HomeMy WebLinkAboutDSD-2021-11 - Lower Doon Land Use Study Recommendations ReportStaff Report
Develo n7entServicesDepartment
REPORT TO: Planning & Strategic Initiatives Committee
DATE OF MEETING: March 8, 2021
SUBMITTED BY: Bustamante, Rosa, Director, 519-741-2200 ext. 7319
PREPARED BY: Dumart, Craig, Planner, 519-741-2200 ext. 7073
WARD(S) INVOLVED: Ward 4
DATE OF REPORT: February 16, 2021
REPORT NO.: DSD - 2021 - 11
www.kitchenerca
SUBJECT: Lower Doon Land Use Study Recommendations Report
RECOMMENDATION:
THAT the Lower Doon Land Use Study Final Report, attached as Appendix `A' to report DSD
- 2021 - 11, be approved;
THAT Planning staff undertake a Secondary Plan for Lower Doon which will include
identifying a Heritage Character Area in Lower Doon, accompanying Official Plan and Zoning
By-law amendments, related urban design guidelines and heritage guidelines/preservation,
which will include additional public engagement and consultation, in order to implement the
recommendations of the Lower Doon Land Use Study Final Report;
THAT Planning staff conduct further research to determine the potential cultural heritage
value of the following properties inventoried previously and situated outside of the Upper
Pinnacle Heritage Character Area: No. 55 and No. 75 Pinnacle Drive, No. 500 Doon Valley
Drive, Nos. 1751, 1754, 1763, 1765, 1857 Old Mill Road;
THAT Planning Staff pursue designating key properties under Part IV of the Ontario Heritage
Act: Willowlake Park (including the southern portion between Homer Watson Boulevard and
Old Mill Road and the Doon Mill ruin);
THAT Parks and Planning staff pursue opportunities to create new public space, in the Lower
Doon Area;
THAT Planning staff collaborate with Conestoga College on options for purpose-built student
housing on lands owned by Conestoga College;
THAT Licensing staff revise the City's licensing by-law for Lodging Houses;
THAT Planning staff design and implement heritage interpretation in the Lower Doon area;
AND FURTHER THAT Planning staff direct Lower Doon residents to connect with the
Neighbourhood Development Office for support in forming a formal neighbourhood
association for all Lower Doon residents.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
REPORT HIGHLIGHTS:
The purpose of this report is to seek Council approval for the Lower Doon Land Use Study Final
Report prepared by The Planning Partnership which recommends options available to address
the needs and challenges of the Lower Doon and Conestoga College Node Area.
The recommendations have no impact on the Capital Budget.
Community engagement through this study included one-on-one meetings with members of the
public, two neighbourhood walks with residents, three public engagement sessions, followed by
two small group follow up meetings, as well as individual phone calls and email correspondence
with the public.
BACKGROUND:
The Lower Doon Land Use Review was identified as a priority in the 2018 Corporate Business
Plan with the study scheduled to commence in 2019.
NB30 - Lower Doon Land Use Review
Develop a comprehensive and up to date planning framework for this area. It is anticipated that the
resulting Master/Community Plan would be implemented by way of amendments to the Official Plan
and Zoning By-law. The actual geography of the study area still needs to be determined. Behavioural
and fire safety issues associated with housing that caters to the student population could be added
to the scope of work."
REPORT:
Study Process
The purpose of the Lower Doon Land Use Study is to review current issues, land use designations
and zoning regulations, heritage matters, and policy directions for the Lower Doon area. The
objective of the study is to establish recommendations to protect heritage in the Lower Doon Area
and update the Official Plan Policies, Zoning By-law regulations, and any other planning tools as
needed for the Lower Doon and Conestoga College Node area.
The project commenced in November 2019 and continued throughout 2020 as outlined in the graphic
below:
Study Recommendations
After an extensive public engagement process and evaluating a range of options, the consultant has
prepared the Lower Doon Land Use Study: Final Report (attached to this staff report as Appendix
`A' and referred in this report as the "Final Report"). The consultants' Final Report contains 23
recommendations regarding:
1. Heritage protection.
2. Enhancing housing supply.
3. Enhancing the public realm.
4. Lodging houses.
5. Planning framework.
6. Role of the College.
7. Property standards.
8. Role of Lower Doon residents.
The report includes the following 23 recommendations:
Category
Recommendations
Responsibility to
Implement
Protect Heritage
1
Identify a Heritage Character Area extending north from
Planning Staff
the intersection of Pinnacle Drive and Amherst Drive.
2
Include a Statement of Cultural Heritage Value or Interest.
Planning Staff
3
Identify the Heritage Attributes
Planning Staff
4
Designate key properties
Planning Staff
5
Conserve properties on the municipal heritage register.
Planning Staff
6
Design and implement heritage interpretation in the
Planning Staff
neighbourhood.
Enhance the
7
Promote the development of purpose-built student housing
Planning staff in
Supply of Housing
on lands owned by Conestoga College by the College.
consultation with
the College
8
Promote the development of higher density housing and/
Planning Staff
or mixed use on vacant lands south of Homer Watson
through Official Plan and zoning by-law amendments to
permit a greater variety of land uses.
9
Permit Additional Dwelling Units, provided all relevant
Planning Staff
planning policies and regulations of the City are met, and
that the relevant requirements of the Ontario Building and
Fire Codes can be satisfied.
10
Delete Section 15.D.12.16 of the Official Plan.
Planning Staff
Enhance the
11
Implement additional sidewalks as per the City's ongoing
Transportation and
Public Realm
work through consultation with City planning and the
Engineering Staff
neighbourhood, ensuring existing street trees are
protected and the character of local streets is protected.
12
Enhance the public space.
Parks Staff in
consultation with
Planning Staff
Allow Lodging
13
Permit Lodging Houses in all residential zones in Lower
Planning Staff
Houses
Doon.
14
Revise the City's licensing by-law for Lodging Houses
Licensing Staff
15
Require all owners of housing used as Lodging Houses to
Licensing Staff
obtain licenses tooperate.
Prepare a
16
Prepare a planning framework for Lower Doon to identify
Planning Staff
Planning
the land use and design framework for
Framework
vacant/underdeveloped lands in the area.
17
Prepare urban design guidelines for the Lower Doon
Planning Staff
neighbourhood to ensure compatible development
Role of the
18
Request that Conestoga College play an active role in
Planning Staff in
College
managing student rental in the Lower Doon
consultation with
neighbourhood
the College
19
Request that Conestoga College prepare a Code of
Planning Staff in
Conduct/Good Neighbour Guide for students living off-
consultation with
campus to complement current College policies.
the College
Oversee Property
20
Continue to manage behaviour according to current
By-law
Standards
protocols.
Enforcement
21
Continue to manage properties by implementing the
By-law
current protocols through Property Standards and
Enforcement
Maintenance.
22
Continue to manage properties through current protocols
Fire Prevention
for Fire Inspection.
Role of Lower
23
Form a neighbourhood association in Lower Doon.
Lower Doon
Doon Residents
Residents
The Final Report is a guiding document that provides direction on how each of the 23
recommendations can be implemented. Staff support the recommendations of the Final Report and
the following is a summary of how each of the recommendations from the Final Report may be
implemented.
Heritage Protection (Recommendations 1 to 6)
Heritage protection can be implemented in numerous ways. The creation of a Secondary Plan for
the Lower Doon area can identify a Heritage Character Area in Lower Doon extending north from
the intersection of Pinnacle Drive and Amherst Drive (the Upper Pinnacle Drive Heritage Character
Area). The Secondary Plan can include a Statement of Cultural Heritage Value or Interest, a list of
heritage attributes and can include additional heritage guidelines/preservation policies.
The Final Report also identifies that Planning staff should conduct further research to determine the
potential cultural heritage value of the following properties inventoried previously and situated
outside of the Upper Pinnacle Heritage Character Area: Nos. 55 and 75 Pinnacle Drive, No. 500
Doon Valley Drive, Nos. 1751, 1754, 1763, 1765, 1857 Old Mill Road. Planning staff can also pursue
designating key properties under Part IV of the Ontario Heritage Act: Willowlake Park (including the
southern portion between Homer Watson Boulevard and Old Mill Road and the Doon Mill ruin).
Finally, in collaboration with residents of the Lower Doon area, Planning staff in consultation with
Operations staff can design and implement heritage interpretation in Lower Doon.
Enhancing Housing Supply (Recommendations 7 to 10)
The Final Report has identified that there is a shortage of housing supply in the Lower Doon Area.
Through the creation of a Secondary Plan for Lower Doon which will include accompanying Official
Pan and Zoning By-law amendments, appropriate areas should be identified to allow for increased
density such as the vacant lands south of Homer Watson. Increasing the density of under-utilized
lands will allow for an increased supply of housing.
Current Official Plan Policies and Zoning By-law Regulations in Lower Doon does not permit
duplexing in the Lower Doon Area. This restriction is not in conformity with Provincial Legislation.
The Province requires all municipalities to permit additional dwelling units (duplexes). To align with
Provincial Legislation, Official Plan Amendments and Zoning By-law Amendments to permit and
regulate Additional Dwelling Units are required. Permitting additional dwelling units will help to
enhance the supply of housing in the Lower Doon Area.
To address the shortage of on campus housing, Planning staff can connect with Conestoga College
to discuss how the City can help to promote the development of purpose-built student housing on
College -owned lands.
Enhancing the Public Realm (Recommendations 11 and 12)
Planning staff in consultation with Parks staff and Engineering staff can pursue opportunities to
enhance the public realm in the Lower Doon Area. This can be achieved by creating new public
spaces in the Lower Doon Area. Staff could explore activating the Orchard Mill Green Space (vacant
City owned green space at Conestoga College Boulevard and Doon Valley Drive) and explore public
space opportunities for the City Land's where the pumping station is being decommissioned.
Furthermore, implementing additional sidewalks as per the City's ongoing work through consultation
with Planning Staff and the public, ensuring existing street trees are protected and the character of
local streets is protected.
Lodging Houses (Recommendations 13 to 15)
The City of Kitchener's current planning framework does not permit Lodging Houses in the Lower
Doon Area. Restricting such use has proven to not be successful. As noted above through the
creation of a Secondary Plan, Lodging Houses could be permitted in all residential zones in Lower
Doon which allows the City to license, regulate and govern such businesses. Licensing is also used
to require the owner to comply with the Zoning By-law, property standards by-laws, the Building
Code and Fire Codes. Licensing staff should pursue revising the current licensing By-law for lodging
houses and require all Lodging House to obtain licenses.
Planning Framework (Recommendations 16 and 17)
As noted above Planning staff can update the planning framework for the Lower Doon area through
the creation of a Secondary Plan for Lower Doon which will include identifying a Heritage Character
Area in Lower Doon, accompanying Official Plan and Zoning By-law amendments, related urban
design guidelines and area specific zoning regulations, which will include additional public
engagement and consultation. To ensure new development is appropriate for the established Lower
Doon area, Planning staff can create urban design guidelines and site-specific zoning regulations to
address building heights, setbacks, parking, and driveway and garage widths to ensure new
development is compatible.
Role of the College (Recommendations 18 and 19)
Planning Staff can connect with Conestoga College and request that they play an active role in
managing student rental in the Lower Doon neighbourhood. Staff can request that Conestoga
College list housing available for student rental in the Lower Doon neighbourhood and request that
Conestoga College prepare a Code of Conduct/Good Neighbour Guide for students living off -
campus to complement current College policies.
Property Standards (Recommendations 20 to 22)
Property Standard, noise and on street parking concerns were identified as a reoccurring theme
throughout the study. By-law enforcement should continue with focused enforcement of noise by-
laws on weekends in September, October and April and on holidays to address noise. By-law
enforcement should continue to enforce by-laws with a presence in the neighbourhood at least 3
days a week and continue with daily enforcement of parking regulations. By-law Enforcement staff
should continue with proactive measures which includes introducing themselves to students and
homeowners, participating as a member of the Town and Gown Committee and hosting a welcome
back barbeque. Furthermore, By-law enforcement staff should continue to work with the College on
the student union run information event on living off -campus and offer inspection of housing for
anyone who is interested.
Role of Lower Doon Residents (Recommendation 23)
Lower Doon residents should connect with the Neighbourhood Development Office for support in
forming a formal neighbourhood association for all lower doon residents. Residents could come
together to plan neighbourhood events, to identify and implement improvement projects such as tree
planting or interpretive signs and to discuss issues related to housing, transportation, community
amenities, etc. The Neighbourhood Development Office also administers the LoveMyHood Matching
Grant, which can help provide residents with grant funding to support events, programs and projects
that enhance the community.
STRATEGIC PLAN ALIGNMENT:
This report supports the delivery of core services.
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendations have no impact on the Capital Budget at this time.
COMMUNITY ENGAGEMENT:
The Lower Doon Land Use Study included an extensive public engagement process. Below
highlights the thorough 16 -month community engagement consultation that was undertaken
throughout the study.
Community Engagement Consultation Highlights
Engagement Type
Number of events
Total Participants
Neighbourhood Walks
2
7
One -On -One Interviews
20
20
Public Engagement Sessions
3
150+
Small Group Follow up Sessions
2
9
Public phone calls and email
correspondence
250+
28
This project used multiple community engagement themes (INFORM, CONSULT, COLLABORATE)
from the City's community engagement toolkit. Lower Doon Land Use What We Heard Report #1
(Appendix `C') and Lower Doon Land Use What We Heard Report #2 (Appendix `D') both provide a
detailed summary of the engagement methods and feedback received during the study. Appendix
`E' includes comments received from the public on the proposed draft recommendations. Details of
consultation conducted throughout the study are also summarized in the Final Report (Appendix `A',
page 4).
INFORM — This report has been posted to the City's website with the agenda in advance of the
Committee meeting. Notice of this meeting advising of the completion of the consultants' Land Use
Study was provided by social media and also sent out to the project distribution email list.
CONSULT/ COLLABORATE — Extensive public consultation was held throughout the study to
ensure the public was consulted during every stage of the study as it progressed. One-on-one
meetings with members of the public and two neighbourhood walks with residents were held when
the study began in November of 2019. Three public engagement sessions were held throughout
the study to gain public feedback on issues, options, and draft recommendations. Two follow-up
small group sessions were held following the final public meeting on the draft recommendations to
provide clarity and further discuss the recommendations with the members of the public.
Furthermore, staff fielded hundreds of individual phone calls and email correspondence with the
public throughout the study.
PREVIOUS REPORTS/AUTHORITIES:
• CAO -17-027: 2018 Corporate Business Plan Strategic Action
The corporate strategic action plan, which is driven by the Strategic Plan and developed through the
annual business planning process, identifies specific projects and programs that will be implemented
by city staff to move forward on corporate strategies. The report included undertaking a land use
study for the Lower Doon area.
CONCLUSION:
After sixteen months of public engagement and consultation, the Lower Doon Land Use Study Final
Report has identified a range of solutions to address opportunities and challenges in the Lower Doon
area. The Lower Doon Land Use Study Final Report has created a forward-looking framework for all
residents and property owners in the Lower Doon area in order to balance a variety of objectives.
The Lower Doon Land Use Study Final Report provides direction for the future of the Lower Doon
area which will guide and contribute to making the Lower Doon area a more liveable and complete
community in the City of Kitchener.
APPROVED BY: Readman, Justin, General Manager, Development Services Department
ATTACHMENTS:
Appendix A —
Lower Doon Land Use Study Final Report
Appendix B —
Heritage Background Report
Appendix C
— What We Heard Report #1
Appendix D
— What We Heard Report #2
Appendix E —
Public Comments
LOWER DOON
LAND USE STUDY
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Final Report
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Contents
1 Introduction ........ 3
2 Consultation ........ 4
3 Existing Conditions ........6
4 Who Does What ........ ,5
5 Issues........ 22
6 Recommendations ........ 38
Final Report
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1 Introduction
The objectives of the Lower Doon Land Use
Study are to:
• Review current issues, zoning and land use
designations and policies for the Lower Doon
and Conestoga College Node area.
Examine the planning structure, land use mix
and intensity for the lands identified in the
study area
• Make recommendations to update the
Official Plan Policies, Zoning bylaw
regulations and any other planning tools as
needed for the lands identified in the study
area.
The Lower Doon Land Use Study study area
extends from the Grand River, along the
north side of Highway 401, to the east side
of Homer Watson Boulevard, north along the
edge of Homer Watson Park to the south
side of the Grand River. The entire area is
approximately 233 hectares (574 acres), and
includes the Doon Campus of Conestoga
College, Doon Valley Golf Course, Willow Lake
Park, and approximately 540 houses with
some office/commercial uses. In the portion
of the neighbourhood immediately adjacent
to Conestoga College and east of Willow Lake
Park, there are 182 houses outside of the three
existing townhouse developments that have 251
units.
This report summarizes:
• Community consultation undertaken over
the last year;
• Existing conditions in the study area;
• Who does what with respect to managing
housing in the neighbourhood;
• Issues, desired outcomes and possible
solutions; and,
• Recommendations.
Final Report
2 Consultation
The study process was organized around three
benchmarks to engage the community.
The first benchmark was intended to
understand the issues and possible solutions.
During November and December 2019 and
January 2020, approximately 20 one-on-
one conversations were held with residents,
landlords and students. The conversations were
used to understand the current issues related to
housing in the Lower Doon neighbourhood.
The first large format public consultation event
was held on February 3, 2020. The consultation
event was organized as a workshop with two
time slots for people to register for the one
that best suited their schedule. Approximately
100 people attended the workshop. The event
began with a presentation to provide a full
explanation of what the team had learned
regarding who was doing what to provide and
manage housing in the Lower Doon area, the
issues as synthesized from the meetings,
and the range of options that might be
considered to address each issue. Following the
presentation, attendees were invited to share
their thoughts on options to address each one
of the fifteen issues posted. The workshop
results are included in Chapter 5.
The second benchmark was to discuss possible
options for the Lower Doon neighbourhood.
Given the conditions of working during the
Covid-19 pandemic, in person meetings were
not permitted. The second public consultation
event was held on September 22, 2020 as
an online workshop using the GOTO meeting
platform. Interested participants were asked to
register for one of four time slots. Each session
included a presentation describing what we
heard in the first workshop and three options
to consider for Lower Doon. Approximately 55
people attended the four sessions.
Each session began with a presentation to
provide an explanation of the three options to
consider. Following the introduction of each
option, attendees were invited to share their
thoughts. Each of the workshops were recorded
and posted to the project's web page at the City
of Kitchener.
LOWER DOON LAND USE STUDY
The third benchmark was to present and receive
input on the draft recommendations. A third
workshop was held on November 18, 2020 as
an online workshop using the GOTO meeting
platform. People were asked to join one of two
sessions. Each session was used to have a
discussion on the recommendations included
in Chapter 6 of this report. Both sessions were
recorded and posted to the project web page.
Following the third workshop, an opportunity
was extended to arrange for a subsequent
meeting to discuss questions with respect to
any of the recommendations. Two follow up
meetings were held on December 8, 2020.
Both meetings were facilitated by The Planning
Partnership with City staff in attendance.
Summaries of the first two consultation events
have been prepared under separate cover and
have been posted to the project web page.
l
■
Public Consultation #1 (Photo: The Planning Partnership)
Public Consultation #1 (Photo: The Planning Partnership)
Final Report 5
3 Existing Conditions
This section sets out the current land use,
zoning, natural heritage, cultural heritage,
transit service and housing in the Lower Doon
neighbourhood.
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6 LOWER DOON LAND USE STUDY
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6 LOWER DOON LAND USE STUDY
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Final Report 7
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8 LOWER DOON LAND USE STUDY
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Final Report 9
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Co estoga College
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Heritage Conservation District
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Part IV Designated Heritage
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Heritage Inventory
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Final Report 9
Cultural Heritage
Determination of the Lower Doon study area as
a cultural heritage landscape (CHL) is necessary
to identify if, and which, conservation measures
need to be integrated into the land use planning
framework.
A Cultural Heritage Landscape Study was
completed in 2014 to establish an inventory of
cultural heritage landscapes across the entire
City.
The Lower Doon area including Homer Watson
Park was identified in the 2014 Cultural Heritage
Study as an area that required additional
research to determine if it is a significant
cultural heritage landscape.
The City retained Stantec Consulting Ltd.
to undertake the additional review. Stantec
prepared the Lower Doon and Homer Watson
Park Candidate Cultural Heritage Landscape
Evaluation study (September 30, 2019).
The additional review of the Lower Doon area,
including Homer Watson Park, resulted in
an inventory of 15 potential cultural heritage
landscapes.
The landscapes inventoried and evaluated
within the study area were predominantly
parkland and suburban streetscapes.
Following evaluation of each of the potential
15 cultural heritage landscapes, the report
concluded that the Lower Doon area is not a
significant cultural heritage landscape, but 4
cultural heritage landscapes were identified.
A Statement of Significance, including heritage
attributes, was prepared for each of the 4
identified cultural heritage landscapes, along
with a review of existing conservation measures
and recommendations for further conservation
measures. The identified cultural heritage
landscapes are located on the map on the
facing page.
Homer Watson House (Photo: Matt Deres, CC BY -SA 3.0)
10 LOWER DOON LAND USE STUDY
■
' LOWER DOON STUDY AREA
iPART IV DESIGNATION
� LISTED PROPERTIES
City's Existing Heritage Resources map (as per Stantec 2019 report)
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IDENTIFIED LANDSCAPES
1. HOMER WATSON PARK
2. HOMER WATSON HOUSE
3. WILLOW LAKE PARK
4. DOON VALLEY GOLF COURSE
City's Identified Cultural Heritage Landscapes map (as per Stantec 2019 report)
Final Report 11
Bray Heritage performed a review of the Lower
Doon and Homer Watson Park Candidate
Cultural Heritage Landscape Evaluation study
prepared by Stantec (September 30, 2019). The
study:
• Examined the Lower Doon area, including
Homer Watson Park, identified by City of
Kitchener as a potential cultural heritage
landscape;
• Inventoried and evaluated 299 properties
and 15 landscapes within that area;
• Following evaluation, 4 CHLs identified, 3 of
which are in the Land Use study area:
— Homer Watson House
— Willow Lake Park
— Doon Valley Golf Course
• Prepared Statements of Significance for each
of these; and,
• Made recommendations for further
conservation measures.
Following review of the Stantec study, Bray
Heritage conducted a site visit and further
research.
Carl Bray met with City planning and heritage
planning staff, the ward councillor and local
historian Ms. Haalboom for a walking tour of
Pinnacle Drive and Old Mill Road in February
2020. Bray Heritage completed the following
tasks:
• Discussed potential cultural heritage
resources seen on the tour that merited
conservation;
• Photographed streetscapes and properties
of heritage interest within the area;
• Met with City planning and heritage planning
staff to discuss policy issues and identify
sources of historical information relating to
history of Doon Village; and,
• Met with the Director of the Homer Watson
Museum and Gallery and toured the property.
12 LOWER DOON LAND USE STUDY
Following the site tour, Bray Heritage re-
assessed the Stantec study and reviewed
information supplied by the City, Ms. Haalboom
and Homer Watson Museum. This review
resulted in the following recommendations:
1 Agree that Homer Watson House and Willow
Lake Park qualify as CHLs
2 Add Pinnacle Drive (from intersection
with Amherst Drive north to Old Mill Road)
to Willow Lake Park CHL to include this
representative streetscape from former
village and interpret key aspects of local
industrial and social history
3 Identify intersection of Pinnacle Drive and
Doon Valley Drive as significant historical
gateway to village, with potential for re-
opening for access south
4 Enhance views north from Pinnacle Drive to
river
5 Further research into village history to
identify and conserve other potential
cultural heritage resources in the study area
A Enhancement of views north
from Pinnacle Drive to river
B Significant historical gateway
to village
1:-. LOWER DOON STUDY AREA
IDENTIFIED LANDSCAPES
1. HOMER WATSON PARK
2. HOMER WATSON HOUSE
3. WILLOW LAKE PARK
4. DOON VALLEY GOLF COURSE
Excerpt of City's Identified Cultural Heritage Landscapes map (as per Stantec 2019 report)
View north from Pinnacle Drive to River
(Photo: Carl Bray, Bray Heritage)
View north along Pinnacle Drive of the Heritage
Character Area (Photo: Carl Bray, Bray Heritage)
Gateway to village at Pinnacle Dr and Doon Valley Dr
(Photo: Carl Bray, Bray Heritage)
Final Report 13
109 houses
o�0 000 0 0C
100 units
M
Housing "
(Map Data: City of Kitchener) o 500 m
14 LOWER DOON LAND USE STUDY
4 Who Does What
In November 2019, the team undertook to de-
termine who does what with respect to man-
aging housing in Lower Doon. Meetings and
telephone discussions were held with the City's
by-law enforcement, fire inspection, staff re-
sponsible for building permits and planning and
representatives of Conestoga College.
This section provides a summary of information
compiled and shared with the community at the
first consultation event held in February 2020.
City By -Law Enforcement
Complaints regarding property
standards, lot maintenance, zoning
Outdoor complaints about weeds, snow and
ice on sidewalks, garbage
Interior issues such as no hot water, no heat,
plumbing, bed bugs, etc
2017 181 actions by By-law Enforcement to
address complaint or issue
2018118 actions by By-law Enforcement to
address complaint or issue
2019153 actions by By-law Enforcement to
address complaint or issue
By-law officers do not have authority to enter a
house unless invited to enter by the tenants.
Only Fire Safety Inspectors have the authority to
enter at any time.
Current proactive approach, not
complaint based response
Since 2013, By-law officers have gone door
to door every fall to introduce themselves to
students and homeowners in Lower Doon to
let them know what services are offered, make
them aware of the by-law rules and provide the
City's contact information.
By-law officers have hosted a Welcome Back
BBQ for the past 11 years.
By-law Enforcement is a member of the Town
and Gown Committee.
Since 2004, By-law officers have worked
with the College on the student union run
information event on living off -campus. At
the information event they offer inspection of
housing for anyone who is interested.
Final Report 15
Property standards
There are 6 property standards officers for the
entire city.
Since 2009 Officers are in Lower Doon at least
3 days a week, often every day.
Noise
Since 2009 Officers are in Lower Doon
every Friday and Saturday in the evening in
September, October and April to deal with noise
(and on days like St. Patrick's Day).
Noise complaints have decreased over the past
few years. There were 24 noise related calls in
2019.
Town and Gown Committee
Since 2007, the City's By-law Enforcement
Division has led the Town and Gown
Committee. Committee members include:
• Councillor;
• Representatives from City property
standards, police, fire;
• Representatives from Region waste
management;
• Representatives from Conestoga College;
• College students;
• Representatives from the Neighbourhood
Association; and,
• Landlords.
Officers have the authority to issue $300 fines The purpose of the Town and Gown Committee
to each of the students in the house where is to:
excessive noise is occurring. Enhance relationships, communications and
policies among College, students, City, police
and the community; and,
Parking
Since 2004 there has been parking
enforcement in the Lower Doon area every day.
16 LOWER DOON LAND USE STUDY
• Address issues of common concern.
The committee meets 3-4 times a year to
coordinate efforts and resources to address
issue.
0 City Fire Inspection
Estimates:
2005 approximately 70 homes used for rental
2010 approximately 100 homes used for rental
2019 approximately 150 homes used for rental
Each of the City's four fire inspectors have been
assigned 2 houses to inspect in Lower Doon.
Each property requires research, preparation of
the Order, appearance before the Fire Marshall
and, if the decision is appealed, appearance
before the Safety Commissioner.
Once the properties go through the process
with the Fire Marshall and decisions have
been rendered, the next round of houses are
assigned. This occurs whenever the decisions
have been rendered - it could take a few
months or many months.
To put it in perspective, the City has 55,000
residential properties. There are 182
properties in Lower Doon east of Willow Lake
Park (excluding the townhouse and condo
developments).
Orders to comply
Orders have been issued for 16 houses to
be converted back to their original approved
design as set out in the building permit on file.
All rules and regulations are required to be met.
Fire
20 houses have installed the Direct Detect
Fire. Houses in the Lower Doon neighbourhood
account for about 0.003% of the City's houses.
Those 20 homes accounted for a call volume of
10% of approximately 1300 calls in 2019.
Final Report 17
City Planning
1990s-2000
350 Doon Valley Drive condo development
(The Mill Club), site plan and construction.
Registered as a condo in 2002.
2001
Study of Lower Doon relating to housing for
Conestoga College students.
2001
Interim Control By-law 2001-162 was passed
to prohibit lodging houses and new duplexes.
The By-law was appealed to the OMB and was
upheld.
2002
A working group formed with representation
from City departments, College, residents,
landlords and students from the Lower Doon
area.
The working group developed several
recommendations that were adopted by
Council:
• Zoning By-law amendment (2002-161) and
Municipal Plan Amendment (MPA 45) were
approved to restrict duplexing in a defined
area in Lower Doon.
• Public education, enforcement, parking
regulation and establishing relationships
among the City, the college and the
neighbourhoods.
2004
Council report on actions: implementation of
the Zone Change and Official Plan Amendment
to prohibit new duplexes, review of parking
regulations, daily enforcement of parking,
working group, education information prepared
by enforcement staff and Fire Prevention,
liaison between enforcement staff and College.
2005
105 Pinnacle Drive received site plan approval in
2005 and construction started in 2006.
18 LOWER DOON LAND USE STUDY
2015
Official Plan Amendment/Zoning
By-law amendment for 69 Amherst
Drive to rezone to R-7 with special regulation
provision to reduce rear yard setback & off
street parking. The OMB did not approve
the OPA/ZBA. The decision was appealed. A
decision resulted in R-6 zoning which permits
multiple dwellings with a special provision that
prohibits lodging houses.
2016
Zoning By-law amendment for 50 Pinnacle
Drive to rezone property from R-3 to R-6. The
amendment was approved, construction has
been completed and registration as a condo
occurred in 2018.
2019
Current application is under review for 86
Pinnacle Drive to rezone to R-6 to permit
development of a multiple residential dwelling.
2019
This Land Use Study for Lower Doon was
initiated, resulting in this report.
New Provincial Policy
Provincial policy was updated in 2019 providing
important direction for this study. Bill 108 More
Homes, More Choices Act (2019) requires
municipalities to permit another additional unit
— such that three can be permitted. The Bill
received Royal Assent on June 16, 2019. Bill 108
changed Section 16(3) of the Planning Act, and
is supported by O.Reg. 299/19.
Currently, the properties in the study area that
are zoned R-3 (319 U) have been prohibited
from being used as duplexes since 2001 — this
is contrasted with the rest of the City where
duplexes have been permitted in all low density
residential zones (except R1) since 1994.
The Planning Act has required all municipalities
to permit one additional unit in the main building
or an accessory building since 2016 (through
Bill 73) — this has for the most part already been
implemented in Kitchener, except Lower Doon.
Bill 108 requires municipalities to permit up
to three units on a parcel of land, it is up to
municipalities to establish the rules under which
these additional units can be permitted (such
as number of pedestrian entrances permitted,
minimum lot width and area and setbacks).
What is the City doing in
response to Provincial Policy?
Kitchener has been working on updating its
by-law for a number of years.
For the first additional unit, the only additional
requirement will be that there is only one
pedestrian entrance.
For the second additional unit (which can be
in main building or accessory building) some
of the proposed rules developed by the City
include:
• minimum lot area shall be 395 square
metres;
• minimum lot width shall be 13.1 metres; and,
• minimum landscaped area is 20%
The above rules can be applied in Lower Doon,
thereby permitting up to three units on a lot,
provided all regulations are met and Ontario
Building and Fire Codes can be satisfied.
Ontario Regulation 299/19 under the
Planning Act also states the following:
• A maximum of one parking space for each
additional residential unit must be provided,
which may be provided through tandem
parking;
• Where a Zoning By-law requires no parking
spaces for the primary residential unit, no
parking spaces would be required for the
additional residential units;
• An additional residential unit, where
permitted in the Zoning By-law, may be
occupied by any person, regardless of
whether the primary unit is occupied by the
owner of the property; and,
• An additional residential unit, where
permitted in the Zoning By-law, would
be permitted without regard to the date
of construction of the primary or ancillary
building.
Final Report 19
0 Conestoga College
"Providing safe and affordable housing
for students at Conestoga College and
Waterloo's two world-class universities is
an important investment in the well-being
and long-term prosperity of our community.
We welcome the city's planning study
in Lower Doon and look forward to the
introduction of a new framework that
will provide support and protection for
both long-term residents and students
as Conestoga continues to grow to meet
workforce needs."
John Tibbits, President, Conestoga College, Kitchener
Waterloo Region Record, November 8, 2019
Enrolment (boon Campus)
2016F 2019F 2021 F
Actual Actual Estimate
Full -Time
8,740 12,720 11,710
Domestic
7,334 6,725 6,943
Total
International
1,406 5,995 4,767
Domestic
84% 53% 59%
Share
International
16% 47% 41%
Table of Enrolment at Doon Campus
Parking & Transportation
• 3,825 parking spaces on the campus
• Shuttle bus operates among campuses
• 6,500 bus passes sold in the Fall term 2019
Residence
520 beds in the Conestoga College Residence
(at capacity in 2019).
20 LOWER DOON LAND USE STUDY
Initiatives in Place
• Staff in the International Office are trained
in providing direction regarding off campus
living.
• Housing options on a web page.
• Student union hosts a housing information
night.
• Student union offers a legal service students
can access for tenant and landlord rights.
• Provide 520 beds in Conestoga College
Residence.
• Liaison with the City's By-law enforcement
officers.
• Maintain information on student housing
through surveys and analysis of the student
information database.
• Member of the City's Town and Gown
committee.
• Student Rights and Responsibilities Office for
support.
Housing information gathered by
International Transition Coordinators:
• Provide housing information related to on -
campus housing, off -campus housing and
home -stay.
• Monthly tracking of available rental units near
each campus. (e.g. a total of 220 rental units
advertised near all campuses as of Dec 3).
• A Database of rental units (e.g. landlords/
apartment building contacts) for students to
access.
• Housing Tip Sheets for International Students
(translated to multiple languages).
• Housing Guide for talking to landlords.
• Housing videos, webinars and website
information.
• Short-term Accommodation (e.g. hotels/
motels near each campus) with special rate
for Conestoga students).
Ways to share housing Information
with international students:
1 Pre -arrival Communication
• Webinars (Cost of Living in Canada, Housing
Search Strategies & Online Housing Search
Coaching, Communicating with Landlords,
Landlord and Tenancy Act, Pre -departure
Preparation: Packing, Flight, Custom, etc.)
• Individualized email communication and
assistance to students for housing
• Weekly pre -departure email communication
• You Tube videos & Social Media
Communication
2 Airport Welcome Program (In
collaboration with 25+ organizations/
institutions across the province)
• Housing information available at airport
welcome booth at Pearson International
Airport and on the Airport Welcome Mobile
App
3 Emergency
• Posters for Housing Assistance Emergency
Contacts, Area hotels, and taxi services at
each Campus
• Preferred rates for Conestoga students
negotiated with hotels in each campus area
• 24-hour contact for housing support and
emergency (email and phone) during
holidays.
• Security Services are provided with
emergency housing information and contact
• Conestoga College Residence provides
emergency housing information, contact and
emergency bedding packages
• Reaching out to home -stay organization to
explore further short term housing options
for students.
❑ EDUCATE YOURSELF ABOUT HOUSING IN CANADA.
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WHAT TENANTS{REl€F€RS) NEED TO KNOW ABOUT THE LAW,
❑ DETERMINE YOUR BUDGET,
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❑ CONTACT LANDLORDS.
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AN APPOINTMENT TOVIEW FE AN E AY AYMLAOLE 100TRATFS1. i MAY DE REACHED AT iMSFRI' MORE NbWER A.R4 EM4111.
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❑ READ LANDLORD RESPONSE CAREFULLY.
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❑ ARRANGE VIEWING APPOINTMENT.
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STRUCTEDBYTHE LANDLORD. USING YOUR OWN AUDG€MENT.
❑ IF APPLICABLE, SIGN A LEASE.
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ARE NOT SURE ABOUT ROW TO DO THIS. PEASE EMAIL HENNA AT!4TEW! O SIi ti5!Tr] 7tE5TC;.0 ;P: `A
❑ PAY LAST MONTH'S RENT
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PAYING WITH E -TRANSFER THROUGH A BANK WILL REDUCE THE LIKELIHOOD OF BEING SCAMMED RuTAL SCADS Of TIN INYDLYE WIRE
TRANSFERS DR CASH PAYMENTS ENSURE THAT YOU RETAIN ACOPY OF YOUR LEAST.
❑ ARRANGE A TIME TO PICK UP YOUR KEYS AND MOVE INTO
THE UNIT.
Conestoga College's Housing Checklist
Final Report 21
5 Issues
Conversations in the early stage of this study
were used to identify the primary issues related
to housing in the neighbourhood. Fifteen issues
were identified and used as the basis for the
first consultation event held in February 2020.
At this consultation event, participants were
asked to confirm what we heard during the
initial conversations and to share their thoughts
on the desired outcome and possible solutions
for each issue. The input provided is transcribed
from the note taking templates used at the
consultation event. This input helped shape the
recommendations included in Chapter 6.
The 15 issues identified are:
ISSUE 1
Rental units for students are not safe or legal
ISSUE 2
Too many cars parked on driveways
Driveways are often widened too much
ISSUE 3
Poor maintenance of houses used for
student rental: garbage is left out, lawns
not mowed, sidewalks not shovelled
ISSUE 4
Poor behaviour of students
disrupt the neighbourhood (noise
from parties, vandalism)
ISSUE 5
Unethical and greedy landlords threaten
students who complain about conditions
ISSUE 6
Students retaliate to those who
lodge complaints against them
ISSUE 7
Too many buses and cars clogs Conestoga
College Boulevard/boon Valley Dr.
ISSUE 8
Heritage attributes/character of the
neighbourhood is being affected by
high number of student rental houses
22 LOWER DOON LAND USE STUDY
ISSUE 9
Addition of sidewalks will impact
trees that contribute to the
character of the neighbourhood
ISSUE 10
Students are taking up all
of the street parking
ISSUE 11
Too many houses are used for
student rental, there's no balance
with owner occupied houses
ISSUE 12
Not permitted to duplex houses
or have lodging houses
ISSUE 13
Conestoga College should take more
responsibility for off -campus housing
ISSUE 14
City of Kitchener should take more
control to manage off -campus housing
ISSUE 15
It's too much work for owners who
live in the neighbourhood to manage
the issues of student housing
ISSUE 1
Rental units for students are not safe or legal
What We Heard
• Rental units are created without building
permits. Many houses have never been
inspected by fire or city staff
• Rental units do not meet fire and safety
requirements. Many bedrooms have 2 or 3
students in them
• Fire inspectors stopped issuing safe housing
certificates due to shortage of staff to do
inspections
• Student's lives are in danger
• Landlords operate in a lawless environment
• Some rental houses are well managed with
clear rules
Desired Outcome
• Create legal lodging houses —transparent
rules/fair
• Duplexes — forced to meet code and
requirements
• College provides more housing to their
students (use a model where 1st year
students are required to live in residence)
• Safe and affordable housing
• Support licensed lodging houses (landlord)
• Reduce current density
Possible Solutions
Management of Housing
• Post non -approved properties
• Legalize density
• Licensing of rental housing
• Licensing of rentals = overcrowding, safety
• Police help with evictions when necessary
due to overcrowded houses
• Student housing — over funded fees for the
screening and enforcement process
• Screening process funded by landlord
• Requirement for property manager if landlord
not in country
Fee paid for by landlord
Screening process for property manager
Protocol for entry
• Tenant handbook
• Landlord accountability
• Landlord protocols to meet requirements -
prevent license removal
• Non-compliant landlords will eventually get
caught
• Support licensing of rentals to give landlords
ability to control tenants
• Where is the College's business plan being
compared to what the City can support?
Land Use Planning
• Support duplexing as a way of lower the
number of units in houses
• Duplexing makes it safe, for example
Not overcrowding kitchens — 2 levels with 2
kitchens
• If duplexed from a single detached house, a
building permit would be required
Other Comments
• Same regulations for Lower Doon as rest of
City
• Zoning should permit higher densities across
all properties eg. R6 for all
Final Report 23
ISSUE 2
Too many cars parked on driveways
Driveways are often widened too much
What We Heard
• Landlords do not control the number of cars
parked in front of houses
• Students park haphazardly in front of
houses detracting from the character of the
neighbourhood
• Landlords widen driveways to accommodate
more cars to make the rental units more
desirable, detracting from the character of
the neighbourhood
• Can't park on street
• Streets too narrow if on -street parking —
students drive too fast
Desired Outcome
• Should be able to park as many cars as a
legal driveway allows
• No on -street parking
• Keep existing zoning — students will park on
street
• Restrict driveway size to restrict # of cars
parked
• Enforcement for cars parking over the edge
of sidewalks
Possible Solutions
Management of Housing
• Planning consideration for number of cars
when looking at approvals
Land Use Planning
• No backyard parking for lodging houses
24 LOWER DOON LAND USE STUDY
Other Comments
• Many (most) landlords see Lower Doon as
a money making opportunity. The more the
better. This ruins life for taxpaying residents.
Not OK.
• There is a double standard in the way the
City enforces Lower Doon and it's not fair
to students. Parking tickets are issued to
students who live on the other side of the
bridge in the student areas but cars are
parked in their area all day and never get
parking tickets.
ISSUE 3
Poor maintenance of houses used for
student rental: garbage is left out, lawns
not mowed, sidewalks not shovelled
What We Heard
Other Comments
• All landlords do not monitor their houses No comments recorded
resulting in poorly maintained properties
• Students do not take in garbage, mow lawns
or shovel sidewalks — they have no pride
of ownership, they don't care about the
neighbourhood
• Landlords have no repercussions for renters
who do not take in garbage or shovel snow
• By-law enforcement regularly monitors and
requests renters to take in/clean up garbage
Desired Outcome
• Higher standards for rental units e.g. Fan
evacuation ratings, fire suppression systems
Possible Solutions
Management of Housing
• No absent landlord
• Legal lodging houses
• College to educate students on fire code/fire
alarms, cooking
• Non -renewal of student housing license if
property standard infringements
Land Use Planning
• Prepare design principles for new buildings
to match the neighbourhood
Final Report 25
ISSUE 4
Poor behaviour of students disrupt the
neighbourhood (noise from parties, vandalism)
What We Heard
• Students are noisy and disrupt the quiet
enjoyment of the neighbourhood
• Lower Doon is a party neighbourhood
• Lack of street lighting
• Litter/garbage/vandalism (roger, bell boxes)
• Lack of consultation by the College with
residents
• Lack of street lights
• Speeding, location of bus stops and lights on
Doon Valley Dr./Homer Watson
Desired Outcome
• No comments recorded
Possible Solutions
Management of Housing
• Hold College accountable for noise on
College property
• Street lights
• Traffic calming
• More accountability for landlords with a
monetary impact
• Safe house for students for mental health
issues, domestic abuse, etc.
Land Use Planning
• More garbage cans everywhere
• Adequate parking
• Annual street party by-law needs a booth
• Leave info at all houses
26 LOWER DOON LAND USE STUDY
• Set up a by-law booth, police and fire booth
info for students
• Mental health booth for info
Other Comments
• Consider who you are dealing with. "Teen
brain" drives behaviour until early 20's (girls)
and mid -20's (boys) — Reduce numbers
• Code of Conduct from College enforced by
College
ISSUE 5
Unethical and greedy landlords threaten
students who complain about conditions
What We Heard
• Landlords threaten students with eviction if
they complain about the living standards in
the house.
• Students are being forced to live in unsafe
conditions
• Some landlords are very responsive to issues
and take immediate action
Desired Outcome
• If landlords operate outside of the regulation
of Residential Tenancies Act lose the ability
to have license
• Screening process for landlords — initial fee
for this process
• Create safe, licensed living conditions
• Student Housing Fees (regulations re.
licensing)
• Permit lodging houses
Possible Solutions
Management of Housing
• Build purpose-built higher density residential
with mixed use in appropriate locations to
help release the pressure from the existing
housing in Lower Doon
Land Use Planning
• No comments recorded
Other Comments
• No comments recorded
Final Report 27
ISSUE 6
Students retaliate to those who lodge
complaints against them
What We Heard
• Students vandalize the homes of those who
lodge complaints about them
• Residents have no recourse when trying to
make sure properties are well maintained and
behaviour of students is neighbourly
Desired Outcome
• If damage occurs by students via vandalism
owner/landlord should be responsible for
repairs within a specific time frame
Possible Solutions
Management of Housing
• No comments recorded
Land Use Planning
• No comments recorded
Other Comments
• No comments recorded
28 LOWER DOON LAND USE STUDY
ISSUE 7
Too many buses and cars clogs Conestoga
College Boulevard/Doon Valley Dr.
What We Heard
• The new bus hub on the campus is working
well, why change it?
• Grand River Transit is adding new terminal
and changing the routing, buses will go back
and forth on Lower Doon, not through the
campus
• Traffic is very heavy and challenging many
times a day, especially in September
• Traffic is so heavy people can't get out of
their driveways
• Traffic is causing noise and air quality
concerns
• If student housing options are reduced in
Lower Doon car dependency will worsen
with more traffic issues in the neighbourhood
Desired Outcome
• Do not increase vehicular traffic throughout
the neighbourhood
Possible Solutions
Management of Housing
• Permit on street parking in spring, summer,
fall
• Need for a pedestrian bridge crossing on
Homer Watson to make vehicular turning
movement better
• More frequent bus service
• Make public transit more accessible/user
friendly for all
• Roundabout at College entrance
Land Use Planning
• Speed notification signage
• Speed limit down on Homer Watson to 60km/
hr (City standard)
• Find location for buses and cars that
does not disrupt neighbourhood through
increased community traffic
• Parking structure at Homer Watson and
Conestoga
• Traffic calming and improved pedestrian
environment
• Improved street lighting (at Amherst)
Other Comments
• Provide more amenities in neighbourhood
(groceries) to reduce car dependency
• Focus on all community members, not just
students
Final Report 29
ISSUE 8
Heritage attributes/character of the neighbourhood is
being affected by high number of student rental houses
What We Heard
• The Lower Doon neighbourhood has heritage
value
• There are many houses of heritage value in
the Lower Doon neighbourhood
Desired Outcome
• Acknowledgement of evolution of housing —
small owner houses, village hotel
• Focus on pre -1900 historical building form
• Treescaped roads
• Raise profile of designated properties
Possible Solutions
Management of Housing
• Protect existing character of Lower Doon;
focus on the story
• Low rise
• Low density
Land Use Planning
• Design guidelines
• Diverse setbacks
30 LOWER DOON LAND USE STUDY
Other Comments
• Interpretive plaques to commemorate
character of neighbourhood and heritage
• Banners celebrating heritage
• City should explore purchase of property at
end of Durham St. to be preserved as open
space (adjacent to former Methodist Church)
• Increase neighbourhood beautification
ISSUE 9
Addition of sidewalks will impact trees that
contribute to the character of the neighbourhood
What We Heard
• The sidewalks being constructed on the
roads in Lower Doon will remove all of the
mature street trees
Desired Outcome
• Move any sidewalk on Doon Valley to the side
with the field at present
• Move proposed sidewalk to east side of
Pinnacle (avoid trees and old residences) —
50 Pinnacle side
• No sidewalks — not enough space on Pinnacle
—opposite of 50 Pinnacle
• Improved street lighting (safety) and
pedestrian environment
• Doon Valley sidewalk should be on south side
(no impact to properties and maintains street
character and landscaping)
Possible Solutions
Management of Housing
• Additional sidewalks located without
disrupting mature trees (health)
• Narrow the roadways, not the properties
Land Use Planning
• Reconsider location for sidewalk
• Build up where buildings are now, not where
green space is now
Other Comments
• Maintain the green space — ecosystems,
diversity, etc. — build up not out
• Municipal encouragement of native wild
plants — diverse ecology — community driven
initiatives
• Ensure new sidewalks meet accessibility
requirements and have minimal expansion
joints which disrupt comfort level of scooter
users
Final Report 31
ISSUE 10
Students are taking up all of the street parking
What We Heard
• Students are parking on the local streets,
leaving no room for residents of owner
occupied houses to park
• No parking legally allowed on street today
Desired Outcome
• Structured parking at Homer Watson and
Conestoga Road
Possible Solutions
Management of Housing
• Permit parking
• More affordable parking at College
• No parking on Pinnacle Drive, or between
Sam-6pm
Land Use Planning
• Enact street parking permitting system for
Lower Doon
• Street parking permits per household
Other Comments
• No comments recorded
32 LOWER DOON LAND USE STUDY
ISSUE 11
Too many houses are used for student rental,
there's no balance with owner occupied houses
What We Heard
• There's simply too many students. The
neighbourhood was originally built for
families. It needs to go back to being a family
neighbourhood
• It's not compatible to have student rentals
with families
• The City should pass a by-law to ensure only
owner -occupied housing.
• The City can have the houses converted
back to houses for families
Desired Outcome
• Provide additional affordable housing options
within neighbourhood
• Permit duplexes within a regulated framework
• Welcome proposals on vacant land to
develop purpose-built student housing
• No duplexes
• No lodging houses
• These are not my desired outcomes -
Taxpayer
Possible Solutions
Management of Housing
• Meet and greet with landlords/students/
College and establish regulated standards
and codes of behaviour
• Look to province to provide incentives to
College to provide/build student housing
• College to acknowledge responsibility
in creating pressure in housing for local
community and being proactive in the
solution (also in parking lot related traffic)
Land Use Planning
• Respect existing heritage and character of
Lower Doon
• College to build housing for students
• "Better" balance of demographics —too
many students now
• Support 4-6 storey rental apartments
along edges of College and along vacant
properties that don't overlook existing
houses but not in the core of existing
neighbourhood
Other Comments
• How do you (the City) ensure that existing
houses are not being used as "lodging"
houses?
• Land use study to be sympathetic to owner -
occupied properties
Final Report 33
ISSUE 12
Not permitted to duplex houses or have lodging houses
What We Heard
• The City does not permit duplexes or lodging
houses in Lower Doon
Lower Doon is the only area in the City
where duplexes and lodging houses are not
permitted
If duplexes and lodging houses were
permitted, the rental houses could be
properly designed
• Without approval for duplexes and lodging
houses, houses have been converted to 8+
bedrooms all sharing one kitchen
• Landlords have difficulty selling properties
because they are not legal
• If the number of bedrooms is reduced,
rental will go up making it not affordable for
students
Desired Outcome
• Reducing the number of people in a lodging
house
• Acknowledge the reality of the situation —
students will live here
Possible Solutions
Management of Housing
• No more than 5 or 6 students per house
• License duplexes and third units as well
• Encourage College to build housing and take
ownership
34 LOWER DOON LAND USE STUDY
Land Use Planning
• Permit lodging houses but separate them so
that they are not clustered
• Permit small purpose-built housing in key
locations
Other Comments
• Already many buildings operating as lodging
houses
• What can you do retroactively?
• How to limit number of people in unit/
dwelling?
• Licensing for safety would help
• How to deal with tenant rights, landlord
rights
ISSUE 13
Conestoga College should take more
responsibility for off -campus housing
What We Heard
• Conestoga College does not care about
where their students live
• Conestoga College does little to manage the
housing supply for its students
• The problem will only get worse with more
international students being admitted.
• The College is adding another 4,000
international students to their current
enrolment of international students
• Students have limited funds forcing them to
have to live in less than optimal conditions
Desired Outcome
• Conestoga should develop housing on their
own land (the triangle).
Possible Solutions
Management of Housing
• Ask College to build student housing or
to lend-lease with private sector to build
student housing
Land Use Planning
• City should consider whether parking should
be permitted on streets
Other Comments
• City should not allow garages to be bricked
over
• New development should respect character
of neighbourhood
Final Report 35
ISSUE 14
City of Kitchener should take more control
to manage off -campus housing
What We Heard
• City of Kitchener does nothing to manage
rental housing
• City of Kitchener should put policies in place
to force owner occupied housing only
• The City has a "complaint -driven" approach
to oversight of by-law infractions
Desired Outcome
• People should live in a safe house
• Find the right 'balance' between student and
non -student housing
Possible Solutions
Management of Housing
• City should consider lodging house
permissions for licensing
• City should provide incentives to support
construction of housing in area — across
Homer Watson too
Land Use Planning
• City should use part of Golf Course for
housing
• City should look again at Amherst property
— can occur if owner re -applies to change
zoning
36 LOWER DOON LAND USE STUDY
Other Comments
• City should look at permissions at Homer
Watson/401
• City should permit duplexes
• Region should extend LRT to College
• Should be a finite number of lodging houses
and separated from each other
ISSUE 15
It's too much work for owners who live in the
neighbourhood to manage the issues of student housing
What We Heard
• Owner occupied residents do all of the
'policing' of student housing, the City does
nothing
Desired Outcome
• Reduce/eliminate overcrowding
• Make the rules as clear as possible (driveway
rules)
Possible Solutions
Management of Housing
• Better manage of garbage removal
• City should also license duplexes so that
there is some control over number of
occupants (suggestion is maximum 8 per
dwelling/lodging house)
• Conestoga should take more ownership
• Carpooling incentives by Conestoga
• Identify a designated household leader in
lodging house - to volunteer hours
Land Use Planning
• Build more housing (Conestoga should) on
other side of Homer Watson
• Provide additional access for cars so that
they are not using one entrance - access
Highway 401
Other Comments
• Community improvement plan to provide
basis for improving property
• FaQade improvement plan - allow for grant to
improve low rise
• City should build sidewalks to promote safety
• Encourage Conestoga to remove some
parking and replace with housing
Final Report 37
6 Recommendations
The Lower Doon Land Use Study has resulted
in 23 Recommendations in 8 categories. This
section describes each recommendation.
Protect Heritage •
Enhance the Supply
Enhance the Public
Q Allow Lodging Hous
Prepare a Planning I
�~ Role of the College
Oversee Property Stan
Role of Lower Doon RE
38 LOWER DOON LAND USE STUDY
2
C!
2
3
i
0
Conservation and interpretation of cultural
heritage resources in the Lower Doon study
area is addressed in Recommendations 1,
2,3, 4, 5 and 6. These recommendations are
based on further research into local history
and substantially update and modify the
recommendations of the cultural landscape
study that Stantec prepared in September 2019.
Identify a Heritage Character Area extending north from the intersection
of Pinnacle Drive and Amherst Drive.
Include a description of the Heritage Character Area in the area -specific
policies in the Official Plan for the Lower Doon Neighbourhood.
Recommendations 1 and 2 identify the
surviving, largely intact northern portion of
Pinnacle Drive as a cultural heritage landscape
and recommend its conservation in the Official
Plan, in the form of a Heritage Character Area.
The Official Plan schedule should be updated
to reflect the Pinnacle/Amherst cultural heritage
landscape.
With the adjacent Willow Lake Park, this part
of Lower Doon provides some of the rural
character that was formerly prevalent here,
including a mix of building types and sizes, and
setbacks. The following is a summary of the
history of the Lower Doon area:
• Village of Doon straddles Schneider Creek.
• In early 19th century, the Ferrie family of
Scottish immigrants chose this location
because the creek provided water to power
their mills.
• The Village grew around the mills and, at its
height in the late 19th century, supported
a variety of industries as well as shops,
schools, hotels, churches and a range of
housing.
• The railway cut diagonally through Lower
Doon in the 1850s and station was located at
Pinnacle Drive and Amherst Drive.
• Local industries declined in the early 20th
century and Lower Doon became a popular
place to swim and cottage at Cluthe family's
resort on Willow Lake.
• By the late 1960s, Lower Doon was becoming
a bedroom suburb for the region, and the
municipality converted the former lake into a
public park, next to the ruins of the mill.
• The Village also became famous for its
associations with the 19th century artist
Homer Watson, whose house and grounds in
the village are now a public gallery.
Pioneer Tower
MW
Natural Area
r J
Homer Watson
Park _J Willow Lake
y� l Park
Final Report 39
orenara
Mill
Green
IL
!U
Map of proposed Heritage Character Area
(Map Data: City of Kitchener)
Final Report 39
Include a Statement of Cultural
Heritage Value or Interest.
Include a Statement of the Cultural
Heritage Value or Interest in
the area specific policies of the
Official Plan for the Lower Doon
Neighbourhood.
The Upper Pinnacle Drive Heritage Character
Area has cultural heritage value because it
includes built heritage and cultural heritage
landscape resources that represent key
characteristics and important periods in the
village's evolution.
• The Heritage Character Area includes the
former mill pond and mill ruins.
• The Area also includes largely unchanged
portions of the Grand River shoreline that
influenced Homer Watson's paintings.
• Adjacent properties on Pinnacle Drive
provide surviving examples of a former high-
quality hotel as well as examples of housing
built for mill employees.
• Pinnacle Drive, Amherst Drive and Old Mill
Road represent parts of the original village
street network and alignments, and abut the
location of the former rail line and station.
• The area is associated with two important
community members — the Ferrie and
Cluthe families — the former for founding the
community and milling operation, the latter
for taking over the mill and for establishing
a regional recreation complex on the former
mill pond.
• The area also is likely to have potential
for both pre -contact and historical
archaeological heritage resources (to be
determined by further research).
40 LOWER DOON LAND USE STUDY
Recommendai',
Identify the Heritage Attributes.
Identify the Heritage Attributes in
the area specific policies of the
Official Plan for the Lower Doon
Neighbourhood.
Prepare draft policies and high
level guidelines for conservation
and development, including historic
views, for the Heritage Character
Area.
The interlinked history of Upper and Lower
Doon has been noted in the research conducted
for this Land Use Study. However, the focus is
on Lower Doon and the recommendations for
heritage conservation reflect this.
Heritage attributes of the proposed Upper
Pinnacle Heritage Character Area are:
• Former mill pond and Cluthe family
recreation grounds (Willow Lake Park south
of Old Mill Road).
• Ruins of the former mill complex (Willow Lake
Park north of Old Mill Road).
• Surviving portions of the Grand River
shoreline at the outlet of Schneider Creek.
• Surviving examples of early housing (Nos. 10,
20 Pinnacle Drive, 6 Amherst Drive).
• Surviving example of an early hotel (No. 37
Pinnacle Drive).
• Original street alignment (Old Mill Road,
Pinnacle Drive, Amherst Drive).
• Views north from Pinnacle Drive of the Grand
River across Old Mill Road.
Designate key properties.
Recommend designation of Willow Lake Park as a Cultural Heritage
Landscape under Section 29, Part IV of the Ontario Heritage Act. Conduct
further research to determine cultural heritage value of the residential
properties noted below.
Following completion of the Lower Doon
Land Use Study, conduct further research
to determine the potential cultural heritage
value of the following properties inventoried
in the Cultural Heritage Landscape Evaluation
Report (Stantec 2019):
- 55, 75 Pinnacle Drive (add the right-of-
way of Pinnacle Drive as it extends south
to Homer Watson Blvd.).
- 500 Doon Valley Drive.
- 1751, 1754, 1763, 1765, 1857 Old Mill Road
Those currently listed on the Heritage Register
should be evaluated for potential designation.
Properties identified above that are currently
listed on the Municipal Heritage Register should
be evaluated for potential designation. Further
research should include an evaluation of these
properties using the criteria in O. Reg. 9/06.
Listed properties found worthy of designation
should be designated, and existing designating
by-laws should be updated using this evaluation
process, as needed. Properties in the Heritage
Character Area not listed on the Heritage
Register (10 Pinnacle Drive and 6 Amherst
Drive) should also be evaluated for potential
designation.
Notes:
Regarding the heritage significance of No. 86
Pinnacle Drive, City of Kitchener heritage staff
have confirmed that the property was on the
former Heritage Kitchener Inventory of Historic
Buildings and was assessed and re-evaluated
by staff and a sub -committee of Heritage
Kitchener in 2014 to determine whether it
merited listing on the Municipal Heritage
Register. The result was that the committee
did not recommend listing the property on
the Heritage Register, thus it currently has no
heritage status or protection under the Ontario
Heritage Act. The associations with the Gibbons
family could be commemorated and interpreted
by other means (see Recommendation #6).
Regarding the heritage significance of the
intersection of Pinnacle Drive and Old Huron
Road, the designation by-law for No. 39 Doon
Valley Drive (2006-48) includes as a heritage
attribute a portion of the Old Huron Road right-
of-way that is located within the designated
property. The remaining portion of the Road to
the north does not appear to be accessible but
is still intact and in municipal ownership. See
Recommendation #6 for options for interpreting
the former Old Huron Road. The importance of
the former intersection of Pinnacle Drive and
Old Huron Road as shown on historical mapping
is also confirmed in the designation by-law for
No. 39 which conserves the house and includes
its east elevation as a heritage attribute.
Interpretation of Pinnacle Drive as it formerly
headed west could also be interpreted at this
location.
Final Report 41
5
Conserve properties on the
municipal heritage register.
• Depending on the results of the inventory
and evaluation of the potential cultural
heritage resources listed above, recommend
including the properties on the Municipal
Heritage Register and consider designation
under Section 29, Part IV of the OHA, as
appropriate.
• Prior to considering any applications for
alteration or demolition of the properties on
the Register (listed or designated), require
Heritage Impact Assessments (HIA) for such
properties as part of a complete application
(to be prepared by a qualified heritage
consultant, at the applicant's expense),
in accordance with current Official Plan
heritage policies (12.C.1.23-28).
• The HIA should be based on evaluations of
the properties under O. Reg. 9/06 of the
Ontario Heritage Act with (depending upon
the results of the evaluation), Statements of
Cultural Heritage Value or Interest and lists
of heritage attributes and must be prepared
to the satisfaction of the municipality and
subject to peer review.
• Any proposed project that is subject to a HIA
shall have regard for the identified cultural
heritage resources and established heritage
character.
42 LOWER DOON LAND USE STUDY
House on Pinnacle Drive (Photo: Carl Bray, Bray Heritage)
House at Pinnacle Drive and Amherst Drive
(Photo: Carl Bray, Bray Heritage)
Design and implement heritage interpretation in the neighbourhood.
Prepare an interpretive strategy for Lower Doon as part of ongoing research
into local history and using as a basis the descriptions of cultural heritage
resources found in these recommendations.
An interpretive strategy should be developed in
collaboration between City staff and residents in
Lower Doon.
Components of the heritage interpretation
strategy could include:
• Interpretive panels located in the public
realm of the Heritage Character Area
illustrating and describing the former rail
line and station, the former Red Lion Inn,
the early streetscape of Upper Pinnacle
Drive, and former housing and institutional
buildings as well as the former industrial
landscape, buildings and structures of the
Ferrie mill complex and Willow Lake resort.
• An interpretive panel at the outlet of
Schneider Creek describing and illustrating
the work and paintings of Homer Watson.
• An interpretive panel and lookout located in
the public realm at the intersection of Old Mill
Road and Pinnacle Drive to interpret the view
of the Grand River valley.
Options could include guided walking tours and
pod casts.
Interpretive signage at Benone Strand, Northern Ireland
(Photo: Tandem Design)
Final Report 43
Promote the development of purpose-built student housing on lands
owned by Conestoga College by the College.
Foundry Lofts at Brock University
(Photo: Foundry Lofts)
Wesbrook Village at University of British Columbia
(Photo: Wesbrook Village)
Tietgen Kollegiet, Copenhagen Denmark
(Photo: Andreas Jalsoe CC BY 2.0)
City Planning staff should meet with
Conestoga College to discuss how the
City can help to promote the development
of purpose-built student housing on
College -owned lands. The meeting(s) will
be important to understand the College's
Master Plan, opportunities for development,
issues, opportunities for partnership with the
private sector, etc.
44 LOWER DOON LAND USE STUDY
UniverCity development, Simon Fraser University
(Photo: SFU Community Trust)
Promote the development of
higher density housing and/
or mixed use on vacant lands
south of Homer Watson through
Official Plan and zoning by-law
amendments to permit a greater
variety of land uses.
er
� oh ef�a
419
Map of vacant lands south of Homer Watson Boulevard
(Map Data: City of Kitchener)
i
Recom,mendatioA
Permit Additional Dwelling Units,
provided all relevant planning
policies and regulations of
the City are met, and that the
relevant requirements of the
Ontario Building and Fire Codes
can be satisfied.
The Planning Act has required all
municipalities to permit one Additional
Dwelling Unit within the main building, or
within a detached accessory building since
2016 (through Bill 73) - this has, for the most
part, been implemented throughout the City
of Kitchener, except in Lower Doon.
Recent changes to the Planning Act (Bill
197) now require municipalities to permit
both an Additional Dwelling Unit within the
main building AND an Additional Dwelling
Unit in a detached accessory building - such
that a total of three dwelling units can be
permitted on a lot.
The new legislation in the Planning Act
does not facilitate individual or area -
wide exemptions to the permissions for
Additional Dwelling Units, but does allow
the municipality to establish regulations for
Additional Dwelling Units through the Zoning
By-law.
The City of Kitchener Zoning By-law 2019
identifies the regulations for one Additional
Dwelling Unit (Attached) in Section 4.12.1 and
for an Additional Dwelling Unit (Detached)
in Section 4.12.3, and Section 4.12.3.1. The
provisions for Additional Dwelling Units
in those identified Sections of the Zoning
By-law are appropriate for application
within Lower Doon.
Final Report 45
=:let
er
� oh ef�a
419
Map of vacant lands south of Homer Watson Boulevard
(Map Data: City of Kitchener)
i
Recom,mendatioA
Permit Additional Dwelling Units,
provided all relevant planning
policies and regulations of
the City are met, and that the
relevant requirements of the
Ontario Building and Fire Codes
can be satisfied.
The Planning Act has required all
municipalities to permit one Additional
Dwelling Unit within the main building, or
within a detached accessory building since
2016 (through Bill 73) - this has, for the most
part, been implemented throughout the City
of Kitchener, except in Lower Doon.
Recent changes to the Planning Act (Bill
197) now require municipalities to permit
both an Additional Dwelling Unit within the
main building AND an Additional Dwelling
Unit in a detached accessory building - such
that a total of three dwelling units can be
permitted on a lot.
The new legislation in the Planning Act
does not facilitate individual or area -
wide exemptions to the permissions for
Additional Dwelling Units, but does allow
the municipality to establish regulations for
Additional Dwelling Units through the Zoning
By-law.
The City of Kitchener Zoning By-law 2019
identifies the regulations for one Additional
Dwelling Unit (Attached) in Section 4.12.1 and
for an Additional Dwelling Unit (Detached)
in Section 4.12.3, and Section 4.12.3.1. The
provisions for Additional Dwelling Units
in those identified Sections of the Zoning
By-law are appropriate for application
within Lower Doon.
Final Report 45
Delete Section 15.D.12.16 of the
Official Plan.
Currently the Official Plan for the City of
Kitchener includes policy 15.D.12.16 that states:
"Notwithstanding the Low Rise Residential land
use designation on the lands located in Lower
Doon, duplex dwellings and second dwelling
units in semi-detached dwellings will not be
permitted." This policy has two key parts:
First, the prohibition of duplex dwellings. A
duplex dwelling is not a defined residential
built form within the City's Zoning By-law
2019-051, and therefore, the prohibition of
duplex dwellings in the Official Plan is out
of date. Further, it is appropriate for the
City to implement the broad permissions for
Additional Dwelling Units within, and on lots
that accommodate single -detached dwellings,
semi-detached dwellings and street townhouse
dwellings.
Second, the prohibition of Additional Dwelling
Units (either Attached or Detached) in
semi-detached dwellings. This restrictive
policy would not conform to the permissions
provided for Additional Dwelling Units in the
Planning Act that identifies broad permissions
for Additional Dwelling Units within, and on lots
that accommodate single -detached dwellings,
semi-detached dwellings and street townhouse
dwellings.
46 LOWER DOON LAND USE STUDY
E*
RecommendatiodW
Implement additional sidewalks
as per the City's ongoing work
through consultation with City
planning and the neighbourhood,
ensuring existing street trees are
protected and the character of
local streets is protected.
Re�omml.tio
ll
Enhance the public space.
Initiate a neighbourhood design
exercise for Willow Lake Park and
Orchard Mill Green.
Enhance Willow Lake Park and area with
consideration for:
• Heritage Lookout Park;
• Adding Park signage; and,
• Incorporating a heritage plaque telling the
story of Lower Doon.
Elements to consider for Orchard Mill Green
include:
• Enhanced landscape planting;
• Additional seating;
• An information kiosk; and,
• Interpretive signage.
_ Old Mill Rd-
_ T TrTTT"1 rT"T"TT"T"TT.-F -F -T.
I I II/ I I I I I I I 7- �.
"– —LJ.
Willow Lake
Park
Orchard Mill Cr
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i
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Map of the park at Conestoga College Boulevard and Doon Valley Drive, and Willow Lake Park
(Map Data: City of Kitchener)
Final Report 47
u
Lodging houses are not permitted in R-3 Zone, unless specifically
authorized on a property. Lodging houses are, however, permitted in the
R-6 Zone in most parts of the City, except Lower Doon.
�� atersn 0
7
Homer Watson
Park
P-3
E-1
Willow Lake
Park
P-3
a o k
P-3
1
Pioneer Tower i
1 �
Natural Area A
y i
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R-6 R-6a
Orchard gym!
Mill
Green
/
gym,
i❑5 Q � /
Legend
O
7 Q –
�i% r. �°• ��y�[� ti , � _.rte
ZZI
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Pinnacle Hill
Natural Area P-2
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48 LOWER DOON LAND USE STUDY
)1111ndge
stoga C C,
Residential
�eBlvq� F Commercial
Parks/Open Space/Hazard
Institutional
- Employment
Business Park
— Study Area
Zoning map for Lower Doon area, with the R-6 zones highlighted
(Map Data: City of Kitchener)
What the Zoning By-law does and does not do
Regulate housing type
Define locations for dwelling
types and scales
Define the amount of amenity
space
Define parking
Define the number of permitted
bedrooms
Recommendati
Cannot regulate occupancy
(the number of people or the
relationship to one another)
Cannot regulate tenure (rental
versus ownership)
Concern that specifying
bedrooms, amenity requirements,
unit sizes could impact housing
for "protected groups"
Challenge to monitor
Permit Lodging Houses in all residential zones in Lower Doon.
The definition of a Lodging House in the City's
By-law is as follows:
"Lodging House — means a dwelling unit
where five or more persons, not including
a resident owner of the property, may
rent a lodging unit and where the kitchen
and other areas of the dwelling unit are
shared amongst the persons occupying the
dwelling unit. Lodging house can include
student residences and convents but
shall not include a group home; hospital;
any small residential care facility or large
residential care facility licensed, approved, or
supervised under any general or specific Act;
or a hotel"..
Zoning allows the City to license, regulate
and govern businesses operating within a
municipality. Licensing is also used to require
the owner to comply with the Zoning By-law,
property standards by-laws, the Building
Code and Fire Codes.
Permission of Lodging Houses would be in association with a revised
licensing by-law to regulate Lodging Houses (see Recommendation 14).
Final Report 49
14
Revise the City's licensing by-law for Lodging Houses
The City of Kitchener should revise the Business Licensing By-law with
respect to Lodging Houses.
The City's current Business Licensing By-
law requires a license to operate a Lodging
House. It sets out rules to prohibit increasing
the number of units from that on the license,
and a requirement to register all occupants
and inspection. Licensing can place the onus
on landlords to manage their properties in
conformity with standards and provides the
right for by-law enforcement officers to enter
properties for inspections. Without such
powers, by-law enforcement officers may only
enter a property/unit if the landlord or tenant
gives their consent.
The following are a number of considerations
when reviewing the Licensing By-law:
• Ensure compliance with the Ontario Building
and Fire Codes.
• Limit the number of bedrooms:
— the cap should be based on the original
floor plan of the house, or the existing
floor plan if alterations were done with
municipal approval, and/or are consistent
with other housing in the area.
— allow for variances for houses that were
originally constructed to have more
bedrooms than the cap allows.
• Define minimum amenity area requirements
inside the house and on the property.
• Minimum distance separations are not
appropriate or defensible for any form of
housing as they can be considered a form of
'people zoning'.
• Identify provisions relating to garbage and
snow removal, maintenance, health and
safety standards and parking.
• Require annual inspections of Lodging
Houses
• Implement a demerit points system to
manage properties which fail to keep up with
the licensing requirements.
Minimum separation distances between Lodging
Houses has proven to be not defensible as a
tool to manage specific types of housing.
EXAMPLE: Oshawa's demerit point system for licensed properties
At 7 points the property owner will receive a warning letter and must attend a meeting with the
Director, Municipal Law Enforcement and Licensing Standards to discuss the reasons for the chronic
inability to comply with City by-laws and to discuss the possible impacts on their Licence. Failure to
attend a meeting with the Director may result in referring the Licence to a Hearing.
At 15 points the property owner's licence is referred to a Hearing for review. Any decision regarding
a Residential Rental Housing Licence is solely at the discretion of the Hearings Officer.
50 LOWER DOON LAND USE STUDY
ReCo,mmen4at.1,o,_
Require all owners of housing
used as Lodging Houses to
obtain licenses to operate.
LICENSING RESIDENTIAL RENTAL — CASE STUDIES
City of Kingston
• Considered establishing a rental housing licensing
by-law three times over the past 12 years.
• Latest consideration at the end of 2018 when
Council deferred the proposed rental housing
licensing program until the ongoing secondary
planning studies and the zoning by-law
consolidation were complete.
The City has several other initiatives to manage
student housing:
Queen's University Landlord Contract Program,
voluntary program for landlords who have had
their units inspected by a third party certified
property inspector for compliance with the City's
Property Standard By-law and who receive priority
placement on the University's listing service.
• Proactive approach to enforcing property standards
and noise by-laws.
• Implementation of a nuisance party by-law to
give power to the police and By-law enforcement
officers to enforce ceasing of nuisance parties and
to disperse all non-residents of a property.
• Urban Design Guidelines applicable to new
development and redevelopment and additions in
existing neighbourhoods.
City of Oshawa
• First municipality to implement rental housing
licensing in 2005, applies to the neighbourhoods
nearest to Ontario University Institute of
Technology, a 28 square kilometre area.
• Licensing in reaction to rapid enrolment growth
and complaints from neighbours regarding
overcrowding, noise, nuisance and parking.
• Licensing regime excludes owner -occupied
dwellings with fewer than three tenants, and puts
a four-bedroom limit on rental properties (five
bedrooms are permitted along one arterial road).
• Bedrooms cannot occupy more than 40 % of the
house.
• Four bedrooms was selected as the limit as most of
the houses in the area were built as 3-4 bedroom
single detached dwellings, which establishes a
'built form' to measure and control the level of
intensity of rental residential uses.
• Licenses are subject to annual renewal and the
City publishes a list of rental dwellings and License
holders receive demerit points for violations and
lose their license if they accumulate too many.
Application requirements:
• Proof of ownership
• Floor plans showing bedrooms
• Maintenance and parking plans
• Proof of insurance
• Meet fire safety requirements
• Demonstrate compliance with applicable legislation
and by-laws
The City considers the By-law very successful in
mitigating the issues that had been identified
There are approximately 600 licensed properties.
Final Report 51
52
City of Waterloo
• Implemented a licensing system for low-rise rental
accommodation in 2011 with three or fewer units,
which sets out a maximum of four bedrooms (five if
owner -occupied).
• Bedrooms may not occupy more than 40% of the
unit (50% when owner -occupied).
• Apartment buildings are exempt as other
mechanisms such as site plan approval address
similar concerns.
• Licensing requires the owner to ensure the grass
is cut, the property is free of waste and snow and
ice are cleared within 24 hours; owners must also
register a parking and waste and snow storage
plan.
• Licensing by-law divides up types of rental units
into a number of "Classes" which differentiate
based on number of bedrooms, whether it is
owner -occupied, whether the unit is temporary,
built form and also includes categories for boarding
houses, lodging houses or rooming houses.
Application requirements include:
• Proof of ownership
• Proof of insurance
• Criminal Record check
• Functioning heat and air conditioning
• Electrical safety check
• Fire inspection
• Zoning compliance
From 2012-2016 inspections revealed over 700 Fire
Code violations, 1,200 electrical system deficiencies
and resulted in 350 By-law convictions.
As of 2017, 3,680 rental units were licensed, each with
a property maintenance plan, and enforcement has
been effective.
LOWER DOON LAND USE STUDY
City of London
• Passed rental housing licensing by-law in 2011,
applies to any building containing four or less rental
units and converted dwellings (including secondary
units).
• Rental units in apartment buildings, stacked
townhouses or townhouses are exempt, as are
owner -occupied units which are being rented for no
longer than 12 consecutive months in a 24 -month
period.
• While the licensing by-law does not specify a
bedroom limit, the City's Zoning By-law limits
bedrooms to 5 in a dwelling unit.
City of North Bay
• First implemented a rental housing licensing by-law
in 2012, limited to a specified geographical area, in
2016 expanded to be City-wide.
• By-law applies to all rental units, although
apartment buildings with four or more units and
owner -occupied units with no more than two rental
bedrooms are exempt.
• By-law limits the number of bedrooms occupied by
tenants to five, although permits variances.
City of Thorold
• Implemented rental housing licensing in 2018,
which applies to all existing and new residential
rental properties with four or fewer units; owner -
occupied units with up to two rental bedrooms are
exempt.
• No limit on the number of bedrooms — however it is
intended that the number of bedrooms/habitable
rooms per parking space will be regulated by the
Zoning By-law.
E.
Prepare a planning framework for Lower Doon to identify the land use
and design framework for vacant/underdeveloped lands in the area.
• Prepare a land use and urban design The demonstration plans should illustrate
framework for lands in the neighbourhood, the application of the design guidelines (see
in particular vacant lands south of Homer Recommendation 17). In particular, minimum
Watson Boulevard and west of Conestoga and maximum setbacks and building heights
College Boulevard. for infill developments will help to ensure
compatible redevelopment. Such provisions
• The planning framework should address the can then be included in the Zoning By-law.
following:
The outcome of this work will include an
• Heritage; Official Plan Amendment, Secondary Plan,
• Land Use; Urban Design Guidelines and a Zoning By-law
Amendment.
• Built Form;
• Green Space;
• Transportation; and,
• Servicing.
In particular, a description of the Heritage
Character Area, a Statement of Cultural
Heritage Value or Interest, identification of
the heritage attributes and policies for the
conservation of cultural heritage resources
should be included.
The planning framework should also
include demonstrations of possible
development scenarios for the vacant and
underdeveloped lands south of Homer
Watson Boulevard and west of Conestoga
College Boulevard. It should also reflect the
master plan for the Lower Doon campus
lands.
Final Report 53
RecommentlanonA
Prepare urban design guidelines for the Lower Doon neighbourhood to
ensure compatible development.
Guidelines are a tool used to help direct
the appropriate form and character of new
development in a particular area. Guidelines
are recommended for the Lower Doon
neighbourhood to ensure new development
is compatible with the nature and character
of the area. Compatible does not necessarily
mean the same as what exists today.
• Guidelines would define the nature and
character of the neighbourhood based on
the pattern of lots, streetscape conditions,
building form/style and cultural heritage.
When considering new development,
guidelines identify the appropriate area
in its vicinity to determine compatibility.
The appropriate area depends on the
scale of development being contemplated:
large scale development requiring land
Landscape/Streetscape Treatment
��w�b4e o��nem
o lea vesm�Mem4upes �nm respeb.o lap4®peare
mMgreep lapamape oMmme�onM pelyn
p area oblea�ae��p-on� om, �easpapa sox �aM s�reea-
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23 Use reWral swne (inls4s tar regain
assembly for intensification, demolition and/
or redevelopment of an existing house or
modifications to an existing house.
Guidelines provide direction for placement
of a building on a lot, building height and
massing, landscape treatment, size of
front and rear yards, location for driveway
access and parking, based on the conditions
in the vicinity of the development being
contemplated. Guidelines establish the
criteria for determining compatible
development and inform the zoning by-law
provisions and site plan approval. Guidelines
will assist City staff in the evaluation of
development applications.
Building Height & Massing
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Example of Urban Design Guidelines from Infill Development Guidelines in Stable Neighbourhoods, Aurora
54 LOWER DOON LAND USE STUDY
Recom- endatiodm
Request that Conestoga College
play an active role in managing
student rental in the Lower Doon
neighbourhood.
• Request that Conestoga College list housing
available for student rental in the Lower Doon
neighbourhood that meets City standards.
• Request that Conestoga College list houses
available for student rental in the Lower
Doon neighbourhood that are substandard
(according to the City of Kitchener) on their
housing web page.
• Continue to participate as a member of the
Town and Gown Committee.
• Continue to have the Student Union run
event on living off campus.
• Share statistics on where Doon campus
students live with City.
ftecomme_nf.o .
Request that Conestoga College
prepare a Code of Conduct/Good
Neighbour Guide for students
living off -campus to complement
current College policies.
Example of Code of Conduct/Good Neighbour Guides
Final Report 55
u
c
Continue to manage behaviour
according to current protocols.
• Continue with focused enforcement of noise
by-laws on weekends in September, October
and April and on holidays to address noise
56 LOWER DOON LAND USE STUDY
" •��, "�,•• •� 214
Continue to manage properties
by implementing the current
protocols through Property
Standards and Maintenance.
Continue to have By-law officers go door to
door every fall to introduce themselves to
students and homeowners in Lower Doon
to let them know what services are offered,
make them aware of the by-law rules and
provide the City's contact information.
• Continue to host a Welcome Back BBQ.
• Continue to participate as a member of the
Town and Gown Committee.
• Continue to work with the College on the
student union run information event on living
off -campus and offer inspection of housing
for anyone who is interested.
• Continue to enforce by-laws with a presence
in the neighbourhood at least 3 days a week.
• Continue with daily enforcement of parking
regulations
Continue to manage properties
through current protocols for Fire
Inspection.
D
=�
u
23
Form a neighbourhood
association in Lower Doon.
The City of Kitchener is one of Ontario's fastest
growing municipalities, where the population
is anticipated to grow significantly. Change will
continue to occur.
The Lower Doon neighbourhood has co -existed
with Conestoga College for over 50 years. Over
the past few decades, the College has evolved
with changes to the composition of its student
population. The College has considerable lands
that are underdeveloped and change should be
anticipated.
The neighbourhood may benefit from forming
a neighbourhood association welcome to all:
residents living in their own homes, residents
renting and landlords.
Residents could come together to plan
neighbourhood events, to identify and
implement improvement projects such as tree
planting or interpretive signs and to discuss
issues related to housing, transportation,
community amenities, etc.
Through the collective efforts of an association,
the neighbourhood would have access to grants
offered through the City of Kitchener.
Final Report 57
LOWER DOON
LAND USE STUDY
WThe Planning
im Partnership
Bray Heritage
•
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Bray Heritage
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January, 2021 1 Heritage Report
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1. Heritage Conservation Within the Land Use Study..................................................................... 5
1.1 Introduction..............................................................................................................................................................5
1.2 Understanding Lower Doon's Heritage Character...........................................................................................6
2. Assessment of Heritage Character............................................................................................. 9
2.1 Assessment Method................................................................................................................................................9
2.2 CHLs Identified in the 2019 Report................................................................................................................. 10
2.3 2019 Assessment of Pinnacle Drive Streetscape.......................................................................................... 1 1
2.4 Revised Assessment of Pinnacle Drive Streetscape....................................................................................... 12
3. Upper Pinnacle Drive Heritage Character Area........................................................................ 14
3.1 General Description of Upper Pinnacle Drive............................................................................................... 14
3.2 Description of the Heritage Place.................................................................................................................... 15
3.3 Statement of Cultural Heritage Value or Interest........................................................................................................ 16
3.4 Heritage attributes.............................................................................................................................................. 16
4. Land Use Study Recommendations.......................................................................................... 22
4.1 Policies...................................................................................................................................................................22
Appendices................................................................................................................................... 23
A. Chronology of Lower Doon's Development.......................................................................................................23
B. References................................................................................................................................ 27
Lower Doon Land Use Study: Heritage Report
1. Heritage Conservation
Within the Land Use
Study
1.1 Introduction
This section of the Lower Doon Land Use Study describes the heritage
character of the study area. Determining heritage character is important: it
informs future development by describing local cultural heritage resources
and by providing recommendations for inclusion in future planning policies
and procedures for Lower Doon. Conservation of cultural heritage resources
is also a necessary step towards resolving a broader issue. Local residents
perceive an erosion of local character caused by impacts resulting from
student housing and incompatible infill development. Whereas Upper Doon
has been conserved within a Heritage Conservation District since 1988, no
such protections are in place for Lower Doon. The current study will focus on
groupings of cultural heritage resources that provide the means to describe
heritage character in a comprehensive fashion. The conservation measures
recommended in this study are intended to be integrated within the Lower
Doon Land Use Study's policy and implementation framework.
What follows is a review of background material found in secondary sources
provided by the City of Kitchener Public Library, the Waterloo Region
Museum, and local historians. The summary history provides information
on existing and potential cultural heritage resources found within the study
area. While not a comprehensive history of Lower Doon, this review provides
a context for determining heritage character and for identifying cultural
heritage resources that should be conserved. The report concludes with
recommended heritage planning policies that will implement conservation
and interpretation.
BRAY Heritage I Page 1
Lower Doon Land Use Study: Heritage Report
1.2 Understanding Lower Doon's Heritage
Character
Lower Doon today is the result of the community's evolution from a small mill
village to a commuter suburb of Kitchener. After a long period of Indigenous
occupation along the river, Lower Doon was founded as a single industry town
largely under the ownership of the Ferrie family, Scottish industrialists and
investors recently arrived in this part of Upper Canada. The mills eventually
failed, and the village became best known for its associations with artist
Homer Watson. He lived in Lower Doon for much of his life and although he
did not paint scenes of the village, his portrayals of early -mid -19th century
rural life along the Grand River became famous as expressions of Canadian
identity. Lower Doon became a place to visit so as to experience those scenes,
in the gallery and along the river. By the mid -20th century, as automobile
use became widespread, Lower Doon was also known for its swimming and
camping at the former mill pond and for the activities of the Doon School
of Fine Arts. Although Watson died in the 1930s and the School closed in
the 1960s, an artistic connection survives in the Homer Watson Museum and
Gallery, located near the site of the former mill complex.
Today the mill ruins are largely gone, the mill pond has been drained, and
post -World War Two residential development and Conestoga College have
dramatically altered the village streetscapes. The construction of Highway
401 and, later, Homer Watson Boulevard, severed Lower Doon from Blair, to
the southeast, and from Upper Doon, to the west. Upper and Lower Doon's
final loss of identity came in 1968 with annexation by the City of Kitchener.
Today, aside from small groups of 19th century buildings along portions
of the original streets, there is little left of the built form and development
pattern that would express the character of the former mill village. While the
Homer Watson Museum and Gallery and the nearby Doon Heritage Village
have offered some interpretation of local history in the form of walking tour
brochures and re -creations of typical Waterloo -area street scenes, there is
no concerted effort to tell Lower Doon's story and there remain few examples
of buildings and settings with which to tell that story. The Land Use Study
offers an opportunity to begin to do so.
Page 2 1 BRAY Heritage
Lower Doon Land Use Study: Heritage Report
Lower Doon looking north to the Grand River ca. 1950.
Source: Kitchener Public Library
Doon Mill ruins.
Source: Kitchener Public Library
Representative Example of a Painting of the Grand River
valley by Homer Watson.
Source: National Gallery of Canada
BRAY Heritage I Page 3
Lower Doon Land Use Study: Heritage Report
Upper and Lower Doon 1870.
Source: Bloomfield (2006), p. 202
Page 4 1 BRAY Heritage
Strasburg
'erman Huron Road (18361851) �®
Mills ®®n
\ \ 1 N
10 Knzie farmstead 1
Mill Street Adam Fere hoose
(ater H—m W.„ed )
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1 MII'.s
' Robert Ferrie housed--- ,
1 —
(earlierBiehn5) WIpeM, ^
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1 0
1 �>
1
(erne n��,e 1p � � Oltl Huron Rd.
11 (later Doon Village Road)
11
Church
1. Doon Presbyterian
2. Doon Ecclesia (Christadelphian)
3. Doon Methodist Church
4. Doon Methodist Mission
School
1. Bonnie Doon School (1877-1956)
2. early log school
– – – Lot lines (BUT)
....... Galt Branch, Grand Trunk Railway
11
11
To English
j
1
1
1
Sef lement
11
1
0
1/2 km
0
1/2 mi
Elair Kinzlaa/
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11
111
1
Blair
o Businesses
1. Wolfe's tailor shop
2. Bush Inn
4. Doon Hotel
5. Doon Mills store (and early PO)
6. Hotel/store (later club)
7. Doon railway station
8. Red Lion Inn
9. Cooper shop
10. Doon Twines
11. Doon Twines (and later PO)
Lower Doon Land Use Study: Heritage Report
2. Assessment of Heritage
Character
2.1 Assessment Method
The City of Kitchener has assessed Lower Doon for potential cultural heritage
resources in several ways. After research and evaluation of individual
properties, it has added several to the municipal Heritage Register, some
of which are designated under Part IV of the Ontario Heritage Act. The
first comprehensive attempt to provide an assessment of cultural heritage
resources in Lower Doon was in the Cultural Heritage Landscape (CHL) report
of September 2019 prepared by Stantec consultants. In that report, cultural
heritage resources were reviewed holistically, as part of potential cultural
heritage landscapes, rather than as a series of individual properties.
The consultants used an assessment method developed by the Region of
Waterloo. The Regional Implementation Guideline for Cultural Heritage
Landscape Conservation (2013, updated May 2018) is "a framework for
the identification, evaluation, and treatment of candidate and identified
CHLs in Waterloo Region (Stantec, p. 2.6)". The Guideline has significance
criteria —cultural heritage value or interest, historical integrity, and community
value — the so-called "three -pronged approach". Cultural Heritage Value or
Interest is determined using the criteria found in O. Reg. 906 of the Ontario
Heritage Act as amended by the Region to apply specifically to landscapes.
Historical integrity provides an understanding of the landscape within its
historic context, using a range of sub -criteria, at least one of which must
be met. Community Value measures the ways in which local residents have
interpreted, celebrated, and cared for a landscape (again, there are many
sub -criteria, at least one of which must be met).
Each criterion, with sub -criteria, is listed below:
• Cultural Heritage Value or Interest
o Design/physical value
o Historical/associative value
o Contextual value
• Historical Integrity
o Land use
o Ownership
o Built elements
o Vegetative elements
o Cultural relationships
o Natural features
BRAY Heritage I Page 5
Lower Doon Land Use Study: Heritage Report
o
Natural relationships
o
Views
o
Ruins
o
Designed landscapes
• Community Value
o
Community identity
o
Landmark
o
Pride and stewardship
o
Commemoration
o
Public space
o
Cultural traditions
o
Quality of life
o
Local history
o
Visual depiction
o
Genius loci
o
Community image
o
Tourism
o
Planning
The report identifies three CHLs within the Lower Doon Land Use Study area,
all of which are properties in municipal ownership:
• Homer Watson House
• Willowlake Park
• Doon Valley Golf Course
The consulting team for the Lower Doon Land Use Study agrees with these
assessments.
In addition to an evaluation of potential CHLs, the Stantec report also assessed
intersections that had the potential to be visual gateways. The evaluation
concluded that "the intersections identified as potential gateways... were all
determined to have limited interest from a heritage perspective (op. cit.
section 5.2.10, p. 5.15)".
Page 6 1 BRAY Heritage
Lower Doon Land Use Study: Heritage Report
2.3 2019 Assessment of Pinnacle Drive
Streetsca rye
Aside from the three CHLs identified in the Stantec report, neither the
Conestoga College Campus nor the Pinnacle Drive Streetscape was deemed
to be a CHL. The heritage analysis in this Land Use Study accepts the above
three CHLs, agrees that Conestoga College does not qualify as a CHL but
disagrees with the rejection of the Pinnacle Drive Streetscape. The reasons
for this, and a revised evaluation, are described below.
In section 5.2.9 of the Stantec report, the evaluation using the Region's three -
pronged assessment determined that the Pinnacle Drive streetscape that
extends south from Old Mill Road to Doon Valley Drive did not represent a
CHL. The reasons for this determination were:
• Homes with a mix of architectural styles, massing, setbacks and ages
• Modern infill that interrupts "an understanding of the roadway as a
historic route through the Village of Doon"
• Insufficient historical association and historical integrity
• No evidence "that the community values the road for its historical
associations to the area"
The inventory and evaluation of the existing and potentially significant cultural
heritage resources in the Lower Doon Land Use Study area has come to a
different conclusion. Using the Region of Waterloo's evaluation assessment
method, the study team identified cultural heritage values for Pinnacle Drive.
The following is an evaluation using the Region's three -pronged approach,
with summaries of the results of assessment addressing the relevant sub-
categories in each criterion. While the Stantec evaluation addressed the
entire Pinnacle Drive streetscape and has found that, as a totality, the
streetscape is not a CHL, the following assessment has identified a sub -area
in the northern half of the streetscape that has cultural heritage value.
Unlike the three CHLs identified in the 2019 report, properties in this sub -area
are in private ownership, with the exception of the municipally owned street
right-of-way. Rather than designation as a CHL, for the purposes of this Land
Use study, the consulting team is recommending the use of a different tool,
implemented under the Planning Act. This tool is a Heritage Character Area,
a policy that can be a precursor to, or an alternative for, designation of a
Heritage Conservation District (HCD) under Part V of the Ontario Heritage
Act. Heritage Character Areas contain conservation policies and guidelines,
providing more detail than usual Official Plan policies but not as much as
would be found in an HCD Plan.
BRAY Heritage I Page 7
Lower Doon Land Use Study: Heritage Report
2.4 Revised Assessment of Pinnacle Drivr
Streetsca r
Criterion #1: Cultural Heritage Value or Interest
The portion of the streetscape south of Old Mill Road to the intersection of
Amherst Drive (the "sub -area") has design/physical value as a representative
example of the early settlement pattern in Lower Doon and contains significant
built heritage resources (Nos. 20 and 37 Pinnacle Drive are both designated
properties under Part IV of the Ontario Heritage Act). This portion also has
historical associations with the mid -late 19th century development of the
village, especially with the former railway and railway station. It is physically
and functionally linked to the original street network and former mill pond.
As a result, the sub -area meets this criterion.
In addition to the resources in the sub -area, it should be noted that individual
properties south of the sub -area may have cultural heritage value or
interest (e.g. Nos. 55 and 75 Pinnacle Drive) and 39 Doon Valley Drive is a
designated property. Small portions remain of the former Old Huron Road
and its intersection at Pinnacle Drive, included as part of the property at No.
39 Doon Valley Drive. Another component of potential cultural heritage value
or interest is the portion of the former railway right-of-way that terminates
on the west side of the southern half of Pinnacle Drive (now a pedestrian/
cycling trail).
Criterion #2: Historical Integrity
While the southern half of the streetscape has been significantly altered by
demolitions and new infill, the sub -area has continuity of land use from the
mid -19th century in terms of surviving built elements. The sub -area contains
significant built heritage resources that are representative examples of 19th
century housing and commercial hotels and the adjacent Willow Lake is the
site of a former mill pond (later recreation area). The former hotels retain
a cultural relationship adjacent to the location of the former railway station
and to Willow Lake. Views into and from the sub -area are similar to what
would have been the case historically (i.e. to Willow Lake and to the Grand
River). The street alignment within the municipal right-of-way appears to
have remained, although it is likely that the street tree canopy has been
reduced.
As a result, the sub -area meets this criterion.
Page 8 1 BRAY Heritage
Lower Doon Land Use Study: Heritage Report
Criterion #3: Community Value
The southern half of the streetscape has been substantially altered but the
sub -area in the northern half contributes to community identity and the former
Red Lion Inn (No. 37) is frequently mentioned in local histories, walking tours
and local media. Comments made by members of the public in community
consultations undertaken as part of the Lower Doon Land Use Study have
indicated a strong affinity with the history of Pinnacle Drive. However, the
sub -area has otherwise been absent of physical evidence of pride and
stewardship or been a component of community image as expressed in
municipal planning and tourism documents, although there is potential for
interpretation and enhancement.
Because it meets one of the criteria for community value, the sub -area meets
the criterion.
As a result of the foregoing assessment using the Region's Guideline for CHLs,
this study has determined that the sub -area on the northern half of Pinnacle
Drive, along with the adjacent Willowlake Park, can be considered to be
a Cultural Heritage Landscape (the Stantec report already recommends a
CHL for Willowlake Park). The following is a description of the sub -area that
would underlie creation of a Heritage Character Area within the municipal
Official Plan.
BRAY Heritage I Page 9
Lower Doon Land Use Study: Heritage Report
3. Upper Pinnacle Drive
Heritage Character Area
3.1 General Description of Upper Pinnacle Drive
This part of Pinnacle Drive retains the principal elements of the streetscape
that has been in place for over a century. The houses and former commercial
buildings are in their original locations, if not in their original uses, and without
what would have been a group of outbuildings. Any street trees planted in the
19" and early 20" centuries are no longer present. But the street alignment is
the same, with a kink just south of the intersection with Amherst Drive, itself the
western extension of the village's original street grid (composed of present-
day Amherst Drive, Sydenham Street, Durham Street and the unopened road
allowance of Drummond Drive). Historical mapping shows that this grid pattern
was not replicated in the surrounding area, where a scattered development
pattern prevailed. In the area west of the mill pond, however, development
was concentrated near the mill and flanking what is now Old Mill Road, with
only one extension north along Roos Street. As a result, this part of Pinnacle
Drive is an important, and intact, example of the village's original layout.
And thanks to a narrow ledge and steep bank on the west side of this part
of Pinnacle Drive, also retained is the close visual relationship with the former
mill pond in Willow Lake (now filled to create Willowlake Park).
Turning back to the northern third of Pinnacle Drive, the two houses on the
east side, at Nos. 10 and 20, share a common design. According to the text
of a walking tour prepared by a local historian (Stephenson, n.d., p. 4), these
houses were constructed in the "Regency style". Built in 1858, these houses
would have been fashionable in Lower Doon even though by then Regency
had gone out of style in cities. These were not worker's houses (unlike No.
55 Pinnacle Drive, for example). Instead, they would have been owned by
members of the military or by local merchants who had the means to maintain
a good but not extravagant house.
Further up the street are two former hotels. The former Red Lion Inn at No. 37
was built in 1 892 (op. cit. p. 4) to replace an earlier structure. It would have
had stables and other outbuildings nearby and would have enjoyed views over
the adjacent mill pond. But the main reason for its location was the proximity
to the railway station, formerly sited at the southeast corner of Pinnacle and
Amherst Drives. The residential building across the street at No. 6 Amherst Drive
began life as a hotel, then became a store and, later, the Bonnie Doon Club.
In summary, despite the many changes to the appearance and urban character
of Lower Doon, the remnant streetscape in the north part of Pinnacle Drive
can provide a coherent image of the origins and evolution of the village. As
a result, it merits conservation and interpretation.
Page 10 1 BRAY Heritage
Lower Doon Land Use Study: Heritage Report
What follows is a formal description of the Upper Pinnacle Drive Heritage
Character Area's cultural heritage resources and its heritage attributes, using
terms found in Provincial and federal guidelines.
3.2 Description of the Heritage Pk-....
The village of Doon straddles Schneider Creek, a watercourse flowing north to
the Grand River and located in the southwestern corner of the City of Kitchener,
Ontario. In the early 19`h century, the Ferrie family of Scottish immigrants chose
this location because the creek provided a reliable source of water to power
the mills they intended to build. The village grew around their mills and, at
its height in the late 19`h century, along with its sister village of Upper Doon
(located just upstream), Lower Doon supported a variety of industries as
well as shops, schools, hotels, churches and a range of housing. The railway
cut diagonally through Lower Doon in the 1850s and the station was located
at the southeast corner of Pinnacle Drive and Amherst Drive. Local industries
declined in the early 20" century and Lower Doon became a popular place
to swim and cottage at the Cluthe family's resort on Willow Lake. By the late
1960s, Lower Doon was becoming a bedroom suburb for the region, and the
municipality converted the former lake into a public park, next to the ruins of
the mill. The village also became famous for its associations with the 19`h century
artist Homer Watson, whose house and grounds on the west side of the village
are now a public gallery, and whose portrayals of Lower Grand River valley
were important early examples of Canadian landscape painting.
Upper Pinnacle Drive
Heritage Character Area
BRAY Heritage I Page 11
Lower Doon Land Use Study: Heritage Report
1.3 Statement of Cultural Heritage Value or Interest
The Upper Pinnacle Drive Heritage Character Area has cultural heritage
value because it includes built heritage and cultural heritage landscape
resources that represent key characteristics and important periods in the
village's evolution, from its origins as an industrial village in the early 19"
century to a residential suburb and regional park in the mid -20`h century.
The Heritage Character Area includes the former mill pond and mill ruins
(Willowlake Park) that are remnants of the industrial complex which formed
the core of Lower Doon. The Area also includes largely unchanged portions
of the Grand River shoreline that would have influenced Homer Watson's
paintings. Adjacent properties on Pinnacle Drive (from Old Mill Road to the
intersection of Amherst Drive) provide surviving examples of a former high-
quality hotel (Red Lion Inn), a former hotel/shop/club (6 Amherst Drive),
as well as examples of housing built for mill employees. Pinnacle Drive,
Amherst Drive and Old Mill Road represent parts of the original village
street network and alignments as well as abut the location of the former rail
line and station. The area is also associated with two important community
members who were instrumental in the development of Lower Doon — the
Ferrie and Cluthe families — the former for founding the community and
milling operation, the latter for taking over the mill and for establishing a
regional recreation complex on the former mill pond. Because of its location,
the area also is likely to have potential for both pre -contact and historical
archaeological heritage resources (to be determined by further research).
3.4 Heritage attribute,
• Former mill pond and Cluthe family recreation grounds (Willowlake Park
south of Old Mill Road)
• Ruins of the former mill complex (Willowlake Park north of Old Mill
Road)
• Surviving portions of the Grand River shoreline at the outlet of Schneider
Creek
• Surviving examples of early housing (Nos. 10, 20 Pinnacle Drive)
• Surviving example of an early hotel/shop/club (6 Amherst Drive)
• Surviving example of an early hotel (No. 37 Pinnacle Drive)
• Original street alignment (Old Mill Road, Pinnacle Drive, Amherst Drive)
• Views north from Pinnacle Drive of the Grand River across Old Mill Road
Page 12 1 BRAY Heritage
Lower Doon Land Use Study: Heritage Report
Character Area Looking South
from Old Mill Road
Character Area Looking
North from Amherst Drive
BRAY Heritage I Page 13
Lower Doon Land Use Study: Heritage Report
10 Pinnacle Drive
6 Amherst Drive and Site of
Former Railway Station
Page 14 1 BRAY Heritage
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Lower Doon Land Use Study: Heritage Report
Mouth of Schneider Creek
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BRAY Heritage I Page 17
Lower Doon Land Use Study: Heritage Report
4. Land Use Study
Recommendations
4.1 Policies
As discussed in Section 3, above, the following are policy recommendations
for the Lower Doon Land Use Study Area:
• Identify a Heritage Character Area extending north from the intersection
of Pinnacle Drive and Amherst Drive (the Upper Pinnacle Drive Heritage
Character Area).
• Include in the Heritage Character Area a Statement of Cultural Heritage
Value or Interest and list of heritage attributes.
• Designate key properties under Part IV of the Ontario Heritage Act:
o Willowlake Park (including the southern portion between Homer
Watson Boulevard and Old Mill Road and the Doon Mill ruins)
• Conduct further research to determine the potential cultural heritage
value of the following properties inventoried previously and situated
outside of the Upper Pinnacle Heritage Character Area:
o No. 55 and No. 75 Pinnacle Drive
o No. 500 Doon Valley Drive
o Nos. 1751, 1754, 1763, 1765, 1857 Old Mill Road
Properties identified above that are currently listed on the Municipal
Heritage Register should be evaluated for potential designation.
Further research should include an evaluation of these properties
using the criteria in O. Reg. 906. Listed properties found worthy of
designation should be designated, and existing designating by-laws
should be updated using this evaluation process, as needed. Properties
in the Heritage Character Area not listed on the Heritage Register
(10 Pinnacle Drive and 6 Amherst Drive) should also be evaluated for
potential designation."
Require Heritage Impact Assessments for proposals to alter or
demolish Listed properties (as per Official Plan policy 12 C.1.23 a) -c),
as amended) and for proposals for development adjacent to Listed
properties.
• Design and implement heritage interpretation in Lower Doon.
Interpretive content, media and locations should be prepared by the
City in collaboration with residents of Lower Doon.
Page 18 1 BRAY Heritage
Lower Doon Land Use Study: Heritage Report
Appendices
A Cronolorly n; I ower Dnnn's Development
Indigenous Occupation
• Indigenous occupation for 11,000 years
• Early 17th century: European exploration of Grand River in early 17th
century found Neutrals occupying area
• Late 17th and early 18th century: dispersal of various Iroquoian -
speaking peoples from New York State area Haudenosaunee (Iroquois)
and Algonkian-speaking peoples from northern Ontario moved
into the area occupied by Neutral peoples as well as Anishinaabe
(Mississaugas).
1784:
study area part of Block Two of the Haldimand Tract granted to members
of Six Nations who had remained loyal to the British in the American War
of Independence.
1791:
land surveyed by Augustus Jones
1798:
Joseph Brant acting on behalf of the Six Nations via power of attorney
began selling portions
study area currently understood as being within the traditional lands of
the Anishinaabe, Haudenosaunee (Iroquois and Six Nations) and Neutral
peoples.
European Settlement
1798:
Block 2 (including the study area) sold to Richard Beasley, James Wilson and
John Baptiste Rosseau.
1800:
Beasley sells portions of the study area to John Bean (also Biehn), with the
lands becoming known as "Beihn's Unnumbered Tract" with lands in the
eastern part of the study area known as "Beasley's Old Survey"
Early 19th century:
German-speaking settlement in Waterloo Township including study area
BRAY Heritage I Page 19
Lower Doon Land Use Study: Heritage Report
1840s:
English, Scottish and Irish settlers moved into the area during initial European
settlement period (German settlers predominated elsewhere in the region)
1856:
Grand Trunk Railway completed through Township
Lower Doon Development in the 19th Century
Early 19th century:
John Biehn Jr. builds sawmill in what became Doon (location undetermined)
1834:
Scottish immigrant Adam Ferrie Junior buys 300 acres, establishes Doon
Mills (named after Loch Doon in Ayrshire, Scotland), flour mill, oatmeal mill,
distillery, and sawmill as well as general store and tavern (Prerine Brothers
flax mill in Upper Doon, formerly Tow Town and Oregon, later included rope
factory, brick and tile works, sawmill and some other businesses) financed
by this father, Hon. Adam Ferrie, a wealthy Scottish businessman who came
to Upper Canada in 1829 (Bean, 165); village is located at confluence of
Schneider Creek and Grand River. Most settlers were workers (artisans,
millers and brick makers of English and Scottish origin)
1839:
water -driven Doon Mills fully operational (oatmeal, flour and barley)
Ca. 1840:
first mill dam collapses, destroying stone distillery, houses (workers?) and
trees, is rebuilt
1845:
post office opened
[n.d.] Hon. Adam Ferrie builds "commodious home" at Willow Lake for son
Robert Ferrie] (Bean, 167), has what is now Homer Watson house built for
him
1851:
census lists Doon's population as 452
1854:
Presbyterian church opens on land (and with some funds) donated by Robert
Ferrie
Page 20 1 BRAY Heritage
Lower Doon Land Use Study: Heritage Report
1867:
GTR station opens south of intersection of what are now Pinnacle and Amherst
Drives
1868:
Methodist Church opens on Durham Street
1878:
Bonnie Doon school opens (burns, replaced in 1956)
By 1890s:
village has post office, grocer, baker, two tailors, a cooper, blacksmith,
shoemaker, wagon maker, bridge builder and scissors manufacturer, with
three hotels (Red Lion Inn, Doon Hotel and Bush Inn)
Lower Doon in the 20th Century to the Present
• Doon remained agricultural and rural into mid -20th century
• Community clustered around present-day Pinnacle Drive, Drummond
Drive, Sydenham Street, Amherst Drive and Durham Street, with
southern edge defined by GTR tracks and station
• Late 19th -early 20th century artist Homer Watson lives and works in
Lower Doon, his house becomes art gallery
1922:
Doon mill closes after successive fires, ruins progressively collapse
1930s:
GTR station closes
1920s-1968:
Cluthe family (owners of mill property) create beach operation on Willow
Lake
1948-1966:
Doon School of Fine Arts established at Homer Watson House (former Red
Lion Inn used as a residence)
Mid-1950s:
Doon Valley Golf Course developed
1957:
Doon Heritage Village begins operation north of Doon village (Waterloo
Region Museum added in 2010)
BRAY Heritage I Page 21
Lower Doon Land Use Study: Heritage Report
1966:
Homer Watson Boulevard constructed, bisecting village into Lower and
Upper Doon
1967:
Conestoga College begins development
1968:
Doon annexed by City of Kitchener, railway tracks abandoned by then, mill
dam collapses in a storm and is not rebuilt, Willow Lake drained, Cluthe
beach operation ceases, lake filled to create park
1981:
City of Kitchener buys Homer Watson House, opens to public as museum and
art gallery, Conservation Authority pulls down remaining walls of mill
1988:
Upper Doon Heritage Conservation District designated by municipality
Page 22 1 BRAY Heritage
Lower Doon Land Use Study: Heritage Report
B. References
Article on 6 Amherst Drive: Kitchener Record, July 26, 1951.
Article on Cluthe Willow Lake resort: Kitchener Record, 2010.
Bean, Clive S.: History of Doon. Waterloo Historical Society No. 29, 1941.
Bloomfield, Elizabeth (2006): Waterloo Township Through Two Centuries. St.
Jacobs Printery: Waterloo Historical Society.
City of Kitchener (n.d.): Ferrie Mill Heritage Evaluation.
Designation By-law for No. 20 Pinnacle Drive: City of Kitchener, 1982.
Designation By-law for No. 37 Pinnacle Drive: City of Kitchener, 1982.
Eby, Marguerite Bechtel: Doon 1867 — Before and After; Waterloo Historical
Society, No. 54, 1966.
Homer Watson House & Gallery (n.d.): Lower Doon Walking Tour.
Kummer, A. O.: Reminiscences of A. O. Kummer, Early Settler Doon. Waterloo
Historical Society No. 52, 1964.
Regional Municipality of Waterloo: Regional Implementation Guideline for
Cultural Heritage Landscape Conservation (2013, updated May 2018).
Stantec Consulting Ltd.: Lower Doon and Homer Watson Candidate Cultural
Heritage Landscape Evaluation (Final Report, September 30, 2019)
Stephenson, Lois (n.d.): Lower Doon Walking Tour.
Waterloo Regional Museum (n.d.): History of Doon. (posted on WRM website).
BRAY Heritage I Page 23
LOWER DOON
LAND USE STUDY
What We Heard Report #1
February 18, 2020
MThe Planning
im Partnership
bray mernage
Contents
1 Introduction
2 Summary of One -on -One Meetings
3 Public Workshop ........ 5
APPENDIX Workshop Presentation ........23
What We Heard Report #1
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Int ga —111
Study Area for the Lower Doon Land Use Study N
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2 LOWER DOON LAND USE STUDY
1 Introduction
The objectives of the Lower Doon Land Use
Study are to:
• Review current issues, zoning and land use
designations and policies for the Lower Doon
and Conestoga College Node area.
• Examine the planning structure, land use mix
and intensity for the lands identified in the
study area
• Make recommendations to update the
Official Plan Policies, Zoning bylaw
regulations and any other planning tools as
needed for the lands identified in the study
area.
The Study Area extends from the Grand River, along
the north side of Highway 401, to the east side of
Homer Watson Boulevard, north along the edge of
Homer Watson Park to the south side of the Grand
River. The entire area is approximately 233 ha, and
includes the Doon Campus of Conestoga College,
Doon Valley Golf Course, Willow Lake Park, and
has approximately 540 houses with some office/
commercial uses. In the portion of the neighbourhood
immediately adjacent to Conestoga College, there are
182 houses outside of the three existing townhouse
developments that have 251 units.
The Planning Partnership team initiated the
Study in October 2019 with a review of the
City's background information, research
on precedents of other near campus
neighbourhoods in cities across Ontario, met
with residents for one-on-one meetings,
had a site walk with residents, city staff and
the Councillor (November 13, 2019) and had
meetings with representatives from Conestoga
College (December 9, 2019) and the City's Staff
Steering Committee (January 8, 2020).
This report summarizes the input received
to date from approximately 20 one-on-one
conversations over the past few months and the
first public consultation event held on February
3, 2020.
What We Heard Report #1
2 Summary of One -on -One Meetings
During November and December 2019 and
January 2020, approximately 20 one-on-
one conversations were held with residents,
landlords and students. The conversations were
used to understand the current issues related to
housing in the Lower Doon neighbourhood. The
following is a list of fifteen issues as synthesized
from the conversations held in the initial stage
of the Study:
Rental units for students are not safe or legal
Too many cars parked on driveways.
Driveways are often widened too much
Poor maintenance of houses used for
student rental: garbage left out, lawns not
mowed, sidewalks not shoveled
Poor behaviour of students disrupt the
neighbourhood (noise from parties,
vandalism)
• Unethical and greedy landlords threaten
students who complain about conditions
• Students retaliate to those who lodge
complaints against them
• Too many buses and cars - clogs Conestoga
College Boulevard and Doon Valley
4 LOWER DOON LAND USE STUDY
Heritage attributes/character of the
neighbourhood is being affected by high
number of student rental houses
Addition of sidewalks will impact trees
that contribute to the character of the
neighbourhood
Students are taking up all of the street
parking
Too many houses are used for student rental,
there's no balance with owner occupied
houses
Not permitted to duplex houses or have
lodging houses
Conestoga should take more responsibility
for off -campus housing
City should take more control to manage
off -campus housing
• It's too much work for owners who live in
the neighbourhood to manage the issues of
student housing
3 Public Workshop
The first of two public consultation events were
held on February 3, 2020. The community was
notified of the event by:
• Emails to all those who had a one-on-one
meeting or were on the project mailing list
• Posted notice of meeting on the project's
webpage (www.kitchener.ca/en/city-services/
lower-doon.aspx)
• Direct mail to all houses in the Lower Doon
Study Area
The consultation event was organized as a
workshop with two time slots for people to
register for the one that best suited their
schedule. Approximately 100 people attended
the workshop. The event began with a
presentation (see Appendix) to provide a full
explanation of what the team had learned
regarding who was doing what to provide and
manage housing in the Lower Doon area, the
issues as synthesized from the meetings,
and the range of options that might be
considered to address each issue. Following the
presentation, attendees were invited to share
their thoughts on options to address each one
of the fifteen issues posted.
PUBLIC CONSULTATION r
Lower Doon and Conestoga College Node
The City of Kitchener is seeking input on the future vision [ 1
and objectives for the Lower Doon neighbourhood and m "
the area surrounding the Conestoga College-Doon campus. 1
Learn more about the Lower Doon Review and how you can
become involved and provide input!
STUDY
AREA
CAMBRIDGE
Stay informed by visiting:
We look forward to working together on creating a plan for https://www.kitchener.ea/en/city-services/lower-doon.aspx
our nei hbourhood. RSVP by emailing Second aryPlans@kitchen er.ca
Meeting notice for Public Consultation #1
What We Heard Report #1
The following is a summary of the input received
with respect to each issue. The purpose
of the note taking templates is to ensure a
thorough record of input received. The issues
were clustered into four topic areas and two
members of the City/consulting team facilitated
the conversation and recorded the notes in
each cluster.
Property
(Tom Ruggle, City of Kitchener Fire Department,
Mike Hudson, The Planning Partnership)
• Rental units for students are not safe or legal
• Too many cars parked on driveways.
Driveways are often widened too much
• Poor maintenance of houses used for
student rental: garbage left out, lawns not
mowed, sidewalks not shovelled
to lh w,,+C o w
(Gloria McNeil and Steve Vrantos, City of
Kitchener, By-law Enforcement and Craig
Dumart, City of Kitchener, Planning)
• Poor behaviour of students disrupt the
neighbourhood (noise from parties,
vandalism)
• Unethical and greedy landlords threaten
students who complain about conditions
• Students retaliate to those who lodge
complaints against them
LOWER DOON LAND USE STUDY
Neighbourhood
(Meaghan Rivard, Stantec and Michael Sraga,
The Planning Partnership)
• Too many buses and cars - clogs Conestoga
College Boulevard and Doon Valley
• Heritage attributes/character of the
neighbourhood is being affected by high
number of student rental houses
• Addition of sidewalks will impact trees
that contribute to the character of the
neighbourhood
• Students are taking up all of the street
parking
• Too many houses are used for student rental,
there's no balance with owner occupied
houses
Managing Student Housing
(Brandon Sloan, City of Kitchener, Plannnig
and Nick McDonald, on behalf of The Planning
Partnership)
Not permitted to duplex houses or have
lodging houses
Conestoga should take more responsibility
for off -campus housing
City should take more control to manage
off -campus housing
• It's too much work for owners who live in
the neighbourhood to manage the issues of
student housing
What We Heard Report #1
ISSUE 1
Rental units for students are not safe or legal
What We Heard
• Rental units are created without building
permits. Many houses have never been
inspected by fire or city staff
• Rental units do not meet fire and safety
requirements. Many bedrooms have 2 or 3
students in them
• Fire inspectors stopped issuing safe
housing certificates due to shortage of
manpower to do inspections
• Student's lives are in danger
• Landlords operate in a lawless environment
• Some rental houses are well managed with
clear rules
Possible Solutions
Manage of Housing
• Post non -approved properties
• Legalize density
• Licensing of rental housing
• Licensing of rentals = overcrowding, safety
• Police help with evictions when necessary
when student overcrowd
• Student housing — over funded fees for the
screening and enforcement process
• Screening process funded by landlord
• Requirement for property manager if landlord
not in country
Fee paid for by landlord
Screening process for property manager
Protocol for entry
• Tenant handbook
Other Comments
• Same regulations for Lower Doon as rest of
City
8 LOWER DOON LAND USE STUDY
Desired Outcome
• Create legal lodging houses — transparent
rules/fair
• Duplexes — forced to meet code and
requirements
• College provides more housing to their
students (use a model re: 1 st year students)
• Safe and affordable housing
• Support licensed lodging houses (landlord)
• Reduce current density
• Landlord accountability
• Landlord protocols to meet requirements -
prevent license removal
• Non-compliant landlords will eventually get
caught
• Support licensing of rentals to give landlords
ability to control tenants
• Where is the College's business plan being
compared to what the City can support?
Land Use Planning
Support duplexing as away of lower # of
units in houses
• Duplexing makes it safe
Not overcrowding kitchens — 2 level, 2
kitchens
Permits from fire department
• Zoning should permit higher densities across
all properties eg. R6 for all
ISSUE 2
Too many cars parked on driveways
Driveways are often widened too much
What We Heard
• Landlords do not control the number of
cars parked in front of houses
• Students park haphazardly in front of
houses detracting from the character of the
neighbourhood
• Landlords widen driveways to
accommodate more cars to make the rental
units more desirable, detracting from the
character of the neighbourhood
• Can't park on street
Possible Solutions
Manage of Housing
• Planning consideration for # of cars when
looking at approvals
Other Comments
• Many (most) landlords see Lower Doon as
a money making opportunity. The more the
better. This ruins life for taxpaying residents.
Not OK.
• There is a double standard in the way the
City enforces Lower Doon and it's not fair
to students. Parking tickets are issued to
students who live on the other side of the
bridge in the student areas but cars are
parked in their area all day and never get
parking tickets.
Desired Outcome
• Should be able to park as many cars as a
legal driveway allows
• Streets too narrow if on -street parking —
students drive too fast
• No on -street parking
• Keep existing zoning — students will park on
street
• Restrict driveway size to restrict # of cars
parked
• Enforcement for cars parking over the edge
of sidewalks
Land Use Planning
• No backyard parking for lodging houses
What We Heard Report #1 9
ISSUE 3
Poor maintenance of houses used for student rental: garbage
is left out, lawns not mowed, sidewalks not shovelled
What We Heard
All landlords do not monitor their houses
resulting in poorly maintained properties
• Students do not take in garbage, mow
lawns or shovel sidewalks — they have no
pride of ownership, they don't care about
the neighbourhood
• Landlords have no repercussions for renters
who do not take in garbage or shovel snow
• By-law enforcement regularly monitors
and requests renters to take in/clean up
garbage
Possible Solutions
Manage of Housing
• No absent landlord
• Legal lodging houses
• College to educate students on fire code/fire
alarms, cooking
• Design principles for new builds (match
neighbourhood)
• Non -renewal of student housing license if
property standard infringements
Other Comments
• No comments recorded
10 LOWER DOON LAND USE STUDY
Desired Outcome
• Higher standards for rental units e.g. Fan
evacuation ratings, fire suppression systems
Land Use Planning
• No comments recorded
ISSUE 4
Poor behaviour of students disrupt the neighbourhood
(noise from parties, vandalism)
What We Heard
• Students are noisy and disrupt the quiet
enjoyment of the neighbourhood
• Lower Doon is a party neighbourhood=
• Lack of street lighting
• Litter/garbage/vandalism (roger, bell boxes)
• Lack of consultation by the College with
residents
• Lack of street lights
• Speeding, location of bus stops and lights
on Doon Valley Dr./Homer Watson
Possible Solutions
Manage of Housing
• Hold College accountable for noise on
College property
• Street lights
• Traffic calming
• More accountability for landlords with a
monetary impact
• Safe house for students for mental health
issues, domestic abuse, etc.
Other Comments
• Consider who you are dealing with. "Teen
brain" drives behavior until early 20's (girls)
and mid -20's (boys) — you can't teach ducks
to bark! Reduce numbers
• Code of conduct from College enforced by
College
Desired Outcome
• No comments recorded
Land Use Planning
• More garbage cans everywhere
• Adequate parking
• Annual street party by-law needs a booth
• Leave info at all houses
• Setup a by-law booth, police and fire booth
info for students
• Mental health booth for info
What We Heard Report #1 11
ISSUE 5
Unethical and greedy landlords threaten students who
complain about conditions
What We Heard
• Landlords threaten students with eviction if
they complain about the living standards in
the house.
• Students are being forced to live in unsafe
conditions
• Some landlords are very responsive to
issues and take immediate action
Possible Solutions
Manage of Housing
• Purpose built high density mixed use in
appropriate locations
Other Comments
• No comments recorded
12 LOWER DOON LAND USE STUDY
Desired Outcome
• If landlords operate outside of the regulation
of RTA lose the ability to have license
• Screening process for landlords - initial fee
for this process
• Create safe, licensed living conditions
• Student Housing Fees (regulations re.
licensing)
• Permit lodging houses
Land Use Planning
• No comments recorded
ISSUE 6
Students retaliate to those who lodge complaints
against them
What We Heard
• Students vandalize the homes of those who
lodge complaints about them
• Residents have no recourse when trying to
make sure properties are well maintained
and behaviour of students is neighbourly
Possible Solutions
Manage of Housing
• No comments recorded
Other Comments
• No comments recorded
Desired Outcome
• If damage occurs by students via vandalism
- owner/landlord should be responsible for
repairs within a specific time frame
Land Use Planning
• No comments recorded
What We Heard Report #1 13
ISSUE 7
Too many buses and cars clogs Conestoga College
Boulevard/boon Valley Dr.
What We Heard
• The new bus hub on the campus is working
well, why change it?
• Grand River Transit is adding new terminal
and changing the routing, buses will go
back and forth on Lower Doon, not through
the campus
• Traffic is very heavy and challenging many
times a day, especially in September
• Traffic is so heavy people can't get out of
their driveways
• Traffic is causing noise and air quality
concerns
• If reduce student housing options in Lower
Doon - Car dependency worsening traffic
issues within neighbourhood
Possible Solutions
Manage of Housing
• Permit on street parking in spring, summer,
fall
• Need for a pedestrian bridge crossing on
Homer Watson to make vehicular turning
movement better
• More frequent bus service
• Make public transit more accessible/user
friendly for all
• Roundabout at College entrance
Other Comments
• Provide more daily amenities in
nieghbourhood (groceries) to reduce car
dependency
14 LOWER DOON LAND USE STUDY
Desired Outcome
• Do not increase vehicular traffic throughout
the neighbourhood
Land Use Planning
• Speed notification signage
Speed limit down on Homer Watson to 60k/h
(City standard)
Finding location for buses and cars that
does not disrupt neighbourhood through
increased community traffic
Parking structure at Homer Watson and
Conestoga
• Traffic calming and improved pedestrian
environment
• Improved street lighting (at Amherst)
• Focus on all community members, notjust
students
ISSUE 8
Heritage attributes/character of the neighbourhood is
being affected by high number of student rental houses
What We Heard
• The Lower Doon neighbourhood has
heritage value
• There are many houses of heritage value in
the Lower Doon neighbourhood
Possible Solutions
Manage of Housing
• Protect existing character of Lower Doon;
focus on the story
• Low rise
• Low density
Other Comments
• Interpretive plaques to commemorate
character of neighbourhood and heritage
• Banners celebrating heritage
• City should explore purchase of property at
end of Durham St. to be preserved as open
space (adjacent to former Methodist Church)
• Increase neighbourhood beautification
Desired Outcome
• Acknowledgement of evolution of housing —
small owner houses, village hotel
• Focus on pre -1900 historical building form
• Treescaped roads
• Raise profile of designated properties
Land Use Planning
• Design guidelines
• Diverse setbacks
What We Heard Report #1 15
ISSUE 9
Addition of sidewalks will impact trees that contribute
to the character of the neighbourhood
What We Heard
• The sidewalks being constructed on the
roads in Lower Doon will remove all of the
mature street trees
Possible Solutions
Manage of Housing
• Additional sidewalks located without
disrupting mature trees (health)
• Narrow the roadways, not the properties
Other Comments
• Maintain the green space - ecosystems,
diversity, etc. - build UP not OUT
• Municipal encouragement of native wild
plants - diverse ecology - community driven
initiatives
• Ensure new sidewalks AODA compliant and
have minimal expansion joints which disrupt
comfort level of scooter users
16 LOWER DOON LAND USE STUDY
Desired Outcome
Move any sidewalk on Doon Valley to the side
with the field at present
• Move proposed sidewalk to east side of
Pinnacle (avoid trees and old residences) -
50 Pinnacle side
• No sidewalks - not enough space on Pinnacle
- opposite of 50 Pinnacle
• Improved street lighting (safety) and
pedestrian environment
• Doon Valley sidewalk should be on south
side (no impact to properties and maintains
street character and landscaping)
Land Use Planning
• Reconsider location for sidewalk
• Buildup where buildings are now, not where
green space is now
ISSUE 10
Students are taking up all of the street parking
What We Heard
• Students are parking on the local streets,
leaving no room for residents of owner
occupied houses to park
• No parking legally allowed on street today
Possible Solutions
Manage of Housing
• Permit parking
• More affordable parking at College
• No parking on Pinnacle or between 8am-6pm
Other Comments
• No comments recorded
Desired Outcome
• Structured parking structure at Homer
Watson and Conestoga Road
Land Use Planning
Enact street parking permitting system for
Lower Doon
• Street parking permits per household
What We Heard Report #1 17
ISSUE 11
Too many houses are used for student rental, there's
no balance with owner occupied houses
What We Heard
• There's simply too many students. The
neighbourhood was originally built for
families. It needs to go back to being a
family neighbourhood
• It's not compatible to have student rentals
with families
• The City should pass a by-law to ensure
only owner -occupied housing.
• The City can have the houses converted
back to houses for families
Possible Solutions
Manage of Housing
• Meet and greet with landlords/students/
College and establish regulated standards
and codes of behavior
• Look to province to provide incentives to
College to provide/build student housing
• College to acknowledge responsibility
in creating pressure in housing for local
community and being proactive in the
solution (also in parking lot related traffic)
Other Comments
• How do you (the City) ensure that existing
houses are not being used as"lodging"
houses?
• Land use study to be sympathetic to owner -
occupied properties
18 LOWER DOON LAND USE STUDY
Desired Outcome
• Provide additional affordable housing options
within neighbourhood
• Permit duplexes within a regulated
framework
• Welcome proposals on vacant land to
develop purpose-built student housing
• No duplexes
• No lodging houses
• These are not my desired outcomes -
Taxpayer
Land Use Planning
Respect existing Heritage and character of
Lower Doon
• College to build housing for students
• "Better" balance of demographics — too
many students now
• Support 4-6 storey rental apartments along
edges of College and along vacant properties
that don't overlook existing houses but not in
the core of existing neighbourhood
ISSUE 12
Not permitted to duplex houses or have lodging houses
What We Heard
• The City does not permit duplexes or
lodging houses in Lower Doon
• Lower Doon is the only area in the City
where duplexes and lodging houses are not
permitted
• If duplexes and lodging houses were
permitted, the rental houses could be
properly designed
• Without approval for duplexes and lodging
houses, houses have been converted to 8+
bedrooms all sharing one kitchen
• Landlords have difficulty selling properties
because they are not legal
• If the number of bedrooms is reduced,
rental will go up making it not affordable for
students
Possible Solutions
Manage of Housing
• No more than 5 or 6 students per house
• License duplexes and third units as well
• Encourage College to build housing and take
ownership
Other Comments
• Already many buildings operating as lodging
houses
• What can you do retroactively?
• How to limit number of people in unit/
dwelling?
• Licensing for safety would help
• How to deal with tenant rights, landlord
rights
Desired Outcome
• Reducing the number of people in a lodging
house
• Acknowledge the reality of the situation -
students will live here
Land Use Planning
Permit lodging houses but separate them so
that they are not clustered
• Permit small purpose built housing in key
locations
What We Heard Report #1 19
ISSUE 13
Conestoga College should take more responsibility for
off -campus housing
What We Heard
Conestoga College does not care about
where their students live
Conestoga College does little to manage
the housing supply for its students
The problem will only get worse with more
international students being admitted.
The College is adding another 4,000
international students to their current
enrolment of international students
• Students have limited funds forcing them to
have to live in less than optimal conditions
Possible Solutions
Manage of Housing
• Ask College to build student housing or
to lend-lease with private sector to build
student housing
Other Comments
• City should not allow garages to be bricked
over
• New development should respect character
of neighbourhood
20 LOWER DOON LAND USE STUDY
Desired Outcome
• Conestoga should develop housing on their
own land (the triangle).
Land Use Planning
City should consider whether parking should
be permitted on streets
ISSUE 14
City of Kitchener should take more control to manage
off -campus housing
What We Heard
• City of Kitchener does nothing to manage
rental housing
• City of Kitchener should put policies in
place to force owner occupied housing only
• The City has a "complaint-driven" approach
to oversight of by-law infractions
Possible Solutions
Manage of Housing
• City should consider lodging house
permissions for licensing
• City should provide incentives to support
construction of housing in area — across
Homer Watson too
Other Comments
• City should look at permissions at Homer
Watson/401
• City should permit duplexes
• Region should extend LRT to College
• Should be a finite number of lodging houses
and separated from each other
Desired Outcome
• People should live in a safe house
• Find the right'balance' between student and
non -student housing
Land Use Planning
• City should use part of Golf Course for
housing
• City should look again at Amherst property
— can occur if owner re -applies to change
zoning
What We Heard Report #1 21
ISSUE 15
It's too much work for owners who live in the
neighbourhood to manage the issues of student housing
What We Heard
• Owner occupied residents do all of the
'policing'of student housing, the City does
nothing
Possible Solutions
Manage of Housing
• Better manage of garbage removal
• City should also license duplexes so that
there is some control over number of
occupants (suggestion is maximum 8 per
dwelling/lodging house)
• Conestoga should take more ownership
• Carpooling incentives by Conestoga
• Identify a designated household leader in
lodging house - to volunteer hours
Other Comments
• Community improvement plan to provide
basis for improving property
• Facade improvement plan - allow for grant to
improve low rise
• City should build sidewalks to promote safety
• Encourage Conestoga to remove some
parking and replace with housing
22 LOWER DOON LAND USE STUDY
Desired Outcome
• Reduce/eliminate overcrowding
• Make the rules as clear as possible (driveway
rules)
Land Use Planning
Build more housing (Conestoga should) on
other side of Homer Watson
• Provide additional access for cars so that
they are not using one entrance - access
Highway 401
APPENDIX Workshop Presentation
Community workshop
All comments will be recorded on the note -taking templates
The City/consultant team are here to help answer questions
during the conversations at each topic station
City Planning: Brandan Sloan, Craig Dumart and
Victoria Grohn
City Fire: Tom Ruggle
City Bylaw: Gloria McNeil
The Planning Partnership: Donna Hindle, Michael Sraga,
Nick McDonald, Mike Hudson
Stantec: Meaghan Rivard
Review of background reports, studies, plans
Precedent Research
Kingston
Oshawa
Ottawa
Waterloo
Markham
Site walk (November 13, 2019)
20 one-on-one conversations (November and December 2019,
January 2020)
Met with City's Property Standards, Fire, Building Permits
Met with Conestoga College (December 9, 2019)
Met with City's Study Team (January 8, 2020)
Community workshop
Part A
presentation on what we've learned
introduce issues as we understand them
will not be taking questions during the presentation
Part B
• invited to share your thoughts on each one of the issues
• invited to ask questions and to have a conversation around
each one of the issues
Input to help shape options for the Lower Doon Area that will be
discussed at the second workshop planned for early April
2020
Two identical sessions:
2:00 pm - 4:30 pm
6:00 pm - 8:30 pm
• Calm and respectful conversations
• Honest and truthful
• Commitment to share accurate information as the basis for a conversation
with all
• Understand that there are many opinions
• People have the will and capacity to work together to identify options if
they have access to all of the information
• Understand the consequences of choices in working towards preferred
option(s)
• Understand the many inputs to decision-making/ the many factors that
influence decisions
INFORMED INPUT RESULTS IN SUPPORTABLE AND
SUSTAINABLE SOLUTIONS
What We Heard Report #1 23
$ Legentl
� d' .�ResitleNal S,gIalSemi
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rorel
it --1
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Intlushial
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Determination of the Lower Doon study area as a cultural heritage
landscape (CHL) is necessary to identify if, and what, conservation
measures need to be integrated into the land use planning
framework
A Cultural Heritage Landscape Study was completed in 2014 to
establish an inventory of cultural heritage landscapes across the
entire City
The Lower Doon area including Homer Watson Park was identified in
the 2014 Cultural Heritage Study as an area that required additional
research to determine if it is a significant cultural heritage landscape
The City retained Stantec Consulting Ltd. to undertake this additional
review through the Cultural Heritage Landscape Implementation -
Additional Research to Determine if Lower Doon and Homer Watson
Park is a Significant Cultural Heritage Landscape
24 LOWER DOON LAND USE STUDY
14 Leg -d
Resitlenlial
Commertlal
-WO- SpHaaara
-• InNi�Niorel
E plW—
`�-..-.. e - • l B . Park
L
The additional review of the Lower Doon area, including Homer
Watson Park, resulted in an inventory of 15 potential cultural heritage
landscapes
The landscapes inventoried and evaluated within the study area were
predominantly parkland and suburban streetscapes
Following evaluation of each of the potential 15 cultural heritage
landscapes, it was concluded that the Lower Doon area is not a
significant cultural heritage landscape, but 4 cultural heritage
landscapes were identified
A Statement of Significance, including heritage attributes, was
prepared for each of the 4 identified cultural heritage landscapes,
along with a review of existing conservation measures and
recommendations for further conservation measures
r41
The additional review of the Lower Doon area, including Homer
Watson Park, resulted in an inventory of 15 potential cultural heritage
landscapes
The landscapes inventoried and evaluated within the study area were
predominantly parkland and suburban streetscapes
Following evaluation of each of the potential 15 cultural heritage
landscapes, it was concluded that the Lower Doon area is not a
significant cultural heritage landscape, but 4 cultural heritage
landscapes were identified
A Statement of Significance, including heritage attributes, was
prepared for each of the 4 identified cultural heritage landscapes,
along with a review of existing conservation measures and
recommendations for further conservation measures
ip
251 condo units
182 houses " 291 houses
` 1
♦,.. 76 units
�S �"J Y •q
� r
• 75 units
100 units _� 520 units
What is missing from your area?
• Accommodates all people living in the area
• Family atmosphere, safety
• Amenities for seniors if this is something that they are interested
in having
• A responsible planning department, City of Kitchener.. no trust
• Support from the City to enforce the laws that are in place
• We need more cycling facilities
• Rental homes/students being regulated
• Peace, population is unbalanced, missing families
• Respect for building permits rules
What do you like best about your area?
• Calm and quiet from May to August
• The outlying trails/green spaces, the river, the historical buildings
e.g. Homer Watson House
• Heritage, nature and river
• Smiling students who stop to ask me about my apple trees (which
will soon be chopped down due to development at 142 Doon Valley)
• In non -student areas, well maintained properties
• Nature, animals, environment, family sense
• Trails, nature, heritage buildings
• I love the old world charm of our streets, the non cookie cutter look
of the homes, large lovely yards
Heritage, Grand River, nature
• Trees, trees, trees
• I like the trees
• Nature
What is important to consider for the future of your area?
• Recognize the special character of our neighbourhood
• Starting to feel the lack of green space where it once was
• Responsible and accountable landlords
• If student housing is to built, partner with College, understand
needs of that community
• Proper student housing away from residential area i,e the
Commons, residences are great
• Character of Lower Doon
• Save the Red Lion Inn from becoming rental apartments
• Value full time homeowners. They care about the neighbourhood
yearround
• Property standards, absentee landlords -grass cutting, snow,
garbage, parking
What We Heard Report #1 25
What is important to consider for the future of your area? (con't)
• R4 only, no rezoning
• No apartment buildings
• Landlords need to be responsible for maintaining a safe, clean
neighbourhood
• Old Mill Road is a Heritage Road, preserve this, do not open Drummond
Avenue on it
• Bring back single dwelling homes and families
• Balance demographics get Conestoga to be more neighbourly, stop
abusing us
• What responsibility does/should the College have, they continue to grow,
for student housing
Neighbourhood
8 Too many buses and cars - clogs Conestoga College Boulevard and
Doon Valley
9 Heritage attributes/character of the neighbourhood is being affected
by high number of student rental houses
10 Addition of sidewalks will impact trees that contribute to the
character of the neighbourhood
11 Students are taking up all of the street parking
12 Too many houses are used for student rental, there's no
balance with owner occupied houses
Managing student housing
13. Not permitted to duplex houses or have lodging houses
14. Conestoga should take more responsibility for off -campus housing
15. City should take more control to manage off -campus housing
16. It's too much work for owners who live in the neighbourhood to
manage the issues of student housing
is By -Law Enforcement
Complaints regarding property standards, lot maintenance, zoning
Outdoor complaints about weeds, snow and ice on sidewalks, garbage
Interior issues such as no hot water, no heat, plumbing, bed bugs, etc
2017 181 actions
2018 118 actions
2019 153 actions
By-law officers do not have authority to enter a house unless invited to enter
by the tenants.
Only Fire Safety Inspectors have the authority to enter at any time.
26 LOWER DOON LAND USE STUDY
Property
1 Rental units for students are not safe or legal
2 Too many cars parked on driveways. Driveways are often widened too
much
3 Poor maintenance of houses used for student rental: garbage left out,
lawns not mowed, sidewalks not shoveled
Behaviour
4. Poor behaviour of students disrupt the neighbourhood (noise
from parties, vandalism)
5. Unethical and greedy landlords threaten students who
complain about conditions
6. Students retaliate to those who lodge complaints against
them
By -Law Residents in Owner -
Enforcement 0 Occupied Houses
® Landlords
A
ke� Fire ® Students
��
Inspection ,
Conestoga
College
Building
Permits ee
City of Kitchener
Planning and Engineering
is By -Law Enforcement (continued)
Current proactive approach, not complaint based
response
• Since 2013, By-law officers have gone door to door every
fall to introduce themselves to students and homeowners
in Lower Doon to let them know what services are
offered, make them aware of the by-law rules and provide
the City's contact information
• Host a Welcome Back BBQ for the past 11 yrs
• A member of the Town and Gown Committee
• Since 2004 work with the College on the student union run
information event on living off -campus and offer
inspection of housing for anyone who is interested
® By -Law Enforcement (continued)
Property standards
• There are 6 property standards officers for the entire city
• Since 2009 Officers are in Lower Doon at least 3 days a
week, often every day
Noise
• Since 2009 Officers are in Lower Doon every Friday and
Saturday in the evening in September, October and April
to deal with noise (and on days like St. Patrick's Day).
• Noise complaints have decreased over the past few years.
There were 24 noise related calls in 2019.
• Officers have the authority to issue $300 fines to each of the
students in the house where excessive noise is occurring
Parking
• Since 2004 parking enforcement every day
i:>' Fire Inspection (continued)
Orders to comply
Orders have been issued for 16 houses to be converted back to their
original approved design as set out in the building permit on file.
Otherwise, all rules and regulations are required to be met.
Fire
20 houses have installed the Direct Detect Fire. Houses in the Lower
Doon neighbourhood account for about 0.003% of the City's houses.
Those 20 homes accounted for a call volume of 10% of approximately
1300 calls in 2019
eBuilding Permits
Since 2007, the City's By-law
Department has led the Town and
Gown Committee with
representatives:
• Councillor
• City property standards, police,
fire
• Region waste management
• Conestoga College
• College students
• Neighbourhood Association
• Landlords
Purpose of the Town and
Gown Committee:
Enhance relationships,
communications and policies
among College, students, City,
police and the community
Address issues of common
concern
Meet 3-4 times a year to coordinate
efforts and resources to address
issues
Fire Inspection
Estimates:
2005 approximately 70 homes used for rental
2010 approximately 100 homes used for rental
2019 approximately 150 homes used for rental
Each of the City's four fire inspectors have been assigned 2 houses
to inspect in Lower Doon.
To put it in perspective, the City has 55,000 residential properties.
There are 182 properties in Lower Doon (excluding the townhouse
and condo developments)
Each property requires research, preparation of the Order,
appearance before the Fire Marshall and, if the decision is appealed,
appearance before the Safety Commissioner.
Once the properties go through the process with the Fire Marshall and
decisions have been rendered, the next round of houses are assigned.
aCity of Kitchener Planning
1990s-2000
350 Doon Valley Drive condo development (The Mill Club), site plan
and construction. Registered as a condo in 2002
2001
Study of Lower Doon relating to housing for Conestoga College students
2001
Interim Control By-law 2001-162 was passed to prohibit lodging houses
and new duplexes. By-law was appealed to the OMB and was upheld
2002
Working group formed with representation from City departments, College,
residents, landlords and students from the Lower Doon area
What We Heard Report #1 27
® City of Kitchener Planning (continued)
2002
The group developed several recommendations that were adopted by
Council:
Zoning By-law amendment (2002-161) and Municipal Plan Amendment
(MPA 45) were approved to restrict duplexing in a defined area in
Lower Doon.
Public education, enforcement, parking regulation and establishing
relationships among the City, the college and the neighbourhoods.
2004
Council report on actions: implementation of the Zone Change and
Municipal Plan Amendment to prohibit new duplexes, review of parking
regulations, daily enforcement of parking, working group, education
information prepared by enforcement staff and Fire Prevention, liaison
between enforcement staff and College.
® Conestoga College
John Tibbits, President, Conestoga College, Kitchener
Waterloo Region Record, November 8, 2019
"Providing safe and affordable housing for students at
Conestoga College and Waterloo's two world-class
universities is an important investment in the well-being
and long-term prosperity of our community.
We welcome the city's planning study in Lower Doon and
look forward to the introduction of a new framework that
will provide support and protection for both long-term
residents and students as Conestoga continues to grow to
meet workforce needs."
28 LOWER DOON LAND USE STUDY
® City of Kitchener Planning (continued)
2005
105 Pinnacle received site plan approval in 2005 and construction started
in 2006.
2015
Official Plan Amendment/Zoning By-law amendment for 69 Amherst
Drive to rezone to R-7 with special regulation provision to reduce
rear yard setback & off street parking. OMB refused. Decision
was appealed to the LPAT A decision resulted in R-6 zoning which permits
multiple dwellings and a special provision that prohibits lodging houses.
2016
Zoning By-law amendment - 50 Pinnacle Drive - rezone property from
R-3 to R-6 - Approved
2019
86 Pinnacle Drive - rezone to R-6 to permit development of a
multiple residential dwelling - under review.
2019
Land Use Study for Lower Doon
City of Kitchener Engineering: pedestrians & cyclists
• Public consultation and
engagement - updates coming
later in 2020
• Concepts are currently being
developed
• Current concepts include public
A feedback received to date
Who ..
® Conestoga College
Enrolment (boon Campus)
2016F
2019F
2021F
Actual
Actual
Estimate
Full -Time 8,740
12,720
11,710
Domestic 7,334
6,725
6,943
Total
International 1,406
5,995
4,767
Domestic 84%
53%
59%
hare
International 16%
47%
41%
Parking & Transportation
• 3,825 parking spaces on the campus
• Shuttle bus operates among campuses
• 6,500 bus passes sold in the Fall term 2019
Residence
520 beds in the Conestoga College Residence (at capacity in 2019)
® Conestoga College (continued)
Initiatives in Place
• Staff in the International Office are trained in providing direction
regarding off campus living
• Housing options on a webpage
• Student union hosts a housing information night
• Student union offers a legal service students can access for tenant and
landlord rights
• Provide 520 beds in Conestoga College Residence
• Liaison with the City's By-law enforcement officers
• Maintain information on student housing through surveys and analysis of
the student information database
Member of the City's Town and Gown committee
Student Rights and Responsibilities Office for support
AA
Conestoga College (continued)
Ways to share housing Information with international students:
1 Pre -arrival Communication
• Webinars (Cost of Living in Canada, Housing Search Strategies & Online
Housing Search Coaching, Communicating with Landlords, Landlord and
Tenancy Act, Pre -departure Preparation: Packing, Flight, Custom, etc.)
• Individualized email communication and assistance to students for housing
• Weekly pre -departure email communication
•
YouTube videos& Social Media Communication
2 Airport Welcome Program (In collaboration with 25+ organizations/
institutions across the province)
• Housing information available at airport welcome booth, Airport Welcome
Mobile App
® Conestoga College (continued)
Housing Search Checklist
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Conestoga College (continued)
Housing information gathered by International Transition Coordinators:
• provide housing information related to on -campus housing, off -campus
housing and homestay
• monthly tracking of available rental units near each campus. (e.g. a total of
220 rental units advertised near all campuses as of Dec 3)
• a Database of rental units (e.g. landlords/apartment building contacts) for
students to access
• Housing Tip Sheets for International Students (translated to multiple
languages)
• Housing Guide for talking to landlords
• Housing videos, webinars and website information
• Short-term Accommodation (e.g. hotels/motels near each campus) with
special rate for Conestoga students)
PAConestoga Colleae (continued)
Ways to share housing Information with international students:
3 Emergency
• Posters for Housing Assistance Emergency Contacts, Area hotels, and taxi
services at each Campus
• Preferred rates for Conestoga students negotiated with hotels in each
campus area
• 24-hour contact for housing support and emergency (email and phone)
during holidays.
• Security Services are provided with emergency housing information and
contact
• Conestoga College Residence provides emergency housing information,
contact and emergency bedding packages
• Reaching out homestay organization to explore further short term
housing options for students.
Currently, the properties in study area that are zoned R-3 (319 LI) have been
prohibited from being used as duplexes since 2001 - this is contrasted with
the rest of the City where duplexes have been permitted in all low density
residential zones (except R1) since 1994.
The Planning Act has required all municipalities to permit one additional unit in
the main building or an accessory building since 2016 (through Bill 73) - this
has for the most part already been implemented in Kitchener, except
Lower Doon.
More recently, the Planning Act was again updated through Bill 108 to require
municipalities to permit another additional unit - such that three can be
permitted.
While the Planning Act requires municipalities to permit up to three units on a
parcel of land, it is up to municipalities to establish the rules under which these
additional units can be permitted (such as number of pedestrian entrances
permitted, minimum lot width and area and setbacks)
What We Heard Report #1 29
Kitchener has been working on updating its by-law for a number of years.
For the first additional unit, the only additional requirement will be that there is
only one pedestrian entrance.
For the second additional unit (which can be in main building or accessory
building) some of the proposed rules developed by the City include:
• minimum lot area shall be 395 square metres;
minimum lot width shall be 13.1 metres; and,
minimum landscaped area is 20%
The above rules can be applied in Lower Doon, thereby permitting up to three
units on a lot, provided all regulations are met and Ontario Building and Fire
Codes can be satisfied.
Lodging houses not permitted in R-3 Zone,
unless specifically authorized on a property.
Lodging houses permitted in the R-6 Zone in
most parts of the City, except Lower Doon.
Leg -d
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t �_ commeraai
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i,onwwrei
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Establish new planning
Manage housing And/or framework for housing,
mixed use, place -making
Health/safety Behaviour College lands } Neighbourhood
Lodging house By-law
Licensing
Fire/By-law
30 LOWER DOON LAND USE STUDY
Ontario Regulation 299/19 under the Planning Act also states the
following:
A maximum of one parking space for each additional residential unit must
be provided, which may be provided through tandem parking;
• Where a Zoning By-law requires no parking spaces for the primary residential
unit, no parking spaces would be required for the additional residential units;
• An additional residential unit, where permitted in the Zoning By-law, may be
occupied by any person, regardless of whether the primary unit is occupied by the
owner of the property; and
• An additional residential unit, where permitted in the Zoning By-law, would be
permitted without regard to the date of construction of the primary or ancillary
building.
Proposed definition in Kitchener By-law:
"Lodging House — means a dwelling unit where five or more persons, not
including a resident owner of the property; may rent a lodging unit and where
the kitchen and other areas of the dwelling unit are shared amongst the
persons occupying the dwelling unit. Lodging house can include student
residences and convents but shall not include a group home; hospital; any
small residential care facility or large residential care facility licensed,
approved, or supervised under any general or specific Act; or a hotel.
Lodging Unit — means a room or set of rooms located in a lodging house or other
dwelling designed or intended to be used for sleeping and living accommodation
which:
a) is designed for the exclusive use of the resident or residents of the unit;
b) is not normally accessible to persons other than the residents or residents of the
unit; and,
c) does not have both a bathroom and kitchen for the exclusive use of the
resident or residents of the unit."
DUPLEX and THIRD UNIT
Provincial policy mandates that
Kitchener is to permit duplex and
third unit, following the rules
established by the municipality
LODGING HOUSE
Permit lodging houses in Lower
Doon in order to enable
licensing
IMPLEMENT RESIDENTIAL
LICENSE
Standards
• Maximum number of bedrooms
• Bedrooms as a percentage of the
entire unit
Compliance
• Meet zoning
• Proof of ownership
• Requirement for insurance
• Certifications of electrical, heat and
air conditioning systems
• Pass fire and building inspection
• Mandatory smoke alarms and carbon
monoxide detectors
(e.g. Oshawa, Waterloo, Hamilton)
• Post floor plans and escape plans
• Parking plan
• Regulations of storage of waste
and recycling, the time bins can be
placed at the curb and by which bins
must be removed
• Register the number of occupants
Fees
Demerit Points
• License holder receive demerit
points for violations and lose their
license if they accumulate too many
points
Publish licensed accommodation
CONTINUE THE CURRENT PROTOCOL TO MANAGE BEHAVIOUR
• By-law officers go door to door every fall
• Officers in Lower Doon every Friday and Saturday in the evening
September, October and April
• Host a Welcome Back BBQ
• Town and Gown Committee
• College information event on living off -campus
• Code of Conduct/Good Neighbour Guide for students living off -
campus
Community workshop
Invited to share your thoughts on each one of the issues, in
particular on the the solutions to address each issue.
Invited to ask questions and to have a conversation around each
one of the issues
Will not have a wrap up. You are welcome to be on your way
whenever you've shared your thoughts on the issue topics.
This input will help shape options for the Lower
Doon Area that will be discussed at the second
workshop planned for early April 2020
CONTINUE THE CURRENT PROTOCOL FOR PROPERTY
STANDARDS, PROPERTY MAINTENANCE, FIRE CODE
• By-law officers go door to door every fall
• Host a Welcome Back BBQ
• Property Standards Officers in Lower Doon at least 3 days a week,
often every day
• Parking enforcement every day
• A member of the Town and Gown Committee
• Work with the College on the student union run information event on
living off campus and offer inspection of housing for anyone who is
interested
• Fire inspection of all 182 houses in Lower Doon
• College to list houses that are substandard on their housing webpage
• Identify locations for higher density housing in suitable
locations along collector and arterial roads to enable the
market to provide higher density housing close to the College
• Accommodate all options for providing housing
• Land use/housing policy
• Design guidelines
PROPERTY with Tom Ruggle (Fire) and Mike Hudson (TPP)
1 Rental units for students are not safe or legal
2 Too many cars parked on driveways. Driveways are often widened too
much
3 Poor maintenance of houses used for student rental: garbage left out,
lawns not mowed, sidewalks not shoveled
BEHAVIOUR with Gloria McNeil (Enforcement) and Craig Dumart
(City)
Poor behaviour of students disrupt the neighbourhood (noise
from parties, vandalism)
5. Unethical and greedy landlords threaten students who
complain about conditions
6. Students retaliate to those who lodge complaints against
them
What We Heard Report #1 31
NEIGHBOURHOOD with Meaghan Rivard (Stantec) on
Heritage and Michael Sraga (TPP)
S Too many buses and cars - clogs Conestoga College Boulevard and
Doan Valley
9 Heritage attributes/character of the neighbourhood is being affected
by high number of student rental houses
10 Addition of sidewalks will impact trees that contribute to the
character of the neighbourhood
11 Students are taking up all of the street parking
12 Too many houses are used for student rental, there's no balance
with owner occupied houses
MANAGING STUDENT HOUSING with Brandon Sloan (City) and
Nick McDonald (TPP)
13. Not permitted to duplex houses or have lodging houses
14. Conestoga should take more responsibility for off -campus housing
15. City should take more control to manage off -campus housing
16. It's too much work for owners who live in the neighbourhood to
manage the issues of student housing
32 LOWER DOON LAND USE STUDY
PROPERTY with Tom Goggle (Fire) and Mike Hudson (TPP)
f Rental units for students are not safe or legal
2 T many cars panted on driveways. Onvawaya a, often widened too much
3 Poor maintenance of houses used for stW,nt rental: garbage left out, lawns not mowed, sd ewalk, not shm,l,d
BEHAVIOUR with Gloria McNeil (Enforcement) and Craig Oumad (City)
4. Poor behaviour of students disrupt the neighboudmod(noire fmm parties, vandalism)
5. Unethical and greedy landlords threaten students who Complain tamtraundintum,
6. Students retaliate to those who lodge complaints against them
NEIGHBOURHOOD with Wagner, Rivard (Stantec) on Heritage and Michael Snag. (TPP)
B Too marry buses and! cars - clogs Conestoga College Boulevard and Doan Valley
9 Heritage attributes/character of the neighboudgod is being affected by high number of student rental houses
10 Add Won of sidewalks will impact trees that rantnbute to the character of the neighboudmod
11 Stutlents are taking up all of the street panting
12 Toamarry houses are need for stodrmt metal, there's no balance with owner occupied houses
MANAGING STUDENT HOUSING with Brandon Sloan (City) and Nick MCDonald (TPP)
13. Not permitted to duple, houses or have lodging houses
14. Conestoga should take more responsibility for offcampua housing
15. City madd take more central to manage offteampu, housing
16. ICs too much work for owners who live in the neighbourhood to manage the issues of student housing
LOWER DOON
LAND USE STUDY
........................
What We Heard Report #2
October 2020
WThe Planning
im Partnership
Bray Heritage
Contents
1 Introduction
2 Public Workshop ........ 4
APPENDIX Workshop 2 Presentation ........21
What We Heard Report #2
Study Area for the Lower Doon Land Use Study N
0 500 m T
2 LOWER DOON LAND USE STUDY
1 Introduction
The objectives of the Lower Doon Land Use
Study are to:
• Review current issues, zoning and land use
designations and policies for the Lower Doon
and Conestoga College Node area.
• Examine the planning structure, land use mix
and intensity for the lands identified in the
study area
• Make recommendations to update the
Official Plan Policies, Zoning bylaw
regulations and any other planning tools as
needed for the lands identified in the study
area.
The Study Area extends from the Grand River,
along the north side of Highway 401, to the
east side of Homer Watson Boulevard, north
along the edge of Homer Watson Park to
the south side of the Grand River. The entire
area is approximately 233 ha, and includes
the Doon Campus of Conestoga College,
Doon Valley Golf Course, Willow Lake Park,
and has approximately 540 houses with
some office/commercial uses. In the portion
of the neighbourhood immediately adjacent
to Conestoga College, there are 182 houses
outside of the three existing townhouse
developments that have 251 units.
The Planning Partnership team initiated the
Study in October 2019 with a review of the
City's background information, research
on precedents of other near campus
neighbourhoods in cities across Ontario, met
with residents for one-on-one meetings,
had a site walk with residents, city staff and
the Councillor (November 13, 2019) and had
meetings with representatives from Conestoga
College (December 9, 2019) and the City's Staff
Steering Committee (January 8, 2020).
The first What We Heard report summarizes the
input received to date from approximately 20
one-on-one conversations s and the first public
consultation event held on February 3, 2020.
This report summarizes the input received
during the second round of consultation held on
September 22, 2020.
What We Heard Report #2
2 Public Workshop
The second public consultation events was held
on September 22, 2020. The community was
notified of the event by:
• Emails to all those on the project mailing list
• Posted notice of meeting on the project's
webpage (www.kitchener.ca/en/city-
services/lower-doon.aspx)
• Direct mail to all houses in the Lower Doon
Study Area
Given the current conditions of working during
the Covid-19 pandemic, in person meetings
were not permitted. The consultation event was
organized as an on workshop using the GOTO
meeting platform. Interested participants were
asked to register for one of four time slots:
10:00, 1:00, 3:30 or 6:30.
PUBLIC CONSULTATION #2
Each session was 1.5 hours in length and
included a presentation describing what we
heard in the first workshop and three options
to consider for Lower Doon. Approximately 55
people attended the four sessions.
Each session began with a presentation (see
Appendix) to provide an explanation of the three
options to consider. Following the introduction
of each option, attendees were invited to share
their thoughts. Each of the workshops were
recorded and posted to the project's web page
at the City of Kitchener.
Lower Doon and Conestoga College
The City of Kitchener is seeking input on the future vision
and objectives for the Lower Doon neighbourhood and
the area surrounding the Conestoga College -boon campus.
Learn more about the Lower Doon Review and how you can
become involved and provide input!
STIDY
AREA
�Catim+z+a;F
Stay informed by visiting:
We look forward to working together on creating a plan for
https://www.kitchener.ca/en/city-services/lower-doon.aspx
your neighbourhood.
Meeting notice for Public Consultation #2
LOWER DOON LAND USE STUDY
The following is a summary of the
conversations/questions raised during the four
workshop sessions:
regarding the suggestion that the College
could list housing that substandard and
housing that meets standards (slide 22),
clarification required that the City would
provide the information to the College,
particularly if a Lodging House Licensing
Strategy was implemented
Homer Watson Boulevard and Conestoga
College Boulevard is a bottleneck for
traffic, in particular at the beginning of
the semester for the College, will the Land
Use Study make suggestions for road
improvements
could houses be torn down and replaced
with townhouses or a small building? Will
this result in fewer people living in the
Lower Doon area or more? not necessarily
promoting this, but recognizing it may
happen with the required planning approvals
required. Already will be allowed additional
dwelling units within the existing buildings
• concern regarding exploration of options
for development along the frontage of the
golf course along Doon Valley Drive, no
community support for this the last time it
was considered
• interest in including lands west of the Tim
Hortons south of Homer Watson Blvd in the
exploration of future uses
• what is the demand for use re: growth in
student population and City of Kitchener
and how will this influence the options being
considered
• can all three options be combined in the
Study's recommendations?
• will cultural heritage be considered in a land
use and design?
• will the heritage component in Lower Doon
be maintained through recommendations in
the Land Use Study?
• most landlords are more interested in
converting houses to a legal duplex, will that
be permitted?
• what's the difference between an additional
unit and duplexing?
• owners should be allowed to convert to
additional units, if they meet the City's
regulations/requirements. Lower Doon is still
excluded from the City's new Zoning By-law
• concern about the loss of parking
on College owned lands through
redevelopment
• concern about the increase in traffic as a
result of new development
• concern about the location of the new bus
stop on College lands and the amount of
bus traffic
• lack of trails and sidewalks on Lower
Doon streets, needs to be included and
encouraged
• Lower Doon only has one way in and out,
access needs to be considered in the land
use and design scenarios
• why not apply the regulations for the rest
of Kitchener regarding additional units to
Lower Doon?
• any interest on the part of the City to
partner in the development of student
housing?
• any opportunity for the College to use their
lands on the other side of Highway 410 for
housing?
• has the College expressed interest in
development on their parking lots?
• what is the timing anticipated for the study's
recommendations? What can be done right
away?
What We Heard Report #2
• will the City address houses that are already
overpopulated
• have the landlords been involved in the
Study
what is the sequence of developing the
licensing strategy relative to permitting
lodging houses
does the City decide on the rules and
regulations for the licensing strategy
• may not have the same numbers of students
in Lower Doon for a few years due to
pandemic are there issues with student
housing without as many students here.
Does the City have short term strategies re:
by-laws?
• how has new rental by Zehrs plaza factored
into this study?
• clarification on the current height
restrictions in the neighbourhood.
• has Comprehensive Review of the Zoning
By-law been applied in Lower Doon?
• a Secondary Plan has not been completed
for Lower Doon
•
are 'granny suites" included in the
consideration of permissions for "additional
units"
• the City needs to clean up the streets in the
neighbourhood - improved snow and ice
clearing
• can the pedestrian bridge across Highway
401 be extended?
• can Doon Valley Drive be extended to
Homer Watson Blvd?
• why is a bus hub being constructed at
the end of Doon Valley Drive. Needs of
permanent residents have meant nothing in
consideration of the need for the bus hub
6 LOWER DOON LAND USE STUDY
• need additional ways in and out of the
neighbourhood
• concerned about the impact of increased
bus service on air quality
• odd that we are considering new
development without first planning for new
roads
• significant congestion with students getting
out of College parking lot
• lots of flexibility for development on lands
by the existing student residence
• concerned about safety for the students
• hope that students will use transit more,
if there was better public transit, perhaps
would reduce traffic volume
Three options were discussed as the basis for
a new land use strategy for the Lower Doon
neighbourhood. The options are not mutually
exclusive and could be combined.
1
2
3
As is
Change
Release the
By-law
pressure
Second units +
Permit Lodging
Land use/design
accessory units
Houses
framework for College-
+
owned lands
Lot assembly/
and/or
intensification
Land use/design
+
Lodging House
framework for City -owned
License
lands
Continued Infill
Strategy
and/or
Redevelopment
Land use/design framework
Continue to manage
for private lands
+
housing with By-law
Continue to manage
Enforcement and Fire
with By-law
Enforcement and Fire
The Three Options
Option 1: As Is
Secondary Units and Accessory Units
Properties zoned R-3 (319 U) have been
prohibited from being used as duplexes since
2001 — this is contrasted with the rest of the
City where duplexes have been permitted in all
low density residential zones (except R1) since
1994.
The Planning Act has required all municipalities
to permit one additional unit in the main building
or an accessory building since 2016 (through
Bill 73) — this has for the most part already been
implemented in Kitchener, except Lower Doon.
The Planning Act was again updated through
Bill 108 to require municipalities to permit
another additional unit — such that three can be
permitted.
The City is updating its Zoning By-law to
permit up to three units on a lot, provided all
regulations are met and Ontario Building and
Fire Codes can be satisfied.
The issue is primarily the number of people
living in one unit, not the number of units.
LOWER DOON LAND USE STUDY
Continue to manage properties
through Property Standards, Property
Maintenance, Fire Code
City
• By-law officers go door to door every fall
• Host a Welcome Back BBQ
• Property Standards Officers in Lower Doon at
least 3 days a week, often every day
• Parking enforcement every day
• A member of the Town and Gown Committee
• Work with the College on the student union
run information event on living off campus
and offer inspection of housing for anyone
who is interested
• Fire inspection all houses Lower Doon
Conestoga College
• College to list houses that are substandard
on their housing webpage
• College to list housing that meets City
standards
• A member of the Town and Gown Committee
• Student Union run event on living off campus
• College to share stats on where Doon
campus students live with City
Continue to Manage Behaviour
City
• By-law officers go door to door every fall
• Officers in Lower Doon every Friday and
Saturday in the evening September, October
and April to monitor noise
• Host a Welcome Back BBQ
• Member of Town and Gown Committee
• Attend College information event on living
off -campus
Conestoga College
• Prepare Code of Conduct/Good Neighbour
Guide for students living off -campus to
complement current College policies
• Member of Town and Gown Committee
The following are the diagrams illustrated during
each workshop recognizing that land could be
assembled with plans for townhouses or small
multi unit buildings. This type of redevelopment
would be subject to the City's planning
approvals. This type of development is not
necessarily promoted, but the team recognizes
this could occur.
Session 1
11 J C) 0 0
P
15m
5 t0 20m
scale 1:250
Diagrams produced during Session 1
What We Heard Report #2 9
Session 2
r
— 10
1---- L—
scale 1:250
Pig Pero f4
Diagrams produced during Session 2
10 LOWER DOON LAND USE STUDY
Session 3
Diagrams produced during Session 3
10 20m
---L ------j
scale 1:250
Session 4
v
- «mor■-���:��:�_
I- ± -Till
Diagrams produced during Session 4
What We Heard Report #2 11
Option 2: Change By-law
What the Zoning By -Law Does & Does Not Do
O
Regulate housing type
Define locations for
dwelling types and
scales
Define the amount of
amenity space
E
Cannot regulate
occupancy(the
number of people or
the relationship to one
another)
Cannot regulate tenure
Concern that specifying
Define parking bedrooms, amenity
requirements, unit sizes
Define the number of could impact housing for
permitted bedrooms "protected groups"
Challenge to monitor
Lodging houses are not permitted in R-3 Zone,
unless specifically authorized on a property.
Lodging houses permitted in the R-6 Zone in
most parts of the City, except Lower Doon.
Zoning allows City to license, regulate
and govern businesses operating within a
municipality.
Licensing is also used to require the owner
to comply with the Zoning By-law, property
standards by-laws, the Building Code and Fire
Codes.
12 LOWER DOON LAND USE STUDY
Proposed Definition in Kitchener By-law
"Lodging House — means a dwelling unit where
five or more persons, not including a resident
owner of the property, may rent a lodging unit
and where the kitchen and other areas of the
dwelling unit are shared amongst the persons
occupying the dwelling unit. Lodging house can
include student residences and convents but
shall not include a group home; hospital; any
small residential care facility or large residential
care facility licensed, approved, or supervised
under any general or specific Act; or a hotel"...
Prohibiting Lodging Houses has not addressed
the issue of limiting the number of people living
in one unit. Permitting Lodging Houses enables
licensing for better oversight.
The Municipal Act — Licensing lodging houses
1. Define a specific geographic area
2. Limits to the number of bedrooms
the cap should be based on the original
floor plan of the house, or the existing
floor plan if alterations were done with
municipal approval, and/or are consistent
with other housing in the area.
allow for variances for houses that were
originally constructed to have more
bedrooms than the cap allows, and to
ensure that the licensing regulations do
not exclude large families with children or
extended families.
3. Minimum amenity area requirements
. Minimum distance separations are not
appropriate or defensible for any form of
housing (i.e. lodging or rooming housing)
as they can be considered a form of 'people
zoning' — should there be concerns regarding
the concentration of certain types of housing
in specific neighbourhoods, consider
incentives for developing such housing in
other locations should be used
5. Provisions relating to garbage and snow
removal, maintenance, health and safety
standards and parking.
onus on landlords to manage their
properties in conformity with municipal
standards and provides the right for
by-law enforcement officers to enter
properties for inspections
without such powers, by-law enforcement
officers may only enter a property/unit if
the landlord or tenant gives their consent
6. Creates additional operation/enforcement
responsibilities for the municipality, which
frequently requires additional staffing.
i. Design the licensing program to ensure that
it does not dissuade participation. Establish
an effective enforcement and/or incentive
program.
® partnering with Conestoga who would
only advertise landlords who met the
municipality's licensing requirements
Oshawa has implemented a demerit points
system to manage properties which fail to
keep up all of the licensing requirements.
Amassing a defined number of points can
result in a warning, and then the risk of
loosing the license to operate.
Continue to manage house through Property
Standards, Property Maintenance, Fire Code
City
• By-law officers go door to door every fall
• Host a Welcome Back BBQ
• Property Standards Officers in Lower Doon at
least 3 days a week, often every day
• Parking enforcement every day
• A member of the Town and Gown Committee
• Work with the College on the student union
run information event on living off campus
and offer inspection of housing for anyone
who is interested
• Fire inspection all houses Lower Doon
Conestoga College
• College to list houses that are substandard
on their housing webpage
• College to list housing that meets City
standards
• A member of the Town and Gown Committee
• Student Union run event on living off campus
• College to share stats on where Doon
campus students live with City
Continue to Manage Behaviour
City
• By-law officers go door to door every fall
• Officers in Lower Doon every Friday and
Saturday in the evening September, October
and April to monitor noise
• Host a Welcome Back BBQ
• Member of Town and Gown Committee
• Attend College information event on living
off -campus
Conestoga College
• Prepare Code of Conduct/Good Neighbour
Guide for students living off -campus to
complement current College policies
• Member of Town and Gown Committee
What We Heard Report #2 13
Option 3: Release the Pressure
Two areas were used to illustrate the
possibilities for new mixed use development
in order to "take the pressure" off the existing
housing in the Lower Doon neighbourhood to
provide for all of the housing in demand in this
area. The explorations are founded on important
principles:
to include parks, parkettes, natural areas and
community facilities as key components of
newly developed areas
to provide for a variety of ways to move about
with pedestrian trails, cycling connections,
enhanced transit and new roads
• to provide a variety of building types with
compatible height, character and form
Example of parks, parkettes and community facilities
City owned lands/College
owned lands
College owned lands/Private
lanrlc
Map showing two areas used to illustrate development possibilities
14 LOWER DOON LAND USE STUDY
1
71
Y
IIII L
Example of parks, parkettes and community facilities
Example of approaches to transit, walking, cycling driving
i
Example of approaches to transit, walking, cycling driving
Example of approaches to transit, walking, cycling driving
Example of approaches to transit, walking, cycling driving
What We Heard Report #2
15
Example of approaches to use, height, form building character
Example of approaches to use, height, form building character
16 LOWER DOON LAND USE STUDY
Example of approaches to use, height, form building character
Example of approaches to use, height, form building character
Session 1
00
CO
00
C7D
- Student Services
- Multi -unit Residential
Townhouses
Proposed
Student Life
Centre
oo� �
0
Diagrams produced during Session 1
Ne bus stop as
pre ented by Region
of aterloo at
August 2020 Public
Consultation Centre
COr.+k�4dAA1. -
MIfiEP l�
-: PAki4FF Gf
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What We Heard Report #2 17
Session 2
Student Services
- Multi -unit Residential
Townhouses
Diagrams produced during Session 2
18 LOWER DOON LAND USE STUDY
xsrrr 710 AL
a-SIVO W TIAL
CA�M�4GAL
MTdEP V51c
Proposed
Student Life
Centre
New bus stop as
presented by Region
of Waterloo at
August 2020 Public
Consultation Centre
17
t �X
}ice µ�
i
1 i
Diagrams produced during Session 2
18 LOWER DOON LAND USE STUDY
xsrrr 710 AL
a-SIVO W TIAL
CA�M�4GAL
MTdEP V51c
Proposed
Student Life
Centre
New bus stop as
presented by Region
of Waterloo at
August 2020 Public
Consultation Centre
Session 3
Lz��
- Student Services
1 Multi -unit Residential
1 �•��
t
Diagrams produced during Session 3
FRSfPpN'fiAL
CAr.��Rf�Il.L
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New bus stop as
presented by Region
of Waterloo at
August 2020 Public
Consultation Centre
What We Heard Report #2 19
Session 4
— Student Services
Multi -unit Residential
r
Townhouses
`^ ,.. Proposed
ell Student Life —
Centre
Diagrams produced during Session 4
20 LOWER DOON LAND USE STUDY
fNSTrtiri'IjJU►L
Fi.StPrN'fWL '
GMnu1CRLllkL .
RIOP ow
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New bus stop as
presented by Region
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August 2020 Public
Consultation Centre
11
F,0
APPENDIX Workshop 2 Presentation
Our approach to working with all of the stakeholders is founded on this:
• Honest and truthful conversations
• Commitment to share accurate information as the basis for a
conversation with all,
• Commitment to update information to ensure it's an accurate foundation
for the Lower Doon Land Use Study
• We believe people have the will and capacity to work together to identify
options if they have access to all of the information
• Imperative to clarify the consequences of choices in working towards
preferred option(s)
• Imperative to clarify the many inputs to decision-making
INFORMED INPUT RESULTS IN SUPPORTABLE AND
SUSTAINABLE SOLUTIONS
GoTo Meeting
We will be recording
the meeting and
project it Welcome to the Meeting
project webpage on
the City of Some quick tips for a better meeting:
• Cameras and mics are off (otherthan the speakers)
Kitchener'sWebsite Close other programs/riles on your computer
• Get familiarwith the options/controls
• Use the chat box to share questions and comments
1. Overview of what we heard from the first workshop held on
February 4th 2020
2. Introduce three options to be considered at today's workshop
3. Discuss Option 1: Leave planning framework and management
as is
4. Discuss Option 2: Change the Zoning By-law
5. Discuss Option 3: Release the pressure
6. Wrap up and next steps
Property
Rental units for students are not safe or
legal
2 Too many cars parked on driveways.
Driveways are often widened too much
3 Poor maintenance of houses used for
student rental: garbage left out, lawns
not mowed, sidewalks not shoveled
Behaviour
4. Poor behaviour of students
disrupt the neighbourhood
(noise from parties, vandalism) ,r
5. Unethical and greedy landlords
threaten students who complain
about conditions
o. Students retaliate to those who
lodge complaints against them
What We Heard Report #2 21
Neighbourhood
7 Too many buses and cars - clogs
Conestoga College Boulevard and
Doon Valley
8 Heritage attributes/character of the
neighbourhood is being affected by
high number of student rental houses
9 Addition of sidewalks will impact
trees that contribute to the
character of the neighbourhood
10 Students are taking up all of the
street parking
11 Too many houses are used for
student rental, there's no
balance with owner occupied
houses
Allow legal lodging houses; regulate
number of people in a house
College to provide more purpose- built
student housing
Make landlords more accountable
Permit higher densities
Prohibit on street parking
Establish higher standards for rental
units
Traffic calming
Create design principles for new
buildings
More frequent bus service
Reduce speed limit on Homer Watson
Parking structure
Reduce impact of bus and vehicle
traffic on neighbourhood
Provide more shops and services in
the neighbourhood
More trees on streets
Protect existing character of Lower
Doon
Interpretation of history
Purchase property at end of
Durham Street for open space
Build sidewalks without disturbing
mature trees
Maintain green space
License duplexes and third units
Use part of golf course for housing
Incentives to support construction
of new housing
College to enforce their code of
conduct
Three Options
1
2
3
As is
Change
Release the
By-law
pressure
Second units+
Permit Lodging
Land use/design
accessory units
Houses
framework for College -
owned lands
Lot assembly/
and/or
intensification
Land use/design
+
Lodging House
framelands work for City -owned
License
Continued Infill
Strategy
and/or
Redevelopment
Land use/design framework
Continue to manage
for private lands
+
housing with By-law
Continue to manage
Enforcement and Fire
with By-law
Enforcement and Fire
22 LOWER DOON LAND USE STUDY
Managing student housing
12. Not permitted to duplex houses or
have lodging houses
13. Conestoga should take more
responsibility for off -campus
housing
14. City should take more control to
manage off -campus housing
15. It's too much work for owners
who live in the neighbourhood to
manage the issues of student
housing
The issue is not necessarily the number of
units, it's the number of people living in
one unit, creating unsafe living conditions.
Secondary Units and Accessory Units
Properties zoned R-3 (319 U) have been prohibited from being used as
duplexes since 2001 -this is contrasted with the rest of the City where duplexes
have been permitted in all low density residential zones (except 131) since 1994.
The Planning Act has required all municipalities to permit one additional unit in
the main building or an accessory building since 2016 (through Bill 73) -this
has for the most part already been implemented in Kitchener, except Lower
Doon.
The Planning Act was again updated through Bill 108 to require municipalities
to permit another additional unit - such that three can be permitted.
The City is updating its Zoning By-law to permit up to three units on a lot,
provided all regulations are met and Ontario Building and Fire Codes can be
satisfied.
The issue is primarily the number of people living in one
unit, not the number of units.
• •
Lot assembly and redevelopment with higher density uses, such as townhouses
What could that look like?
p I
i
T
r
Continue to Manage Behaviour
city
College
• By-law officers go door to door every
Prepare Code of
fall
Conduct/Good Neighbour
• Officers in Lower Doon every Friday
Guide for students living
and Saturday in the evening
off -campus to
September, October and April to
complement current
monitor noise
College policies
• Host a Welcome Back BBQ
Member of Town and
Zoning allows City to license, regulate and
govern businesses operating within a
Gown Committee
• Member of Town and Gown Committee
Gown Committee
• Attend College information event
• Student Union run event on
on living off -campus
living off campus
What the Zoning By-law does and does not do
Regulate housing type
Define locations for dwelling
types and scales
Define the amount of amenity
space
Define parking
Define the number of permitted
bedrooms
Cannot regulate occupancy (the
number of people or the
relationship to one another)
Cannot regulate tenure
Concern that specifying
bedrooms, amenity
requirements, unit sizes could
impact housing for "protected
groups'
Challenge to monitor
Continue to manage properties through Property
Standards, Property Maintenance, Fire Code
Clty
Conestoga College
• By-law officers go door to door every fall
College to list houses that are
substandard on their housing
• Host a Welcome Back BBC
webpage
• Property Standards Officers in Lower
• College to list housing that
Doon at least 3 days a week, often
meets City standards
every day
Second units +
Zoning allows City to license, regulate and
govern businesses operating within a
• A member of the Town and
• Parking enforcement every day
Gown Committee
• A member of the Town and Gown
• Student Union run event on
Committee
living off campus
• Work with the College on the student
College to share slats on
union run information event on living
where Doon campus students
off campus and offer inspection of
live with City
housing for anyone who is interested
• Fire inspection all houses Lower Doon
intensification
1
; 2
3
unless specifically authorized on a property.
As is
Change
1 Release the
I
By-law
pressure
Second units +
Zoning allows City to license, regulate and
govern businesses operating within a
Permit Lodging
1
1 tand use/design
accessory units
IHouses
1
"
1 framework for College-
+
1
-"
Licensing is also used to require the owner to
i owned lands
Lot assembly/
1
1
1
and/or
intensification
1
Codes.
Land use/design
+
1
Lodging House
fra mework for C ity�wn ed
1
License5trategy
1 lands
1
Continued Infill
I
1 and/or
Redevelopment
1
land use/deli Un fra mework
1
Continue to manage
I for private lands
1
housing with By-law
1
1
Continue to manage 1
Enforcement and Fare
1
with By-law
1
I
1
Enforcement and Firel
I-------------
What We Heard Report #2 23
39 Lodging houses are not permitted in R-3 Zone,
unless specifically authorized on a property.
Lodging houses permitted in the R-6 Zone in
most parts of the City, except Lower Doon.
Zoning allows City to license, regulate and
govern businesses operating within a
municipality.
"
.D.,. �-
-"
Licensing is also used to require the owner to
comply with the Zoning By-law, property
standards by-laws, the Building Code and Fire
Codes.
1 -•
t.«rcre:,
Legend
ResmaMal
y
�'��' -----
Commercial
• NrWOWn Sp,./H.rd
i. emwnvnam
What We Heard Report #2 23
Proposed definition in Kitchener By-law:
"Lodging House - means a dwelling unit where five or more persons, not
including a resident owner of the property, may rent a lodging unit and where
the kitchen and other areas of the dwelling unit are shared amongst the
persons occupying the dwelling unit. Lodging house can include student
residences and convents but shall not include a group home; hospital; any
small residential care facility or large residential care facility licensed,
approved, or supervised under any general or specific Act, or a hotel"...
Prohibiting Lodging Houses has not
addressed the issue of limiting the number of people
living in one unit.
Permitting Lodging Houses enables
licensing for better oversight.
5. Provisions relating to garbage and snow removal, maintenance, health
and safety standards and parking.
onus on landlords to manage their properties in conformity with
municipal standards and provides the right for by-law enforcement
officers to enter properties for inspections
without such powers, by-law enforcement officers may only enter a
property/unit if the landlord or tenant gives their consent
6. Creates additional operation/enforcement responsibilities for the
municipality, which frequently requires additional staffing.
7. Design the licensing program to ensure that it does not dissuade
participation. Establish an effective enforcement and/or incentive
program.
partnering with Conestoga who would only advertise landlords who
met the municipality's licensing requirements
Oshawa has implemented a demerit points system to manage
properties which fail to keep up all of the licensing requirements.
Amassing a defined number of points can result in a warning, and
then the risk of loosing the license to operate.
Continue to Manage Behaviour
City
• By-law officers go door to door every
fall
• Officers in Lower Doon every Friday
and Saturday in the evening
September, October and April to
monitor noise
• Host a Welcome Back BBQ
• Member of Town and Gown Committee
• Attend College information event
on living off -campus
College
• Prepare Code of
Conduct/Good Neighbour
Guide for students living
off -campus to
complement current
College policies
• Member of Town and
Gown Committee
24 LOWER DOON LAND USE STUDY
The Municipal Act- Licensing lodging houses
1. Define a specific geographic area
2. Limits to the number of bedrooms
the cap should be based on the original floor plan of the house, or
the existing floor plan if alterations were done with municipal
approval, and/or are consistent with other housing in the area.
allow for variances for houses that were originally constructed to
have more bedrooms than the cap allows, and to ensure that the
licensing regulations do not exclude large families with children or
extended families.
3. Minimum amenity area requirements.
4. Minimum distance separations are not appropriate or defensible for
any form of housing (i.e. lodging or rooming housing) as they can be
considered aform of'people zoning'- should there be concerns
regarding the concentration of certain types of housing in specific
neighbourhoods, consider incentives for developing such housing in other
locations should be used
Continue to manage house through Property Standards,
Property Maintenance, Fire Code
City Conestoga College
• By-law officers go door to door every fall
• Host a Welcome Back BBQ
• Property Standards Officers in Lower
Doon at least 3 days a week, often
every day
• Parking enforcement every day
• A member of the Town and Gown
Committee
• Work with the College on the student
union run information event on living
off campus and offer inspection of
housing for anyone who is interested
• Fire inspection all houses Lower Doon
• College to list houses that are
substandard on their housing
webpage
• College to list housing that
meets City standards
• A member of the Town and
Gown Committee
• Student Union run event on
living off campus
• College to share stats on
where Doon campus students
live with City
Permit lodging houses and Implement licensing
1. Permit Lodging Houses in Lower Doon
2. Implement Lodging House Rental Licensing
3. Finalize rules for second/accessoryunit
4. Prepare design guidelines for infill and
intensification
5. Continue to manage housing
1
2
; 3
As is
Change
Release the I
By-law
1 pressure I
I
1
second units+
Permit Lodging
Land gn I
rk
accessory units
Houses
for
1 Co]lege-
framework C
work far
owned lands
Lot assembly/
I and/or I
intensdication
1 Land useldesign I
+
Lodging House
1
1 framlands for City -owned I
License
1 I
Continued Infill
Strategy
and/or
Redevelopment
1 Land useldesign framework
Continue to manage
I for private lands
+
housing with Dy -law,
1
Continue to manage
Enforcement and Fire
with By-Iaw
1 I
Enforcementand Fire
1
Option
.SIN Parks, parkettes and
community facilities
_ _ � •'� - Tim.
+
What We Heard Report #2 25
Summarize the results of Workshop #2 and post to the project web page
Prepare Draft Issues and Options Report (October 2020)
Meet with the City's Study Team (November 2020)
Round 3 of Public Engagement: the preferred option (November 2020)
Prepare final Issues and Options Report (December 2020)
Presentation to Planning and Strategic Initiatives Committee (January 2021)
26 LOWER DOON LAND USE STUDY
•. .
1
2
3
As is
Change
Release the
By-law
pressure
Second units +
Permit Lodging
Land use/design
accessory units
Houses
framework for College -
owned lands
Lot assembly/
and/or
intensification
Land use/design
+
Lodging House
framelands work for City -owned
License
Continued Infill
Strategy
and/or
Redevelopment
Land use/design framework
Continue to manage
for private lands
+
housing with By-law
Continue to manage
Enforcement and Fire
with By-law
Enforcement and Fire
ftz
aF
i l a
1
LOWER DOON
LAND USE STUDY
T..'s
r ,l
1 � _
! f
i d
r
f _
r
w
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t
-
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1 > n
WThe Planning
i m Partnership
Bray Heritage
Appendix `E'
Comments received from the public on the proposed Lower Doon Land Use
Study Recommendations.
Craig Dumart
From:
Sent: Tuesday, November 24, 2020 11:51 AM
To: Craig Dumart
Subject: [EXTERNAL] RE: Lower Doon Consultation Meeting #3 Feedback
Hi Craig,
Thanks for including me in the study. Below are my brief comments. well done to staff.
What changes do you suggest for any of the proposed recommendations?
none. All of the recommendations are fair and were well thought out.
2. Are there any additional recommendations you would suggest?
none.
3. What additional comments do you have regarding the Lower Doon Study?
thank you to city staff and the consultant for conducting a fair study and thoroughly engaging with all property
owners. It's important to remember this study isnt just for the 10-20 "permanent" residents who live here it's for
everyone!
Thank you for taking the time to fill out this form. To ensure that we receive only one set of comments from each
individual, staff can only consider comments if they include a name and address. Please note that all comments
and addresses noted on this form may be used as part of a public staff report; however your name and any other
personal identifying information will be kept confidential in accordance with Freedom of Information regulations.
Name:
Signature:
Mailing Address:
Phone:
Email:
Date: november 24,2020
Craig Dumart
From:
Sent: IPW November 23, 2020 5:51 PM
To: Craig Dumart
Subject: [EXTERNAL] Re: Lower Doon Consultation Meeting #3 Feedback
i. What proposed recommendations do you like?
These are what I particularly liked:
a. Sidewalks on Pinnacle Drive
b. Lookout area for public access for river views
c. Expansion/ Development of the children's play park at Willow Park
d. The proposal to develop heritage walks/ podcasts about the neighborhood
2. What changes do you suggest for any of the proposed recommendations?
NONE.
3. Are there any additional recommendations you would suggest?
a. A community outreach program to promote the heritage value of the neighborhood
b. Direct access from Pinnacle Drive to Homer Watson Blvd
c. More common community spaces around the neighborhood
4. What additional comments do you have regarding the Lower Doon Study?
Thank you for taking the time to fill out this form. To ensure that we receive only one set of comments from each
individual, staff can only consider comments if they include a name and address. Please note that all comments
and addresses noted on this form may be used as part of a public staff report; however your name and any other
personal identifying information will be kept confidential in accordance with Freedom of Information regulations.
Name:
Signature: I
Mailing Address:
Phone:
Email:
Date:
November 23, 2020,
On Thu, Nov 19, 2020 at 6:29 PM Craig Dumart <Craig.Dumart@kitchener.ca> wrote:
Hi everyone,
Thank you for attending the Lower Doon consultation meeting #3. Please provide your feedback using this
comment format below. Please return (by mail, email or fax) to the address listed below, by November 29,
2020.
A copy of the slides presented and recordings from each of the presentations will be available by early next
week and will be posted on the lower doon webpage: https://www.kitchener.ca/en/city-services/lower-
doon.aspx
Craig Dumart
From:
Sent: Thursday, November 26, 2020 4:34 PM
To: Craig Dumart
Cc: Katie Anderl
Subject: [EXTERNAL] Re: Lower Doon Consultation Meeting #3 Feedback
Hi Craig,
�y
Thanks for holding the November 18th community meeting. Please see my comments below.
1. What proposed recommendations do you like?
- Recommendations 1 and 3 are preferred. Any future development consisting of mixed, retail and
residential uses should be constructed abutting major transport routes such as Homer Watson and
Highway 401.
Development should not be considered on local streets such as Pinnacle Drive in an effort to maintain and
respect heritage characteristics and aesthetics that do not conform to today's new architecture.
2. What changes do yougest for any of the proposed recommendations?
Option 1 - The City of Kitchener should not approve the amalgamation of lots in order to construct and operate
a student ghetto. The "do nothing" option can be turned into "do something" whereby the City of Kitchener
dismisses applications associated with the demolition of single detached homes in order to construct student
ghettos that just will cause more calls and emails to bylaw. This means to not change the zoning to permit
more homes and instead revise zoning so to not promote destruction of our beautiful neighbourhood. I would
like to see stricter rules on amalgamating properties for financial gain (rent money).
Option 2 - If lodging licences are seen as the solution, there should be a dermit point system whereby points
are gained for any calls/emails associated with the property for a wide range of infractions including
(noise/nuisance, rubbish, property aesthetics and maintenance).
Recommendation 2 consisting of granting lodging licences is not preferred for the many reasons
- no incentive for landlord to join program;
- promotion of overcrowding and "parking lot" driveways in which you cannot regulate occupation;
- overcrowding would lead to more traffic, nuisance and noise complaints;
- annual inspection of these properties will unlikely address overcrowding;
Option 3 - Focus development on the west side of Homer Watson and construct a student tower away from
residences.
3. Are there any additional recommendations you would suggest?
- I would recommend development of local parks and services within the community.
- Rental properties should also be subject to a point system to ensure compliance with by-laws,
maintenance of aesthetics and to uphold the peace and quiet of the neighbourhood.
4. What additional comments do you have regarding the Lower Doon Study?
- Greatest concern is the demolition of single detached homes and the amalgamation of lots to construct high density
units to be occupied by students. The power and responsibility lies with the City of Kitchener to ensure the voices of the
residents are heard.
Thank you for taking the time to fill out this form. To ensure that we receive only one set of comments from each
individual, staff can only consider comments if they include a name and address. Please note that all comments
and addresses noted on this form may be used as part of a public staff report; however your name and any other
personal identifying information will be kept confidential in accordance with Freedom of Information regulations.
Name:
Signature: Email to Craig Dumart on November 26th at XXpm serves as
signature
Mailing Address: 1000
11138
Phone:
Craig Dumart
From:
Sent: Wednesday, November 18, 2020 8:28 PM
To: Tchapman@planpart.ca
Cc: Craig Dumart; Christine Michaud
Subject: [EXTERNAL] RE: Comments on presentation and recommendations
Hello All
I have a few comments on the recommendations:
Role of the College:
1 and 2 ) Asking the College to list houses available for student rental in the Lower Doon neighbourhood .... On their
housing webpage.
This has been attempted in about 2016 ( when I was Ward Councillor) in a partnership with the Conestoga
College Student Inc. It was only the student union that was able to implement this idea because the College had
no interest in participating in listing houses that were safe or unsafe for students to rent. Unless something has
changed I would be surprised if the College would agree to participate in this kind of a program. I believe their
reasons for refusing to do so were that they could be held legally responsible should they support specific
housing.
3 and 4) College is a member of the Town and Gown and the Student Union participates in the Welcoming BBQ as well
as additional events in the past. Your recommendation is a mote point.
5) What is the benefit to sharing statistics on where students from the Doon live?
Protect Heritage:
How will these recommendations protect heritage if only guidelines are used for planning future development? As I
indicated in my question during the meeting : Guidelines don't have any "teeth" and can be challenged by landowners at
a variety of tribunals which invariably result in decisions that go in favour of the landowner.
Licensing lodging houses :
Great idea but which landlords will actually apply for a license? If they can continue to skirt the laws/building codes then
they will continue to do so. I believe that the department that has the greatest hammer is the Fire Department because
they can actually issue orders that will shut down a house and force the land lord /owner to make the appropriate
modifications/improvements to the building to make it a safe and habitable building.
Two attempts by me to bring forward a licensing bylaw to the Lower Doon area failed at Council. Would allowing
lodging houses automatically create the ability to license these homes? Since the City already has a distance separation
between lodging houses could this result in a challenge to a tribunal?
When will residents be able to view the recording of the workshop? I believe there may be more comments from people
if they can go through the presentation a bit slower. It can be difficult to absorb everything and although I took some
pictures to remind me I was not able to take pictures of all of the slides.
Will the comments and questions that are sent in be included in a future report that could be viewed by residents?
Thank you for your time reviewing my comments.
Community Liaison Doon Pioneer Park Community Association
Former City of Kitchener Councillor Ward 4
2010-2018
Follow your dreams of a better world, and keep on trying, even when there seems to be
little hope, because it is the right thing to do." Robert Alan
Sent from Mail for Windows 10
Craig Dumart
From:
Sent: Tuesday, December 01, 2020 10:01 PM
To: Craig Dumart
Subject: [EXTERNAL] RE: Lower Doon Consultation Meeting #3 Feedback
HI Craig,
I think I have sent my main comments the night of the presentation. After reviewing both videos tonight, I
would however like to include a summary of ones that I may have included that night as well as some that I may not
have.
I am really not sure there are significant changes/recommendations that are vastly different from what has been tried in
the past.
I don't have a lot of faith in the College stepping up for student housing or addressing student behaviours, no matter
what other colleges have done. Until the College's funding from the province/feds changes and includes housing like
the funding does for universities I don't believe there is any benefit for them to do so.
I believe that promises to enhance the natural spaces around old Willow Lake/Park were included in the work /EA that
Engineering did years ago when there was discussing on the decommissioning of the pumping station on Old Mill Road.
That project has either been shelved or pushed back into the future. What has happened to that study/document? Did
the consultant have any conversations with engineering staff?
Although Heritage locations/sites have been identified in the study, I feel that further acknowledgement of those sites
and then respecting them by protecting them which has not occurred in the past, possibly this document will give
Heritage a support that is need protect those sites in the Lower Doon area.
Unfortunately, I don't see that landlords are going to jump up and down to be included in a reward system for
improving their houses or be worried about demerit points if they do not. I tried a similar strategy with Conestoga
Student's Inc. in around 2016. As long as they are getting their rent and students are afraid to complain to Bylaw/Fire or
police nothing will change.
I wish I had seen some recommendations about increasing fire department's ability to inspect more houses. This would
have given the long term residents some comfort and the students a stronger sense of safety.
Can you tell me what the cost of this consultation process is?
Thanks for doing your part in the study. I will follow with interest Council's comments around the staff report on January
11.
Warm Regards,
Community Liaison Doon Pioneer Park Community Association
Craig Dumart
From:
Sent: Thursday, December 10, 2020 11:27 AM
To: Craig Dumart
Subject: [EXTERNAL] notes regarding November 18th meeting about Lower Doon
Attachments: Notes and Comments Arising From Community Consultation Event November 18.docx
Good morning Craig, I was in attendance for the Zoom meeting regarding plans for Lower Doon which was held on
November 18th.1 felt that it was easier to reply in the form of a word document which I have attached below.
Regards,
UNINOMW
Kitchener, ON
Notes and Comments Arising From Community Consultation Event November 18 2020
1. There is no substance in the section on Heritage. I defer to Barb Thomas's letter for this section.
She puts things very clearly. I would add however that it beggars belief that your investigations
find no historical significance to Lower Doon when the areas of Blair and Upper Doon have been
deemed to have such significance. It is also interesting to note that there is extensive research
going on in the area along Fisher Hallman Road and numerous historical artifacts being found.
Does it not seem reasonable that if these neighbouring areas are being found to be historically
significant that perhaps Lower Doon is as well?
2. Recommendation 9, permitting additional dwelling units ignores the concept of enforcement.
How would this recommendation be enforced?
3. Recommendation 11, regarding sidewalks is too vague. Where would they go? There is no room
on Pinnacle. The stretch of Doon Valley Drive between Conestoga College Boulevard and
Pinnacle would be better served by a multi -purpose path similar to the one on Conestoga
College Boulevard, along the side where there are no houses.
4. Allowing lodging houses is a bad idea. The recommendation does not address the current
problem of lodging houses which were created without permits. These dwellings will continue
to operate without penalty and with little or no oversight. The new recommendation would only
affect newly renovated houses.
5. In recommendation 15, the landlords need to be required to participate in a licensing program
not "encouraged "to do so. This is assuming the project is allowed to proceed in the first place.
6. In recommendation 17 which deals with establishing guidelines for compatible development it is
stated that " guidelines are recommended for the Lower Doon neighbourhood to ensure that
development is compatible with the nature and character of the area." Yet, the entire nature of
this proposed project is aimed solely at developing more student housing. It would cram more
and more people of a similar age —18-24 - into the existing space thus increasing the problems
that are being experienced by the current taxpaying residents of this area.
7. Recommendation 18 states "Request that Conestoga College... neighbourhood." Assuming this
project goes ahead, the College does not need to be requested, it needs to be required. If
requested, the College will just do what it has always done i.e. whatever it damn well pleases.
This applies to recommendation 19 as well.
8. Recommendation 20 states that officers (not clear if these are police officers or by-law officers)
are in the neighbourhood every Friday and Saturday evening and 21 says that by-law officers are
in the neighbourhood three days a week. If this is so, does this not indicate that there is an
obvious problem here? Adding more students to a confined space will only increase the
problem.
In summary, it seems like the College matters and the permanent taxpaying residents do not.
Everything is aimed at making things easier for the landlords, allowing them to cram ever more
young students into the area. This is making it less and less attractive to live here and will
certainly discourage families from moving in. The ghettoization continues.
Sent: Thursday, December 10, 2020 7:36 PM
To: Craig Dumart
Subject: [EXTERNAL] Re: GoToMeeting Invitation - Lower Doon - draft recommendations follow
up
Hi Craig,
Thanks so much for setting up Tuesday's meeting.
My only comment is that if lodging houses are considered to be a viable option within our neighbourhood, i would
recommend an incentive program to encourage landlords to ascertain a licence. Furthermore, I would encourage
numerous visits to the household by the licensing authority in an effort to ensure compliance of property
standards. The dermit point system would also keep landlords in tune with their properties so to not lose the licence.
Take care.
On Tue, Dec 8, 2020 at 3:33 PM Craig Dumart <Craig.Dumart@kitchener.ca> wrote:
Hi
Thank you for taking time to discuss the recommendations with us this afternoon. If you would like to provide formal
written comments please send them directly to me! The goal is to bring the recommendations to council early
February.
Thanks so much,
Craig Dumart, BES, MCIP, RPP
Planner I Planning Division I City of Kitchener
(519) 741-2200 ext 7073 1 TTY 1-866-969-9994 1 craig.dumart(a)-kitchener.ca
Craig Dumart
From:
Sent: Sunday, December 20, 2020 2:14 PM
To: Craig Dumart
Cc:
Subject: [EXTERNAL] 11 Amherst Dr.
Hi Craig,
I just wanted to write to let you know that we strongly support lodging housing and permitted duplex.
As you all know, the college is near by and there is lots of demand for the housing but there is not
much. Instead of students living in a condition where it is not suitable, if lodging housing is permitted
then it is easier for them to find a good comfortable lodging and it is easier for the house owners to
find tenants.
Thank You,
On Wednesday, December 2, 2020, 02:20:23 p.m.
Sent from my iPhone
Begin forwarded message:
From: Craig Dumart <Craig.Dumart@kitchener.ca>
2 2020 at 9:24:42 AM EST
Subject: RE: Re: lower doon.
The recommendations will be before council in February. Once they have endorsed by council, staff will
start implementing the recommendations over the next 6-8 months. Subject to no appeals September
2021. If you support any of the recommendations such as permitting duplexes and lodging houses please
send me formal comments.
Craig Dumart, BES, MCIP, RPP
Planner I Planning Division I City of Kitchener
(519) 741-2200 ext 7073 1 TTY 1-866-969-9994 1 craia.dumart(a kitchener.ca
Craig Dumart
From:
Sent:ues ay, ecem er` 15, 2020 10:45 F
IL
To: Craig Dumart
Subject: [EXTERNAL] Re: Comments
Craig Dumart,
Re 23 Recommendations
I went through each one of the recommendations.
HERITAGE
1. ID character areas makes sense, Pinnacle to Amherst north
2. Statement of Heritage value, policies lower doon.
Really? There are 4 Heritage occupied houses in the area.
3. ID heritage attributes. Guidelines for conservation and development.
Yes to attributes, but guidelines for development?
4. Designate Key properties for cultural heritage.
There are very few in the area ands are recognized.
5. Conserve prop. on Muni Heritage.
Same as above
6. Design heritage interpretation.
Just for lower doon?
ENHANCE SUPPLY OF HOUSING
7. Promote Purpose Built on College Land
Tibbits says, quote, we are in the teaching business not the housing business.
Not likely College is giving up land for housing.
8. Promote higher density and mixed use south of Homer Watson
Makes sense, likely 4-6 years away.
9. Additional units built, 3 per lot.
Make sense, will provide relieve in shorter term.
10. Delete restriction of duplexing.
Long overdue.
ENHANCE PUBLIC REALM
11. Sidewalks, protecting trees.
Absolutely yes.
12. Enhance public space, signs info etc.
YES, education is paramount.
ALLOW LODGING
13. Permit lodging, 5 or more.
Can only work if occupancy load is regulated in any built form.
14. Prepare licensing program, pointsystem.
Who administers?
15. Encourage Landlord participation
Where is the incentive? The demand for affordable housing
is so strong that any perceived benefit through licensing is
not evident.
PREPARE PLANNING FRAMEWORK
16. Planning framework for vacant/underdeveloped lands south and west
Makes sense in whole of study areas
17. Urban design insuring compatibility
How can we insure compatibility if we are searching for a newly
built form that takes off the immediate pressure and ensures
safety while accommodation market forces?
ROLE OF COLLEGE
18. College to manage Student housing in area.
The College has had legal advise recommending not to engage
or preference choices based on perceptions.
19. Code of conduct off campus
That makes sense if guidelines can be established that are
easily understood within a disciplinary framework.
MANAGE BEHAVIOUR, PROFESSIONAL STANDARDS
20. Manage behaviour
Yes, through education
21. Manage professional standards.
Yes, through education
22. Manage through fire safety.
Yes, through education
23. FORM NEIGHBOURHOOD ASSOCIATION
Great Idea that was proposed by City Counsil in 2002.
That never happened. The city took over the idea through
establishing the Town and Gown committee.
In Closing
Conestoga has attracted the need for affordable housing in the area
of about 10,000 Students. There are currently over 1,100 living in the study area.
While Lower Doon has a heritage component it is of little significance solving
the mandate of the study.
The desire is to find a solution that will satisfy all stakeholders.
A newly built form that has medium density with smaller units that
will not lend themselves to overcrowding.
Sent from my iPad
On Dec 8, 2020, at 7:24 PM, Craig Dumart <Craig.Dumart@kitchener.ca> wrote:
Hi
The 3 options were from the 2"d consultation which were used for a workshop exercise only. We are
seeking input from the public on the 23 recommendations that were presented on November
18th engagement session which can be found here.
https://www.kitchener.ca/en/``citV-services/lower-doon.aspx
Thanks,
Craig Dumart, BES, MCIP, RPP
Planner i Planning Division i City of Kitchener
(519) 741-2200 ext 7073 i TTY 1-866-969-9994 i craig.dumart(c-kitchener.ca
<image001.png>
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From
Sent: Tues ay, ecember 08, 2020 5:23 PM
To: Craig Dumart <Craig.Dumart@kitchener.ca>
Subject: [EXTERNAL] Re: Comments
Hi Craig,
Additional / formal comments.
Option 1.
As is. Lot assembly and intensification makes sense.
Especially in areas that are 80-100% Student occupied already.
Option 2.
Change By -Law.
Makes no sense if the overarching issue can not be addressed.
As in, not being able to regulate the number of people living in one unit.
Option 3.
Release the pressure.
Very much required given the high demand for affordable housing
next to Conestoga College Doon Campus.
Supportive of Landuse / Design Framework for suitable lands
in the Study area.
]
VesidWent, Landlord, Landowner and member of Town and Gown Committee.
P.S.
Craig,
You use these comments plus my previous ones if you like.
Also, I am available for any clarifications if needed.
Thank You
Oliver
Sent from my Wad
On Dec 8, 2020, at 9:42 AM, Craig Dumart <Craig.Dumart@kitchener ca> wrote:
Did you have formal comments to support any of the recommendations that you
wanted share ? if not I can use the comments below as formal comments that will be
part of the appendix for the staff report.
Craig
Frorrimm—
"EMMMMMMMMM
Sent: Saturday, November 21, 2020 5:39 PM
To: Craig Dumart <Craig.Dumart kitchener ca>
Subject: [EXTERNAL] Comments
Hi Craig,
Just some initial comments.
There will some more before the 29th.
Lower Doon.
I may have a unique perspective being a landlord, landowner and a
resident in the area.
16 years ago I enquired about the possibility of purpose built housing to
support the
college and the students that it attracts.
Over a period of 3 years I sponsored the architecture and design program
of conestoga college.
Those students were tasked to design the best accommodation on land
we own.
The city rejected these proposals outright.
As you know Garrett worked very hard to come up with a proposal for our
lands that made
ultimate sense. Purpose built, licensed and professionally managed to
facilitated market forces.
That is now being considered across the study area.
Now, the lower doon housing study has done a great job considering the
limitations it is working with.
Mainly the inability to control the overcrowding in any of the proposed buill
forms.
Licensing makes sense if it provides means to create safe living that limits
the amount
of occupants that can be allowed in any given environment.
I suggest to consult with the Fire department to get their input of the level
of
Life safety and Risk management as those are the mandates that guide
them.
Finally, my biggest wish is for you to be successful in guiding all of us to a
workable solution for the area we call home.
Sincerely yours
a
Craig Dumart
From:
Sent: Wednesday, November 25, 2020 8:29 PM
To: Craig Dumart
Subject: [EXTERNAL] Feedback on Lower Doon Consultation #3 Nov 18 fro
Attachments: 2020-11-25 To Craig D Feedback on Lower Doon Planning Consultation.docx
Hi again Craig:
Here is my feedback on the Lower D66n Consultation #3 held on Nov. 18 using Zoom.
Xitchener, ON, 95MMIM"
I
0
Feedback on Lower Doon Planning Consultation on Nov 18 2020
Name:
Signature:
Mailing Addres
Phone:
Email:
Date: November 19,2020
Question 1- What proposed recommendations do you like?
1- Protect Heritage (6 Recommendations)
It is always important in my opinion to preserve history. I used to teach high school history (amongst
other things.) It is important. Those who don't know their history are doomed to repeat all the mistakes.
So I like all of these recommendations. But don't be looking for ways to do less here. Go full bore on the
History. You can never replace it. We have a lot of students here who by nature are not history buffs (too
young) — make it easier for them to love living in a historic spot.
These 6 recommendations are all good but they are understated and don't have any teeth. Don't make
any of these an option. As I say below in the other section I am horrified by what has happened to the
historic gem of Lower Doon to cowtow (show servile deference) to the College and the pursuit of money.
Tell the College they must contribute to this community not destroy it as they do now. And keep the
unscrupulous landlords in their place. They don't show any sign of valuing the history of Lower Doon.
Now when I walkaround in the student areas (which have completely destroyed the old centre section of
Lower Doon) I walk through garbage and discarded PPE (for Covid) constantly. There is no community
spirit or reverence by these students for where they are living. And there are too many of them in relation
to other age groups to actually build a balanced community here. A celebration of the importance of the
history of Lower Doon may help these kids to take care of their temporary home better. They are basically
good kids but have no appreciation of how to be good community members. The permanent residents
who pay the huge taxes charged by the municipal governments here deserve to live in a good
community and so do the hundreds of kids who go to Conestoga and currently negatively affect the
neighbourhood. A celebration of Lower Doon history will go some of the way to thank these poor
outnumbered grown up people (permanent residents) currently living in a ghetto.
We don't have to continue to have a ghetto in Lower Doon— you can make things better not worse for all
of us. We don't have to be like other Ontario post -secondary towns with out -of -control ghettos for
students.
This is a huge undocumented and unrealized problem in any Ontario area with a post -secondary
institution.
2- Enhance the Supply Of Housing (4 Recommendations)
Recommendation 7 is the only one of these 4 under Housing Supply that I agree with
Promote the development of purpose-built student housing on lands owned by Conestoga College
by the College -I agree with this recommendation as long as the College MUST take more
responsibility for itself instead of always taking from the community like a leech. Conestoga College
must contribute to the Lower Doon community instead of taking whatever it can get with little or no pay-
back.
3- Enhance the Public Realm (2) - I agree with both recommendations here but have comments
Recommendation 11
Implement additional sidewalks as per the City's ongoing work, ensuring that existing street trees
are protected. - I like this but am wary because I think this means sidewalks on Pinnacle and there is not
enough room to do this properly or safely. Pinnacle is an old rural,historic street. It was not meant to have
sidewalks and I doubt that they will work. If the only reason you are doing this on Pinnacle is to prevent a
lawsuit give up on this. It is impossible without making a hash of it and deleting more piece of our history.
HOWEVER, a paved pathway on one side of the east -west section of Doon Valley Drive (from
Conestoga Blvd to the Pinnacle corner) would be an asset. That road is like the Daytona 500 in the kids'
eyes and an asphalt path would make this safer. See Barb Thomas' letter when it arrives. — she knows
far more about this anybody else. She has a professional background which backs up her views.
Recommendation 12
Enhance the public space. All of the suggestions made here sound good to me. Lower Doon is pretty
much of a nasty looking dump of a place now except for the houses that still belong to permanent
residents on Old Mill and the homes in the 3 new condominium developments (which have few or no
students) so any improvements in the way our "hood" looks would be helpful.
A neighourhood design exercise should be initiated for the park at Conestoga College Boulevard and Doon Valley Drive. Enhanced
landscape planting, additional seating, information kiosk and interpretive signage should be considered in design. Enhance Willow
Lake Park and area. Heritage Lookout Park Signage , Heritage plaqueS?? (more than one plaque) telling the story of Lower Doon
4- Allow Lodging Houses (3)
Lodging houses are not permitted in R-3 Zone, unless specifically authorized on a property. Lodging
houses are, however, permitted in the R-6 Zone in most parts of the City, except Lower Doon.
Recommendation 13
Permit Lodging Houses. I agree because this is probably better than the mess we have down here
now and perhaps some of these could be turned into family dwellings. I would love to see new
immigrants to Canada getting a good deal on a house like that.
Lodging houses are not permitted in R-3 Zone, unless specifically authorized on a property.
Lodging houses are, however, permitted in the R-6 Zone in most parts of the City, except Lower
Doon.
It is recommended that Lodging Houses be permitted in the R-3 and R-6 Zone in Lower Doon to
enable the City to implement a licensing program to regulate Lodging Houses.
I do have one reservation though, dealing with the three existing Condominiums with R-6 designations
in Lower Doon. I will cover this in the second section following but briefly — if this means they can put
students into the three existing condominiums and override their "Condominium Declarations" which
may not allow students then there will be hell to pay. I know for sure we have what we thought were iron
clad prohibitions on students in my condominium. Don't even think about messing this up please.
Sorry to be grumpy. I do not pay these huge taxes to put up with anything like that.
Recommendation 14
Prepare a licensing program for Lodging Houses in the Lower Doon neighbourhood. Yes, I agree
with this but make sure it is enforceable. I am sick of the namby-pamby limp-wristed approach taken to
our current landlords who have ridden all over our community — you can get away with a lot — make that
STOP!
The Municipal Act enables municipalities to prepare licensing program for lodging houses. The licensing by-law would enable
Kitchener to:
-Define a specific geographic area
-Ensure compliance with the Ontario Building and Fire Codes
-Limit the number of bedrooms: the cap should be based on the original floor plan of the house, or the existing floor plan if
alterations were done with municipal approval, and/or are consistent with other housing in the area.
-Allow for variances for houses that were originally constructed to have more bedrooms than the cap allows ???? This means??
-Define minimum amenity area requirements inside the house and on the property
-Minimum distance separations are not appropriate or defensible for any form of housing as they can be considered a form of
`people zoning'
-Identify provisions relating to garbage and snow removal, maintenance, health and safety standards and parking
-Onus on landlords to manage their properties in conformity with standards and provides the right for by-law enforcement officers
to enter properties for inspections. Without such powers, by-law enforcement officers may only enter a property/unit if the landlord
or tenant gives their consent
-Implement a demerit points system to manage properties which fail to keep up with the licensing requirements.
(I have included this information for me to refer to in the future.)
QUESTION - Why is the recommendation on purpose-built student housing not considered to
be `people zoning'? How can this kind of thing not be the dreaded people zoning? We are in a
mess here from people zoning which needs to be fixed. Post-haste!
Recommendation 15
Encourage landlords in the Lower Doon neighbourhood to participate in the licensing program.
Good but...
Don't just encourage — don't make this an option. If you want to rent to students and line your pocket —
this is how we do it here. Love it or leave it. That would be difficult but either do this right or don't do it
at all. Remember that in general the landlords down here are about money making not community -
building.
And they are not above lying when you ask them questions about what they are doing without a visible
permit. Most of them are not products of a Canadian childhood and display a lack of Canadian values
around housing, gardens, upkeep and the like. None of this is illegal or immoral but it certainly makes
living together much more difficult— it needs attention in Lower Doon. Remember, when in Rome...
behave like a Roman. Can we for instance teach landlords that students are not to be abused and used
as an ATM? This is certainly not a normal Waterloo Region value.
5- Prepare a Planning Framework (2)
1 agree with these recommendations but please see my additional comments in Part 2.
Recommendation 16 -
Prepare a planning framework for Lower Doon to identify the land use and design framework for
vacant/underdeveloped lands in the area.
Recommendation 17 -
Prepare urban design guidelines for the Lower Doon neighbourhood to ensure compatible
development.
6- Role of the College (2)
1 agree with these recommendations but, again, please see my comments in Part 2.
Recommendation 18 -
Request that Conestoga College play an active role in managing student rental in the Lower Doon
neighbourhood.
Recommendation 19 -
Request that Conestoga College prepare a Code of Conduct/Good Neighbourhood Guide for
students living off -campus to complement current College policies
7- Manage Behaviour & Oversee Property Standards (3)
1 agree with these recommendations but please see my suggestions in Part 2.
Recommendation 20 -
Continue to manage behaviour according to current protocols.
Recommendation 21 -
Continue to manage properties by implementing the current protocols through Property
Standards and Maintenance
Recommendation 22 -
Continue to manage properties through current protocols for Fire Inspection
8- Role of Lower Doon Residents (1)
I agree with this recommendation but please see my suggestions on this in Part 2.
Recommendation 13 -
Form a neighbourhood association in Lower Doon.
Question 2- What changes do you suggest for any of the proposed recommendations?
1- Protect Heritage
I am horrified by what has obviously happened in Lower Doon over the years. Growth
and money making has meant more than history — history, especially indigenous history,
that is unique, is ignored and can never been revived after it has been destroyed.
As for the recommendations being made around heritage. I agree with all of them but, as noted above,
they need TEETH. These are nice little recommendations but they don't command vigour and hard work
to make sure future Doon residents know where they are living, who lived there in history and appreciate
it. Do all of this aggressively and seriously. The suggestions are good but do they have teeth? Will any of
this actually happen?
Why is 39 Doon Valley Drive not mentioned as a heritage property? — it is plated and well known as a
heritage property. And 25 Durham Drive — this is also a plated property right now and should be
mentioned. Who did this study? In addition 86 Pinnacle which is now approved for demolition (This is
shameful) is a house with history according to Barb Thomas' letter. And now it is approved for
demolition so somebody can profit from it. And there is probably nothing we can do to save it.
And I think the developer is going to get away with this! Many of us in Lower Doon are more interested in
protecting history here in Doon rather than enriching somebody else who probably doesn't care or live
here. We value our historic community and don't want it ruined further. The big "surprise" of the
demolishing the former historic church on Durham Street just across from 25 Durham is a tragedy! Yes,
by the time it was demolished it had deteriorated a lot — was this to allow it to be demolished? And
nobody said, What are you doing? Explain yourself. History has been inconvenient in Lower Doon.
Somebody or somebodies should be ashamed of themselves. History destroyed cannot be reclaimed.
The historic heritage of Lower Doon has not been protected when it became inconvenient. I am appalled
by what I found here in Doon after I moved from another part of Ontario. Who did the historic research
for Stantec? Was it young students who had more to learn before being let loose I wonder. People
working to a city mandate of finding as little history as possible. This heritage assessment of Lower
Doon appears to have missed historic properties and needs to be corrected. There is no excuse for what
has been allowed to happen to history in Lower Doon. This unique history does not exist anywhere else
in Canada. SHAME!
As for Recommendation 2 noting that the area (of Lower Doon) is likely to have potential for both pre -
contact and historical archaeological heritage (read indigenous for sure!) NO KIDDING! This whole
section gives SHORT SHRIFT to this important indigeneity issue. There is almost no doubt that
indigenous peoples were here long before pre -contact. (Thousands of years!) Why is this so unimportant
to so many of today's settlers? The Truth and Reconciliation Document is important not something to be
attended to if it is convenient and doesn't disturb making money! The settler culture (that is most of us in
Canada) must attend to the T&R report for sure, not just if it is convenient as has been done in Doon. I
think we can be sure that most landlords and the college do not find the T&R convenient. The plans
being considered for Lower Doon are going to further destroy history not enhance it in my opinion. A few
plaques and benches do not make history.
2- Enhance the Supply Of Housing
I do not agree with Recommendations 8, 9 or 10. See below.
Lower Doon is a small piece of land. The area of the very middle in the section currently crowded with
students is only 23 hectares. I measured it very carefully for the OMB Hearing PL 170535 in 2018. DO
NOT CROWD MORE PEOPLE IN HERE UNLESS THEY ARE RESPONSIBLE ADULTS! There are
already far too many people living here and to make matters worse most of these people are YOUNG
students away from home for the first time. The international students are nice enough kids (far better
than our Canadian kids — sorry to have to say this but it is true) but they are IMMATURE in the extreme
and when they graduate and leave they will be replaced by another set of immature students. It is not
fair to expect us to cope with hundreds of these students like parents.
Recommendation 8
Promote the development of higher density housing and/or mixed use on vacant lands south of Homer
Watson through Official Plan amendments and zoning. Sounds doable but could increase the crowding
we already experience here. On a school day (without Covid) you can barely get across Doon Valley now
so more high density housing isn't going to work well here. I know you are going to ignore this BTW but I
have to say it. Make sure we can still have some nature around us instead of overcrowding.
Recommendation 9
Permit Additional Dwelling Units, provided all relevant planning policies and regulations of the City are
met, and that the relevant requirements of the Ontario Building and Fire Codes can be satisfied. This
sounds good but unless you can make sure people will behave (you can't) don't add more people here no
matter what Doug Ford wants. A serious emergency and we won't be able to get out of here alive now.
Recommendation 10
Delete Section 15.D.12.16 of the Official Plan. Currently the Official Plan for the City of Kitchener includes policy
15.D.12.16 that states: "Notwithstanding the Low Rise Residential land use designation on the lands located in Lower Doon, duplex
dwellings and second dwelling units in semi-detached dwellings will not be permitted."
Right now there are many, many illegal duplexes in Lower Doon. I have watched them being built by
unscrupulous landlords pretty well from the time I moved into Lower Doon. (2004). The City of Kitchener
did not have what it took to prosecute these people. (Later they found one house with 17 students in it!
How would you like your kid to be living in a place like that? And there was the house that burnt down
with 5 unrelated people living in it — fortunately no one was killed but that was mainly lucky, not planned)
I was told the stories of a man my neighbours referred to as Ivan the Terrible by older permanent
residents after I moved to Lower Doon. Don't make anything he did look good please. He was wrong,
wrong and wrong. And we are living with what he started and then others got away over and over again.
Make things right please not worse.
Landlords who are about money first and tenants second have flagrantly broken the law in Lower Doon
and gotten away with it over and over. Please do not let them win (and laugh at us all the way to the
bank as they must be doing now!) by deleting that Section 15.D.12.16 of the Official Plan. These current
illegal duplexes are the main reason we have too many students in Lower Doon. Crowded is crowded.
The homes that were illegally converted were good family homes or homes where a family could rent to
students, make a little money AND SUPERVISE THEM SOMEWHAT AS WELL.
This unenforced duplex issue is one of the main reasons why we don't have a good community in Lower
Doon. Do something that will encourage a variety of people not just students. Continuing to ban duplexes
in Lower Doon is a good way to keep students safer and reduce the number of students. Charge the
landlords who have taken advantage of the ability to do anything and not pay the price in Lower Doon.
Don't let Doug Ford tell you what to do, his government does not know what they are doing. Just hedge
until they are gone.
I taught high school for 30 years in Ontario. I generally liked "my kids" but quickly realized that it is
important to TO NEVER PUT TOO MANY OF THEM TOGETHER WITHOUT OVERSIGHT until they are
into their twenties (Note: that is generally after they leave college!). I taught Parenting (amongst other
things) and my background is Social Science and Human Development.
Females mature into more independent young adults in their very early twenties. Males on the other
hand are 2-3 years behind in developing adult -like qualities compared to females. (I kid you not - and
there is plenty of neurological evidence of this phenomenon. I based most of my OMB presentation on
this. ) The young males entering Conestoga are basically just young and they will graduate before they
mature only to be replaced by more immature young males. Because that is the way it is.
The solution to this is FEWER STUDENTS in the centre (23 hectares) of Lower Doon Reduce the
number students in general and attempt to bring in more "grown ups" and their children to level
things out.
Too many students in a small space like Lower Doon is a recipe for disaster. That is why we have
so many insoluble problems here now. You can't do that to young humans. Students in general, male
and female, are too numerous to be able to control in any of the problem areas experienced in Lower
Doon. However, if I had to chose between the sexes though the girls (unless they are drunk or stoned)
are easier to look after than the boys. The young people currently in Lower Doon aren't generally bad
kids but too many of them together is a recipe for failure. We are already past that point.
Another note: Several years ago, after we started getting a lot more international students at Conestoga
the really bad behaviour declined. The students were much more polite and respectful. Bad behaviour
did not go away but it did decline a lot. It still is not OK though. And it is not fair to the kids to pack them
in and expect really good behaviour.
If the balance goes back to more Ontario/Canadian students I will guarantee you that the behaviour here
will get worse. And you will never be able to control it when they are packed in together like we do here.
3- Enhance the Public Realm
As I noted above I definitely agree with enhancing the Public Realm in Lower Doon. But I have an
addition to this that would be fairly simple and do an immense amount of good to smarten up the
neighbourhood.
Make sure landlords COMMIT to maintaining their properties in a well kept way. It is horrendous what
passes for landscaping in most rented homes in Lower Doon. I am not asking for high class landscaping
but plain, well -kept lawns, low maintenance small shrubbery and well paved driveways is not asking for a
lot. SHOW A LITTLE PRIDE LANDLORDS. Permanent residents paying the high taxes levied in Lower
Doon do not want to look at and walk through a mess of garbage, PPE strewn here and there, weeds and
poorly kept shrubbery. There are a couple of landlords who have managed to make their rental homes
look OK (not spectacular) and not create a lot of maintenance. I walk here all the time — ask me — I am a
gardener and I will show you the easy -to -keep examples that build the neighbourhood rather than detract
from it.
Landlords need to understand that they have a duty to maintain their properties and if this bothers them
they should get out of the business. Lower Doon is not their ATM to treat however they want. A tidy
environment breeds better student behaviours.
If you get a hassle from landlords it would not be too difficult to set up a landscape maintenance business
(perhaps run by some entreprenurial students) to keep up the messy yards. Either you do it yourself or
we do it and charge you. I think there are enough rented houses down here to make this a paying
proposition. The City of Kitchener could lead the way here in Ontario.
I did not move to Lower Doon to work but I feel I have to. I have called City Hall so many times to report
infractions ranging from garbage to weeds to cars on lawns to you name it. I am sick of doing this — this
is not my job but living in a dump is also not an option for me. If I had known this area was like this I
would not have bought here.
4- Allow Lodging Houses
I agree but I do have one reservation and that is dealing with the three existing Lower Doon
Condominiums with R-6 designations. If allowing Lodging houses in R-6 zones in Lower Doon means it
would then be possible to put students into the three existing and completed condominiums by
overriding "Condominium Declarations" which do not allow students then I withdraw any support for this
recommendation.
There are only 4 areas of Lower Doon zoned R-6. Three of them are already built upon. Those 3 condos
need to be left alone. I know for sure that where I live we have been led to believe that there are iron
clad prohibitions on students unless they are family members of the resident owners of that
condominium unit. Don't even think about messing this up please.
So there is only one more plot of R-6 land left down here on which to build. All the rest of buildable land
on the north side of Homer Watson Blvd. appears to belong to the college. So with regard to that last
piece of R-6 land... we know who owns it and we know how hard we had to fight with him at OMB to
prevent a travesty in Lower Doon. He wanted to put 173 more students in an unsafe building that would
have been out of place in Lower Doon. And we know how much it cost each of us financially and
emotionally to see this through. See PL 170535 at the OMB. It is to be hoped that he will not try any
fast ones this time. We will be wary. Hopefully this will not be another fight. I moved here to retire not
to fight. There has been very little retirement mainly because of Lower Doon issues. I do not pay my
huge, outrageous taxes to put up with anything like this!
5- Prepare a Planning Framework (2)
Recommendation 16 -
Prepare a planning framework for Lower Doon to identify the land use and design framework for
vacant/underdeveloped lands in the area.
Recommendation 17 -
Prepare urban design guidelines for the Lower Doon neighbourhood to ensure compatible
development.
Since I am not schooled in urban planning a lot of this material is not something I understand to any
extent. But planning is always a good idea especially when you have the problems we have in Lower
Doon. Plan our way out of this incredible mess in the centre of Lower Doon please!
This section of the report refers to under used and vacant land.
This is not in the section where we are having the most trouble now.
Clean up the centre section — reduce the numbers of people in that 23 hectare core and, of course
plan well for the rest.
And make the college play its part as a member of the community.
They have avoided this like the plague.
At a Town and Gown meeting I privately mentioned to a senior college official that I didn't think
they were acting fairly towards the community. His reply was: "I don't care!"
His attitude is/was something we all know about anyway. It is not acceptable.
6- Role of the College (2)
Recommendation 18 -
Request that Conestoga College play an active role in managing student rental in the Lower Doon
neighbourhood.
Recommendation 19 -
Request that Conestoga College prepare a Code of Conduct/Good Neighbourhood Guide for
students living off -campus to complement current College policies
See my comments on Section 5 above please. The College has far too much power and the City seems
afraid of them. The College must do their part to be a good community partner. It can't be all take and no
give on their part. I am guessing that upper level management attitudes may be responsible for this
situation.
7- Manage Behaviour & Oversee Property Standards (3)
1 do agree with all of this but some work needs to be done to make sure that this huge expenditure of
energy at the City level works better. Fewer kids, more adults- workshops sponsored by the City after
the Covid emergency is over.
Recommendation 20 -
Continue to manage behaviour according to current protocols.
Recommendation 21 -
Continue to manage properties by implementing the current protocols through Property
Standards and Maintenance
Recommendation 22 -
Continue to manage properties through current protocols for Fire Inspection
8- Role of Lower Doon Residents (1)
Recommendation 13 -
Form a neighbourhood association in Lower Doon.
Would this be in addition to the Town and Gown Association to which many neighbourhood people
belong or a completely different group?
A lot of the locals use the new asphalt pathway — maybe something could sprout from that. As long as
we can do something positive about the almost continuous vandalism that occurs along the pathway.
I get the feeling that local residents are too tired or too down trodden to do much more. People who still
have their home on a street full of students can't really be expected to be good community members.
Their old friends and neighbours have been driven out.
Many residents go in their condominium homes and feel they are safe. They don't need to do anything
about the community. This is a bad attitude in my opinion but then this is just my opinion.
Question 3 -Are there any additional recommendations you would suggest?
Frankly I think I have said enough for the time being in the way of recommendations
Question 4 -What additional comments do you have regarding the Lower Doon Study?
Lower Doon was a lovely area and still has some great features. I am sad that it has been let go to
rack and ruin though. What a waste! Waterloo Region and the City of Kitchener certainly did not do a
very good job of looking after Lower Doon. Upper Doon was declared as historic, Lower Doon was not.
Bad, bad, not good! Money and the college won out here. Who is running things here anyway? It was
not the place I would have ever thought I would retire to.. It makes one wonder what else we are going to
have to endure. It is to be hoped that student numbers can be reduced and replaced with a more
balanced community make-up instead of going in the direction of purpose-built student housing.
As I have already asked, how can this kind of thing not be the dreaded people zoning? We are in a mess
here from student people zoning and this needs to be fixed. Post-haste!
And last but not least, if there isn't enough city and regional staff to enforce rules, or rules are impossible
to enforce — make different rules. Older adults who have moved to Lower Doon generally did not move
here to work. We already did that. The taxes we pay here are enormous. We need support. Please
remember that when you pack in too many young, immature people you are going to have people who
need support.
Lower Doon Consultation Meeting #3 Feedback
What proposed recommendations do you like?
Option three, release the pressure. For clarity the third option would see a change of zoning to
residential/mixed use on the North and South side of Homer Watson Boulevard. Releasing the
pressure would preserve and provide less risk to the historical value of the Lower Doon residential
neighborhood satisfying the residence of the neighborhood; provide much needed housing for
students, faculty and renters in general; avoid rezoning of preserved lands such as the golf course.
What changes do you suggest for any of the proposed recommendations?
3. Are there any additional recommendations you would suggest?
What additional comments do you have regarding the Lower Doon Study?
It isn't just students in the area that are starved for residential housing. My concern
is that by solely making changes in the residential neighborhood or college owned
lands that you're not addressing the broader need beyond students. Homer Watson
Boulevard at Conestoga College Blvd has sufficient public transportation and as
per the Region's plans, it will only continue to improve in the area further justifying
the rezoning of privately held lands. .
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