HomeMy WebLinkAboutDSD-20-106 - ZBA19/013/S/KA - 290 Sheldon Avenue NorthREPORT TO:Planning & Strategic Initiatives Committee
DATE OF MEETING:September 28,2020
SUBMITTED BY:Janine Oosterveld,Manager of Site Development and Customer
Service, 519-741-2200 ext. 7076
PREPARED BY:Katie Anderl, Senior Planner, 519-741-2200 ext. 7987
WARD(S) INVOLVED:Ward 10
DATE OF REPORT:August 26,2020
REPORT NO.:DSD-20-106
SUBJECT:Zoning By-law Amendment ZBA19/013/S/KA
290 Sheldon Avenue North
Thresholds Homes and SupportsInc.
RECOMMENDATIONS:
A.That Zoning By-law Amendment Application ZBA19/013/S/KA for Thresholds
Homes and SupportsInc.be approved-
-20-106 as Appendix A; AND
B.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 ZBA 19/013/S/KA; AND FURTHER
C.That the City of Kitchener grant an exemption to Council Policy MUN-PLA-1035,
proposed on the lands municipally addressed as 290 Sheldon Avenue North, to allow
development on a cul-de-sac having a length greater than 150 metres provided that:
a)buildings are sprinklered; and
b)Direct-to-Fire Alarm Monitoring be installed
EXECUTIVE SUMMARY:
The owner of 290 Sheldon Avenue is proposing to change the zoning of the property from Residential
Four Zone to Residential Six Zone with Special Regulation Provision 756R to permit the site to be
developed with a 25unit multiple dwellingand retention ofthe existing 6 bedroom group home. Staff
recommend that the application be approved.
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Location Map 290 Sheldon Ave N
REPORT:
The subject property contains a single detached dwelling that isused as a 6 bedroom group home
by Thresholds Homes and SupportsInc.(Thresholds). Thresholds provides subsidized
accommodation through agency-owned properties, and all individuals housed with Thresholds
receive a range of ongoing support services.
The applicant is proposing to change the zoning to permit intensification of the site to provide
affordable,supported housing. The existing house is proposed to remain as a 6 bedroom crisis and
respite care facility, and will continue to bestaffed 24/7 with two staff. A new multiple dwelling is
proposed to be constructed which would contain 25one-bedroom units.The original development
proposal also included a new 5 bedroom residential care facility within the multiple dwelling. Through
the review process,technical concerns were raised with respect to emergency access for the
residential care component andthe applicant has elected to proceed with only the multiple dwelling
component,in addition toretention ofthe existing group home.
The site is located in a predominantly residential neighbourhood, which has been developed with a
mix of low and medium density residential uses including single detached dwellings and a mid-rise
condominium tower.Astacked townhouse development has recently been site plan approvedin
principleat 289and 295Sheldon AveN. 290 Sheldon Avenue backs on to Randerson Green and
is adjacent to Highway #7.
Planning Analysis:
Provincial Policy Statement, 2020
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest
related to land-use planning and development.The PPS is supportive of efficient development and
land-use patterns which accommodate an appropriate range and mix of residential and other uses,
in order to achieve a complete community. The PPS supports focusing growth and development to
settlement areas, and supports a land use pattern within settlement areas that isbased on achieving
densities and a mix of land uses that efficiently use land, resources, and infrastructure,and which
support active transportation and are transit-supportive. Policies also supportthe provision of an
appropriate range and mix of housing types by establishing and implementing targets for the
provision of housing which is affordable to low and moderate income households, permitting and
facilitating all forms of housing required to meet the social, health and wellbeing requirements of
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current and future residents. Local housing prioritiesare articulated in the
which was prepared by the Region to coordinate with policies of the PPS and Places to Grow.
Thesubject lands are located in a settlement area, and theproposed zoning facilitatesthe
development of the subject property with a low-rise residential usethat efficientlyuses the lands and
existing infrastructure. The proposed development is located in an urban area with proximity to
transit routes, parks and open spaces, and a variety of uses including public institutions, service and
commercial uses. The density of the development is appropriate and will not create adverse impacts
on the surrounding neighbourhood. The proposed multiple dwellingand existing group home help
provide a rangeof housing options within the community andwill help to achieve targets for the
provision of affordable housing for a priority population, as identified inthe RegionHousing Action
Plan. Planning staff is of the opinion that the proposed ZoningBy-law Amendmentis consistent with
thepolicies and intent of thePPS.
A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2019(Growth Plan):
The Growth Plan supports the development of complete and compact communities that are designed
to support healthy and active living, make efficient use of land and infrastructure, provide of a range
and mix of housing types,and support transit viability. Policies of the Growth Plan focus growth
within the delineated built-up area.
Tdelineated built up area, represent intensification and
will help the City achievedensity targets. The surroundingneighbourhood is primarily residential
with institutional, commercial and service uses nearby.Theproposed zoningwill permita form of
housing (low rise apartments)that improvesthe range of housing options within this neighbourhood.
The additional housing will make use of existing infrastructure and support existing transit. Housing
policies of the Growth Plansupportthe development of a range and mix of housing options that will
Planning
staff is of the opinion that the applications conform to the Growth Plan.
Regional Official Plan (ROP):
Urban Area. The subject lands are designated Built-Up Areain the ROP. This neighbourhood
provides for the physical infrastructure and community infrastructure to support the proposed
residential development, including transportation networks, municipal drinking-water supply and
wastewater systems.
Regional policies require Area Municipalities to plan for a range of housing in terms of form, tenure,
density and affordability to satisfy the various physical, social, economic and personal support needs
of current and future residents. Regional policies also support the provision of special needs housing
in all residential designations.The proposed zoningincreases the range and mix of housing forms
within this neighbourhood, and the applicant is proposing to develop this site with housing that is
both affordable and which may be considered special needs housing. Planning staff is of the opinion
that the proposed Zoning By-law Amendment conforms to the Regional Official Plan. Regional
Planning staff have no objections to the proposed applications andhaveprovided comments
evelopment applications.
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City of Kitchener Official Plan:
Urban Structure Community Area
The lands are identified as a Community Area in the Official Plan. 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. Intensification ispermitted within Community
Areas in accordance with the applicable land use designation and the Urban Design Policies in the
Official Plan. The proposed development must be sensitive to and compatible with the character,
form and planned function of the surrounding context.
Land Use Designation Low Rise Residential
The Low Rise Residential land use designation permits a range of low rise dwelling types including
low risemultiple dwellings. Policies provide for a maximum Floor Space Ratio of 0.6which may be
increased to 0.75 where it can be demonstrated that the increase in the Floor Space Ratio is
compatible and meets the general intent of the policies of the Plan. The maximum height of buildings
in the Low Rise Residential designation is 11.0m at the highest grade elevation.Relief from the
building height may be considered for properties with unusual grade conditions provided the
increased building height is compatible with the built form and physical character of the
neighbourhood.
The developmentconcept shows a future FSR of 0.57 whichcomplies with the maximum FSR of 0.6
based on the existing lotsize. The subject lands back onto Randerson Green, which is a small city
owned green space. Parks staff has identified that they intend torequest a park land dedication
through the site plan approval which will reduce the sizeof 290 Sheldon Ave by about 0.046
hectares, resulting in the future FSR of 0.63. The lands to be dedicated will not be developed with
buildings whether they remain part of the 290 SheldonAve N, or are added to Randerson Green.
Staff feel it is appropriate to include special zoning regulations which will allow the FSR to be
calculated based on the pre-dedication lot size of 0.46 hectares.
Further discussion with respect to compatibility and character is provided in the Urban Design section
of this report.
Housing
The Official Plan policies support the provision ofan appropriate range, variety and mix of housing
types and styles, densities, tenure and affordability to satisfy the varying housing needs of our
community through all stages of life. The proposed development incorporates the existing Group
Home which provides asupervised and supportive living environment for a small group of residents,
with the proposed multiple dwelling for residents who can successfully live independently, but with
some degree of support from Thresholds. Special needs housing is defined in t
as any housingused by people who have specific needs beyond economic needs. The PPS provides
examples of special needs housing including housing for persons with disabilities such as mental
health disabilities. The proposed developmentis amultiple dwelling,and residents live
independently, with supportson a needs basis.
Official Plan policies support the provision of appropriately scaled special needs housing in any land
use designation which permits residential uses, provided the use and building form is compatible
with the surrounding context. Special needs housing is encouraged to locatein close proximity to
public transit, commercial uses, parks and have convenient access to community, social and health
services. The subject site is located in a residential neighbourhood and within a 10 minute walking
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distance of several bus routes including an I-Xpress route, commercial areas along King Street East
and Ottawa Street South, andcommunity uses including churches, parksand recreationaluses.
Urban Design & Compatibility
Official Plan policies seek to ensure thatresidential intensification within existing neighbourhoods
will be designed to respect existing character by beingsensitiveto surrounding context.Policies
indicatethat all new residential buildings in predominantly low density neighbourhoods should be
compatible with and respect the massing, scale, design and physical character of the established
neighbourhood and have bothappropriate landscaped areas and parking areas provided on site.
The neighbourhood is generally characterised with low rise residentialhouses, however the subject
site is located at the edge of the neighbourhoodabuttingHighway #7 to the east, a small city green
space to the north(Randerson Green), a9storey apartment building is located to the east, anda
new low-rise multiple dwelling has recently beensite planapproved in principle to the south. There
is one house located immediately east of the subject site and this property is zoned R-7 which would
also permit multipleresidential development.
The proposed R-6 zone will permit development of a low-rise multiple dwelling. The buildingis
proposed to be 3 stories high from the highest grade elevation, with an exposed basement lobby
which will create a 4 storey elevation facing the street. While higher thansurrounding single
detached dwellings, the proposed buildingissetback back from Sheldon AveNand recessed behind
the existing single detached dwelling which is proposed to be retained and will continue to be used
as a group home. The existing housewill be most prominent along the street, and will continue to
contribute to the look and feel thatis valued by residents of this neighbourhood. Staff is of the opinion
that the proposed building is compatible with respect to massing and scale of the neighbourhood.
Details of the elevations will be finalized through the Site Plan review, however the conceptual
architectural design is contemporary using a variety of materials, warm tones and materials that take
inspirationfrom the surrounding neighbourhood. Conceptual drawings depict facadeswithJuliet
balconies and with windows on all sides.Parking is setback back from the street and is located
behind the façade of the existing dwelling, allowing for landscaping along the street. The site design
will also allowfor the retention of many of the trees in good condition around the periphery of the
site, including trees along the Highway and within the lands to be conveyed to the City as part of the
future park land dedication. Details of the landscape design and outdoor amenity spacesfor
residentswill be reviewed and detailed as part of the site plan approval process.
Emergency Access and Requested Exemption to the Emergency Services Policy
City policyrequiresthat new development and redevelopment be designed to ensure adequate
protection by fire services. The subject property is located on a section of Sheldon Ave Nwhich
exceeds the maximum cul-de-sac length of 150 metres as identified in the Council Policy.The length
of Sheldon Ave Nis an historical situation which pre-dates the current Emergency Services Policy.
Development on such a cul-de-sac is permitted subject to either provision of a secondary emergency
access route, or other alternative life safety measures such as sprinklers and Direct Detect as
outlined in the policy.
Thresholds originally proposed to change the zoning to permit an expansion to the residential care
facility/group homeuse, as well as to permit a multiple dwelling. Fire Services staff has reviewed
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additional residential care facility cannot be supported without a secondary emergency access,
however, the existing group home may remain in the single detached dwelling. An appropriate
alignment of a secondaryaccess route has been explored at length, however due to restrictionson
the Ministry of Transportation regulated portion of the lands (within 14 metresof the highway), it was
determined that a permanent secondary access route is not feasible. As such, Thresholds has
agreed not to pursue the expansion of the residential care facility, focussing instead only on the
multiple dwelling.
Thresholds Housing and SupportsInc.
Policy to permit the proposed multiple dwellingwithout a secondary emergency access, on a cul-de-
Eion
criteria outlined in section 3.6 of the Emergency Services Policy, Thresholds has agreed to construct
the multiple dwelling with a residential sprinkler system conforming to the latest version of NFPA
13D, or other standard acceptable to the Chief FireOfficial, and a direct-to-fire monitoring system.
These measures are above and beyond the typical Building Code standard for a multiple dwelling
and improve the response times for Emergency Services and life safety for future residents. Details
of this solution will be finalized through the future Site Plan Approval and Building Permit processes.
Fire staff is satisfied that with the provision of these additional life safety measures the proposed
development is appropriate.Based on the foregoing, Fire and Planning staff recommend that the
requested Exemption to the Emergency Services Policy be approved.
Proposed Zoning By-law Analysis:
The subject property is zoned ResidentialFour Zone (R-4) which permits a range of low-rise low
intensity residential usessuch as single detached, duplex, and semi-detached dwellings. The
applicant is proposing to change the zoning to Residential Six Zone, with Special Regulation
Provision 756Rto permit the site to be developed with a new multiple dwelling in addition to the
existing group home.
Special Regulation Provision 756Ris proposed as follows:
a)The maximum building height measured from lowest grade level shall be 13.5 metres
and may exceed 110% of the building height measured from the highest grade level.
The purpose of this regulation is to permit a three storey building, which is fourstoreys
from the lowest grade elevation. The subject lands have a substantialgrade change
between Sheldon Avenue and the developable area. In order to accommodate a
driveway with appropriate and accessible grades,one sidethebasement
level will be fully exposed, allowing for a lobby which is accessible from the driveway
and parking area. The new buildingis recessed behind the existing house, and will not
be prominent along the street, therefore having a minimal impact to the streetscape.
The other elevations of the building will comply with the maximum 10.5 metre height.
b)Where lands affected by SpecialRegulation 756Rarededicated to the City, the
maximum Floor Space Ratio for development on the retained portion may be
2
calculated based on a lot area of 4639.1 m(being the size of the lands prior to any
dedication).
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The purpose of thisregulation is to allow the Floor Space Ratio to be calculated based
on the current lot size. City Parks has indicated that they will request that a small
portion of the sitebe conveyed to the City and added to Randerson Green rather than
requesting cash-in-lieu paymentfor parkland dedication.Byreducing the lot size, the
amount of gross floor area permitted by the FSR calculation is reduced, reducing the
size of the building. As the dedicatedlands will not be developed and will be held
publicly, this regulation wouldnot result in any actual increase in density over what
can be constructed on the current lot with a cash payment, and the neighbourhood
receives the benefit of a larger green space.
c)That on a lot containing a group home or small residential care facility with up to 6
bedrooms and a multiple dwelling with up to 25 dwelling units, parking shall be provide
as follows:
Small residential care facilityor group home2spaces per facility
Multiple dwelling with up to 25 units 0.4spaces per unit.
The purpose of this regulation is to permit a reduced parking requirement for the
proposed development.AParking Assessmenthas been submitted in support of the
proposed parking reduction. The assessment is based on the actual parking demand
of other multiple dwellings operated by Thresholdsand finds that most tenants do not
have personal vehicles, and parking spaces are primarily used by staff and visitors to
the site. Thestudy demonstrates that the maximum parking requirementper unit at
similar multiple dwellingsoperated by Thresholds isbetween 0.08 and 0.25 spaces
per unit (inclusive of staff, resident and visitor parking)representing a demand of
between 2 and 6 spaces for the 25 unit multiple dwelling. A small residential care
facility is required to have 2 parking spacesby Zoning By-law 85-1and this is not
proposed to change.Staff recommend a parking rate of 0.4spaces per unit, which is
slightly higher than the ratio demonstrated by the parking study to further ensure that
parking can be accommodated on-site, and that staff and visitors do not regularly rely
on on-street parking.Transportation Services staff have reviewed the Parking
Assessment and concur with the findings. They agree that the proposed parking ratios
are appropriate for the proposed development. Further, parking spaces will not be
assigned to the small residential care facilityor multiple dwelling allowing support staff
to use parking spaces during the day, and visitors to use parking evenings and
weekends.
d)Off-street parking and loading spaces may be located between the façade of a new
building and the front lot line (SheldonAve N), and between the façade of an existing
building and the side lot line abutting a street (Highway #7). Parking and loading
spaces must be setback a minimum of 10.0 metres from Sheldon Ave N.
Parking lots for a multiple dwellingare generally not permittedto be located between
buildings and the street. The purpose of this is to ensure that streetsare animated by
buildingsand landscaping. The parking loton the subject siteis proposed to be
setback behind the façade of the existing house, but between the new building and
Sheldon Ave N, and the existing house and Highway 7. The parking area is setback
back a significant distance from Sheldon AveN, is at a higher elevation and will be
screenedby landscaping. It is also fullyscreened from the highway by the existing
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noise wall, and staff is of the opinion that it will not causea negative visual impact.
The proposed location also ensuresthat the parking area is separated and screened
from neighbouring dwellings,mitigatinglight trespass and headlight glare which may
result from it being in a rear yard.
e)a residential care facility or a group home shall be permitted to have up to 6 residents
and shall only be located in a building existing on the date of the passing of this by-
law.
The purpose of this regulation is to only permit the existing group home/small
residential carefacility. Due to the length of the cul-de-sac, it has been determined in
consultation with Fire, that permitting additional residents in a residential care or group
home setting is not supportable without an Emergency Access Route. As discussed
previously, the proposed additional life safety measures of a sprinkler system and
direct-to-fire alarm monitoring system is an acceptable alternative for amultiple
dwelling, but Fire cannot support increasing the number of residents in aresidential
caresettingin this location.
f)a multiple dwelling shall have a central air conditioning system, and special building
components as identified in the Environmental Noise Assessment.
The purpose of this regulation is to ensure that requirednoise mitigation measures
are incorporated into the multiple dwelling when it is constructed. The Region is
satisfied with the Noise Assessment and the addendum thereto, and these measures
must be incorporated to ensure indoor sound level criteria are achieved.
Staff isof the opinion that the proposed R-6 Zone together with the special provisionswill provide
for a form of development that is compatible with the neighbourhood, which will help to improve the
mix of housing types, and which will appropriatelyaccommodate on-site parking needs,and which
represents good planning.Staff recommend thatthe proposed Zoning By-law Amendment be
Reports, Studies and Technical Memos:
The following Reports and studies were considered as part of this proposed Zoning By-law
Amendment:
Planning JustificationReport: 290 Sheldon Ave
Prepared by: GSP Group, October2019
Preliminary Environmental Noise Assessment: 290 Sheldon Avenue North
Prepared by: MTE Consultants Inc., October 24, 2019
o Environmental Noise Assessment Addendum
Prepared by: MTE Consultants Inc., August 18, 2020
Functional Servicing and Stormwater Management Report: 290 Sheldon Avenue North
Prepared by: MTE Consultants Inc.,September 26,2019
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Salt Management Plan: 290 Sheldon Avenue North
Prepared By: MTE Consultants Inc., December 12, 2019
General Vegetation Overview and Tree Management Plan
Prepared By: MacKinnon & Associates.,(last revised) September 27, 2019
Parking Assessment
Prepared By: Salvini Consulting,September 26, 2019
Department and Agency Comments:
Preliminary circulation of the applicationwas undertakenNovember 20, 2019 to applicable City
departments and other review authorities.Copies of comments may be found in AppendixC
this report.
Comments of the following City Departments and Commenting Agencies are attached:
Kitchener Engineering&Utilities
Kitchener Fire
Kitchener Environmental Planning
Region of Waterloo
All questions and comments related to the proposed land use change have been resolved and
staff are supportive of the proposed Zoning By-law Amendment.
The following Departments and Agencies have indicated they have no concerns or comments:
Kitchener Transportation Services
Kitchener Building Division
Kitchener Parks and Cemeteries (Design and Development)
Waterloo Region District School Board
Waterloo Catholic District School Board
Grand River Conservation Authority
Ministry of Transportation
Community Input& Staff Responses
Staff received written responses from twenty-threehouseholds with respect to the proposed
January 29, 2020 and was attended by thirty-fiveresidents.In addition,a petition against a future
trailconnection from Montgomery Road to Ottawa Street with sixty-five signatures was submitted.
A broad range of questions and comments were heard from property owners andare discussed
below.
Theme: Traffic and Parking
What We HeardStaff Comment
The proposed amount ofparking Transportation Services staff have reviewed the Parking
will notbe sufficient for the Justification Study and are satisfied that the recommended
development.parking ratioof 0.4 spaces per unit is appropriate for the
proposed development.housed by
Thresholds typically do not own a personal automobile and
instead cycle, walk and use transit.
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On-street parking is in high Staff acknowledge that visitors to the Auditorium park on
demand during events at thesurrounding streets. While a parking reduction is proposed,
Kitchener Auditorium. This staff is of the opinion that sufficient on-site parking is
development will further impact provided to accommodate the regular needs of the
problems caused by on-street proposed development and do not expect that there will be
parking.a regular overflow onto local streets.
The pavement width of Sheldon In accordance with Complete Street Guidelines, the
Avenue was narrowed when it preferred pavement width fora local street is about 7.0
was recently reconstructed. With metres. This design prioritizes space for sidewalks,
parking on both sides of the boulevards and street trees, while accommodating travel
street it can be difficult for lanes for vehicles and on-street parking as well as drive
vehicles to pass each other.lanes. The narrower pavement width has the effect of
With increased traffic, this may helping to slow local traffic. Sheldon Ave N is currently built
be a problem.with an 8.0 m pavement width as the design preceded the
Complete Streets Guidelines. Parking is currently permitted
on both sides of certain sectionsof Sheldon Ave N. If there
is concernin the futurewith the ability for vehicles to
maneuver safely, Transportation staff have indicated that
they could explorelimiting parking to one side of the street.
Traffic calming measures should The city maintains a list of streets where traffic calming
beinstalled on Sheldon Ave N.measures have been requested, and requests are prioritized
for interventions. Transportation Services staff indicated
Sheldon Ave N would likely not meet the criteria for physical
traffic calming measures such as curb extension or speed
humps, however, it would be possible to explore surface
treatments such as an intersection mural at Fairmount Road
and Sheldon Ave N. This could be further explored as a
once the top coat of asphalt is applied following the
Fairmount Road reconstruction.
Sheldon Ave N was not designed Transportation Services staff has reviewed the proposal
to accommodate increases in and have not identified capacity constraints on SheldonAve
traffic that will cumulatively result N, or at nearby intersections.
from this development and the
townhouses which were also
recently approved.
Will bus routes be extended into The Region of Waterloo has indicated that there areno
the neighbourhood?plans to extendbusroutes into the neighbourhood. There
are existing bus routes on nearby arterial roads including
Weber Street, King Street and Ottawa Street. These are
within about a 10 minute walk of the subject site and
provide adequate access to transit.
Vehicles have been cutting Staff have reached out to the owner regarding this concern,
through Randerson Green to and the they have indicated that landscape contractors
access the subject lands.required an alternate access to the site while Sheldon Ave
N was being reconstructed. The owner has advised
contractors that they must access the property via Sheldon
Ave N rather than through Randerson Green.
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Theme: Pedestrian Connection along Highway
What We HeardStaff Comment
Residents do not currently At the outset of this proposal, staff identified that there may
support further exploration of a be a long term opportunity for an off-road connection along
trail connection from Montgomery the highway between Montgomery Road and Ottawa Street
Road to Ottawa Street North. North to improve pedestrian and cyclist accessibility through
the community. This trail connectionis not going to proceed
at this time. Should it be revaluated at sometime in the
future, a separate neighbourhood consultation process will
be initiated by the City.
Theme: Neighbourhood Character and Building/Site Design
What We HeardStaff Comment
Residents like that the building is
set back from the street with
parking hidden from street.
Concern from nearby condo The proposed buildingis a maximum of 3 stories high from
owners that their view will be the highest grade. The existing condominium buildingis9
blocked.stories high. While residents of with upper storey units facing
eastwill likely see the new building, given existing vegetation,
longer range views will likely not be impacted.
Concerns about changing The subject neighbourhood,while historically developed with
character of neighbourhood from mostly single detached dwellings, has for many years been
single detached dwellingsto zoned to permit lowand medium rise multiple dwellings. The
multiple dwellings, and the proposed zoning and development is less intensive than is
cumulative impacts of permitted by the R-7 zone on neighbouring lands, and is
intensification and consistent with the permissions on lands zoned R-6
redevelopment.elsewhere in the neighbourhood.
Questions about whether fencing,Landscaping, fencing and visual barriers will be further
trees and additional landscaping considered through the site plan review process.
would be installed.
Concerns about construction Staff acknowledge that there may be some disruption during
nuisance, traffic, noise etc.the construction period, including dust,noiseand construction
traffic. Construction activity is generally limited to day time
hours (between 7 am and 7 pm) and Building, Engineering
and/or Property Standards staff will be able to respond to
concerns during the construction period and can work with the
neighbourhood and the owner to mitigate these.The owner
will be required to direct construction traffic to use the most
direct route to the site from a major street in order to limit
impacts on local streets.
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Theme: Affordable& Supported Housing
What We HeardStaff Comment
Several residents commented
that they liked that this proposal
need for affordable housing.
Concerns were raisedregarding Affordable housing is a much-needed option for many people
the operationand management ofwho are HumanRightsCode.
the proposed housing People who need affordable housing are part of every
development, and behavioural community. They often already live in the communityand may
characteristics of future residents.currently beunder-housed or struggling to pay rent. When
neighbourhoodsare inclusive, they meet the needs of more
residents, and provide more opportunities and choices for
everyone. Both affordable and market-rate housing must
meet the same building restrictions and design standards of
the neighbourhood and can be designed to fit in with the
character of the area. A Canadian study of 146 supportive
housing sites found that there was no real increase in crimes
in general, or in violent, property, mischief or disorderly
conduct crimes in the areas (Alice de Wolff,Weare
Neighbours:TheImpactofSupportiveHousingon
Community,Social,Economic,andAttitudeChanges,
Wellesley Institute, 2008).People who need affordable
housing are already part of the community, andsupported
housing can provide more stability and security.
(http://www.ohrc.on.ca/)
Planning Conclusions
In considering the foregoing, staff are supportive of the proposed Zoning By-law Amendment to
permit 290Sheldon Ave Nto be developedwith a low rise multiple dwelling. Staff isof the opinion
that the subject application isconsistent with policies of the Provincial Policy Statement, Growth Plan
for the Greater Golden Horseshoe, and the Regional Official Plan, and City of Kitchener Official Plan
andrepresentsgood planning.Staff further recommend that the requested exemption to the
Emergency Services Policy be approved.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
the delivery of core service.
FINANCIAL IMPLICATIONS:
There are no financial implications associated with this recommendation.
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COMMUNITY ENGAGEMENT:
INFORM & CONSULT -The proposed Official Plan Amendment and Zoning By-law Amendment
wereoriginally circulated to property owners within 120 metres of the subject lands in November
2019. Staff received responses from twenty-three households, which are summarized as part of this
DJanuary29,
2020and was attended by 35 residents. Notice signs are also posted on the property. A courtesy
notice of the public meeting will be circulated to all property owners responding to the preliminary
circulation and who attended the Neighbourhood Information Meeting.Notice of the Public Meeting
will be given in The Record on September4, 2020and a copy of the Notice is attached as Appendix
Bwill be
council/committee meeting.
CONCLUSION:
Theproposed Zoning By-law Amendment isappropriate and representsgood planning and it is
recommended that the application be approved.
REVIEWED BY: Janine Oosterveld, Manager of Site Development and Customer Service
ACKNOWLEDGED BY: Justin Readman -General Manager, Development Services
APPENDICES:
AProposed Zoning By-law Amendment
BNewspaper Notice
CDepartment and Agency Comments
DPublic Comments
Requested Exemption to Emergency Services Policy
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PROPOSED BY LAW
________,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
Thresholds Homes and SupportsInc. 290 Sheldon
AvenueNorth)
WHEREAS it is deemed expedient to amend By-law 85-1;
NOW THEREFORE the Council of the Corporation of the City of Kitchener
enacts as follows:
1.Schedule Number175of-law Number 85-1ishereby amended
by changing the zoning applicable to the parcel of land specified and illustrated as
Area 1on Map No. 1, in the City of Kitchener, attached hereto, from Residential
FourZone (R-4)toResidential Six Zone (R-6) with Special Regulation Provision
756R.
2.ApD-law 85-1is hereby amended by addingSection 756thereto as
follows:
756.Notwithstanding Sections4.2,6.1.1.1.d),6.1.2 and 40.2 of this By-lawwithin
the lands zoned R-6,756Rand shown as being affected by this subsection
on Schedule Number 175the following special regulations
shall apply:
a)The maximum building height measured from lowest grade level
shall be 13.5metresand may exceed 110% of the buildingheight
measured from the highest grade level.
b)Where landsaffected bySpecialRegulation 756Ris dedicated to
the City,themaximum Floor Space Ratiofor developmenton the
retained portion may be calculatedbased on a lot area of 4639.1
2
m(being the size of the lands prior to any dedication).
c)That on a lot containingagroup home or small residential care
facilitywithup to 6 bedrooms and a multiple dwelling with up to 25
dwelling units,parkingshallbeshared between uses and
unassigned, andshall be providedasfollows:
Group home or small residential care facility 2spacesper facility
Multiple dwelling with up to 25 units 0.4spacesperunit.
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d)Off-street parking and loadingspacesmay be locatedbetween the
façadeof a new buildingandthe front lot line(Sheldon Avenue
North), and between thefaçadeof an existingbuildingandthe
sidelot line abutting a street (Highway #7). Parking and loading
spaces must be setback a minimum of 10.0metresfrom Sheldon
Avenue North.
e)asmall residentialcarefacilityora group home shall be permitted
to have up to 6 residents,shallonly be located in a building
existing on the date of the passing of this by-law, and may be
located on the same lot as a multiple dwelling.
f)Amultipledwelling shall have a central air conditioning system,
andspecialbuildingcomponents asidentified in thePreliminary
EnvironmentalNoise Assessment,for 290 Sheldon Avenue North,
dated October 24, 2019,andtheaddendumtheretodated August
18, 2020,prepared by MTE Consultants Inc.
PASSED at the Council Chambers in the City of Kitchener this
day of,2020.
_____________________________
Mayor
_____________________________
Clerk
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SCHEDULE 192SCHEDULE 193
SCHEDULE 175SCHEDULE 174
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DSD-20-106
Appendix B
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND AN ELECTRONICPUBLIC MEETING TO DISCUSS
A PROPOSED ZONING BY-LAW AMENDMENT
UNDER SECTION 34OF THE PLANNING ACT
290 Sheldon Avenue North
Thresholds Homes and Supports is proposing a Zoning By-law Amendment to permit the lands at 290
Sheldon Avenue North to be developed with a multiple dwelling.
In keeping with physical distancing measures recommended by Public Health due to COVID-19, anelectronic
public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council which
deals with planningmatters,on:
Monday,September28, 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. 2203by no later than 4:00 p.m. on September 28, 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).
Katie Anderl,SeniorPlanner -519-741-2200 x 7987(TTY: 1-866-969-9994);katie.anderl@kitchener.ca
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Department and Agency Comments
Hi Katie,
Engineering is ok with the zone change with a
proposed sanitary flow of 1.44L/s.
surcharge in the trunk sewer, but through detailed design we will ensure the inverts into the new building are high
enough.
Thanks,
Christine Goulet, C.E.T.
Project Manager | Development Engineering | City of Kitchener
519-741-2200 Ext. 7820 | TTY 1-866-969-9994 | christine.goulet@kitchener.ca
Hi Katie,
I got comments back from Angela Mick who I circulated for the water distribution portion. Per her comments
below, they should tap into the new watermain on Sheldon, instead of the old watermain within the easement.
Thanks,
Christine Goulet, C.E.T.
Project Manager | Development Engineering
519-741-2200 Ext. 7820
From: Angela Mick <Angela.Mick@kitchener.ca>
Sent: Thursday, November 28, 2019 1:24 PM
To: Christine Goulet <Christine.Goulet@kitchener.ca>
Subject: 290 Sheldon
Hi Christine,
The proposed servicing shows a 100 mm from the existing easement. This watermain is old. The 200mm
watermain on Sheldon is new. They have to cut the asphalt to remove the existing service so it would be best to
tap from the new, larger watermain.
Flows are fine
Regards,
Angela Mick, P.Eng
Manager Quality Management and Water Programs | Kitchener Utilities | City of Kitchener
519-741-2600 x 4408 | TTY 1-866-969-9994 | angela.mick@kitchener.ca
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Department and Agency Comments
Hello Katie,
to Direct Detect and Sprinklering, and implementation of a Fire Route Plan through the Site Plan
Approval Process.
Hope that helps,
Greg
Date: 20 December 2019
To: Katie Anderl, Kitchener Planning
Aaron Hill, MacKinnon & Associates
From: Barbara Steiner, Senior Environmental Planner
cc: Sandro Bassanese, Urban Designer, Kitchener Planning
Subject: Zoning Bylaw Amendment ZBA19/013/S/KA
290 Sheldon Avenue North
Thresholds Homes & Supports
DĻƓĻƩğƌ ĻŭĻƷğƷźƚƓ hǝĻƩǝźĻǞ ğƓķ ƩĻĻ ağƓğŭĻƒĻƓƷ tƌğƓ (GVO). 27 September 2019. MacKinnon
& Associates.
Environmental Planning staff has reviewed the environmental supporting documentation and advise that we are in
support of the Zoning Bylaw Amendment noted above, provided that confirmation regarding Species At Risk is
provided as outlined in Comment 1 below.
Sandro Bassanese also preliminarily reviewed the plan to ensure that Urban Design staff are in agreement with the
d development moves on to Site Plan Approval (SPA). If required, any other urban
design comments will be provided under separate cover by Sandro
We offer brief comments below to ensure drawings can be appropriately amended and stamped approved at the time
of Site Plan Approval.
1.Although the species table indicates that there are no (tree) Species At Risk, the City would like confirmation
at this time that no Butternuts are present that could be affected by the proposed development. Sometimes
other species (Black Walnut) can be confused for Butternut (White Walnut).
2.The GVO / Tree Management Plan (MacKinnon & Associates 27 Sept 2019) is not consistent with a separate
an agreed to
as part of the SPA. This will ensure that when removals occur only those trees approved by the City for
approved Tree Management Plan sh
protective fencing).
3.The Tree Management Plan submitted as part of SPA (called a ƩĻĻ ağƓğŭĻƒĻƓƷ Ή 9ƓŷğƓĭĻƒĻƓƷ tƌğƓ) must
have surveyed locations of trees on the site, not approxim
not surveyed.
4.
5.The Limit of Disturbance (Grading and Servicing) must be coordinated and accurately shown on both the
Grading / Servicing / SWM Plan and the Tree Preservation / Enhancement Plan.
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Department and Agency Comments
Hi Katie;
I can confirm no butternuts or hybrids were observed. While my arborist isn't a certified butternut assessor, she is
familiar with Walnuts/Butternuts and their hybrids, and all tree observed on site were Walnuts.
Aaron Hill BLA, OALA
Landscape Architect
MacKinnon & Associates
A21-550 Parkside Drive
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Department and Agency Comments
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Department and Agency Comments
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Department and Agency Comments
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Department and Agency Comments
Hi Katie,
Staff at the Waterloo Catholic District School Board have no concerns with the above noted application.
Have a wonderful day.
Lindsay Ford
Manager of Planning, Waterloo Catholic DSB
480 Dutton Drive, Waterloo, ON N2L 4C6
tel: 519.578.3660 ext. 2253
fax: 519.884.6635
Hi Katie,
The Waterloo Region District School Board has no comments on or concerns with this application.
Shawn Callon
Principal Planner
Good morning Katie,
The subject property at 290 Sheldon Avenue North is not regulated by the GRCA under Ontario
Regulation 150/06. As such, we will not be providing comments on this application.
Andrew Herreman, CPT |Resource Planning Technician
Grand River Conservation Authority
400 Clyde Road, PO Box 729, Cambridge, OntarioN1R 5W6
(519) 621-2763 x 2228|www.grandriver.ca
Katie,
MTO have no further issues with this proposal.
John Morrisey
Senior Project Manager (A)
Corridor Management Section
Engineering Office
Ministry of Transportation
659 Exeter Road, London, ON
N6E 1L3
Telephone 226-984-8397
Fax 519-873-4228
John.morrisey@ontario.ca
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Department and Agency Comments
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Department and Agency Comments
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Department and Agency Comments
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Department and Agency Comments
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Department and Agency Comments
From: Melissa Mohr <MMohr@regionofwaterloo.ca>
Sent: Tuesday, August 25, 2020 2:27 PM
To: Katie Anderl <Katie.Anderl@kitchener.ca>
Subject: \[EXTERNAL\] RE: 290 Sheldon (ZBA 19-13) update
Good Afternoon Katie,
Please see the attached memo from Joginder related to the addendum.Please note that the Region
agrees with the implementation of the special regulation within the Zoning By-law as the comments above
indicate that all items can be addressed at Building Permit stage.
Should you have any questions or require additional information, please do not hesitate to ask.
Kind Regards,
Melissa
Melissa Mohr, MCIP, RPP
Principal Planner
Planning, Development and Legislative Services
Region of Waterloo
150 Frederick Street, 8th Floor, Kitchener ON N2G 4J3
Cell: 1-226-752-8622
mmohr@regionofwaterloo.ca
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Department and Agency Comments
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Department and Agency Comments
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Department and Agency Comments
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Department and Agency Comments
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