HomeMy WebLinkAboutDSD-20-074 - ZBA Gravel Ridge TrailREPORT TO: Planning and Strategic InitiativesCommittee
DATE OF MEETING: August 31, 2020
SUBMITTED BY: Della Ross, InterimDirectorof Planning
PREPARED BY: Brian Bateman, 519-741-2200 ext. 7869
WARD (S) INVOLVED: Ward 5
DATE OF REPORT:July 13, 2020
REPORT NO.: DSD-20-074
SUBJECT: ZONING BY-LAW AMENDMENT APPLICATION (ZBA19/002/O/BB)
GRAVEL RIDGE TRAIL
25302229 ONTARIO INC.
______________________________________________________________________
RECOMMENDATION:
A.That Zoning By-law Amendment Application ZBA19/002/O/BB (Gravel Ridge Trail;
25302229Ontario Inc.) for the purpose of changing the zoning from Agricultural Zone (A-
1)to Residential Six Zone (R-6) with Site Specific Regulation Provision 754R and Open
SpaceTwo Zone(P-2) on the lands specified on the attached Map No. 1 in the form shown
*** 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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in the “Proposed By-law” dated April 18, 2020attached to Report DSD-20-074as Appendix
A,be approved;
B.That the Laurentian West Community Plan be amended as follows:
That “Map A - Land Use” be amended, as shown onattached Appendix Ato designate the
lands legally described as Part of Lots 130, German Company Tract, RP 58R-16451, Parts 1
to 3 as “Multiple Residential (26-40UPH)”and within Phase 3 of the Community Plan;
C.That the Urban Design Brief attached to Report DSD-20-074asAppendix B,be adopted
and provide the basis for future site development.
D.That in accordance with Planning Act Section 45 (1.3 & 1.4) that applications for minor
variances shall be permitted for lands subject to Zoning By-law Amendment Application
ZC19/002/O/BB.
REPORT:
The subject lands comprise an area of4.52hectaresand are located adjacent to Eby Woods on Gravel
Ridge Trail. They are described legally as G.C.T Part Lot 130, RP 58R-16451, Parts 1 to 3. The subject
lands are vacant and contain a hydro corridor that bisects the property.The lands are described as
undulating pasture lands surrounded by protected trees to the north, east and west and there is a portion
of protectedwoodlot that extends into the northwest corner of the property. The parcel waspart of
subdivision 30T-05201 – Eby Estates. Blocks95and96, 58M-544- registered October 2, 2012 - were
created for the purposes of providingstreet frontage access andan emergency access/servicing corridor
tosubject lands. The current landownerpurchased the propertyin 2016 with the intent to build amultiple
dwelling developmentcomprised of townhouses. Initial proposals included over 200 units thathas since
been reduced to 144.
Development of the site with multiple dwellingsrequirestheapproval of a zoning by-law amendment and
site plan approval. The by-law amendmentis to allow forthe use of multiple dwellings (townhouses) and
open space with a site-specificregulation forlot width,building heights, setbacks to property lines, and
maximum unit count. Staff has assessed the policy-related and technical information submitted in
support of the application and has considered comments received from residents through the consultation
process. Together,this information has informed staff’s recommendation to approve the zoning by-law
amendment.
By way of background, the zoning by-law amendment application was deemed complete on May 13,
2019,circulated to area property owners on May 24, 2019and an Open Housewas held on December
10, 2019. Since that time, staff has been working with the applicant to address issues expressed by both
staff and members of the communityfrom the Open Housewith the development proposal. Staff is
satisfied the applicant has addressed concerns raised and staff has useda“balanced-approach” in its
recommendationfor approvalto Committee.
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Existing Zoning
The subject lands are zoned Agricultural (A-1) in By-law 85-1. The zoningwas left Agricultural at the
time of the creation of the subdivision, however it was always intended to be a multiple dwelling block.
The Official Plan designation of the lands is Low Rise Residential. This was done to ensure that the land
use is planned in a comprehensive manner through a zoning by-law amendment application.The current
zoningpermits a variety of agricultural uses, but the only residential use permitted is a single detached
dwelling.The proposed use of a multiple dwelling (townhouses) would therefore require a zoning by-law
amendment.
Proposed ZoningBy-law Amendment (ZBA)
The application proposes to amend the Zoning By-law from what is currentlyzoned Agricultural (A-1) to
Residential Six (R-6)andOpen Space (P-2)in order to permit the use of a multiple dwelling (townhouses)
in a cluster townhouse arrangementand to recognize the environmental features on the site. The R-6
zone providesfor a range of residential uses including multiple dwellings and street townhouse dwellings,
in addition to single and semi-detached dwellings. The P-2 zone permits areas of natural heritage
conservation and existing agriculture.
Additionally, site-specific zoning regulation provision (754R)is being recommended to implementspecific
details of the development includingrecognizing an existing deficient lot width,establishing appropriate
setbacks, heights of building,and an overall unit count. Thisis to ensure the plan is implemented in order
to give assurance to residents that heights, unit countand setbacks associated with an approved site
plan will be carried outas per the Zoning By-law, and that any changes/revisionsmay result in a further
public process.The proposed By-law is attached to this report as Appendix ‘A’.
Community Plan Amendment -Laurentian West Community Plan
The subject lands are located in Phase 3 which currently does not have any land use associated with
them.A Community Plan Amendment isthereforerequired.The proposed land use designation for the
residential development area isMultiple Residential (40 UPH). The MultipleResidentialcategorypermits
multiplesat a range of density between 26 to a maximum 40units per hectare.
Conceptual Site Plan
To ensure thissite can function for theintendeduse and to inform the zoningregulations, a conceptual
site plan and Urban Design Brief (UDB) was submitted. The staff approved UDB is attached to this report
and will be used to guide the site plan approval process. Staff is recommending that Council adopt the
UDB. Details of the plan are provided below.
Building Form
The development includes a total of 144 stacked townhouse units. They are arranged in two clusters,
divided by the hydro corridor through the site’s centre that accommodates surface parking areas and
other non-building site amenities, such as trail connections and open space.One block ofstacked
townhouses facesthe rear of propertiesalong Gravel Ridge Trail but are setback 35 metres - a
considerable distance - fromthoserearlot lines. A35-metresetback combined with the retention of
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existing vegetation and fencing provideadequate visualscreeningto buffer andmaintain backyard
privacy.
The balanceof the unitsisarranged around the perimeter ofthe site’s two developable areas. The
stacked townhouses are 3½ storeys in height with partly below-grade first floors.The blocks are between
4 to 6 units in length (16 to 24 units per building stacked), designed with entrances and a similar treatment
on both long sides facing internal site walkways.
At their shallowest, the units along the westerly property limit are set back 16 metres from the property
line shared with detached dwellings to the rear. These units back onto the City-owned woodlot and only
the side elevation will be visible to residences along Gravel Ridge Trail.This view will also be screened
as existing vegetation is being retained along the common property line. Units are set back considerably
from the west and east property boundaries to reflect wooded area dripline offsetsof 10 metres. The
units are positioned with a 6 to 7m setback to the internal roadways in the front for driveway parking.
Vehicular circulation
Vehicular access to the site is provided through asingular private roadway connecting to Gravel Ridge
Trail. From this entrance, a private roadway system loops through the site providing vehicular access to
all units. The stacked townhouses are served by surface parking lots. A secondary emergency fire route
is provided at the site’s southeast corner connecting to Gravel Ridge Trail.
Parking
The design provides for a total of 216 spaces on surface parking lots. These spaces provide parking for
the residents of the stacked townhouses as well as well as visitor parking for all units on the site.
Policy Analysis & Technical Considerations
Land use decisions are informed by policy direction and technical considerations. The following is a
discussion as it relates to the proposal.
Provincial Policy Statement, 2020
The 2020Provincial Policy Statement (PPS) was issued by the Province of Ontarioand came in to effect
on May 1,2020. The PPS provides policy direction on matters of Provincial interest related to land use
planning and development and applies to all decisions in respect of the exercise of any authority that
affects a planning matter made on or after May 1, 2020. Section 3 of the PPS requires that decisions
affecting planning matters shall be “consistent with” the PPS.
The PPS provides a vision for land use planning in Ontario that encourages the efficient use of land,
resources and public investment in infrastructure. A greater mixand supplyof land uses is encouraged
to provide choice and diversity. A variety of transportation modes to facilitate pedestrian movement, less
reliance on the automobile, and use of public transit is encouraged as a means of creating more
sustainable, livable and healthy communities are at the core of these policies. The PPS encourages
development that will provide for long-term prosperity, environmental health and social well-being.One
key changeof the 2020 PPSis the Province’sattempts to incentivize the building of a variety of housing
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types to increase Ontario’s available housingand also by encouraging residential intensification within
previously developed areas.Thedefinition of residential intensification has been updated. New housing
options such as multiplexes, additional residential units, tiny homes and multi-residential building are
encouraged within established residential areas in order to provide for a rangeof housing types.
In summary, Planning staff is of the opinion that the proposed zoning that would allow multiples in the
form of stacked townhousesis consistent with the PPS. The addition of multiple dwelling units helps to
provide a range and mix ofhousing types in the Eby Estates neighbourhood. Further, the development
is proposedwithin a settlement area which optimizes existing infrastructure.Services and road
infrastructureon Gravel Ridge Trail weredesigned at thesubdivision stage to accommodate capacity for
water and sewage andvehicular traffic for the future multiple dwelling units on this block.
Growth Plan
The Minister of Municipal Affairs and Housing issued a new Growth Plan for the Greater Golden
Horseshoe (the Growth Plan), effective on July 1, 2017. The 2017 Growth Plan replaces the previous
version of the Growth Plan for the Greater Golden Horseshoe issued in 2006. The Growth Plan, 2017
represents the long-term framework for implementing Ontario’s vision for building strong, prosperous
communities and managing growth within the Greater Golden Horseshoe.
The subject lands are identified as being located within the Delineated Built-up Area of the City of
Kitchener.All land use planning decisions made by any authority that affects a planning matter must
conform to the Growth Plan. The Growth Plan is guided by the principles of supporting the achievement
of complete communities; intensification and higher densities to make efficient use of land and
infrastructure and that support transit viability; capitalizing on new economic and employment
opportunities while providing certainty for traditional industries; supporting a range and mix of housing
options; improving the integration of land use planning with investment in infrastructure and public service
facilities; managing growth; conserving and promoting cultural heritage; protecting and enhancing natural
heritage and agriculture; and integrating climate change considerations into planning and managing
growth.
Regional Official Plan (ROP)
The Regional Official Plan (ROP) was approved by the Ministry of Municipal Affairs and Housing (MMAH)
with modifications on December 22, 2010, and approved, with amendments, by the Ontario Municipal Board
on June 14, 2015.
The ROP policies are generally aligned with the PPS and Growth Plan policies for development, including
promoting the development of complete communities, protecting the natural environment and resources,
conserving cultural heritage, and respecting the scale, physical character and context of established
neighbourhoods.
The subject lands are situated within the UrbanArea designation. Urban Area policies indicate that the focus
of the Region’s future growth will be within the Urban Area. This area contains the physical infrastructure
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and community infrastructure to support major growth, including transportation networks, municipal drinking-
water supply systems and municipal wastewater systems, and a broad range of social and public health
services. It is also served by the existing Regional transit system, which is to be improved through the
introduction of rapid transit. For these reasons, lands within the Urban Area have the greatest capacity to
accommodate growth and serve as the primary focus for employment, housing, cultural and recreational
opportunities in the region.
Within the Urban Area, most of the Region’s future growth will be directed to Urban Growth Centres, Major
Transit Station Areas, Re-urbanization 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.
Planning staff is of the opinion that theproposed zoning complies with the Regional Official Plan.
City of Kitchener Official Plan (2014)
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A new Official Plan for the City of Kitchener was adopted by Kitchener City Council on June 30, 2014
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and approved by the Region of Waterloo on November 19, 2014. The City Official Plan represents the
policy framework for the City of Kitchener and must be considered in the evaluation of the proposed By-
law amendment. TheOfficial Plan providesdirection in regard tothe proposed development of the subject
lands as follows:
Urban Structure
The subject lands are located within theCommunityArea on Map 2 of the Official Plan. According to
policy, the planned function of Community Areas is to provide for residential uses as well as non-
residential supporting uses intended to serve the immediate residential areas. The proposed
development must be sensitive to and compatible with the character, form and planned function of the
surrounding context.In the opinion of staff, the proposed zoning by-law proposesa use that is residential
in naturewith site specific regulations to ensure massing, densityandsetbacks are appropriate within
the context of the neighbourhood. The proposed development will also enhance existing community
amenities and the public realm through the provision a section of a multi-use trailthat runs laterally
through the subject site.
Housing
Section 4 of the Official Plan contains policies pertaining to Housing. Policiesindicates that the City will
identify and encourage residential infill developmentin order to respond to changing housing needs. This
is viewed as a cost-effective means to reduce infrastructure and servicing costs by minimizing land
consumption and making better use of existing community infrastructure. This developmentproposalwill
utilize existing municipal servicing infrastructure within Gravel Ridge Trail.
Housing policy encouragesa land use pattern which mixes and disperses a full range of housing types
and styles across the City and within neighbourhoods. The proposed development will result in
townhouse dwelling units within the Eby Estates neighborhood that consists primarily of single detached
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dwellings. The proposed townhouse dwellings will assist in diversifying the housing stock and contribute
to the range of accommodation available within the Eby Estates neighbourhood.
Land Use
The subject lands are designated Low Rise Residential in the City’s 2014 Official Plan. The Low Rise
Residential (LRR) designation is intended to “accommodate a full range of low-density housing types
including single detached dwellings, duplex dwellings, semi-detached dwellings, street townhouse
dwellings, townhouse dwellings in a cluster development, low-rise multiple dwellings and special needs
housing.” Additionally, the LRR policies state that “the City will encourage and support the mixing and
integrating of innovative and different forms of housing to achieve and maintain a low-rise built form.”
The proposed zoning by-law amendment for stacked townhouses in a cluster arrangement will assist in
diversifying the housing stock and will also provide an innovative housing form for the area.
Laurentian West Community Plan(LWCP)
The LWCP has guided development within the Laurentian West neighbourhood. The plan pre-dates the
early 1990’s withPhases 1 and 2 adopted by Kitchener City Councilin 1993. At the time, approval of
Phase 3 of the LWCP was delayed pending the approval of the Region’s Mannheim Recharge facility.
Phase 3 has been amended throughout the years largely in response to subdivision approvals being
sought for the Eby Estates and TALMplans now built. The LWCP was last updated in 2009. Community
Plans have no legal status under the Planning Act, but they must conform to the Region’s and City’s
Official Plans.
The subject lands are located within Phase 3 of the plan and have a “no land use assigned” designation.
Therefore, a community plan amendment is required to assign a land use designation forthese lands.
Staff is recommending it be designated Multiples (40units per hectare). This designation is considered
appropriate for sites where topography and woodlots are a factor. Policy 2.11 states, “that multiple
residential sites be encouraged where natural features such as topography or woodlots would be best
accommodated or preserved by fewer buildings rather than extensive with or one or two dwellings”.
Moreover, theMultiple (40 uph)designationof this sitewouldfurthermeetpolicies 2.1 and 2.2,which
encourage an overall mix of multiples of between 25% to 40% of the total housing, and that multiples be
in integrated throughout the Laurentian West Community where deemed appropriate.
Details of the amendment are outlined in the recommendation section. It is the opinion of staff that the
proposed amendment complies with both the Region’s and City’s Official Plans.
Growth Management Plan(GMP)
The City’s growth management plan is one of the key tools use to effectively manage development in our
community. Placing high priority on using existing infrastructure, the Kitchener Growth Management Plan
focuses on:
urban growth centre;
identified intensification areas; and
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planning communities/growth areas that include greenfield lands.
The GMP has identified the subject lands as a Priority A, meaning development applications and
initiatives with this priority aregiven highest priority. These applications complete the community and
require no additional major infrastructure.
Technical Considerations
In addition to policy direction, a number of technicalmatterssuch as servicing, traffic impact,
environmental impact and the overall functionality of the site design assist to inform the zoning by-law
approval process.These are explored further below:
Environmental ImpactStatement (EIS)
An EIS was preparedto providean assessment of the potential environmental impacts of a proposed
project. It documents the existing natural features on and around the proposed project site, identifies the
potential environmental impacts of the project, recommends ways to avoid and reduce the negative
impacts, and proposes ways to enhance natural features and functions. The preparation of an EIS is an
important step in the development application process.
In support of the application, an EIS was submitted for staff and agency approval. Environmental
Planning stafffrom theRegion, GRCA andCity has reviewed the revised submission entitled, "Weiss
Property, Kitchener, Environmental Impact Study & General Vegetation Overview"(NRSI, revised March
2020) and response letter from NRSI dated March 19, 2020.
Staff concur with the recommendationsof the report including the zoning a of 10-metre-widebuffer from
Significant Woodlandsand 30 metres from wetlands to Open Space Two(P-2). This has been included
in the Zoning By-law. In addition, the report outlines a number of construction-related mitigation
measuresand best practices to be implemented during the detailed design and construction phases.
City staff will ensure these are carried out at that time.
Servicing
AFunctional Servicing report was prepared to document the site servicing and stormwater management
design requirements for the proposed residential development.It has determined that existing sanitary,
storm and water serviceswithin Gravel Ridge Trailare sizedto adequately servicethe proposed
development and density under consideration. Engineering staff has reviewed the report and is satisfied
with the conclusions reached. Specific recommendations for storm water management and retention
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and other details related to servicingare tobe implemented through thedetailed engineering design
phase of the site plan approval process.
TrafficImpactStatement (TIS)
A TIS was prepared and reviewed as part of the application. The goal of a traffic impact study (TIS) is to
assess the potential impact of traffic generated by a proposed development or redevelopment and to
identify the roadway improvements required to ensure that the road network will operate safely and
efficiently upon completion of the development. A TIS is an important part of the development review and
approval process. A TIS assists public agencies in making land use decisions where the proposal may
have a significant impact on traffic operations within the immediate area of the development and in some
cases within the overall transportation network.
The TIS has been reviewed by Transportation Planning. Transportation Planning staff concurs with the
report’s conclusions thattheroad network will continue to operate safely and efficiently with thetraffic
generatedfrom this development.
Department and Agency Comments
Preliminary circulation of the ZBA was undertaken on May 24, 2019 to applicable City departments and
agencies. Comments received have been addressed through the process and have either been
incorporated through the Zoning By-law, Urban Design Brief or Conceptual Site Plan.
Community Comments
Community consultation is an integral part of staff’s review and consideration of an application.
Comments obtained through the circulation regarding the proposal are balanced with Policy direction,
technical considerations and community needs. The following is a discussion of the consultation process
and staff’s response.
Preliminary circulation of the zoning by-law amendment occurred on May 24, 2019 to all property owners
(approximately70) within 120 metres of the subject lands. From the circulation, 20responses were
received.Staff consulted with the applicants over the next several months to try to address and rectify
the issues raised byresidents. An Open Housewas subsequently held on December 10, 2019 in
response to those concerns raised through the initial circulation. Fourteen (14) residents were in
attendanceat the NIM.Staff received 6 written comments as a follow up to the NIM. Questions and
concerns that were cited include site access, traffic, density, and park space. Staff offer the following
comments with respect to these concerns below.
Traffic
The issue oftraffic was raisedand is one that is often cited with development applications. In response,
Gravel Ridge Trailis considered a ‘Local Road’ meaning it is designed to accommodate up to 2000
vehicles per day. The subject site was contemplated to be developed with multiple dwellings at the time
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of the subdivision, and in turn Gravel Ridge Trail was designed to accommodate additional traffic resulting
from development of this site. Currently, Gravel Ridge Trail carries approximately 500 vehicles per day
between Eliza Avenue and Melinda Street, where the subject property’s access point is located.
Transportation Planning Staff hasreviewed the Traffic Impact Study (TIS) provided by the applicant and
are in agreement that the traffic generated from the proposed development will not cause the overall
traffic to exceed 2000 vehicles per day and is therefore within acceptable limits.
Another traffic related factor brought up by residents is speed of vehicles on Gravel Ridge Trail. Many
havecited current conditions on the road, expressing that vehicles are driving too fast. Studies that the
City has conducted have shown that the approximately 500 vehicles per day on Gravel Ridge Trail
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between Eliza Avenue and Melinda Street are travelling atan 85percentile speed, meaning that 85%
of vehicles are travelling at or slower than 50km/h. To meet minimum thresholds for the consideration of
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traffic calming measures, a local street requires at least 1000 vehicles per day and an 85
percentile
speed greater than 55km/h. Even with the new development related traffic, the overall traffic on this
section of Gravel Ridge Trail is expected to fall well within these limits and is not expected to approach
the minimum thresholds for consideration of traffic calming.
Site Access
Anotherissue related to vehicle traffic that was raised by residents is site access. The site has one
vehicular access point from Gravel Ridge Trail that is approximately 14 metres wide, but fans out to
approximately 25 metres wide at the property line for turning movements. Some residents expressed
concern with this singular access point and requested that a second access point be created, perhaps to
access Ottawa Street. Firstly, to dispel concerns of safety, there is an emergency access on the
Southeast corner of the site, providing a secondary access to Gravel Ridge Trail if the first access were
to be obstructed in the case of an emergency. This was planned and provided for at the time of the
subdivision, to satisfy the City’s Emergency Service Policy. However, this access is not adequate for
regular vehicular travel and must be maintained as emergency access only.
Staff acknowledges the concerns of residents regarding the singular access and has analyzed the
possibility of providing alternate accesses to alleviate vehicular traffic from Gravel Ridge Trail.
Unfortunately, the site does not have any legal frontage onto Ottawa Street or any other surrounding
public rights-of-way. Further, the site is surrounded by a wooded area, much of which isdesignated a
Core Environmental Feature (significant woodland) in the Regional Official Plan. A secondary access is
not feasible given the location of the subject property.
Staff is satisfied that the proposed driveway access will be sufficient to handle the ingress and egress of
vehicles as well as pedestrians to and from the site. The 14 metre width of the access aisle provides
enough space for two lanes of vehicular traffic, a walkway, and landscaping features, which willsoften
and screen the access area from adjacent properties.
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Transportation Services staff reviewed the Transportation Impact Study (TIS) that would analyze the AM
and PM peak hours for existing traffic operations and a five-year forecasted total trafficoperation. The
analysis completed found that the access can function with no specific problems related to vehicular
turning movements.
Park Space
Park space was a common issue raised by residents during the public consultation process. The Eby
Estates neighbourhood is currently served by Michael Donneworth Park to the south of the subject site,
approximately 350 metres away in walking distance. Residents have said that this park is already too
small for the existing neighbourhood, and that additional density from the proposed development will only
amplify this problem.
Michael Donneworth Park is a neighbourhood park, is approximately 1 hectare in size, and contains a
small playground and a walking trail. Staff acknowledge that this park is at capacity for the existing
neighbourhood and that the addition of dwelling units could overwhelm the capacity of the park if nopark
space was to be provided on the subject site. Through this feedback the applicant has made changes to
the initial proposed plan, including reducing the numberofunits proposed to enlarge the amenity
space/park area on site in order to serve the proposed development and ensure that spillover to the
existing Michael Donneworth park is minimal and doesn’t cause adverse impacts.
The development of the site will also facilitate the construction of a section of trail that will bisect the
subject site through the existing hydro corridor. This is a “Type 1 Multi-Use Pathway” that will serve as a
commuter route for active transportation. This will be a public trail and will be conveyed to the City as
parkland dedication. The provision of this section of trailwill benefit not only the future residents of the
site, but all residents of the Eby Estates Neighbourhood and the City’s overall trail network.
Density
Resident comments often mentioned density as a concern for this development. Planning Staff has also
expressed concerns about the unit count, and the applicant has reduced this number from over 200 to
162, and further to 144 units.
The proposed development will have approximately 32 units per hectare. The Laurentian West
Community Plan(LWCP)recommends between 26 and 40 units per hectare for multi-residential, so the
proposal is within this range.Moreover, LWCP supports the integration of various forms of residential
housing throughout the community. The proposed housing form is stacked townhouse dwellings, which
are considered to be low rise residential in the Official Plan and Zoning By-law. Staff do not consider the
proposed density of the development to be adverse and consider it to be compatible with the surrounding
neighbourhood.
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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 services.
FINANCIAL IMPLICATIONS:
There are no immediate financial implications to the City. The developer will be required to grade and
pave a 6-metre-widetrail through the hydro-corridor on these lands. Once the trail isinCity ownership,
there will be costs associated with maintenance. The amenity space will be privately owned and
maintained through a condominium corporation.
COMMUNITY ENGAGEMENT:
INFORM & CONSULT - the zoning by-law amendment application was deemed complete on May 13,
2019,circulated to area property owners on May 24, 2019via Canada Post and an Open Housewas
held on December 10, 2019 at the Romanian Church located on Bleams Road. Staff received a number
of responses regarding the proposal and these have been addressed through revisions made to the plan,
regulations imposed through zoning and staff responses outlined in this report. Appendix E contains
correspondence received fromarea residents.
Since it has been longer than a year since the original letter circulation occurred, Council policy requires
the courtesy notice to be circulated to all property owners within 120 metres. The courtesy notice contains
details of the statutory public meeting and provides a link to the City’s website to access the staff report
10 days prior to the meeting. Notice of the public meeting will be in The Record onJuly17, 2019, and a
copy of the Notice is attached as Appendix C.This reportwill be posted to the City’s website with the
agenda in advance of the Council/Committee meeting.
CONCLUSION:
Community input was gathered at and following the Neighbourhood Information Meetings which resulted
in changes to the proposal. The development proposal evolved with input from community members,
City staff, and commenting agencies.
Provincial, Regional, and City planning policy provide guidance that must be considered when evaluating
changes in land use permissions. Planning staff is of the opinion that stacked townhouses is appropriate
for this location and will not have adverse impacts on the community. This is an intensification siteunder
the new definition by the PPS 2020 and iswithin the Laurentian West Community that was broadly
planned for as a communitywith a variety and mix of housing types. Municipal servicing is available to
service the site and density under consideration, and it has been determined Gravel Ridge Trail has been
designed toaccommodate the traffic to be generated from the site.
Planning staff is of the opinion that the recommended Zoning by-law Amendment isin the public interest
and strive to balance various interests; the multi-level legislative planning framework, the planned
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function of the community and the City, input from the community’s residents, and providing new housing
within an established community. Planning staff isof the opinion that the proposed development would
offer a different housing type and provide more residential units within an established neighbourhood.
While the proposed dwellings are in a built form that is different from other existingbuildings, stacked
townhomes area compatible use for this community.
Based on this analysis, Planning staff is recommending approval of the application.
REVIEWED BY: Janine Oosterveld, Manager of Site Development and Customer Service & Della Ross,
Interim Director of Planning
ACKNOWLEDGED BY: Justin Readman - General Manager, Development Services
Attachments:
Appendix A – Proposed Zoning By-law including Maps No. 1 & Land Use Map for LWCP
Appendix B – Urban Design Brief
Appendix C – Newspaper Notice
Appendix D – Department and Agency Comments
Appendix E – Community Comments
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Report
law Amendment
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Urban Design Gravel Ridge TrailHuron Creek Developments City of KitchenerZoning By March 2020
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Report
Prepared by:GSP Group Inc.72 Victoria Street South, Suite 201Kitchener, ONN2G 1Z7
Amendment
law
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, ON
City of KitchenerZoning By March 2020
Prepared for:Huron Creek Developments35 Trillium Drive, Unit 1KitchenerN2E 0H2
Urban Design Gravel Ridge TrailHuron Creek Developments
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12358
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n Policy and Guideline Context
BackgroundSite Description and ContextDesigDevelopment ConceptConclusions
Assessment
.
Contents 1.2.3.4.5.6
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1
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Background
description and characterization of the surrounding
olicies and guidelines.
A description of the Acommunity context;A summary of the applicable A description of the An assessment of the design concept in respect to p
law Amendment
-
ooooo
1.Proposed DevelopmentProposed ApplicationReport Scope
Huron Creek DevelopmentstownhouseWest neighbourhood.Huron Creek DevelopmentByproposed application will rezone the site from Agricultural (AResidential Six (RThe 2014 Kitchener Official
Plan provides the preparation of urban design reports in support of proposed applications. Per Sections 11.C.1 and 17.E.10 of the Official Plan, urban design reports are meant to address
how the proposed development is in accordance with the urban design pAccordingly, this Urban Design Report Urban Design ReportGSP Group | March 2020
2 - 18
2
rise
-
most
ere are
abutting
southern
that front
dwellings,
s
its
. Th
of deciduous
which are
On
rise residential
-Michael Donnenwerth Park
detached dwelling
.
low
storey
-
2
running along the hydro corridor through
he site (380 metres) to the northeast (355
. Beyond these wooded areas are low
of Gravel Ridge Trail and surrounding streets
west
. The community trail is intended to travers
abuts nine
stacked townhouses
and
Regional treatment plant to the west.
graphy
wetlands.
o
s and
community trails
is generally a pocket of land enclosed by wooded areas to
Gravel Ridge Trail. The surrounding portion of the Laurentian
north, east,
ncipally of detached dwellings but with pockets throughout of
idewalks on both sides
Existing VegetationExisting TopNeighbourhood Context
Surrounding deciduous wooded areas to the east and north (and limited amounts on the west) do extend into the site, pronounced in the northeast corner of the site and in a linear fashion
along the eastern site boundary. An existing hedgerow detached dwellings that front onto Gravel Ridge Trail.the southwest corner of tmetres) and southeast (369 metres) corners and to
a minimum 355.5m at the northeast corner of the site. There are some steep slopes in certain locations on the site. The site drains to the northeast towards local The sitethe residential
uses (detached and townhouses) to the northwest, north, and east and a boundary, the site onto West neighbourhood consists of pritownhousesits nearby on the block to the southeast of
the sitesas well asthe neighbourhoodthrough the site to eventually connect to Ottawa Street.
.
is
It
west
.
with the
Road
address
the Gehl Place
metres wide by
wide connection to
152
municipal
metre
and Context
14.4
t is generally
to the northwest and
to the southeast
The site is bisected by a hydro corridor
.
The site is 4.5 hectares in area.
being used as agricultural fields
does not have a
and has no existing buildings or structures
ntly
Gravel Ridge Trail
site
|
beyond which i
curre
The
Road intersection
deep.
Hallman Road.undeveloped
-
and Size
Site Description
site is located within the Laurentian West neighbourhood of
avel Ridge Trail,
2.LocationExisting Buildings / Structures
The Kitchener, generally between Ottawa Street and Bleams of Fischerrectangular in shape with a narrow Gr295 metresThe site isMost of the site is remainder as wooded areas(containing
one hydro tower within the site boundaries) running diagonally from Ottawa Street and Bleams Urban Design ReportGSP Group | March 2020
2 - 19
3
Detached Dwellings
Detached Dwellings
Hedgerow
High Point
Wooded Area
Wooded Area
Gravel Ridge Trail
|
Wooded Area
Urban Design ReportGSP Group | March 2020
Existing Site Conditions
Subject Site Boundary
2 - 20
4
and vehicles;
door amenity areas
designs which are
streetscape;
people
r
provides general design
e functional, attractive and
impacts through building design; and
provides an adequate amount of
al developments. Relevant goals (with
ite circulation fothat
spaces.
to create safe, secure and usable spaces;
time visibility for pedestrians and motorists and to
-
arranged
Urban Design Manual
ible with surrounding buildings;
Urban Design Manual
of the Urban Design Manual contains more specific design
ultiple dwellings with safe and secure common areas, parking
iverse, attractive, walkable neighbourhoods that contribute to larity of night
ite servicing components arxterior site signage uildingsttractive building forms, facades and roof
andscaping which enhances each building or project as well as
nfill development complements existing buildings and
Dcomplete communities;Safe and functional sSappropriately screened from public view;Lthe streetscape;Einformation and does not dominate the Cminimize the intrusion of light onto adjacent
properties;BAcompatIneighbourhood character;Mfacility and amenity
oooooooooo
Kitchener Part A of theguidance for multiple residentiassociated guidelines) include promoting:Part C standards for the particulars of site layout and organization. Standards concerning
surface parking facilities (Section 3.0), multiple residential development (Section 10.0) and out(11.0) are particularly relevant for the proposed application.
.
ter
in the
in
rise built form
-
to accommodate a
integrating different
,
related considerations
-
meant
is
Low Rise Residential designation
ropriate amenity areas and landscaped
density housing types
-
This designation
Gravel Ridge Trail
.
Policy and Guideline
|
is designated
site
range of low
successful integration
housing to achieve and maintain a low
Design Context
compatibility of building form with respect to massing, scale, design; the relationship of housing to adjacent buildings, streets and exterior areas; adequate and appropriate parking
areas are provided on site; adequate and appareas are provided on site.
asis on:
, mixed a)b)c) d)
.
ection 11.C.1.29 through 11.C.1.33 are particularly relevant to the
3 2014 Kitchener Official Plan
Most of theKitchener Official Planfullforms of Sections 15.D.3.3 specifically provides designdevelopments within the Low Rise Residential designations with an emphpredominantly low density
neighbourhoods should be compatible with and respect the massing, scale, design and physical characof the established neighbourhood and have both appropriate landscaped areas and parking
areas provided on siteSection 11 of the Kitchener Official Plan provides design policies for the community, neighbourhood and site/building levels of design. Sproposed application
concerning site and building design policies.Urban Design ReportGSP Group | March 2020
2 - 21
5
Proposed Zoning
Gravel Ridge Trail
|
Official Plan Land Use Schedule
Urban Design ReportGSP Group | March 2020
2 - 22
.6
6
m
o
.
t
4
parking
the internal
are set back
surface parking
between
es
surface parking lots.
In this location it is a
units
on
for driveway
metres from the property
, such as trail connections
stacked townhouse units.
6
The
1
are positioned with a 6 to 7
44
spaces
accommodat
16
units
2
in the front
nt on both long sides facing internal
The
are set back
units per building stacked), designed with
a total of
units
24
in a perimeter fash
building site amenities
arranged in two clusters, divided by the hydro
o
-
t
from the rear yards of the existing single detached
the
grade first floors. The blocks are
-
detached dwellings to the rear.
16
.
arranged
Form
to the internal roadways
shallowest,
g
their
t
ParkinBuilding
The design provides for These spaces provide parking for the residents of the stacked townhouses as well as well as visitor parking for all units on the siteThe development includes
a total of 1They are generallycorridor areas and other nonand open spaceThe stacked townhouses are located to the north of roadway separated dwellings fronting on to Gravel Ridge Trail.
The units are setback 35m from these rear property lines. The remainder of the units aregenerally developable area. The stacked townhouses are 3½ storeys in height with partly belowunits
in length (entrances and a similar treatmesite walkways.Aline shared with side elevation of the stacked units.considerably from the west and east property boundaries to reflect wooded
area dripline offsets.setback
the
use
-
m of
dust multi
-
directly connect
will
tone
A s
accommodated through a
surface treatment as a
hydro corridor on the site,
will be
alternative
.
as part of the detailed design stage of
Entrances to the units
Gravel Ridge Trail
|
ps through the site providing vehicular access to
internal roadways are provided with curb cuts and
meander through the
implemented
will
Development Concept
will be
.
4 Vehicular circulationPedestrian circulation
The following outlines the site elements of the proposed site plan whichSite Plan Approval process.Vehicular access to the site is provided through a private roadway connecting to Gravel
Ridge Trail. From this entrance, a private roadway system looall units. The stacked townhouses are served by surface parking lots. corner connecting to Gravel Ridge Trail.Pedestrian
circulation on the site combination of walkway and trail routes.pathway connecting to the townhouse development to the northeast accessedfrom Ottawa Street and the existing pathway
extending from Isiah Drive to the southeast. A concrete walkway on the south side of the entrance roadway from Gravel Ridge Trail provides the main pedestrian access to the site. This
walkway connects to a systeconcrete walkways internally on the site, including walkways on both sides of the internal roadways and both the front and back of the stacked townhouse units.to
these internal walkways.Crossings of the will be distinguished through continuation of the walkways Urban Design ReportGSP Group | March 2020
2 - 23
7
and
;
contain a
(where space
can
m Gravel Ridge
(west side)
sive use space
, parking islands, and internal
fencing for screening purposes;
additional ground plantings for visual
.
planted with deciduous trees
supported by
planted with a combination of deciduous and coniferous
ite boundaries shared with abutting residential properties
with a combination of deciduous trees
The sto beplantings as well as privacyA series of common amenity areas that combination of hard surfaces (patios and walkways), plantings (trees, shrubs, and foundation plantings), and
amenities (shade structures, sitting areas) that provide a pasThe internal roadway edgewalkway edges permits) and interest; and Edge plantings along the entrance driveway froTrailfoundation
plantings
oooo
a
on
:
employs
interface
units
to create varied and
and upper portions of the
common amenity areas,
and,
on base materials as well as
upper storeys of the front and rear
provides opportunities for
has not been prepared at this time.
Gravel Ridge Trail
colour palette
|
differentiate the roofline;
ase material on the lower
to break up the building mass and minimize repetition;
toned
-
ry building renderings demonstrate:
th the overall building architecture.
series of architectural elements
elevations;
building elevations throughout the site.
tectural features and elements, picking up on patterns in the
ations
earth
The proposed site layout
egular rhythm of window placement on the lower and upper
.
orizontal vinyl siding on the
Brick as the bfront and rear elevations, and wrapped to the side elevations on the lower course;HelevRoof peaks in a regular rhythm of bays on the front and rear elevations to break
up the visual mass of the roof;Vinyl shake materials on the rear elevations roof peaks to accentuate and Anarchisurrounding neighbourhood;A rstorey Variation in window details including
combinations of concrete sills, brick soldier courses, aluminum trim, and shutters to break up any repetition on the elevations;Steel railings and brick supporting columns for the stairs
that blend wi
oooooooo
Architecture and MaterialsThe proposed architectural design for the coordinated interestingThe preliminaLandscape DesignA detailed landscape design plan The landscape design will emphasizeinternal
pedestrian walkways and the existing residential the site Urban Design ReportGSP Group | March 2020
2 - 24
8
Gravel Ridge Trail
|
Urban Design ReportGSP Group | March 2020
Proposed Site Plan
2 - 25
9
(Inward facing elevation)
Gravel Ridge Trail
|
Preliminary Stacked Townhouse Rendering (Site Perimeter facing elevation)
Preliminary Stacked Townhouse Rendering
Urban Design ReportGSP Group | March 2020
2 - 26
-
10
45
the
The
.
n the proposed
The proposed
on the along the
fits with the low
Setbacks of the
of building height.
screening from the
that
materials, colour, and
s
employs a coordinated
substantial setbacks to the
to feather a transition into
dwellings on Gravel Ridge
which provides a built form
s
using
provide
units
interface betwee
the southern property boundary
atible transition
include
cluster townhouses.
massing and form
itional fencing and plantings as part of the
In respect to the emphasis considerations in
side elevation
for a comp
-
required amount of parking for residents and
abutting detached
s
to
-
This relationship
internalized on the site and separated from
rear
.
sections.
, more than sufficient to minimize any impacts. The
-
separated by internal roadway and parking
provide
character of the surrounding area.
The Section 11 urban design policies are addressed in
he proposed design:
:
Provides a pattern of rise proposed stacked units toshared with Trail These units are purposely located to provide a transition into sitesignificant rear yard setbacks outlined below
further assist the transition and compatibility of form. architectural design for the series of architectural elements to create varied and interesting building elevations, architectural
elements.Uses aand abutting detached dwellingsthe siterear property line (15+ metres)separation to the detached dwellings in the order of metresretention of the existing deciduous hedgerowsouthern
property boundaryoutset to further separate new from existing, which can be completed from addlandscape plan for the Provides thevisitors in locations within surface parking areas that
are mainly
a)b)c)
Responsethe below subthe policy, t
.
rise built
-
of stacked
overall low
and an
full range of housing
development
existing single detached and
amenity areas and landscaped
Successful integration of multiple
A full range of low density housing less than half of base maximum)
:
:
is
of 2 to 3.5 storeys
contributes to
.D.3.4
design provides a
Gravel Ridge Trail
|
rise height
-
(proposed FSR
to a neighbourhood of
:
The proposed
:
Assessment compatibility of building form with respect to massing, scale, design; the relationship of housing to adjacent buildings, streets and exterior areas; adequate and appropriate
parking areas are provided on site; and,adequate and appropriate areas are provided on site.
with a low
(Section 15.D.3.8) and specifically the mixing and integrating of
following addresses the proposed site design per the relevant
a)b)c) d)
.
5 2014 Official Plan
The policies of the 2014 Kitchener Official Plan.Sections 15.D.3.8 and 15.D.3.9types different forms of housing to achieve and maintain a lowform (Section 15.D.3.9).Responsetownhouses
townhouse dwellings whichtypesintensity of useSections 15.D.3.3 and 15residential developments in Low Rise Residential designationthrough application of Section 11 urban design policies
with an emphasis on Urban Design ReportGSP Group | March 2020
2 - 27
ll
11
side
use trail
-
west
use pathway wi
-
site;
-
dust multi
-
public realm views;
site and off
-
tacked townhouse units. Entrances to
site walkways and the multi
-
visibility for pedestrians and motorists;
time
-
e roadway from Gravel Ridge Trail provides the
Site design that provides:
:
proposed design of the site incorporates the above
: The
11C.1.30
Safe, comfortable and functional circulation for all modes of transportation, both onSite servicing components that are functional, attractive and appropriately screened fromLandscaping
which enhances each building or project as well as the streetscape; and the streetscape, and not cluttering the streetscape; Clarity of nightMinimal adverse impacts on site, onto adjacent
properties, and to the public realm through mitigating techniques;Buildings arranged to create safe, secure and usable internal spaces;A combination of onprovides for a complete system
of safe and functional routes to and through the site. The stonemeander through the hydro corridor on the site, connecting to the townhouse development to the northeast accessed from
Ottawa Street and the existing pathway extending from Isiah Drive to the southeast. A concrete walkway on the of the entrancmain pedestrian access to the site. This walkway connects
to a system of concrete walkways internally on the site, including walkways on both sides of the internal roadways and both the front and back of the s
b)c)d)e)f)g)h)b)
Section Responsepolicy direction with:
r
o
the the
eas
to
on
developed
centrally located
and site address
internal roadway and
A landscape plan will be
plan.
the minimum area requirements of the
s
common amenity area
.
Gravel Ridge Trail
large
exceedSites that are designed and
|
he time of Site Plan Approval, which will focus
:
use pathway system to the northwest and southeast.
-
a limited interface with the streetscape given the narrow
.
The site layout internalizes parking areas and provides a
:
11.C.1.29
multi
abutting detached dwellings by the existing hedgerowIncorporates awithin the siteurban design standards (see below) as well as defined arfor complementary landscaping.prepared at ton
screening, building softening, streetscape, and visual accent functions.
site has
d)
Section redeveloped to enhance the site, buildings, open spaces and the streetscapeResponsesimilar elevation detail to the perimeter faces looking outwooded areas. The site design provides
for a connecting link existing Theaccess block, but more modest planting effortssignage and/or features can accent the Gravel Ridge Trail entrance.natural area edges, through species
selection and planting patterns, at the time of the detailed landscape Urban Design ReportGSP Group | March 2020
2 - 28
12
use pathway
-
site walkways on both
-
road multi
-
e.
This arrangement provides for
eas and surface parking areas on
The buildings are arranged to enclose pedestrian circulation routes, common amenity arthe internal portions of the site.high visibility throughout the site from safety reasons and highly
connected spaces and functionally areas accessible to all residents and visitors on the sit
Comprehensively connected pattern of onsides of roadways together with an offlinking the neighbourhood.
h)
,
ycling
ways
.
.
s
together with
sky principles.
-
ening, building
he time of Site Plan
The positioning of the
visible from the public
provide a range of functions
and not
will
CPTED and dark
king areas internalizes functional
a small entrance sign
along the public street frontage
Sections 15.D.3.3 and 15.D.3.4.
Gravel Ridge Trail
ion for garbage storage and collection.
considering
|
are distributed throughout the site. The locations
The nature of Deep Well systems provides an
will be designed at the time of Site Plan Approval.
locations for Deep Well garbage and rec
building massing and form provides mitigation and
space provides for
development sign along the Gravel Ridge Trail frontage.
ignage
wo
the units directly connect to these internal walkways. Crossings of the internal roadways are provided with curb cuts and will be distinguished through surface markings. Tcontainersare
internalized on the site views from Gravel Ridge Trail or the abutting detached dwellings.attractive solutA landscape plan will be prepared at tApproval. The site layout provides ample
spaces for landscaping plantings that depending on the context, including scresoftening, streetscape accents, and visual accentSite signage is expected to be limited to a municipal
address orSThe supporting plantings Site and building lighting will be designed at the detailed design stage Emphasis will be placed on the lighting of the roadwalkways, and common
amenity area.buildings and surface parThetransition to the existing properties on Gravel Ridge Trail, as outlined above for
c)d)e)f)g)
Urban Design ReportGSP Group | March 2020
2 - 29
s
13
cluster
In respect
with
aried roofline
site walkways
-
.
s
ality contemporary
Gravel Ridge Trail
qu
walkways lining both sides
neighbourhood
from
-
of the Official Plan.
site
-
b)
free access.
that provide a
-
connectivity
1.5 metre or 1.8 metre on
cuts at crossings of roadways in highly
-
PART A Guidelines
Laurentian West
-
.
and stacked townhouses catering to a range of
direct
building entrances.
Section 11.C.1.30
s the number of crossings of roadways for pedestrian
Circulation is addressed above as part of the
s a system of
ommunities
: The proposed development would add to the diversity of :
ociated guidelines, the proposed design
on the upper façade, in order to fit with the surrounding
.
Site circulation that is safe and functional for all persons and
Diverse, attractive, walkable neighbourhoods that contribute to
s
::
Providethat provide connecting toAccommodates curbvisible locations for barrierMinimizemoving through the site with onof the roadways and surface parking areas.
ooo
Urban Design Manual
base of brick and masonry materials complemented with siding and shakeresidential character. The proposed roof design uses vshapes at the end and middle units as well as lower façade
porch roofs to break up the height and mass of the blockGoalcomplete cResponsethe housing stock in the townhouse dwellingsdifferent resident choices and architecture.GoalvehiclesResponseconsideratio
ns of to the ass
site
-
of
through the
are adjacent to sensitive
townhouse buildings are
uses provides for a regular rhythm
stacked
fashion that provides enclosure of the
Gravel Ridge Trail
New or redeveloped buildings designed to
|
:
: Design that reflects the following policies for
3
he proposed
T
.
The proposed building form and details reflect this policy
::
The proposed development concept uses a variety of block
11.C.1.31
11.C.1.3
s.
Provision of attractive building forms, façades and rodesigns which are compatible with surrounding buildings;Infill development to complement existing buildings and minimization of
adverse impacts on site, onto adjacent properties (particularly where sites land uses) and into the public realm through building design; individual architectural innovation and expression
that urban design goals and objectives;
a): b): c) d)
Sectionenhance pedestrian usability, respect and reinforce human scale, create attractive streetscapes, and contribute to rich and vibrant urban placesResponsepositioned to reinforce
the pedestrian walkway system site in a general facing roadways and parking areas through the site. The preliminary building elevations of the stacked townhoof doors and windows through
the elevations facing the onwalkwaySection building design:Responsedirection. lengths to break up the repetition and massing throughout the site.The architectural design utilizes a
soft, neutral colour palette with a Urban Design ReportGSP Group | March 2020
2 - 30
14
;
;
Section
;
combination
building ends
and southern
to ensure this
a combination
for a
visible
, which may be
s
through site layout with
Landscape and planting
grade
of the entrance roadway from
sling
northeast, southwest
;
;
; and
and species to be designed
ngs to provide visual interest and colours
for control
;
.
visual interest
for diversity of texture, colours and interest
visibility to building entrances
space at the
idge Trail for accent plantings and signage features
s
A landscape plan will be prepared at the time of Site Plan plant material
:
29 d) of the Official Plan. In respect to the associated
streetscape
Landscaping which enhances each building or project as well
hat provide
:
Provides space on both sideGravel RProvides for planting opportunities along portions of the internal roadway edge, parking islands, and internal walkway edges for deciduous trees (where
space permits) and additional ground plantings forMaximizes which visibility continuesProvides space between unit entrances and for foundation plantiUses retaining walls in the property
limitscomplemented by plantingsIs expected to utilize hardy, preferably native species for planting tProvideof deciduous and coniferous plantings as well as privacy fencing for screening
purposesProvides space in the common amenity areas for of hard surfaces (walkways), plantings (trees, shrubs, and
oooooooo
Goalas theResponseApproval, which will focus on screening, building softening, streetscape, and visual accent functions.opportunities are addressed as part of the considerations for
11.C.1.guidelines, the proposed design:
:
and limit
as will be
the hydro
the stacked
site walkways.
ide immediate
-
that d design
of the Official Plan.
do not directly face
c)
unctional, attractive and
.
use linkage through
-
Deep Well enclosures throughout the
of the buildings
Section 11.C.1.30
residents.
sideby
.
Gravel Ridge Trail
|
outside of pedestrian and vehicular routes
are
Garbage storage and collection is addressed above as
:
Site servicing components are f
:
Accommodates a new multicorridor connecting neighbourhood properties and streets to the northwest and southeast of the site.Surface parking areas are internalized on the site and generally
not visible from Gravel Ridge Trail.Surface parking areas are arranged to provaccess from building entrances, recognizing parking areas but are connected to continuous onLighting and
landscape details within the parking areaddressed at the time of Site Plan Approval.Three locations for bicycle parking are incorporated in the centre portion of the site, distributed
in highly visible locations and with easy access by visitors.Distributes three areas for site for easy access Locates the Deep Well enclosures in internal locations on the site that
movement conflictsLocates the Deep Wall enclosures in location locations accessed from the roadway edge that are easily accessible by collection vehicles and limit conflicts with vehicle
movements.
oooooooo
Goalappropriately screened from public viewResponsepart of the considerations for In respect to the associated guidelines, the propose Urban Design ReportGSP Group | March 2020
2 - 31
15
site
-
above.
buildings is
;
posed design:
proposed
;
Section 11.C.1.33
a soft, neutral colour palette
connected network of on
g;
.
townhouses blocks
-
n
si
cades and roof designs which are
including combinations of concrete
;
site walkways
-
patterns and accents to provide interest
regular rhythm of window placement on the lower
a
tes
architectural design u
ra
The architectural character of the
base of brick and masonry materials complemented with
o
:
varied roofline
p
;
Attractive building forms, fa
:
Provides for a continuous, wellpedestrian walkways that will be lit to appropriate standards.Locates building entrances facing and directly accessing the continuous network of onProvides
recessed, covered landing areas for entrances to the unitsHas an with a siding and shake on the upper façade, in order to fit with the surrounding residential characterHasalong the
roofline of the stacked Incorand upper storey elevationsUses vertical and horizontal divisions of colour and material to provide visual depth to the elevations;Variation in window details
sills, brick soldier courses, aluminum trim, and shutters to break up any repetition on the elevations; and,Steel railings and brick supporting columns for the stairs that blend with
the overall building architecture.
ooooooooo
Goalcompatible with surrounding buildingsResponseaddressed as part of the considerations for In respect to the associated guidelines, the pro
;
;
Site
.
Site Plan
elements.
.
transition in
.
Section 11.C.1.30
of formed spaces are
and specifications
nternally on the site in
of the Official Plan.
f)
of the Official Plan.
details
usability
is addressed above as part of
;
e)
;
use pathway through the hydro
-
lighting
In respect to the associated guidelines, the
Gravel Ridge Trail
Section 11.C.1.30
time visibility for pedestrians and motorists and
from the single detached dwellings to the south
|
-
s part of the considerations for
Section 11.C.1.30
sufficient distance between uses to
Site signage is addressed above as part of the
Site and building lighting
Building arrangement and
.
:::
.
Exterior site signage that provides an adequate amount of
Buildings arranged to create safe, secure and usable internal
Clarity of night
:::
foundation plantings), and amenities (shade structures, sitting areas)Orients the stacked townhouse buildings to face and enclose the internal private roadway systemProvides a height
and scale Continues the existing multicorridor running through the siteProvides for common amenity areas ihighly visible locations that are by stacked townhouse buildingsand,
oooo
Goalinformation and does not dominate the streetscapeResponseconsiderations for Approval will address signage and supporting landscaping Goalto minimize the intrusion of light onto adjacent
propertiesResponsethe considerations for Plan Approval will address site GoalspacesResponseaddressed above ah) of the Official Plan.proposed design:Urban Design ReportGSP Group |
March 2020
2 - 32
16
. In
as well
assess all
.
will
and landscaping
site walkways to
-
addressed in the design
as
Sections 15.D.3.3 and 15.D.3.4
are organized to face onto internal visitor
veillance opportunities for these locations
units
, common amenity areas, and on
s
The
The site layout, building transitions,
::
above.
Infill development that complements existing buildings and
Multiple dwellings with safe and secure common areas, parking
ove.
Goal:neighbourhood character; impacts through building designResponsemeasures ensure a compatibility fit considerations addressed for as the considerations for section 11 of the Official
Plan, outlined abGoal:facility and amenity spaces.Responseparking areamaximize informal surrespect to the associated guidelines, detailed review four CPTED principles in respect to
site layout and building design.
Gravel Ridge Trail
|
A variety of features, materials, colours, and textures to provide architectural depth to the building elevations.
Urban Design ReportGSP Group | March 2020
2 - 33
17
minimum 6.0
.
-
surface material
metres apart.
0
5.
minimum 3.0 metres.
native
all units are beyond the
-
at this time.
ngle of the hydro corridor
in alter
ere is no opening or window to
minimum 4.8 metres.
-
corner of certain buildings would
site walkways).
finalized
-
s are spaced
will be
minimum 10.0 metres.
-
sides/
block
between
roadways
have not been
between and behind buildings are 1.5 metres.
1.5 metres to on
ways
applicable at there are no end to rear wall interfaces.
metres apart.
0
Walkway one side of the entrance roadway from Gravel Ridge Trail, but both sides of all internal roadways.Walkways lining parking spaces are 1.8 metresWalkCrossings of for differentiation.Not
Stacked townhouseStacked townhouses with walkways in between are spaced 5.Floor plansIn limited locations and due to the athrough the site and resulting site layout creates localized
situations where the be within 6 metres of parking area (minimum
Separation distance between end of building and rear wall of closest adjacent building Separation distance between buildings Separation distance between the end of buildings where walkways
are locatedSeparation distance between end of building block having windows to habitable rooms and parking areas metres, and 1.5 metres where thhabitable room.
ooooooooo
(F)(I)
(G) (H)
he
contrast material
proposed design
.
metres at their shallowest.
2
.
7
minimum 11.0 square metres,
-
lding form
entary on the
PART C Standards
minimum 4.5 metres (from curb or walkway
minimum 5.5 metres (between garage and
-
Gravel Ridge Trail
-
-
minimum 7.5 metres 1 and 2 storey 10.0 m for
:
|
form.
townhouses set back 1
minimum width of 1.5 metres (1.8m where parking is
-
built
tandard is not relevant for stacked townhouses given nature
minimum setback for all units from curb or walkway established at 4.5m.Not applicable to this bui
Stacked Sof the
oo
Rear yard depthmore than 2 storeys exposed.Exclusive use of patio area including patios and decks but not including stairs.Front yard depth edge).Driveway length curb or walkway edge).Sidewalk
adjacent). Sidewalks will be required along one side and possibly both sides of the internal road and be fully accessible with flush curbs. Internal walkways should connect to tmunicipal
sidewalk and be in an alternate, highthrough the drive aisle.
oo
Urban Design Manual The following provides commresponses to the built form standards in Section 10.0 of the Part C concerning multiple residential developments.(A)(B) (C) (D) (E)Urban
Design ReportGSP Group | March 2020
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18
-
.
blocks),
of 8 units
3
width
four (
line radius for
-
.
..
t least 3m from curbs or walkway at
minimum 4.0 metres.
a
-
blocks)
4.0mminimum 1.5 metres.
-
4
has been designed with a 7.3m
Gravel Ridge Trail
six (
setback
|
have been divided into blocks of
are
oadway
r
minimum 6.1 metres two way traffic, minimum 3.66
-
blocks
All unitstheir ends, recognizing the angled orientation of certain blocks place one corner closer than 3 metres.The and blocks of
Internal Roadway layout provides 12m centreemergency vehicles.All setbacks exceed All setbacks exceed 1.5m
minimum 3.0 metres.
oo
Roadway width for multiple residential and cluster townhouse projects meters one way traffic. For these roadways a minimum centerline radius of 12.0m is required to accommodate emergency
vehiclesSetback to rear property line for each private deck having a height 0.6 m and greater Setback to rear property line for each private deck having a height less than 0.6m Side
yard setback between end of building and curb or walkway -The preferred number of dwelling units should range between 46 units within a block. Additional units to a maximumper block
may be considered subject to providing appropriate enhanced design details.
oooo
(N)
(J)(K)(L) (M)Urban Design ReportGSP Group | March 2020
2 - 35
19
,
law
and
City
-
2014
follows
provides a
developments
in providing a
:
Zoning By
Rise Residential
design policies for
Low
Section 11 of the
including
respecting
of the
in that it contributes to a range
the applicable and relevant
Low Rise Residential designation
The proposed development concept
of the
the Site Plan Approval process,
particularly
.
s
for the former Weiss property
and guidelines within Part A Guidelines of the
Gravel Ridge Trail
|
and scale
application
computability considerations
design expectation
to immediately abutting properties
massing
Summary
tchener Official Plan,
hehehe general urban design policies of he general goals
Tin the 2014 Kitchener Official Planof residential housing types in a generally low rise and lower intensity development form; Tdesignation in the 2014 Kitchener Official Planconsistent
use, form, intensity for development that is compatible with the surrounding neighbourhood;TKisite and building design;TUrban Design Manual; andThe built form standards for multiple
residential within the Part C Standards of the Urban Design Manual.
ght,
.
ooooo
7
The proposed development concept for the Amendment good fit with the surrounding area with an appropriate transitionspacingheiwhich will form the basis of the design direction and guidance
ofof Kitchener design policies and guidelines, Urban Design ReportGSP Group | March 2020
2 - 36
DSD-20-074 - Appendix C
Notice of the Meeting of Planning and Strategic Initiatives Committee of August 31,
2020
Advertised in The Record – August 7, 2020
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND AN ELECTRONIC PUBLIC MEETING TO DISCUSS
AMENDMENT TO THE KITCHENER ZONING BY-LAW
UNDER SECTION 34 OF THE PLANNING ACT
Gravel Ridge Trail
2530229 Ontario Inc. is proposing a Zoning By-law Amendment from Agriculture One (A-1) to Residential Six(R-6)
and SiteSpecific Regulation 754and Open Space Two (P-2) to permit the lands shown above to be developed with
townhouses.
In keeping with physical distancing measures recommended by Public Health due to COVID-19, an electronic
public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council which
deals with planning matters, on:
Monday, August 31, 2020at 7:00 p.m.
(live-stream video available at kitchener.ca/watchnow)
If you wish tomake written and/or verbal commentseither in support of, or in opposition to, the above noted
proposalyou may register as a delegation at kitchener.ca/delegationsor by contacting Legislated Services at
519-741-2200 ext. 2203 by no later than 4:00 p.m. on August 31, 2020. Aconfirmation email and instructions
for participating in the meeting electronically with be providedonce your registration is received.
If a person or public body would otherwise have an ability to appeal the decision of the City of Kitchener
to the Local Planning Appeal Tribunal, but the person or public body does not make oral submissions
at a public meeting or make written submissions to the City of Kitchener prior to approval/refusal of this
proposal, the person or public body is not entitled to appeal the decision.
ADDITIONAL INFORMATIONis available by contacting the staff person noted belowor byviewing the report
contained in the meeting agenda (posted 10 days before the meeting at www.kitchener.ca - click on the date in the
Calendar of Events and select the appropriate committee).
Brian Bateman, Senior Planner
brian.bateman@kitchener.cc
Eric Schneider, JuniorPlanner
Eric.schneider@kitchener.ca
send location map
2 - 37
2 - 38
DEVELOPMENT SERVICES DEPARTMENT
PLANNING
Brian Bateman, MCIP, RPP
Eric Schneider, BES
City Hall, P.O. Box 1118
200 King Street West
Kitchener, Ontario, Canada, N2G 4G7
PHONE: (519) 741-2200 x7869/x7843
FAX: (519) 741-2624
TDD\\TYY: 1-866-969-9994
brian.bateman@kitchener.ca
eric.schneider@kitchener.ca
May 24,2019
Dear Internal Department & External Agencies:
Re:ZoningBy-law Amendment Application (ZBA19/002/G/BB)
2530229 Ontario Inc.
Gravel Ridge Trail
GCT, Pt. Lot 130, RP. 58R16451, Parts 1-3
The City of Kitchener has aZoning By-law Amendment application for the lands shown on the location map
belowlocated on Gravel Ridge Trail. The property more commonly referredas the former Weiss propertyis
vacant and is surrounded by environmentally sensitive lands with streetfrontage on Gravel Ridge Trail.
Location Map:
Zoning By-law Amendment
The request isto changethe zoningfrom Agricultural (A-1) to Residential Six(R-6)and Open Space (P-2) to
permit the use of multiple dwellings.The Owner is proposing to develop the site with townhouses/stacked
townhouses(approximately 162units)in a cluster arrangement as conceptually shown on the plan attached
to this letter. Please note:this plan is conceptual only to help illustrate how the property could be developed.
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No decision has been made regarding the site layout nor has aformal site planapplicationbeen filed. A site
plan application is expectedonce details surrounding the land use, limit of developmentandpublic
consultation process have beendetermined.
Laurentian West Community Plan Amendment
The by-law amendment will require ao Land Use
Supporting Materials
To support a complete application, the applicant has provided the following reports:
Planning Justification Report
Urban Design Brief
Environmental Impact Statement
Transportation Impact Statement
Site Servicing Feasibility& Storm Water ManagementStudy
Water Distribution Analysis
Chloride Impact Study
Hard copies will be distributedto those whohaverequested receiving a copy at the Pre-Application meeting.
Additional copies may be available uponrequest.
Comments
The City is providing an opportunity for City Departments and External Agencies to make comments on this
application. Written comments receivedon orprior toJune23, 2019will be considered in the formulation of
the staff report.
Appeal Notice
If a person or public body does not make oral submissions at the future public meeting (not yet scheduled) or
make written submissions to the City prior to the approval of a zoning by-law, a Tribunalmay dismiss an
appeal made in relation to the applications.
If you have any questions or require further clarification regarding this application, please feel free to contact
me at your convenience.
Notice of Decision
If you wish to be notified of the decision of the City of Kitchener with respect to the application, you must make
a written request to the City Clerk, Department of Corporate Services, 200 King Street West, P.O. Box 1118,
Kitchener, Ontario, N2G 4G7.
If you have any questions or require further clarification regarding this application, please feel free to contact
Eric or I at your convenience.
Yours truly,
Brian Bateman, MCIP, RPP
Eric Schneider, BES
CC:CouncillorKelly Galloway-Sealock, Ward 5
GSP,Applicant
Attachments
Agency Response Form
Proposed Zoning Map
ConceptualSite Plan
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CIRCULATION COMMENT FORM
Zone Change Application (ZBA19/002/G/BB)
Gravel Ridge Trail,
GCT, Pt. Lot 130, RP. 58R16451, Parts 1-3
If you have NO concerns or comments, please complete and return this form.
If applicable, please return your comments in writing by mail, email, or fax by June23, 2019.
__________________________________________________________
Department/AgencyName of Representative (please print)
__________________________________________________________
DateSignature of Representative
Please direct all questions, comments, and forms to:
Please direct all questions, comments and forms to:
Brian Bateman/Eric Schneider
City Hall, P.O. Box 1118
Kitchener, Ontario, Canada, N2G 4G7
PHONE: (519) 741-2200 x 7070
FAX: (519) 741-2624
TDD\\TYY: 1-866-969-9994
brian.bateman@kitchener.ca
Eric.Schneider@kitchener.ca
2 - 41
A Functional Servicing plan showing outlets to the municipal servicing system along with
the storm and sanitary design sheets are required to the satisfaction of the Engineering
Division.The sanitary zoned and actual peak flow must also be submitted to the
Engineering Division to run the sanitary capacity modeling.The City of Kitchener will
use this information to determine if there are any downstream issues.If the capacity
analysis determines that the pipes will need to be upgraded to support the development,
then these upgrades will be rolled into the development costs.Further studies will be
required at the time of development to determine the approximate amount of sanitary
sewers that will need to be upgraded to accommodate the above
developments.(Please note that upon a preliminary sanitary capacity analysis
completed by The City of Kitchener it was identified that there are major
restrictions in the sanitary pipes downstream of this area. Activa/Bush Clover)
A Water Distribution Report is required to the satisfaction of the Engineering Division in
consultation with Kitchener Utilities and the Region of Waterloo.
Eric Riek, C.E.T.
Project Manager | Development Engineering | City of Kitchener
519-741-2200 ext. 7330 | TTY 1-866-969-9994 | eric.riek@kitchener.ca
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400 Clyde Road, P.O. Box 729
Grand River Conservation Authority
Cambridge, Ontario N1R 5W6
Resource Management Division
Phone: (519) 621-2761 ext. 2319
Trisha Hughes, Resource Planner
Fax:(519) 621-4945
E-mail: thughes@grandriver.ca
PLAN REVIEW REPORT:City of Kitchener
Brian Bateman
DATE:July 2, 2019YOUR ZBA19/002/G/BB
FILE:
GRCA ZBA-19-002-G-BB Gravel Ridge Trail
FILE:
RE:Zoning By-law AmendmentApplicationZBA19/002/G/BB
Gravel Ridge Trail, City of Kitchener
2530229 Ontario Inc.
GRCA COMMENT:
Grand River Conservation Authority (GRCA)staff have now had the opportunity to review the
information circulated with the above noted application. Based on our review of the materials
provided, we are not in a position to support this application at this time. We require further
information in support of a zoning by-law amendment. Please see our detailed comments
below.
BACKGROUND:
1.Resource Issues
Information provided with this application indicates that wetlands exist on and adjacent to
this property.Please note that Ontario Regulation 150/06 applies to all areas described by
the Regulation, whether mapped or not.The GRCAregulates wetlands and areas of
interference around wetlands (i.e. 120 metres around provincially significant wetlands
(PSWs) and wetlands greater than 2.0 hectares in size and 30 metres around non-PSWs
less than 2.0 hectares in size).
2.Legislative/Policy Requirements and Implications
Based on the presence of wetlands on and adjacent to the property, a portion of the
property is regulated by the GRCA under Ontario Regulation 150/06 Development,
Interference with Wetlands and Alterations to Shorelines and Watercourses Regulation.
It is our understanding that the applicant is proposing to change the zoning from Agricultural
(A-1) to Residential Six (R-6) and Open Space (P-2).
Based on our review of the Weiss Property, Kitchener Environmental Impact Study (EIS) &
Detailed Vegetation Plan, prepared by Natural Resource Solutions Inc. (dated March 2019),
the report indicated thatthe subject property is outside of the GRCA regulation limits(Table
1, page 4).As noted above, a portion of the property is regulated due to wetlands and the
associated 30 metre allowance to the wetlandson and adjacent to the property. The EIS
does not provide adequate information assessingthe impacts to thewetlandsand
determiningappropriate setbacks to developmentfor the wetlands.As such, we do not have
enough information at this time to be in a position to support this application. As per our
Page 1of 2
2 - 48
comments on the Terms of Reference for the EIS (email dated April 23, 2018), the wetland
boundaries should be flagged and then confirmed by GRCA staff.We request an EIS
addendum to assess the impacts to the wetlands on and adjacent tothe property. The EIS
addendum should recommend appropriate setbacks to development. The wetlandsand their
setbacks should be appropriately zoned to prevent future development impacts.
Any future development withintheGRCA regulated area requires prior permission from the
GRCA in the form of a permit pursuant to Ontario Regulation 150/06. Our policies for
development around wetlands can be found in the GRCAConsolidated Policies for
Implementing Ontario Regulation 150/06, available on our website: www.grandriver.ca.
3.Plan Review Fees
ajorZone Changeapplication, with an applicable fee of
$2,235as per the 2019 fee schedule. With a copy of this correspondence, the applicant will
be invoiced in the amount of $2,235.00.
A separate fee will be required for a GRCA permit application, if required.
We trust this information is of assistance. If you have any questions or require additional
information,please contact the undersigned.
Sincerely,
Trisha Hughes
Resource Planner
Grand River Conservation Authority
c.c.Brandon Flewelling, GSP (via email)
Huron Creek Developments Inc.,PO Box 86,New Dundee, ONN0B 2E0
*These comments are respectfully submitted as advice and reflect resource concerns
within the scope and mandate of the Grand River Conservation Authority.
Page 2of 2
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From:
Sent: Monday, December 16, 2019 10:05 AM
To: Brian Bateman
Cc: Eric Schneider
Subject: Follow-up from Dec 10 Gravel Ridge info session.
Attachments: 908 Gravel Ridge Pl.jpg; IMG-4612.JPG; IMG-4611.JPG
Brian,
Thanks for talking with us on Tuesday. We're at 908 Gravel Ridge Pl.
One of the issues we were talking to you about was the break in the tree
line in the southwest corner of the Huron Creek property, where it meets
Eby Forest.
As requested, I've attached a picture of the view straight out our back
patio door. That will be looking right at the most southwest townhouse
block.
If something could be incorporated with landscaping that would help with
the change to the view, especially given the height and elevation of the
proposed new development.
An Item that we spoke with Rick Martins about but not with you - light
pollution. I've noticed with other developments in the area (Eg: 1989
Ottawa St) the LED lighting creates significant "pinpoint" hotspots
even from great distance - especially when the viewer is at a lower
elevation. The shroud (if there is one) is not sufficient to prevent
leaking from the sides. From our house we can see this right through
the woods from 1989 Ottawa. I also wonder if they use high intensity
lighting to cover a greater area with less poles required, instead of
more poles with softer light.
Rick did mention that they had to conform to standards with regards to
this, but I thought I would mention it, since we're introducing a lot of
light sources to what was very private backyards.
--
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From:
Sent: Friday, December 13, 2019 4:16 PM
To: Brian Bateman
Cc: Eric Schneider
Subject: Gravel Ridge Trail development
Hello Mr. Bateman,
I am a resident of Gravel Ridge Trail and writing about development
proposal City of Kitchener has in our neighbourhood. I was at the
consultation day on December 10th and familiar with the proposal. I need
to mention that I have nothing against the developer and have no idea who
they are.
First and foremost, I want to express my objection in any kind of
residential development in that area. Because we need some recreational
space, not residential complex. We don't have anything in our
neighbourhood for people, young or old, to go out and have some
activities. No parks, no sport fields, no picnic areas and such. Where
our children should go to play? Where youth should go or young
parents with kids? You don't need to squeeze in people in that pocket of
land. There are many other places to be developed and properly planned.
I strongly suggest and couple of my neighbours who could not participate
in consultation agreed with me that we need some space for things like
picnics, couple tennis courts, an outdoor basketball court, bicycle and
walking trails, walk with pets, some covered area for bad weather etc.
with minimum investment.
Please, think about people's physical and mental health where outdoor
activities play a huge role. We don't need to drive and have fresh air
somewhere else.
Hope you understand the issue and respond appropriately.
Best regards,
69 Gravel Ridge Trail
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From:
Sent: Friday, December 13, 2019 1:52 PM
To: Brandon Flewwelling; Brian Bateman; Carlos Da Silva; Eric
Schneider; Kelly Galloway-Sealock; Martins Rick;
Cc: John Gazzola
Subject: Proposed Gravel Ridge Trail Development
Thank you for Hosting the open house this week
I found it informative
I have two concerns
1.
2. The increase traffic is a major safety concern for my young
grandchildren. One entry/exit is not
enough
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From:
Sent: Monday, January 06, 2020 8:41 PM
To: Eric Schneider
Cc:
Subject: Re: Gravel Ridge Trail Neighbourhood Information Meeting -
Follow up
Good evening Eric,
I apologize for the late response. Hopefully our comments will still be
considered. We found the Neighbourhood drop-in information session in
December very informative and helped answer many of the questions we had.
As requested, we would like to provide a few comments below.
1. What do you like or dislike about the requested Zoning By-law
Amendment application?
We liked the reduction in the number of units proposed from the original
concept. We also liked that the trail network will be maintained through
the complex.
2. What changes do you suggest for the requested Zoning By-law Amendment
application?
We would like to maintain the privacy that our property currently has. As
such, we suggest that large trees are planted by the developer along the
southern property line that separates our property from the complex. To
help reduce noise and maintain our privacy, we would also like the
developer to install a fence along the property line.
Also, we want to ensure that the light standards installed to illuminate
the parking spaces along the property line does not impact our property.
This was an issue that we discussed at the Neighbourhood drop-in session,
but we want to reiterate our concern in these comments.
We would like to suggest that speed bumps are installed in the laneway to
help reduce traffic speed and noise for us. We feel that this will
increase safety within the complex as well.
3. Any additional comments or thoughts?
We appreciate the opportunity to provide comments and participate in this
process.
Please let me know if you have any questions. Thank you very much.
Regards,
114 Gravel Ridge Trail
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On Mon, Dec 16, 2019 at 2:00 PM Eric Schneider
<Eric.Schneider@kitchener.ca> wrote:
Hello,
Thank you for attending the Neighbourhood Information drop in meeting
last week for the proposed
development on Gravel Ridge Trail. It was wonderful to hear from you all
face to face and to get an
opportunity to discuss the development as a whole.
We appreciate the feedback you have already provided on the development,
and welcome more
feedback based on the meeting last week. We handed out comment forms that
some residents took
home to fill out. In the interest of time, we are asking that you submit
these comment forms to us no
later than January 6th, 2020.
Have a wonderful holiday season and a happy new year.
Regards,
Eric Schneider and Brian Bateman
Eric Schneider, B.E.S.
Planner | Planning Division | City of Kitchener
(519) 741-2200 ext 7843 | TTY 1-866-969-9994 |
eric.schneider@kitchener.ca
Brian Bateman, MCIP, RPP
Senior Planner| Planning | City of Kitchener
519-741-2200 x7869 | TTY 1-866-969-9994 | brian.bateman@kitchener.ca
2 - 62
From:
Sent: Monday, January 06, 2020 6:48 PM
To: Eric Schneider
Subject: Re: Gravel Ridge Trail Neighbourhood Information Meeting -
Follow up
Hi Eric
After attending the open house we still have some issues with the amount
of traffic this will bring to our street as well as the potential light
pollution from a lot parking lot.
We would like to see fewer units as well as mature trees planted between
the new development and
the existing homes.
Thanks
On Dec 16, 2019 2:00 PM, Eric Schneider <Eric.Schneider@kitchener.ca>
wrote:
Hello,
Thank you for attending the Neighbourhood Information drop in meeting
last week for the proposed
development on Gravel Ridge Trail. It was wonderful to hear from you all
face to face and to get an
opportunity to discuss the development as a whole.
We appreciate the feedback you have already provided on the development,
and welcome more
feedback based on the meeting last week. We handed out comment forms that
some residents took
home to fill out. In the interest of time, we are asking that you submit
these comment forms to us no
later than January 6th, 2020.
Have a wonderful holiday season and a happy new year.
Regards,
Eric Schneider and Brian Bateman
Eric Schneider, B.E.S.
Planner | Planning Division | City of Kitchener
(519) 741-2200 ext 7843 | TTY 1-866-969-9994 |
eric.schneider@kitchener.ca
Brian Bateman, MCIP, RPP
2 - 63
Senior Planner| Planning | City of Kitchener
519-741-2200 x7869 | TTY 1-866-969-9994 | brian.bateman@kitchener.ca
2 - 64
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From:
Sent: Thursday, June 20, 2019 11:21 AM
To: Eric Schneider; Brian Bateman
Cc:
Subject: Zoning Amendment Application ZBA19/002/G/BB Gravel Ridge
Trail
Attachments: DOC062019.pdf
Importance: High
Eric and Brian, please review the attached application. I want to
express my deep concern with the additional traffic which would be on
Gravel Ridge Trail with adding in so many houses in a small area
with one entrance. Cars currently travel too quickly on Gravel Ridge and
multiple cars are already parked on the road as houses in our area
typically have more than 2 vehicles. Many Children play with basket
balls and bikes and there have already been many near misses with cars
almost hitting children. I feel that adding 160 units (with each
household having an average of 2 cars) adds at least 320 vehicles
which must travel on Gravel Ridge trail. I do not feel the current
design/infrastructure of the neighborhood allows for this traffic. This
needs to be off a major artery such as Ottawa Street. Closing the
vehicle entrance on Gravel ridge trail would be the safest option for our
children.
At a minimum a second entrance through another area needs to be added but
the preference would be to use this area for more activity development
such as another park or a nature trail which does not currently exist
near our area. Families are walking children and dogs on sidewalks
through the neighborhood. The one park is overcrowded on a regular basis
which increases the children on the streets and in front of their houses.
Thank you
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2 - 77
2 - 78
From:
Sent: Thursday, June 20, 2019 9:23 PM
To: Eric Schneider; Brian Bateman
Subject: Comment Form: Zoning
Hi,
I would like to provide my comments for: zoning by-law amendment
application ZBA19/002/G/BB
Address: Gravel Ridge Trail
Owner: 2530229 Ontario Inc.
1. I dislike the requested zoning amendment primarily for it's sole
access from Gravel Ridge Trail. I feel that the added traffic will affect
the safety of others in our community. Access to main roads from this
area is either through a. the intersection of gravel ridge trail and
Isaiah, where there is also a park beside it; b. Accessing bleams rd. by
using Eliza ave. I see two problems. With a. The intersection, when the
snow is accumulated, it is VERY hard to see if cars are coming because
that intersection doesn't meet up nicely. And also, people speed though
Isaiah, which is a danger to the many children and families that already
use that park. I have seen many near accidents already.
B. The curve on Eliza st. is so dangerous as cars are always parked
nearby and it is hard to see oncoming vehicles until it's too late.
So increased traffic in these areas would only lead to the inevitable.
2. Some changes I would suggest, is to have the access through Ottawa st.
Why is there a need to come through a neighborhood?
3. Some additional comments I have is that I hope someone has thought
about the needs of the community. The local schools are packed, and the
community centre is small. I wish this community was better developed for
the size that this community has grown too.
Thank you.
Name:
Signature:
Date: June 20, 2019
Address: 143 Gravel Ridge Trail, Kitchener, N2e 0e5
Phone:
2 - 79
From:
Sent: Thursday, June 20, 2019 12:55 PM
To: Brian Bateman; Eric Schneider
Subject: Zoning By-Law Amendment Application (ZBA19/002/G/BB)
Hello,
I am a resident of the Eby Estates neighbourhood and received
notification regarding the zoning by-law amendment application. Please
accept this email rather than the comment form provided.
1. Likes/Dislikes: I am very concerned about the number of units in
the request. Specifically the issue is there is only one entry/exit
point and it appears there will be excessive traffic in/out of
the one access point. There is already traffic issues on isiah/gravel
ridge trail near the park and it is feared that adding >200 vehicles
passing multiple times/per day there will be added risk to the children
at the park.
2. Changes suggested: reduce the number of units or added a secondary
entrance/exit point. is it possible to link to isiah or to the houses in
the active /ottawa area?
3. Additional comments: the neighbourhood is very upset by this
development. It will change the character of the neighbourhood, and will
greatly increase the traffic in the area. If this development proceeds,
please consider the impact to the isiah/gravel ridge trail intersection
and the proximity to the park. Anything to increase the safety in that
area is critical.
I would like to be kept up to date on this project. Could you let me
know who the contact is in the department of corporate services with the
city?
Thank you for the opportunity to comment on this application.
June 20 2019
161 Gravel Ridge Trail
2 - 80
From:
Sent: Thursday, June 13, 2019 3:55 PM
To: Eric Schneider; Brian Bateman
Cc:
Subject: Zoning By-Law Amendment Application ZBA19/002/G/BB
Good afternoon,
I would like to provide my feedback as a resident of Gravel Ridge Trail
to the proposed zoning by law amendment referenced in the subject line.
What I dislike about the requested application includes:
Access - the only access to the proposed build is off of Gravel Ridge
Trail, which is a residential street. This street is not designed to
handle more traffic, and has trouble with the traffic already in the
area. There are issues with speeding daily, and there are many young
children in the neighbourhood who would be put at risk.
Congestion - there would be more traffic on our street, and more cars
attempting to park on our street with the inclusion of these new units.
There is not infrastructure to support this, not only on Gravel Ridge
Trail, but Bleams, Fischer-Hallman and Trussler are all over capacity,
which will be worse with the Activa development happening at Ottawa and
Trussler.
Density of the units - this is too many units to support in such a small
space
Environment - this is an environmentally sensitive area, with deer,
foxes, coyotes etc in this area.
What I would suggest as a change:
Access - access off of Ottawa street
Density - fewer units, more executive-style townhomes, not stacked, to
match the rest of the neighbourhood, or semi-detached houses.
Eliminating this development all together
Sincerely,
149 Gravel Ridge Trail
Kitchener, ON N2E 0E5
2 - 81
2 - 82
2 - 83
2 - 84
From:
Sent: Thursday, June 20, 2019 11:21 AM
To: Eric Schneider; Brian Bateman
Cc:
Subject: Zoning Amendment Application ZBA19/002/G/BB Gravel Ridge
Trail
Attachments: DOC062019.pdf
Importance: High
Eric and Brian, please review the attached application. I want to
express my deep concern with the additional traffic which would be on
Gravel Ridge Trail with adding in so many houses in a small area
with one entrance. Cars currently travel too quickly on Gravel Ridge and
multiple cars are already parked on the road as houses in our area
typically have more than 2 vehicles. Many Children play with basket
balls and bikes and there have already been many near misses with cars
almost hitting children. I feel that adding 160 units (with each
household having an average of 2 cars) adds at least 320 vehicles
which must travel on Gravel Ridge trail. I do not feel the current
design/infrastructure of the neighborhood allows for this traffic. This
needs to be off a major artery such as Ottawa Street. Closing the
vehicle entrance on Gravel ridge trail would be the safest option for our
children.
At a minimum a second entrance through another area needs to be added but
the preference would be to use this area for more activity development
such as another park or a nature trail which does not currently exist
near our area. Families are walking children and dogs on sidewalks
through the neighborhood. The one park is overcrowded on a regular basis
which increases the children on the streets and in front of their houses.
Thank you
2 - 85
2 - 86
2 - 87
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2 - 94
2 - 95
From:
Sent: Thursday, June 20, 2019 9:23 PM
To: Eric Schneider; Brian Bateman
Subject: Comment Form: Zoning
Hi,
I would like to provide my comments for: zoning by-law amendment
application ZBA19/002/G/BB
Address: Gravel Ridge Trail
Owner: 2530229 Ontario Inc.
1. I dislike the requested zoning amendment primarily for it's sole
access from Gravel Ridge Trail. I feel that the added traffic will affect
the safety of others in our community. Access to main roads from this
area is either through a. the intersection of gravel ridge trail and
Isaiah, where there is also a park beside it; b. Accessing bleams rd. by
using Eliza ave. I see two problems. With a. The intersection, when the
snow is accumulated, it is VERY hard to see if cars are coming because
that intersection doesn't meet up nicely. And also, people speed though
Isaiah, which is a danger to the many children and families that already
use that park. I have seen many near accidents already.
B. The curve on Eliza st. is so dangerous as cars are always parked
nearby and it is hard to see oncoming vehicles until it's too late.
So increased traffic in these areas would only lead to the inevitable.
2. Some changes I would suggest, is to have the access through Ottawa st.
Why is there a need to come through a neighborhood?
3. Some additional comments I have is that I hope someone has thought
about the needs of the community. The local schools are packed, and the
community centre is small. I wish this community was better developed for
the size that this community has grown too.
Thank you.
Name:
Signature:
Date: June 20, 2019
Address: 143 Gravel Ridge Trail, Kitchener, N2e 0e5
Phone:
2 - 96
From:
Sent: Thursday, June 20, 2019 12:55 PM
To: Brian Bateman; Eric Schneider
Subject: Zoning By-Law Amendment Application (ZBA19/002/G/BB)
Hello,
I am a resident of the Eby Estates neighbourhood and received
notification regarding the zoning by-law amendment application. Please
accept this email rather than the comment form provided.
1. Likes/Dislikes: I am very concerned about the number of units in
the request. Specifically the issue is there is only one entry/exit
point and it appears there will be excessive traffic in/out of
the one access point. There is already traffic issues on isiah/gravel
ridge trail near the park and it is feared that adding >200 vehicles
passing multiple times/per day there will be added risk to the children
at the park.
2. Changes suggested: reduce the number of units or added a secondary
entrance/exit point. is it possible to link to isiah or to the houses in
the active /ottawa area?
3. Additional comments: the neighbourhood is very upset by this
development. It will change the character of the neighbourhood, and will
greatly increase the traffic in the area. If this development proceeds,
please consider the impact to the isiah/gravel ridge trail intersection
and the proximity to the park. Anything to increase the safety in that
area is critical.
I would like to be kept up to date on this project. Could you let me
know who the contact is in the department of corporate services with the
city?
Thank you for the opportunity to comment on this application.
June 20 2019
161 Gravel Ridge Trail
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From:
Sent: Thursday, June 13, 2019 3:55 PM
To: Eric Schneider; Brian Bateman
Cc:
Subject: Zoning By-Law Amendment Application ZBA19/002/G/BB
Good afternoon,
I would like to provide my feedback as a resident of Gravel Ridge Trail
to the proposed zoning by law amendment referenced in the subject line.
What I dislike about the requested application includes:
Access - the only access to the proposed build is off of Gravel Ridge
Trail, which is a residential street. This street is not designed to
handle more traffic, and has trouble with the traffic already in the
area. There are issues with speeding daily, and there are many young
children in the neighbourhood who would be put at risk.
Congestion - there would be more traffic on our street, and more cars
attempting to park on our street with the inclusion of these new units.
There is not infrastructure to support this, not only on Gravel Ridge
Trail, but Bleams, Fischer-Hallman and Trussler are all over capacity,
which will be worse with the Activa development happening at Ottawa and
Trussler.
Density of the units - this is too many units to support in such a small
space
Environment - this is an environmentally sensitive area, with deer,
foxes, coyotes etc in this area.
What I would suggest as a change:
Access - access off of Ottawa street
Density - fewer units, more executive-style townhomes, not stacked, to
match the rest of the neighbourhood, or semi-detached houses.
Eliminating this development all together
Sincerely,
149 Gravel Ridge Trail
Kitchener, ON N2E 0E5
2 - 98
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2 - 100
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DEVELOPMENTSERVICES DEPARTMENT
PLANNING
Brian Bateman, RPP, MCIP
Senior Planner
Eric Schneider, BES
Planner
City Hall, P.O. Box 1118
200 King Street West
Kitchener, Ontario, Canada, N2G 4G7
PHONE: (519) 741-2200 x 7843/7869
FAX: (519) 741-2624
TDD\\TYY: 1-866-969-9994
Eric.schneider@kitchener.ca
brian.bateman@kitchener.ca
November 22, 2019
Dear Property Owner:
Re: Invitation to a Drop in/Open House Tuesday, December 10, 2019
Zoning By-law Amendment Application ZBA19/002/G/BB
Address: Gravel Ridge Trail
Owner:2530229 Ontario Inc.
You may recall receiving a letter of May 24, 2019 advising of an application made to the City of Kitchener requesting
to change the zoning of the subject area below to allow for the development of 162 multiple dwelling units (i.e.
townhouses/stacked townhouses).
In response to comments received regarding the development proposal, the developer (Huron Creek) has asked the
City to arrange an Open House and invite citizens to drop in and:
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Meet the developer (Huron Creek)
View and discuss the latest revised development proposal
Ask questions of the developer and of City staff
Let City staff know of your thoughts on the latest proposal
Please note that no decisions will be made at the Open House. Details are as follows:
DROP IN/OPEN HOUSE
Romanian Cultural Centre
2150 Bleams Road, Kitchener,
Tuesday, December 10, 2019
Anytime between 5:00 8:00pm
Sincerely,
__________________________ ________________________________
Eric Schneider, BES Brian Bateman, MCIP, RPP
Planner Senior Planner
CC: Councillor Kelly Galloway-Sealock
Brandon Flewwelling (GSP Group)
Rick Martens, 2530229 Ontario Inc.
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DEVELOPMENT SERVICES DEPARTMENT-PLANNING
Brian Bateman, MCIP, RPP
Eric Schneider, BES
City Hall, P.O. Box 1118
200 King Street West
Kitchener, Ontario, Canada, N2G 4G7
PHONE: (519) 741-2200 x7869/x7843
FAX: (519) 741-2624
TDD\\TYY: 1-866-969-9994
brian.bateman@kitchener.ca
eric.schneider@kitchener.ca
May 24,2019
Dear NeighbourhoodResidents:
Re:ZoningBy-law Amendment Application (ZBA19/002/G/BB)
2530229 Ontario Inc.
Gravel Ridge Trail
GCT, Pt. Lot 130, RP. 58R16451, Parts 1-3
The City of Kitchener hasreceivedaZoning By-law Amendment application for the lands shown on the
location map belowlocated on Gravel Ridge Trail. The property known as the former Weiss property is
vacant and is surrounded by environmentally sensitive lands with streetfrontage on Gravel Ridge Trail.
Location Map:
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Zoning By-law Amendment
The purpose isto changethe zoningfrom Agricultural (A-1) to Residential Six(R-6)and Open Space (P-2) to
allow for theuse of low rise multiple dwellings on the subject lands.The owner is proposing to develop the
site with townhouses/stacked townhouses(approximately 162units)in a cluster arrangement as shown
conceptually on the plan attached to this letter. No approval or decision has been made regarding the site
layout. It is to illustrate how the property could be developed. A formal site plan has not been filed with this
application. A site plan application is expectedonce details surrounding the land use, limit of development
andpublic consultation process are determined.
Laurentian West Community Plan Amendment
This application will require a
a Residential Land Use category to be determined.
Your Comments
This circulation letteractivates the public consultation process.No decisions have been made and
therewill befurtheropportunityto provide input and to become engaged with this application in the coming
months, well before any recommendations or decisions are made.At this stage, we are interested in
obtaining your comments/concerns/likes/dislikes with the zoning by-law amendmentto identify issuesand
determine next steps so that we may begin to effectivelyand fairlyaddressissuesthrough theplanning
application process.Written comments receivedon orprior toJune23, 2019will be considered in the
formulation of the staff report.
The applicant has prepared supporting studies/reports. These are available for viewing in person at City Hall
upon request.
Appeal Notice
If a person or public body does not make oral submissions at the future public meeting (not yet scheduled) or
make written submissions to the City prior to the approval of a zoning by-law, a Tribunal may dismiss an
appeal made in relation to the applications.
If you have any questions or require further clarification regarding this application, please feel free to contact
me at your convenience.
Notice of Decision
If you wish to be notified of the decision of the City of Kitchener with respect to the application, you must make
a written request to the City Clerk, Department of Corporate Services, 200 King Street West, P.O. Box 1118,
Kitchener, Ontario, N2G 4G7.
If you have any questions or require further clarification regarding this application, please feel free to contact
Eric or I at your convenience.
Yours truly,
CC:CouncillorKelly Galloway-Sealock, Ward 5
GSP,Applicant
Attachments
Response Form
Proposed Zoning Map
ConceptualSite Plan
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DEVELOPMENT SERVICES DEPARTMENT
PLANNING
Brian Bateman, MCIP, RPP
Senior Planner
Eric Schneider, MCIP,RPP
Planner
City Hall, P.O. Box 1118
200 King Street West
Kitchener, Ontario, Canada, N2G 4G7
FAX:(519) 741-2624
TDD\\TYY: 1-866-969-9994
Eric.Schneider@kitchener.ca
brian.bateman@kitchener.ca
July 13, 2020
Dear Community Member:
Re: Zoning By-law Amendment Application ZBA19/002/G/BB
2530229 Ontario Inc.
Gravel Ridge Trail
GCT, Pt. Lot 130, RP. 58R16451, Parts 1-3
Wearewriting to advise that the statutory public meetingfor the above noted applicationswill be held by the Planning
& Strategic Initiatives Committee, a Committee of Council which deals with planning matters on:
MONDAY, August 31, 2020 at 7:00 P.M.
Electronic Public Meeting
Location Map
Planning staff is recommending approvalofaZoning By-law Amendment that wouldpermitthe developmentof
144 residential unitson the lands identified above. Planning & Strategic Initiatives Committee will make a
recommendation and a final decision is expected to be made at a future Kitchener City Council meeting.
Theapplication tore-zone this property commenced in May 2019.A letter was sent to every property owner
within a 120 metreradiusof the subject property asking forfeedback. A number of responseswere received.
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These were broken down and categorized into 4 main themes:1. Traffic; 2. Desire for a second access; Lack
of open space (parks)and 4. Density. The development proposal evolved with inputreceivedfrom community
members, City staff, and commenting agenciesthroughout the Summer/Fall of 2019. To present revised plans
and answer questions, an Open House was held in December 2019 at the Romanian Church located on Bleams
Road. Eric and I would liketo thankthose who tookpartand provided input to this proposal. Your feedback was
instrumental in driving change to the proposal. APlanning report willoutlineresponses to the four main issues
raised and how they were addressedin detail.The report will be available for viewing 10 days prior to the date
th
of the upcoming August 10meeting.
To highlight,key changes andaspects of the plan include:
Reducing the overall unit count from 162 to 144 units – the owner was originally requesting 205 unitsthat
staff would not support
Fixingthe unit count at a maximum 144 unitsthrough zoning regulations
Zoningenvironmentally sensitive areas (i.e.wooed areas) and including 10 metre buffers to those
environmentally sensitive areas
Providing acentrally located andsizedamenity/recreationalspaceto serve the needs of this new
residential development
Increasingsetbacks to improve separationfrom rear yards of existing homes along Gravel Ridge Trail
Enhancingexisting vegetationbuffers at locations alongcommon property lines to improve and provide
additional screening/buffering – staff will ensure it is carried out through the site plan approval process
Ensuringsolid wood fencingfor screening will beprovidedwhere appropriate, staff will ensure these
measures are carried out through the site plan approval process
Obtaining a critical piece of landthat will be dedicated to the City so that the City iscloser tobeing able
tocomplete the city trail network through the hydro corridor thereby enhancing recreationalopportunities
andimproving connectivitythroughout Laurentian West.
Any person may watch the public meetingon the City’s website at kitchener.ca/watchnow.If you wish to speak
at this electronic Public Meeting, you may register as a delegation at kitchener.ca/delegations or by contacting
Legislated Services at 519-741-2200 ext. 2203nolater than 4:00 p.m. on August 10, 2020. When your
registration is received, a confirmation email and instructions for participating electronically with be provided. We
want to ensure the public has every opportunity to participate at the meeting.
nd
Written submissions may also be sent to the City Clerk’s Office, 200 King Street West – 2Floor, Kitchener, ON,
N2G 4G7, or emailed to delegation@kitchener.ca. Any person may attend the public meetingon-lineand make
written and/or verbal representation either in support of, or in opposition to, the proposed Zoning By-law
Amendment application.
ADDITIONAL INFORMATION is available by viewing the report contained in the meeting agenda (available at
https://calendar.kitchener.ca/default/Monthapproximately ten days in advance of the meeting – select “Council
Committee” and check “Planning and Strategic Initiatives Committee” and click \[update calendar\] and selectAugust
10.
Yours truly,
Brian Bateman and Eric Schneider
CC:CouncillorGalloway-Sealock
Owners
GSP, Applicant
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