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Home My WebLink AboutPSI Agenda - 2020-08-31Planning & Strategic Initiatives Committee Agenda Monday, August 31, 2020 Office of the City Clerk 7:00 p.m. –8:00 p.m. Kitchener City Hall nd 200 King St.W. -2Floor Electronic Meeting Kitchener ON N2G 4G7 Page 1 Chair -Councillor S. MarshVice-Chair -Councillor P. Singh Due to COVID-19 and recommendations by Waterloo Region Public Health to exercise physical distancing, City Hall is closed to the public. Members of public are invited to participate inthis meetingelectronically by accessing the meeting live-stream video at kitchener.ca/watchnow. While in-person delegation requests are not feasible at this time, members of the public are invited to submit written commentsorparticipate electronically in the meeting by contacting SarahGoldrup, Committee Administratorat sarah.goldrup@kitchener.ca.Delegates must register by 5:00 p.m. on August 31, 2020, inorder to participate electronically. Written comments willbe circulated prior to the meeting andwill form part of the public record. Consent Items The following matters are considered not to require debate and should be approved by one motion in accordancewith the recommendation contained in each staff report. A majority vote is required to discuss any report listed as under this section. 1.DSD-20-103-Zoning By-law Amendment Application ZBA20/007/W/AP -1333 Weber Street East, 1776411 Ontario Ltd. -Removal of Holding Provisions Delegations Pursuant toCouncil’s Procedural By-law, delegations are permitted to address the Committee for a maximum of five(5)minutes. Item 1 –Brandon Flewwelling, GSP Group Item 2–Ammori Ganem-Mohamed Public HearingMatters under the Planning Act(7:00 p.m. advertisedstart time) This is a formal public meeting to consider applications under the Planning Act. If a person or public body that would otherwise have an abilityto appeal a decisionof the City ofKitchenerto the Local Planning Appeal Tribunal, but the personor public body does not make oral submissions at the publicmeeting or make written submissions to the City of Kitchener before the by-law is passed, the person or public body is not entitledto appealthe decision. Discussion Items 2.DSD-20-074-Zoning By-law Amendment Application ZBA19/002/O/BB(45min) -Gravel Ridge Trail, Huron Creek Developments -25302229 Ontario Inc. (Staff willprovidea5-minutepresentation on this matter.) ** Accessible formats and communication supports areavailableupon request. Ifyou require assistance to take part in a citymeeting or event, pleasecall 519-741-2345 or TTY 1-866-969-9994 ** Planning &Strategic Initiatives Committee AgendaPage 2August 31,2020 Information Items None Sarah Goldrup Committee Administrator ** Accessible formats and communicationsupports are availableupon request. Ifyou requireassistance to take part in a city meeting or event, please call519-741-2345 or TTY 1-866-969-9994 ** REPORT TO: Planning & Strategic InitiativesCommittee DATE OF MEETING:August 31, 2020 SUBMITTED BY: Della Ross, Director of Planning (Interim) PREPARED BY: Andrew Pinnell, Senior Planner, 519-741-2200 ext. 7668 WARD (S) INVOLVED:Ward 2 DATE OF REPORT:August 18, 2020 REPORT NO.:DSD-20-103 SUBJECT: ZONING BY-LAW AMENDMENT APPLICATION ZBA20/007/W/AP 1333 WEBER STREET EAST 1776411 ONTARIO LTD. ___________________________________________________________________________ *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994for assistance. 1 - 1 RECOMMENDATION: That Zoning By-law Amendment Application ZBA20/007/W/AP for1333 Weber Street East for 1776411 Ontario Ltd. for the purpose of changing the zoning by removing Holding Provisions 76H,77H, and 22HSRfrom the lands specified in the attached Map No.1, in the form shown in the “Proposed By-law” dated June 3, 2020, attached to the Report DSD- 20-103 as Appendix A, be approved REPORT: The subject property is the site of the former Howard Johnson Hotel that was demolished this summer to make way for redevelopment. InFebruary2016, the applicant received approval of a Zoning By-law Amendment from City Council to allow future redevelopment of the property with high density, mixed use development. At that time, 3 holding provisions were applied to prevent developmentuntil certain conditions are met, including the completion of(see Appendix E): Record of Site Condition – to ensure the lands are not contaminated for sensitive land uses (Holding Provision 76H); Detailed noise study – to ensure safe noise levels for sensitive land uses (Holding Provision 77H; and Area-wide sanitary infrastructure upgrades – to ensure sufficient sanitary capacity to support future development (Holding Provision 22HSR). It should be noted that through the City’s recent Comprehensive Review of the Zoning By-law (CRoZBy), Council approved three holding provisions that mirror the abovementioned holding provisions (i.e. 10H, 11H, and 17H), in April 2019. CRoZBy is presently under appeal with the Local Planning Appeal Tribunal (LPAT). These ‘mirror’ holding provisions were intended to replace the holding provisionsunder the current by-law, in case the conditions were still applicable when the current by-law was removed in favour of CRoZBy. As it happens, the ‘mirror’ holding provisions will be redundant when they come into effect at some point in the future (i.e., when the LPAT appeal is resolved). Accordingly, these provisions will have to be removed by Council in the future, as part of a second by-law and report. Planning staff has confirmed to the applicant that no further zoning by-law amendment application or fee will be required, since removal of the holding provisions under each by-law was part of the same zoning by-law amendment request by the applicant. In December 2019, the applicant received Approval in Principle of a Site Plan Application to allow redevelopment of the property with 4 towers, three of which are connected by a four-storey podium / base, and all of which are connected by underground parking. In total, the approval allows approximately 570 residential units and 1,300 square metres of ground floor commercial space. The subject application requests removal of all three holding provisions to allow redevelopment of the lands. Through the application review, Planning staffreceived written confirmation from the Region of Waterloo and Ministry ofthe Environment,Conservation, and Parks (see Appendix C), and City’s Engineering Services (see Appendix D),that the above noted conditions related 1 - 2 to the holding provisions have been fulfilled. Accordingly, Planning staff recommends removal of all holdingprovisions. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: The recommendation of this report supports the achievement of the City’s strategic vision through the delivery of core service. FINANCIAL IMPLICATIONS: No new or additional capital budget requests are associated with therecommendation. COMMUNITY ENGAGEMENT: INFORM - Notice of the intention to pass a by-law to remove the holding provision will be placed in The Record on August 7, 2020 (see Appendix B), thereby using the “Inform” theme from the Community Engagement Strategy. Under the Planning Actno statutory public meeting is required for zoning by-law amendments to remove holding provisions, andno community engagementis required. Furthermore, this report will be posted to the City’s website with the agenda in advance of the Council / Committee meeting. CONCLUSION: Planning staff is of the opinion that the requested zoning by-law amendment to remove all holding provisions from the subject property is appropriate at this time, since the conditions to release the holding provisions have been fully met. Accordingly, Planning staff recommends approval of the application as outlined in the Recommendationsection of this report. REVIEWED BY: Janine Oosterveld, Manager of Site Development and Customer Service ACKNOWLEDGED BY: Justin Readman, General Manager,Development Services Department Attachments: Appendix A – Proposed Zoning By-law including Map No.1, dated June 3, 2020 Appendix B – Newspaper Notice Appendix C – Region of Waterloo ClearanceLettersand MECP Acknowledgement Letter Appendix D – Engineering Services Clearance Letter Appendix E – Holding Provisions 76H, 77H, 22HSR 1 - 3 Appendix A – Proposed Zoning By-law PROPOSED BY – LAW June 3, 2020 BY-LAW NUMBER ___ OF THE CORPORATION OF THE CITY OF KITCHENER (Being a by-law to amend By-law 85-1, as amended, known as the Zoning By-law for the City of Kitchener – 1776411 Ontario Ltd.– 1333 Weber Street East) WHEREAS it is deemed expedient to amend By-law 85-1 for the lands specified above; NOWTHEREFORE the Council of the Corporation of the City of Kitchener enacts as follows: 1.Schedule Numbers220and221of Appendix “A” to By-law Number 85-1 are hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 1on Map Number1, in the City of Kitchener, attached hereto, fromHigh Intensity Mixed Use Corridor Zone (MU-3) with Special Regulation Provision 675R, Holding Provision 76H, and Holding Provision 77H, and Holding Provisionfor Services and Roadworks22HSR toHigh Intensity Mixed Use Corridor Zone (MU-3) with Special Regulation Provision 675R. PASSED at the Council Chambers in the City of Kitchener this_______________ day of _______________,2020. _____________________________ Mayor _____________________________ Clerk 1 - 4 SCHEDULE 221SCHEDULE 220 SCHEDULE 194SCHEDULE 195 1 - 5 DSD-20-103 Appendix B NOTICE OF INTENT TO REMOVE A HOLDING PROVISION PROPOSED AMENDMENT TO THE CITY OF KITCHENER ZONING BY-LAW UNDER SECTION 36 OF THE PLANNING ACT 1333 Weber Street East The purpose oftheproposed Zoning By-law Amendment is to remove Holding Provisions76H, 77H, and 22HSR from the above notedproperty, sincethe requirements for removal have been fulfilled. In keeping with physical distancing measures recommended by Public Health due to COVID-19, anelectronic meeting will be held by the Community & Infrastructure ServicesCommittee, a Committee of Council on: Monday, August 31, 2020 (live-stream video available at kitchener.ca/watchnow) 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). Andrew Pinnell, SeniorPlanner - 519-741-2200 x 7668(TTY: 1-866-969-9994);andrew.pinnell@kitchener.ca 1 - 6 File:C14-60/20007 June 25, 2020 Della Ross Manager of Development Review City of Kitchener City Hall, P.O. Box 1118 200 King Street West Kitchener, ON N2G 4G7 Dear Ms. Ross: Re:Clearance for Removal of Holding Provision76H/10H By-law No. 2016-022/W/AP(ZBAApplication ZC20/07/W/AP) GSP Group on behalf of Pamata Hospitality Inc. and 1776411 Ontario Ltd. 1333 Weber Street East City of Kitchener In accordance with By-law No. 17-035 of the Regional Municipality of Waterloo, please accept the following recommendation regarding the above-noted application on behalf of the Council of the Regional Municipality of Waterloo. In 2014, the applicant submitted a zone change application to rezone theentirety of the lands from Arterial Commercial Zone (C-6) with Special Use Provision 3Uto the High Intensity Mixed Use Corridor Zone (MU-3) with a Special Regulation Provision675R. Holdingprovisions were placed on the property to address servicing, environmental remediation and noise concerns (22HSR/11H, 76H/10H and 77H/17H).Two of the three holding provisions were requested by the Region to address environmental remediation through a Record of Site Condition and noise concerns. Kitchener City Council approved By-law 2016-022 on February 22, 2016. The applicant has submitted a requestto lift all holding provisionscontained in By-law 2016-22on February 28, 2020and the Region received the request on May 27, 2020. Two of the three holding provisions require Regional sign off: 76H/10Hrelating to a Record of Site Condition;and, 77H/17Hrelating to a Detailed Noise Studyfor each phase. 5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЌЌЌЎЋЊЌ ĻƩƭźƚƓʹ Њ 1 - 7 This letter provides Regional release of Holding provision 76H/10H only. Holding provision 76H/10H: Holding Provision 76H/10Hprohibits all uses until such time that the City of Kitchener and the Regional Municipality of Waterloo are in receipt of a Record of Site Condition, prepared in accordance with O.Reg. 153/04, as amended, under the Environmental Protection Act and acknowledged by the Ministry of the Environmental and Climate Change, confirming that the subject property is suitable for residential and other sensitive land uses. The Record of Site Conditionfor 1333 Weber StreetEast Kitchener (No. 226012) was issued July 19, 2019 and Ministry Acknowledgement letter was issued on September 17, 2019. The Region is satisfied that the applicant has met the requirements of 76H/10H and have no objection to the City of Kitchener lifting holding provision76H/10Hfor1333 Weber Street East. Should you have any questions, please do not hesitate to contact Melissa Mohr, Principal Planner, at mmohr@regionofwaterloo.ca. Yours truly, Amanda Kutler, MCIP, RPP Manager, Development Planning cc. Andrew Pinnell, Senior Planner, City of Kitchener Kristen Barisdale, GSP Group 5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЌЌЌЎЋЊЌ tğŭĻ Ќ ƚŅ Ћ 1 - 8 File:C14-60/20007 July15, 2020 Della Ross Manager of Development Review City of Kitchener City Hall, P.O. Box 1118 200 King Street West Kitchener, ON N2G 4G7 Dear Ms. Ross: Re:Clearance for Removal of Holding Provision77H/17H By-law No. 2016-022/W/AP(ZBAApplication ZC20/07/W/AP) GSP Group on behalf of Pamata Hospitality Inc. and 1776411 Ontario Ltd. 1333 Weber Street East City of Kitchener In accordance with By-law No. 17-035 of the Regional Municipality of Waterloo, please accept the following recommendation regarding the above-noted application on behalf of the Council of the Regional Municipality of Waterloo. In 2014, the applicant submitted a zone change application to rezone theentirety of the lands from Arterial Commercial Zone (C-6) with Special Use Provision 3Uto the High Intensity Mixed Use Corridor Zone (MU-3) with a Special Regulation Provision675R. Holdingprovisions were placed on the property to address servicing, environmental remediation and noise concerns (22HSR/11H, 76H/10H and 77H/17H).Two of the three holding provisions were requested by the Region to address environmental remediation through a Record of Site Condition and noise concerns. Kitchener City Council approved By-law 2016-022 on February 22, 2016. The applicant has submitted a requestto lift all holding provisionscontained in By-law 2016-22on February 28, 2020and the Region received the request on May 27, 2020. Two of the three holding provisions require Regional sign off: 76H/10Hrelating to a Record of Site Condition;and, 77H/17Hrelating to a Detailed Noise Studyfor each phase. 5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЌЌЍЏЋЍЋ ĻƩƭźƚƓʹ Њ 1 - 9 This letter provides Regional release of Holding provision 77H/17Honly.Please note that holding provision 76H/10H was released by the Region on June 25, 2020. Holding provision 77H/17H: Holding Provision 77H/17Hprohibits residential uses, religious institution, day care facility, hospice, residential care facility, or educational establishment until such time that the City of Kitchener is in receipt of a letter from the Regional Municipality of Waterloo advising that the Requirements have been satisfied with respect to the submission of a detailed noise study, based on a proposed site plan, to assess impacts of transportation and stationary noise sources, including both on and off-site noise sources on both on and off-site noise sensitive receptors, and this Holding Provision has been removed by By-law. This Holding Provision may be removed from the subject lands incrementally, and on a phase-by-phase basis, involving the submission of a zone change and reference plan for each phase. Regional staff received a letter of understandingaddressing the above onJuly 13, 2020. The Region is satisfied that the applicant has met the requirements of 77H/17Hand have no objection to the City of Kitchener lifting holding provision77H/17Hfor1333 Weber Street Eastsubject to the owner fulfilling the obligations agreed to in the signed letter of understanding dated July 10, 2020.Please note that noise mitigation measures willalsoaddressed througha future plan of condominium application. Should you have any questions, please do not hesitate to contact Melissa Mohr, Principal Planner, at mmohr@regionofwaterloo.ca. Yours truly, Amanda Kutler, MCIP, RPP Manager, Development Planning cc. Andrew Pinnell, Senior Planner, City of Kitchener Kristen Barisdale, GSP Group 5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЌЌЍЏЋЍЋ ĻƩƭźƚƓʹ Ћ 1 - 10 1 - 11 Date:June 10, 2020 To:Andrew Pinnell From:Trevor Jacobs cc: Subject:1333 Weber Street East Zoning By-law Amendment ZBA20/007/W/AP Hi Andrew, Further to your letter dated May 27, 2020 regarding the removal of holding provisions, please accept this as confirmation Engineering Services agrees to the removal of Sanitary Upgrades holding provision. Regards, Trevor Jacobs 1 - 12 - HOLDING PROVISIONS FOR SPECIFIC LANDS 76. Notwithstanding Section 55.1 of this By-law, within the lands zoned MU-3, shown as affected by until such time as the City of Kitchener and the Regional Municipality of Waterloo are in receipt of a Record of Site Condition, prepared in accordance with O. Reg. 153/04, as amended, under the Environmental Protection Act and acknowledged by the Ministry of the Environment and Climate Change, confirming that the subject property is suitable for residential and other sensitive land uses, and this Holding Provision has been removed by By-law. (By-law 2016-022, S.4) (1333 Weber Street East) City of Kitchener Zoning By-law 85-1 Office Consolidation: February 22, 2016 1 - 13 - HOLDING PROVISIONS FOR SPECIFIC LANDS 77. Notwithstanding Section 55.1 of this By-law, within the lands zoned MU-3, shown as affected by institution, day care facility, hospice, residential care facility, or educational establishment shall be permitted until such time as the City of Kitchener is in receipt of a letter from the Regional to the submission of a detailed noise study, based on a proposed site plan, to assess impact of transportation and stationary noise sources, including both on- and off-site noise sources, on both on- and off-site noise sensitive receptors, and this Holding Provision has been removed by By-law. This Holding Provision may be removed from the subject lands incrementally, on a phase-by- phase basis, involving the submission of a zone change and reference plan for each phase. (By-law 2016-022, S.5) (1333 Weber Street East) City of Kitchener Zoning By-law 85-1 Office Consolidation: February 22, 2016 1 - 14 - HOLDING PROVISIONS FOR SERVICES AND ROADWORKS 22. K \[(S)\] Notwithstanding Section 55.1 of this by-law, within the lands zoned MU-3, shown as affected by by the letter symbols K \[(S)\] as established in Section 3.5.7 shall apply so that no development any other necessary sanitary infrastructure upgrades, to support the proposed development have been satisfactorily completed, and this Holding Provision has been removed by by-law. (By-law 2016-022, S.6) (1333 Weber Street East) City of Kitchener Zoning By-law 85-1 Office Consolidation: February 22, 2016 1 - 15 REPORT 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. 2 - 1 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. 2 - 2 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 2 - 3 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 2 - 4 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 2 - 5 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) th A new Official Plan for the City of Kitchener was adopted by Kitchener City Council on June 30, 2014 th 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 2 - 6 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 2 - 7 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 2 - 8 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 2 - 9 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 th 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 th 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. 2 - 10 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. 2 - 11 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 2 - 12 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 2 - 13 ! ! ! ! E ! ! ! ! ! ! ) R D Y E R 2 - 14 Report law Amendment - Urban Design Gravel Ridge TrailHuron Creek Developments City of KitchenerZoning By March 2020 2 - 15 Report Prepared by:GSP Group Inc.72 Victoria Street South, Suite 201Kitchener, ONN2G 1Z7 Amendment law - , ON City of KitchenerZoning By March 2020 Prepared for:Huron Creek Developments35 Trillium Drive, Unit 1KitchenerN2E 0H2 Urban Design Gravel Ridge TrailHuron Creek Developments 2 - 16 12358 19 n Policy and Guideline Context BackgroundSite Description and ContextDesigDevelopment ConceptConclusions Assessment . Contents 1.2.3.4.5.6 2 - 17 1 neighbourhood. Figure: The 1) to - Zoning stacked a olicies and design unit direction for the 144 for the site; and, application for an policies and guidelines; provides: ing design the proposed development. is proposing a is propos s allow on an undeveloped site in the Laurentian location and physical conditions of the site;site and building design Gravel Ridge Trail to 6) to permit residential uses on the site.| - development 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 2 - 34 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. 2 - 39 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 2 - 40 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 2 - 42 2 - 43 2 - 44 2 - 45 2 - 46 2 - 47 400 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 2 - 49 2 - 50 2 - 51 djuz sbjtfe up b sfnbjotuif esjwf uijt Jg pg bu opu )sfgfs qsfgfs jt dpotusbjou- Dspttjohbjtmftqsfgfssfe/bxpvmedspttjohmpdbujpousbotqpsubujpofohjoffsjohtuboebset*/ opu pg epft 1/6n fehf bu gps tmpqf 4;2bmmpxcvggfsqbui/ 6& pg cvggfs nffu NQ opu xjeui 1/6n Usbjmt fydffet x0 epft qfs fehf/ Tmpqfbtboesfrvjsfe4/1nbu 2 - 52 uif gpmmpx up Vscbo )312:*uif NVQ pg upUsbjm bt uif wjb cbdl uif jo up Sfqpsu Sjehf dpssjeps bjtmf bqqfbstbddftt opu bmjhonfou UsbjmuifesjwfHsbwfmspbejoejdbufeEftjhoboedpoofdujpoizesp djuz sbjtfe up b sfnbjotuif esjwf uijt Jg pg bu opu )sfgfs qsfgfs jt dpotusbjou- Dspttjohbjtmftqsfgfssfe/bxpvmedspttjohmpdbujpousbotqpsubujpofohjoffsjohtuboebset*/ 2 - 53 2 - 54 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. -- 2 - 55 2 - 56 2 - 57 2 - 58 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 2 - 59 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 2 - 60 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 2 - 61 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 2 - 65 2 - 66 2 - 67 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. 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Uif!qspqptbm!jt!up!ibwf!uif!bsfb!{pofe!S7!xijdi!jt!uif!ijhiftu!efotjuz! sftjefoujbm!{pojoh/!Uif!sftu!pg!uif!tusffu!boe!bekvtujoh!tusffut!bsf!{pofe!S4! boe!S5/!Uijt!ijhi!efotjuz!qspqptbm!xpvme!tffn!up!opu!gju!uif!dibsbdufs!pg!uif! sftu!pg!uif!tusffu!boe!ofjhicpvsippe/!Jg!b!efwfmpqnfou!xfsf!up!cf!qvu!jo! qmbdf!jo!Bsfb!2!xf!xpvme!sbuifs!tff!tjnjmbs!tuzmf!ipvtft!bt!uif!sftu!pg!uif! ofjhicpvsippe/!!Xf!gffm!uif!qspqptfe!upxoipvtf0tubdlfe!upxoipvtft! xpvme!jnqbdu!uif!wbmvf!pg!uif!ipnft!jo!uif!bsfb/!! Xf!tvhhftu!uibu!b!mfttfs.efotjuz!sftjefoujbm!{pof!jt!bqqspwfe!gps! uiftf!mboet!uibu!jt!dpotjtufou!xjui!uif!ofjhicpvsippe! Jg!b!efwfmpqnfou!xbt!up!pddvs!xf!xpvme!qsfgfs!uibu!uif!{pof!xbt!tjnjmbs!up!uif!sftu! pg!uif!tusffu!boe!ofjhicpvsippe/!Tjohmf!efubdife!ps!tfnj.efubdife!ipnft/!Jg!uif! fousbodf!up!uif!efwfmpqnfou!xbt!gpsn!Puubxb!tusffu!uif!usbggjd!jnqbdu!dpodfso!xf! ibwf!xpvme!cf!njujhbufe/!Xf!xpvme!qsfgfs!uibu!tpnf!pg!uif!fowjsponfoubm!boe! hsffo!tqbdf!cf!npsf!qspufdufe/!Npsf!usbjmt!boe!qbslt/! Uibol!zpv!gps!zpvs!dpotjefsbujpo/! Tjodfsfmz-! Tzmwftufs!boe!Kfttjf!Lpd{zobt{! 225!Hsbwfm!Sjehf!Usbjm! Ljudifofs!PO! O3F!1F6! 62:.9:8.8898! 4! 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 2 - 88 2 - 89 2 - 90 2 - 91 Kvof!29-!312:! Up;!Csjbo!Cbufnbo!boe!Fsjd!Tdiofjefs! Gspn;!Tzmwftufs!boe!Kfttjf!Lpd{zobt{!! !225!Hsbwfm!Sjehf!Usbjm! !Ljudifofs!PO! !O3F!1F6! Sf;!\[pojoh!Cz.mbx!Bnfoenfou!Bqqmjdbujpo!\[CB2:01130H0CC! Dpnnfout!up!bcpwf!{pojoh!bqqmjdbujpo! Xf!ibwf!tfwfsbm!dpodfsot!sfhbsejoh!uif!qvsqptfe!{pojoh!dibohf!boe!efwfmpqnfou! qmbo;! Usbggjd;! 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Uif!qspqptbm!jt!up!ibwf!uif!bsfb!{pofe!S7!xijdi!jt!uif!ijhiftu!efotjuz! sftjefoujbm!{pojoh/!Uif!sftu!pg!uif!tusffu!boe!bekvtujoh!tusffut!bsf!{pofe!S4! boe!S5/!Uijt!ijhi!efotjuz!qspqptbm!xpvme!tffn!up!opu!gju!uif!dibsbdufs!pg!uif! sftu!pg!uif!tusffu!boe!ofjhicpvsippe/!Jg!b!efwfmpqnfou!xfsf!up!cf!qvu!jo! qmbdf!jo!Bsfb!2!xf!xpvme!sbuifs!tff!tjnjmbs!tuzmf!ipvtft!bt!uif!sftu!pg!uif! ofjhicpvsippe/!!Xf!gffm!uif!qspqptfe!upxoipvtf0tubdlfe!upxoipvtft! xpvme!jnqbdu!uif!wbmvf!pg!uif!ipnft!jo!uif!bsfb/!! Xf!tvhhftu!uibu!b!mfttfs.efotjuz!sftjefoujbm!{pof!jt!bqqspwfe!gps! uiftf!mboet!uibu!jt!dpotjtufou!xjui!uif!ofjhicpvsippe! Jg!b!efwfmpqnfou!xbt!up!pddvs!xf!xpvme!qsfgfs!uibu!uif!{pof!xbt!tjnjmbs!up!uif!sftu! pg!uif!tusffu!boe!ofjhicpvsippe/!Tjohmf!efubdife!ps!tfnj.efubdife!ipnft/!Jg!uif! fousbodf!up!uif!efwfmpqnfou!xbt!gpsn!Puubxb!tusffu!uif!usbggjd!jnqbdu!dpodfso!xf! ibwf!xpvme!cf!njujhbufe/!Xf!xpvme!qsfgfs!uibu!tpnf!pg!uif!fowjsponfoubm!boe! hsffo!tqbdf!cf!npsf!qspufdufe/!Npsf!usbjmt!boe!qbslt/! Uibol!zpv!gps!zpvs!dpotjefsbujpo/! Tjodfsfmz-! Tzmwftufs!boe!Kfttjf!Lpd{zobt{! 225!Hsbwfm!Sjehf!Usbjm! Ljudifofs!PO! O3F!1F6! 62:.9:8.8898! 4! 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 2 - 97 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 2 - 99 2 - 100 2 - 101 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: 2 - 102 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. 2 - 103 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: 2 - 104 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 2 - 105 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. 2 - 106 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 2 - 107