e. lands bound by Westmount
Road (west), the Conestoga Parkway (south and east) and the City of Waterloo (north) and the
"Vanier neighbourhood" (i.e. Conestoga Parkway (north), Highway 8 (east), Fairway Road
(south) and Courtland Avenue (west).
In March 2017 Council endorsed the RIENS Study which recommended four matters to be
explored through the Comprehensive Review of the Zoning By-law (CRoZBy).These included
building setback from a street, building height, garage projection and, the appropriate zoning of
sites currently zoned R-6 or R-7. Three of the four matters were addressed through the Council
endorsement of the Residential zones and Planning Staff reviewed lands that were currently
zoned R-6 and R-7 through the Neighbourhood Planning Review. Accordingly, RIENS will be
implemented through the application of these residential zones and site -specifics to the lands in
the seven Secondary Plans.
Cultural Heritage Landscape Study (CHLs)
In 2014, an inventory of 55 significant cultural heritage landscapes in Kitchener was established.
Cultural heritage landscapes are defined in the Provincial Policy Statement as a geographical
area that may have been modified by human activity and is identified as having cultural heritage
value or interest by a community, including an Aboriginal community. The area may involve
features such as structures, spaces, archaeological sites or natural elements that are valued
together for their interrelationship, meaning or association. Examples of cultural heritage
landscapes include but are not limited to parks, mainstreets, cemeteries, trailways, industrial
complexes, and neighbourhoods.
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Within a cultural heritage landscape, there are often buildings, structures, landscape features
and other attributes that collectively illustrate a historical theme. Themes considered to be
significant, are those that are essential to understanding the evolution of a City and that underpin
its identity. The Kitchener CHL Study concluded that several established residential
neighbourhoods that maintain a high degree of heritage integrity and are representative of the
planning concepts and housing styles of the period in which they were developed, are worthy of
being conserved. The 2014 Kitchener CHL Study identified 12 established residential
neighbourhoods of considerable heritage value and significance.
Additional background work was completed for the cultural heritage landscapes that were
identified in the 2014 CHL Study and contained within the Cedar Hill and Schneider Creek and
Midtown Neighbourhoods. Recommendations from this additional study of these CHLs are
contained in the proposed amendments.
CHLs located wholly within the Secondary Plan areas are proposed to be identified on the Official
Plan maps and policies and guidelines are proposed to conserve and protect these significant
cultural heritage landscapes.
Changes to the Boundaries and Names of the Secondary Plans
In some cases, the boundaries and names of the Secondary Plans as they were identified and
shown in the 1994 Official Plan have been revised to reflect the completed PARTS Plans, to
coincide with identifiable neighbourhoods and streetscapes, and to reflect existing patterns and
periods of development.
In the case of the Victoria Street Secondary Plan as shown in the 1994 Official Plan, it was
determined that these lands would no longer be identified as a Secondary Plan area given their
location outside of a PARTS area., Moving forward these lands will to be incorporated into the
parent 2014 Official Plan.
Other notable changes include:
• Revising the name of the K -W Hospital Secondary Plan to the Midtown Secondary Plan
and incorporating lands to the south into the new secondary plan boundary.
• The boundary of the existing Victoria Park Secondary Plan is proposed to be amended
to include all of the lands subject to the Victoria Park Heritage Conservation District Plan
and to include lands subject of the PARTS Central boundary.
• The boundary of the existing Cedar Hill Secondary Plan is proposed to be amended by
including a portion of the existing Mill Courtland -Woodside Park Secondary Plan that is
in the PARTS Central Plan. The name is proposed to be amended to the Cedar Hill and
Schneider Creek Secondary Plan to reflect this boundary change
• The boundary of the Mill Courtland -Woodside Park Secondary Plan is proposed to be
amended to reflect the boundary of the PARTS Rockway Plan. Accordingly, the name is
proposed to be revised to the Rockway Secondary Plan to reflect the boundary change.
Some lands that were formerly part of this Secondary Plan will be incorporated in the
parent 2014 Official Plan and lands that are currently part of the 2014 Official Plan are
proposed to be removed and incorporated into the new Rockway Secondary Plan.
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The boundary of the King Street East Secondary Plan is proposed to be amended to
reflect the boundary of the PARTS Central and PARTS Rockway Plans in the location of
King Street East, Ottawa Street North and Weber Street East. The established
neighbourhood in the vicinity of Rosedale Avenue and Sydney Street North is proposed
to be removed from the King Street East Secondary Plan and be rezoned from its current
"R-7" zone category to new "RES -4" with a site-specific provision to regulate the location
of attached or detached garages on a lot.
The boundary of the Civic Centre Secondary Plan is proposed to be amended to reflect
the boundary of the existing Civic Centre Heritage Conservation District. Lands on the
easterly side of Lancaster Street West, subject of the Heritage Conservation District Plan,
are proposed to be removed from the Central Frederick Secondary Plan and be included
with the new Civic Centre Secondary Plan boundary. The boundary of the Civic Centre
Secondary Plan was previously amended in 2014, as part of the new Official Plan, to
remove lands along Water Street from the Civic Centre plan and designate and zone
them as part of the new Urban Growth Centre.
Open House Consultation
Community engagement included seven Open House format consultations. The Open Houses
presented information for review and comment based on the PARTS, RIENS, CHL studies. As
a result of the Open House, planning staff received a number of submissions and over 170
comments. They are summarized as follows:
o Midtown Secondary Plan (former K -W Hospital): 27 comments
o Victoria Park Secondary Plan: 25 comments
o Cedar Hill and Schneider Creek Secondary Plan: 18 comments
o Former Victoria Street Secondary Plan: Six comments
o Rockway Secondary Plan (former Mill Courtland -Woodside Park): Seven comments
o King Street East Secondary Plan: Seven comments
o Civic Centre Secondary Plan: 87 comments (77 of which were from one individual)
Urban Design Charrettes
Urban Design Planning Staff held six Design Charrettes with residents of the new Secondary
Plan areas to develop Urban Design Guidelines in collaboration specific to their neighbourhood.
The Design Charrettes were well attended and those that attended were very engaged. The end
result was Urban Design Guidelines developed for and unique to each of the Secondary Plans.
Where it was possible, these guidelines also found their way into the Official Plan as policy. For
example, where the guidelines support the provision of a front porch or suggest where new
garages should be located; these have been incorporated as policy in the Official
Plan/Secondary Plans and further implemented in zoning.
3D Modelling and Transition
One theme that emerged from the comments received at the Open Houses was related to
transition, particularly where the Mixed Use land use designation and zoning abut the Low Rise
Residential land use designation and zones. Planning staff conducted extensive 3D modelling
and other planning analysis of these situations in each of the Secondary Plan areas. As a result,
recommendations are being made through this process to revise the Floor Space Ratio and
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building heights in each of the MIX zones and to include an appropriate setback and maximum
height of building from a lot line abutting a Low Rise Residential Zone. The resultant FSR and
building height combinations correlate very well together and are more reflective of the preferred
built form. It was determined that additional FSR could be accommodated on most sites within
lower building height maximums. This was appropriate given that many of the mixed use lands
within the central neighbourhoods are adjacent to low rise residential uses. To assist with the
transition it is also recommended that a setback from low rise residential uses also be
incorporated in the MIX zones. Although there is an increase in FSR, the reduced building height
and a new setback requirement from low rise residential uses will ensure a compatible transition
in these locations.
The proposed changes to the MIX zones can be summarized in the following chart:
Zone
Proposed Change to
Proposed Change to the
Setback from a Low Rise
Category
the Maximum Floor
Maximum Building Height
Residential Zone
Space Ratio FSR
(storeys/metres)
MIX -1
1.0 to 2.0
No change — 4 storeys
No change
No chan e — 14 metres
MIX -2
2.0 to 3.0
8 storeys to 6 storeys
12 metres within 15
25 metres to 20 metres
metres of a lot with a low-
rise residential zone
MIX -3
3.0 to 4.0
10 storeys to 8 storeys
12 metres within 15
32 metres to 26 metres
metres of a lot with a low-
rise residential zone
MIX -4
4.0 to 5.0
No change — No limit
12 metres within 15
metres of a lot with a low-
rise residential zone
25 metres within 30
metres of a lot line with a
low rise residential zone
Transportation
The PARTS Rockway and Midtown Plans recommendation opportunities to improve the
connectivity in these Secondary Plan areas. For the most part these are recommended to be
private connections in the form of rights-of-way or easements. They are proposed to be shown
on Map 11 of the Official Plan (Integrated Transportation System) to guide and give direction in
the review of development applications in these locations.
Parkland
Several residents expressed concerns with the amount of existing parkland and open space in
their neighbourhoods and intensification would put a further strain on this amenity. Opportunities
for new urban greenspace are extremely limited in urban neighbourhoods. Currently the City can
only require a parkland dedication in the form of a cash -in -lieu or land dedication as a condition
of a development application. A land dedication is only appropriate on a large site with the ability
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and location to provide such a dedication. Planning staff are proposing to add a policy to the
Secondary Plans to require land dedication, rather than cash -in -lieu, as a condition of site
development. Where sites are large enough to provide a suitably sized land dedication, these
sites are specifically mentioned in the policy.
Neighbourhood Specific Review
Over the past 2 years there has been a significant amount of work completed to review the
existing context of each neighbourhood. This included site visits, conducting viewshed analysis,
streetscape and massing/3D visualization, cultural heritage landscapes, investigating the details
of existing land use permissions, considering the specifics of each of the guiding studies, master
plans and new provincial and municipal policy and design directions. A compilation and summary
of each neighbourhood specific review, including the background, character and compatibility
considerations, cultural heritage landscape information (where applicable) and the engagement
and comments/responses are attached as Appendix D.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The recommendation of this report supports the achievement of the city's strategic vision through
the delivery of core service.
FINANCIAL IMPLICATIONS:
There are no new capital budget implications as part of this report. The Neighbourhood Planning
Review Project is being prepared "in house" with minimal allocation of funds used towards staff
time to date from the Planning Studies account.
COMMUNITY ENGAGEMENT:
Community engagement of Official Plan and Zoning By-law Amendments is mandated and
regulated by the Ontario Planning Act. However, Planning staff have utilized the `inform',
`consult' and `collaborate' themes from the Community Engagement Strategy to go above and
beyond the typical requirements of the Planning Act and further augment the public process for
this project.
CONSULT and COLLABORATE— Open Houses for each of the seven Secondary Plans were
held from May 29, 2018 to April 18, 2019. The purpose of these Open Houses was to consult on
neighbourhood character, cultural heritage and land use matters. Staff provided background
information and recommended direction with respect to land use and zoning and were available
to answer questions and receive comments. Planning staff also attended individual
neighbourhood meetings as well as attending the Central Neighbourhoods Development
Committee. As a result of the consultation, Planning staff received over 170 comments. Each of
these comments was reviewed and assisted in shaping the version of the policies, plans and
regulations being considered at the public meeting on December 9, 2019.
Over the last year, Planning staff also held 6 Urban Design Charrettes to consult with the
neighbourhood in developing Urban Design Guidelines for each of the new Secondary Plans.
Certain aspects of these new guidelines are also proposed to be incorporated as policies in the
Official Plan.
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INFORM — This report has been posted to the City's website with the agenda in advance of the
council / committee meeting. Notice of this Statutory Public Meeting was advertised in The
Record on November 15, 2019 and given to all prescribed agencies and public bodies and to
those on the project circulation list on October 11, 2019. Planning staff also sent a letter, on
October 11, 2019, via Canada Post to over 4,000 property owners advising of the statutory public
meeting and where the information was located on the City's website. The proposed Secondary
Plan policies, mapping, zoning by-law information, urban design guidelines and background
appendices were posted to the City's website to allow almost two months of review time in
advance of the December 9th, 2019 statutory public meeting instead of the Planning Act
requirement of 20 days.
At the time of writing this report, Planning staff have answered numerous phone calls and emails
providing additional information and clarification and have received 6 written responses for the
December 9th, 2019 statutory public meeting.
Emails and social media have also been used to provide notification of the meeting and to direct
people to the Neighbourhood Planning Review web page for further information.
CONCLUSION:
The proposed drafts of the Official Plan and Zoning By-law Amendments to incorporate seven
Secondary Plans into the 2014 Official Plan and Zoning By-law 2019-051 incorporates much of
the master planning and studies that have already taken place through a number of major
initiatives and is the result of public consultation and input. The amendments provide direction
and balance for Kitchener's growth and development over the next two decades with the
protection of Kitchener's established neighbourhoods and supports the community's vision to be
a complete and healthy community.
Planning staff look forward to receiving additional community input that will be received on or by
December 9th, 2019. Input through the Statutory Public Meeting will be analyzed and considered
in preparing the final amendments for Council approval at a time to be scheduled in 2020.
REVIEWED BY: Brandon Sloan, Manager, Long Range and Policy Planning
ACKNOWLEDGED BY: Justin Readman, General Manager, Development Services
ATTACHMENTS:
Appendix A — Proposed Official Plan Amendment (can be accessed at
www.kitchener.ca/NPR)
Appendix B — Proposed Zoning By-law Amendment (can be accessed at
www.kitchener.ca/NPR)
Appendix C — Secondary Plan Specific Urban Design Guidelines (can be accessed at
www.kitchener.ca/NPR)
Appendix D — Neighbourhood Specific Review Background (can be accessed at
www.kitchener.ca/NPR)
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Staff Repoil Kt AVER
Development Services Department www.kitchener.ca
REPORT TO: Planning & Strategic Initiatives Committee
DATE OF MEETING: December 9, 2019
SUBMITTED BY: Alain Pinard, Director of Planning, 519-741-2200 ext. 7319
PREPARED BY: Craig Dumart, Planner (Policy) 519-741-2200 ext. 7073
DATE OF REPORT: November 28, 2019
REPORT NO.: DSD -19-272
SUBJECT: New Zoning By-law (Stage 2a)
Deferred Item: RES -3 Lot Width
RECOMMENDATION:
That the minimum lot width within the RES -3 zone included in the recomended By-law as
Appendix E of staff report DSD -19-233 be approved.
BACKGROUND:
On October 28, 2019, Council approved the majority of CRoZBy Stage 2a, the residential
component of the new Zoning By-law for Kitchener. Council deferred consideration of the
minimum lot width for RES -3 zones in response to delegations made at the meeting. This report
provides Planning staff's clarification on the issues raised.
REPORT:
Following the October 28, 2019 Council meeting, staff reviewed the deferred RES -3 minimum lot
width, considered Council's comments, the oral submissions received from delegations, and had
further conversations and correspondence with each of the delegations to explain how properties
will be "re -labeled" when transitioning to the new By-law. During Planning and Strategic Initiatives
committee on October 22, 2019 it was communicated that Stage 2a considers base zones and
not how these zones will be applied to properties. Nevertheless, staff see value in communicating
our initial thoughts and analysis to inform subsequent project phases that will apply the zones to
specific properties. The key finding of this report is that for the vast majority of existing R-4 zoned
properties, the existing development rights are likely to be maintained or enhanced through the
geographic application of zones through CRoZBy stage 2b.
October 28th Delegation
The concerns raised by the delegations were never expressed during the 2.5 year consultation
which included public forums and focussed engagement with the City's Homebuilder's Liaison
Committee. The primary concern expressed by the delegations is uncertainty for how the new
zones will be assigned to properties in the next stage of the process and what it may mean for
the potential (re)development of existing lots — specifically for properties that have an existing R-
4 zone under Zoning By-law 85-1.
Planning staff met with delegations to provide clarification and additional information about the
transition from the old Zoning By -Law to the new, what it could mean for existing lots, opportunities
and next steps. It was clarified, that no decision has been made as to which residential zones will
apply to individual properties. This determination will be made following additional analysis and
consultation. This follow-up was beneficial as it improved the delegations' awareness and
understanding of the next steps in the process.
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Staff Repoil
Development Services Department
www.kitchener. ca
It is further noted that many existing properties with R-4 zoning do not meet all of the requirements
to establish some of the uses permitted in that zone (i.e. the lot is not wide enough to allow a
semi-detached dwelling as of right). This would not change in the new Zoning By-law. In both the
existing or new by-law, if the landowner wished to construct a semi detached dwelling on a lot
with insufficient width, they could make an application to have this considered on its own merits
(typically by way of a minor variance).
Next Steps
The next phase of CRoZBy involves a further consultative process to assign the new RES zones
to properties throughout the City. Staffs initial analysis has helped reaffirm the RES base zones.
However, it will not be a "one size fits all" approach as there are so many different lot
configurations and contextual considerations among the 50,000+ residential properties in the city.
Specifically for properties with an existing R-4 zoning under 85-1, the following outlines staff's
initial proposed approach to how the first draft of zoning may be proposed on properties for review
by landowners and other stakeholders:
• For properties and areas that meet or are expected to meet the minimum requirements for the
RES -3 zone (such as single detached dwellings with lot widths of 10.5m or more), RES -3
zoning could be proposed.
• For properties with a lot width of 15.0 metres or more, RES -4 zoning could be proposed where
appropriate. R-4 properties with lot width of 15.0 metres or more currently have the ability to
develop semi-detached dwellings with 7.5m of lot width as of right, and would continue to have
these permissions if relabeled as RES -4. R-4 properties with a lot width of 18.0 metres or
more currently have the potential to sever the property and develop two single detached
dwellings with 9.0 m of lot width. This permission would continue if the property were to be
relabelled as RES -4.
• Area specific analysis of both lot fabric and permitted uses will be undertaken as part of
CRoZBy stage 2b and may warrant additional R-4 lots to be proposed to be RES -4 or receive
,site specific provisions.' If this results in a significant number of similar site specific provisions
for use and/or provisions such as lot width, lot area, etc., it is conceivable that the next stage
could introduce another base zone instead of repetitive `site specific provisions'.
There will also be additional opportunity throughout the next stage to review matters on a case-
by-case basis.
Rational for RES -3 Lot Widths
Although the rationale for minimum lot width in the RES -3 zone was not challenged by the
delegates, this section of the report provides additional rationale to inform the decision currently
before council.
The RES -3 zone within the new Zoning By-law would permit single detached dwellings at a lot
width of 10.5m (-34.5 foot frontage) and each unit of a semi-detached dwelling at 9.3m (-30.5
foot frontage). Having a base zone with these parameters is new to the zoning framework. It is
expected that this zone will be primarily used and beneficial in situations where, 1) lots are created
through the subdivision of land processes, or 2) to recognize many of the properties and
neighbourhoods that currently have equal or greater lot widths and are expected to remain
comparable.
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Staff Repoil
Development Services Department
www.kitchener. ca
There are a number of RES (and other) zones that can be utilized, when assigning zoning to
properties, streets and neighbourhoods. The RES -3 zone and its lot widths provides a new and
valuable option.
This is important as the new minimum lot widths of this zone for both single detached and semi-
detached dwellings provides the opportunity to improve the achievement of many practical
objectives while still allowing for a house product that is desired by some. This includes:
• Increasing the space for on -street parking
• Ensuring there is space for landscaping and tree planting
• Room for snow storage and for groundwater infiltration/stormwater management
• Managing garage/driveway widths in proportion to the front facade of the dwelling and lot
• Allowing more ability to have a front porch
• Providing a variety of housing style and lots within a street or neighbourhood, which also
contributes to a greater range of housing options and streetscapes.
Ideally, the widths could be slightly larger; however, this is a balance with the ability to still build
a viable double -car garage housing product (single detached dwelling) and efficiently use land.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The recommendation of this report supports the achievement of the city's strategic vision through
the delivery of core service.
2019 Business Plan — NB11 Comprehensive Zoning By-law Review
FINANCIAL IMPLICATIONS:
None
COMMUNITY ENGAGMENT
See Report DSD -19-233.
PREVIOUS CONSIDERATION OF THIS MATTER:
Report DSD -19-233 - New Zoning By-law (Stage 2a) — Residential Base Zones Comprehensive
Review of the Zoning By-law (CRoZBy) Project
REVIEWED BY: Brandon Sloan, Manager, Long Range and Policy Planning
Tim Donegani, Senior Planner
ACKNOWLEDGED BY: Justin Readman - General Manager, Development Services
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