HomeMy WebLinkAboutDSD-2021-39 - OPA - 298 Lawrence AveStaff Report
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REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: April 19, 2021
www.kitchenerca
SUBMITTED BY: Bustamante, Rosa, Director of Planning, 519-741-2200 ext.
7319
PREPARED BY: Schneider, Eric, Planner, 519-741-2200 ext. 7843
WARD(S) INVOLVED: Ward 8
DATE OF REPORT: March 17, 2021
REPORT NO.: DSD -2021-39
SUBJECT: Official Plan Amendment OPA20/007/L/ES
Zoning By-law Amendment ZBA20/016/L/ES
298 Lawrence Avenue
Thresholds Homes and Supports Inc.
RECOMMENDATION:
That Official Plan Amendment Application OPA20/007/L/ES for Thresholds Homes
and Supports Inc. requesting the addition of Specific Policy Area 53 be adopted in
the form shown in the Official Plan Amendment attached to Report DSD -2021-39 as
Attachment "A", for the lands specified and illustrated as the "Area of Amendment"
on Schedule "A", and accordingly forwarded to the Region of Waterloo for approval;
and,
That Zoning By-law Amendment application ZBA20/016/L/ES for Thresholds Homes
and Supports Inc. be approved in the form shown in the "Proposed By-law" and
"Map No. 1" attached to Report DSD -2021-39 as Attachment "B"; and further,
That in accordance with Planning Act Section 45 (1.3 & 1.4) that applications for
minor variances shall be permitted for lands subject to Zoning By-law Amendment
application ZBA20/016/L/ES.
REPORT HIGHLIGHTS:
The purpose of this report is to evaluate and provide a planning recommendation to
approve the proposed Official Plan Amendment and Zoning By-law Amendment
applications for the property located at 298 Lawrence Avenue.
Community engagement included:
o Circulation of a notice letter to owners of property within 120 metres of the subject
property,
o Installation of a notice sign on the property;
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
106
o Staff received 2 neighbourhood responses and corresponded directly with the
members of the public; and,
o Notice of the public meeting was advertised in The Record on March 26, 2021.
This report supports a Caring Community by providing supportive housing.
This report supports the City's Housing For All strategy by aligning policies and
processes to facilitate more affordable housing.
EXECUTIVE SUMMARY:
The owner of the property at 298 Lawrence Avenue is proposing to add a Specific Policy
Area to the Official Plan and to amend the Zoning By-law to add a site specific provision to
permit a residential care facility.
Staff is supportive of the proposed adaptive reuse of the building and the subject
applications for Zoning By-law Amendment and Official Plan Amendment to convert the
building into a residential care facility containing two supportive housing units.
BACKGROUND:
Thresholds Homes and Supports has made application to the City of Kitchener for an Official
Plan and Zoning By-law Amendment proposing to allow the use of the existing building for
a residential care facility.
The subject site is 33 metres wide, approximately 73 metres deep, and has an area of 0.25
hectares. The subject site contains an existing one -storey office building previously used by
Hospice of Waterloo Region as an administrative office. The existing building is proposed
to remain and be converted internally to a residential care facility. The site is located on the
north (east) side of Lawrence Avenue between Highland Road West and Victoria Street
South, and backs onto Belmont Park.
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Figure 1 — Location Map: 298 Lawrence Avenue
107
REPORT:
Thresholds Homes and Supports is proposing to convert the existing office building on the
subject lands identified in Figure 1 to be used for a residential care facility. The applicant is
a not-for-profit organization that offers a range of community supports, including
supportive housing crisis, respite and stabilization services. The applicant intends to use
the existing building as part of their Supportive Housing Extraordinary Needs Program.
The proposed facility would be comprised of two separate group homes with each home
having a dedicated entrance. The first home would contain 5 beds and would house the
Extraordinary Needs 2 Program (ENP 2). The second home would contain 4 beds and
would house the Extraordinary Needs 3 Intensive Support Program (ENP 3). These
programs provide varying levels of care including psychiatric care, nurses, social workers,
and health professionals.
The application was received and circulated for comment in November 2020. Staff is
supportive of the proposed adaptive reuse of the building and the subject applications for
Zoning By-law Amendment and Official Plan Amendment to allow the residential care
facility use.
Planning Analysis:
Provincial Policy Statement, 2020
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial
interest related to land use planning and development. The PPS sets out policies to
consider in order to sustain healthy, liveable and safe communities. The PPS promotes
facilitating housing options required to meet the social, health, economic and well-being
requirements of current and future residents, including special needs requirements. It also
promotes the integration of land use planning, growth management, transit supportive
development, intensification and infrastructure planning to achieve cost-effective
development patterns, optimization of transit investments, and standards to minimize land
consumption and servicing costs.
With respect to efficient development, the proposed application represents an opportunity
to convert an under-utilized building and site into a productive use for supportive housing.
The use of the existing building within a neighbourhood with existing servicing and
established transportation, trails, and transit networks aligns with the provincial policies in
the PPS related to optimization of infrastructure, transit, and active transportation. The infill
nature of this proposal also contributes to the standards of minimizing land consumption
and servicing costs.
Provincial policies in the PPS support a broad range and mix of housing to meet long-term
needs. This project intends to provide critical supportive housing that can be implemented
in a relatively short timeframe given the intention to use an existing building rather than
develop and build with new construction. The building and site also provide opportunities
for future expansion to provide additional beds to meet and anticipate future needs and
demands.
Based on the above, staff is of the opinion that this proposal is in conformity with the PPS.
IM
A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth Plan):
The Growth Plan supports a range and mix of housing options to serve all sizes, incomes,
and ages of households. It also supports the achievement of complete communities that
are designed to support healthy and active living and meet people's needs for daily living
throughout an entire lifetime.
The subject site is located within the City's delineated built up area. The proposed
development represents adaptive reuse of an existing building and is an important
component in the range of housing, supportive housing. The proposed designation and
zoning will allow the site to be located within an area with existing infrastructure, roads,
trails, parks, and transit networks. This type of redevelopment is critical to foster a
complete community that contains supports for extraordinary needs housing in built up
areas where they are needed. Staff is of the opinion that the applications conform to the
Growth Plan.
Regional Official Plan (ROP), 2010:
The subject site is located within the Urban Area in the Regional Official Plan. Regional
policies require Area Municipalities to plan for a range of housing in terms of form, tenure,
density and affordability to satisfy the various physical, social, economic and personal
support needs of current and future residents. Regional policies also evaluate compatibility
of non -employment uses within designated employment lands. Regional staff have
indicated that they have no objections to the proposed applications (Attachment `D').
Planning staff are of the opinion that the applications conform to the Regional Official Plan.
City of Kitchener Comprehensive Review of Employment Lands (CREL), 2010
In 2010 the City conducted a study to complete a municipal comprehensive review of
employment lands. The purpose of this study was to ensure that the City has sufficient lands
to meet long term industrial employment needs, to protect prime industrial employment
lands and to identify industrial employment lands that are suitable for conversion to non -
employment uses. The City reviewed over 1500 parcels of employment -industrial lands to
determine which lands should be protected.
Preferred criteria for lands that should be protected employment included:
• Contiguous with other employment lands, forms a vibrant and viable cluster
• Convenient and superior access to highways, primary/secondary arterial/major
collector roads
• Rail service available or possible access
• Separated from sensitive uses (in accordance with D6 guidelines)
• Removed from groundwater recharge area
• Relatively flat
• Parcel size (greater than 0.4 hectares (1 acre))
• Office use could provide a transition/buffer from sensitive land uses
Based on these criteria, the Comprehensive Review of Employment Lands (CREL) did not
identify the subject site as protected employment and therefore supports the consideration
of adding non -employment uses on the subject lands. Map 1 of this study showing the
protected employment lands is included in Attachment "E" of this report.
109
City of Kitchener Official Plan and proposed Official Plan Amendment:
The subject lands are designated as General Industrial Employment in the City's Official
Plan. The lands are identified as an Industrial Employment Area in the urban structure of
the Official Plan.
Amendment: Site Specific Policy Area
Planning staff are recommending to apply Site Specific Policy Area 53 to the subject site
to permit the Residential Care Facility use.
General Industrial Employment Designation
Section 15.D.6.22 acknowledges that some General Industrial Employment areas
currently act as a buffer or transition area between industrial uses and residential uses.
Existing areas that have evolved into a mixture of residential and industrial uses may be
considered for changes in land use. Planning staff view this area as a transitional area,
with examples of residential intensification infill sites on the south (west) side of Lawrence
Avenue in close proximity to the subject site.
Existing Site Specific Policy for Industrial Employment Lands
Section 15.D.12.22 of the Official Plan allows proposals to add non -employment uses to
be considered, provided that the proposal is in accordance with the Transit -Oriented
Development policies in Section 13.C.3.
The subject proposal meets the policies and objectives for transit -oriented development in
Section 13.C.6. Firstly, the proposal provides an opportunity to walk to a range of food
destinations and other commercial amenities and services. Further, the proposal locates
the use within comfortable walking distance of a transit stop and opportunities for further
transit connections.
Transit
The Official Plan encourages the increased use of public transit, and endeavors to ensure
that the maximum walking distance to a transit stop will not exceed 450 metres for
residences, places of employment and community facilities. The Official Plan contains
policies that ensure that redevelopment locates the majority of transit supportive uses
within a comfortable walking distance of the transit stop.
Planning staff notes that the subject site is approximately 250 metres from a transit stop
located on Victoria Street that provides connections to the broader Waterloo Region transit
system. The adaptive re -use of an existing building that is proximate to a transit corridor
helps achieve this objective in the Official Plan.
Housing
The Official Plan supports the provision of suitable, affordable and attractive living
accommodations for all residents and identifies that housing is a basic necessity and
determinant of quality of life. An objective within the housing policies in the Official Plan is
to encourage redevelopment, including adaptive re -use and infill opportunities to respond
to changing housing needs.
110
The City's Housing For All strategy strives to facilitate and help secure the creation of new
community housing by working with non-profit groups and prioritizing development
applications that add new affordable housing options.
Planning staff is of the opinion that the proposed re -use of the existing building is a good
example of responding to changing housing needs in an expedient manner. Planning staff
note that the supportive housing nature of this proposal contributes to the City's supply of
affordable housing and reinforces the commitment by the City to recognize housing as a
basic necessity.
Special Needs Housing
The Official Plan defines Special Needs Housing as:
Any housing, including dedicated facilities such as residential care facilities, in whole or in
part, that is used by people who have specific needs beyond economic needs, including
but not limited to, needs such as mobility requirements or support functions required for
daily living.
Planning staff consider the proposed use of the building for Thresholds Homes and
Supports "Extraordinary Needs Program" to meet the definition of special needs housing.
The Official Plan recognizes the need for special needs housing and supports the
integration of these housing types at appropriate locations subject to locational criteria.
The City will ensure that the adaptive reuse of existing buildings is compatible in terms of
use with the surrounding context. The City will encourage and support special needs
housing to be located in close proximity to public transit, commercial uses and other
compatible non-residential land uses, parks and community facilities and have convenient
access to community, social and health services.
In evaluating the subject applications for these policies: The subject site backs onto Belmont
Park, giving it immediate access to outdoor amenity space. The site is conveniently located
close to existing transit routes and within walking distance of commercial amenities on
Highland Road, including two grocery stores and several healthcare offices. Planning staff
are of the opinion that the subject site is an appropriate location for special needs housing.
Proposed Zoning By-law Amendment:
The subject property is zoned Neighbourhood Industrial Employment Zone (EMP -1) in
Zoning By-law 19-051. The EMP -1 zone permits a limited range of industrial uses on lands
located within Neighbourhoods including craftsperson shop, printing or publishing
establishment, contractor establishment, and warehouse. The applicant has requested an
amendment in the form of adding a site specific provision that would permit the use
residential care facility, large. The group home use is considered to be under the umbrella
of residential care facility within the Zoning By-law, and the distinction of "large" allows 9 or
more persons to be cared for within the facility. The applicant is proposing 9 total beds within
2 separate group homes on site that provide different levels of intensity of care.
Staff is of the opinion that the proposed site-specific provision to permit a "residential care
facility, large" is in line with policies that allow for non -employment uses within Industrial
Employment zones. This proposal will provide an opportunity for an adaptive re -use form of
111
redevelopment that will bolster the City's supply of supportive, affordable housing and
strengthen the City's commitment to encouraging this type of housing. Staff is if the opinion
that this proposal represents good planning. Staff recommend that the proposed Zoning By-
law amendment be approved as shown in Attachment "B"
Department and Agency Comments:
Preliminary circulation of the Official Plan Amendment and Zoning By-law Amendment was
undertaken on December 7, 2010 to applicable City departments and other review
authorities. No concerns were identified by any commenting City department or agency.
Copies of the comments are found in Attachment "D" of this report.
The following reports and studies were considered as part of this proposed Official Plan
Amendment and Zoning By-law Amendment:
• Planning Justification Report
Prepared by GSP Group Inc., October 2020
• Functional Servicing Report
Prepared by MTE Consultants, October 21, 2020
• Stationary Environmental Noise Assessment
Prepared by SLR Global Environmental Solutions, October 7, 2020
Community Input and Staff Response:
Staff mailed out a neighbourhood circulation letter to arrive the week of December 18, 2020
to households within 120 metres of the subject site. In order to save review time, staff
scheduled a Neighbourhood Engagement Meeting (NEM) and included the invite and RSVP
within the neighbourhood circulation letter. This NEM was to occurjust after the commenting
deadline and was tentatively scheduled for the evening of February 4, 2021. However, staff
only received 2 community responses for the meeting. The tentative NEM was cancelled
due to lack of community response, and instead staff reached out to each respondent
individually. The two respondents were satisfied with the individual discussion rather than
the NEM, and both respondents expressed support for the proposal.
Planning Conclusions:
In considering the foregoing, staff are supportive of the proposed Official Plan Amendment
and Zoning By-law Amendment to permit a residential care facility on the property located
at 298 Lawrence Avenue. Staff is of the opinion that the subject applications are consistent
with policies of the Provincial Policy Statement (2020), conform to the Growth Plan for the
Greater Golden Horseshoe, the Regional Official Plan, and the City of Kitchener Official Plan
and represent good planning.
STRATEGIC PLAN ALIGNMENT:
The recommendation of this report supports the achievement of the City's strategic vision
through the delivery of core service.
FINANCIAL IMPLICATIONS:
There are no financial implications associated with this recommendation.
112
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance of
the committee meeting. A notice sign was posted on the property and information regarding
the application posted to the City's website in December 2020. A notice of the public meeting
was placed in the newspaper on March 26, 2020 (Attachment "C").
CONSULT — The circulation letter for the proposed Official Plan Amendment and Zoning
By-law Amendment were circulated to property owners within 120 metres of the subject site
on December 18, 2020. In response to the circulation, 2 responses were received by email.
Both respondents were contacted by phone and were supportive of the proposal.
PREVIOUS REPORTS/AUTHORITIES:
• Zoning By-law 2019-051
• Official Plan, 2014
• Regional Official Plan, 2010
• Provincial Policy Statement, 2020
• Planning Act, 1990
• Growth Plan, 2020
• Comprehensive Review of Employment Lands, 2010
APPROVED BY: Justin Readman - General Manager, Development Services
ATTACHMENTS:
Attachment A —Proposed
Official Plan Amendment
Attachment B —
Proposed Zoning By-law Amendment
Attachment C
— Newspaper Notice
Attachment D
— Department and Agency Comments
Attachment E —
Map 1 of Comprehensive Review of Employment Lands
113
DSD -21-39 Appendix "A"
AMENDMENT NO. ## TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
Cy��'�i]�:��r�la�►1�:7
298 Lawrence Avenue
114
DSD -21-39 Appendix "A"
AMENDMENT NO. ## TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
298 Lawrence Avenue
1101§10-4
SECTION 1 TITLE AND COMPONENTS
SECTION 2 PURPOSE OF THE AMENDMENT
SECTION 3 BASIS OF THE AMENDMENT
SECTION 4 THE AMENDMENT
APPENDICES
APPENDIX 1 Notice of the Meeting of Planning and Strategic Initiatives
Committee of April 19, 2021
APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives
Committee —April 19, 2021
APPENDIX 3 Minutes of the Meeting of City Council xdatex
115
DSD -21-39 Appendix "A"
AMENDMENT NO. ## TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER
SECTION 1 — TITLE AND COMPONENTS
This amendment shall be referred to as Amendment No. ## to the Official Plan of the City of Kitchener.
This amendment is comprised of Sections 1 to 4 inclusive.
SECTION 2 — PURPOSE OF THE AMENDMENT
The purpose of the Official Plan Amendment is to add a site specific policy area and amend Map 5 to
permit the use of the subject lands for a Residential Care Facility.
The amendment is comprised of the following changes:
• Map 5 is amended by adding Specific Policy Area 53,
• Adding Policy 15.D.12.53 to Section 15.D.12 to permit a Residential Care Facility as a use.
SECTION 3 — BASIS OF THE AMENDMENT
The subject lands are currently designated as General Industrial Employment. The lands are
identified as an Industrial Employment Area in the urban structure of the Official Plan.
Planning staff are recommending to add Site Specific Policy Area 53.
The planned function of Industrial Employment Areas is to support and maintain economic activity in
the city by providing an adequate supply of land or a range of industrial -related employment uses
and appropriate accessory and ancillary uses. Industrial Employment areas will be protected from
non -employment uses that would destabilize their planned function.
Section 15.D.12.22 of the Official Plan allows proposals to add non -employment uses to be
considered provided that the proposal is in accordance with the Transit -Oriented Development
Policies in Section 13.C.3 or that the applicant can demonstrate to the satisfaction of the Region and
the City that the proposed redevelopment is designed in such a way that infilling would meet the
Transit Oriented Development Polices.
The Official Plan encourages the increased use of public transit, and endeavors to ensure that the
maximum walking distance to a transit stop will not exceed 450 metres for residences, places of
employment and community facilities. The Official Plan contains policies that ensure that
redevelopment supports a more compact urban form that locates the majority of transit supportive
uses within a comfortable walking distance of the transit stop.
The Official Plan recognizes the need for special needs housing and supports the integration of
these housing types at appropriate locations subject to locational criteria. The City will ensure that
the adaptive reuse of existing buildings is compatible in terms of use with the surrounding context.
The City will encourage and support special needs housing to locate in close proximity to public
transit, commercial uses and other compatible non-residential land uses, parks and community
facilities and have convenient access to community, social and health services.
Planning Staff notes that the subject site is 160 metres from a transit stop located on Victoria Street
that provides connections to the broader Waterloo Region Transit System. The use of an existing
building that is proximate to a transit corridor helps achieve this objective in the Official Plan.
116
DSD -21-39 Appendix "A"
Planning staff recommend the addition of Specific Policy Area 53 to the subject lands
The applications align with Provincial, Regional, and City policies and will contribute to the
community. Planning staff are of the opinion that using the existing building for supportive housing is
appropriate for this location and will not have adverse impacts on the community.
Planning staff is of the opinion that the Official Plan Amendment conforms to the Growth Plan. The
development of the subject lands with a more intense residential use within the City's delineated built
up area, represent intensification and will help the City to provide adequate supply of supportive and
affordable housing.
Planning staff is of the opinion that the requested application is consistent with the policies and intent
of the Provincial Policy Statement. The proposed Official Plan Amendment will facilitate the
intensification of the subject property with a use that is compatible with the surrounding community
and will make use of the existing infrastructure. No new public roads would be required for the
proposed development and Engineering staff have confirmed there is capacity in the sanitary sewer
to permit intensification on the subject lands.
Planning staff is of the opinion that the proposed Official Plan Amendment conforms to the Regional
Official Plan (ROP). Urban Area policies in the ROP identify that the focus of the Region's future
growth will be within the Urban Area. This area contains the physical infrastructure and community
infrastructure to support major growth, including transportation networks, municipal drinking -water
supply systems and municipal wastewater systems, and a broad range of social and public health
services. It is also well -served by the existing Regional transit system. For these reasons, lands
within the Urban Area have the greatest capacity to accommodate growth and serve as the primary
focus for employment, housing, cultural and recreational opportunities in the region.
SECTION 4 — THE AMENDMENT
The City of Kitchener Official Plan is hereby amended as follows:
a) Part D, Section 15.D.12 is amended by adding Site Specific Policy Area 15.D.12.53
as follows:
"15.D.12.53. 298 Lawrence Avenue
Notwithstanding the General Industrial Employment land use
designation on lands municipally known as 298 Lawrence Avenue,
Residential Care Facility, Large will be a permitted use."
b) Amend Map No. 5 — Specific Policy Areas by:
i) Adding Specific Policy Area 53 to the subject lands as shown on the attached
Schedule `B'.
117
DSD -21-39 Appendix "A"
APPENDIX 1 Notice of the Meeting of Planning and Strategic Initiatives
Committee of April 19, 2021
Advertised in The Record — March 26, 2021
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
A PROPOSED OFFICIAL PLAN AMENDMENT AND AMENDMENT TO THE KITCHENER ZONING BY-LAW
UNDER SECTIONS 17,22 AND 34 OF THE PLANNING ACT
298 Lawrence Avenue
Thresholds Homes and Supports Inc. is proposing Official Plan and Zoning By-law Amendments to permit the
existing building and lands at 298 Lawrence Avenue to be used for a Residential Care Facility.
In keeping with physical distancing measures recommended by Public Health due to COVID-19, an electronic
public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council which
deals with panning matters on:
Monday, April 19, 2021 at 12:00 p.m.
(live -stream video available at kitchener.ca/watchnow)
If you wish to make written and/or verbal comments either in support of, or in opposition to, the
above noted proposal you may register as a delegation at kitchener.ca/delegations or by
contacting Legislated Services at 519-741-2200 ext. 2203 by no later than 4:00 p.m. on April 16,
2021. A confirmation email and instructions for participating in the meeting electronically with
be provided once your registration is received.
If a person or public body would otherwise have an ability to appeal the decision of the
City of Kitchener to the Local Planning Appeal Tribunal, but the person or public body
does not make oral submissions at a public meeting or make written submissions to the
City of Kitchener prior to approval/refusal of this proposal, the person or public body is
not entitled to appeal the decision.
ADDITIONAL INFORMATION is available by contacting the staff person noted below or by
viewing the report contained in the meeting agenda (posted 10 days before the meeting at
www.kitchener.ca - click on the date in the Calendar of Events and select the appropriate
committee).
Eric Schneider, Planner - 519-741-2200 x 7843 (TTY: 1-866-969-9994)
eric.schneider(a)kitchener.ca
5
118
DSD -21-39 Appendix "A"
APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives
Committee — April 19, 2021
119
DSD -21-39 Appendix "A"
APPENDIX 3 Minutes of the Meeting of City Council #date#
120
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DSD -21-39 Appendix "B"
PROPOSED BY — LAW
, 2021
BY-LAW NUMBER
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a by-law to amend By-law 2019-051, as amended, known
as the Zoning By-law for the City of Kitchener
-Thresholds Homes and Supports Inc. - 298 Lawrence Avenue)
WHEREAS it is deemed expedient to amend By-law 2019-051 for the lands specified above;
NOW THEREFORE the Council of the Corporation of the City of Kitchener enacts as
follows:
1. Schedule Number 42 of Appendix "A" to By-law Number 2019-051 is hereby amended by
changing the zoning applicable to the parcel of land specified and illustrated as Area 1 on Map
No. 1, in the City of Kitchener, attached hereto, from Neighbourhood Industrial Employment
Zone (EMP -1) to Neighbourhood Industrial Employment Zone (EMP -1) with Site Specific
Provision (159).
2. Section 19 of By-law 2019-051 is hereby amended by adding Section 159 thereto as follows:
"159. Notwithstanding Section 10.2 of this By-law, within the lands zoned EMP -1 and
shown as affected by this provision on Zoning Grid Schedule Number 42 of Appendix
`A', the use Residential Care Facility, Large, shall be permitted."
3. This By-law shall become effective only if Official Plan Amendment No. _ (298 Lancaster
Avenue) comes into effect, pursuant to Section 24(2) of The Planning Act, R.S.O. 1990, c.
P.13, as amended.
PASSED at the Council Chambers in the City of Kitchener this day of
2021.
Mayor
Clerk
122
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PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
A PROPOSED OFFICIAL PLAN AMENDMENT AND AMENDMENT TO THE KITCHENER ZONING BY-LAW
UNDER SECTIONS 17,22 AND 34 OF THE PLANNING ACT
298 Lawrence Avenue
Thresholds Homes and Supports Inc. is proposing Official Plan and Zoning By-law Amendments to permit the existing
building and lands at 298 Lawrence Avenue to be used for a Residential Care Facility.
In keeping with physical distancing measures recommended by Public Health due to COVID-19, an electronic public
meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council which deals with
panning matters on:
Monday, April 19, 2021 at 12:00 p.m.
(live -stream video available at kitchener.ca/watchnow)
If you wish to make written and/or verbal comments either in support of, or in opposition to, the
above noted proposal you may register as a delegation at kitchener.ca/delegations or by
contacting Legislated Services at 519-741-2200 ext. 2203 by no later than 4:00 p.m. on April 16,
2021. A confirmation email and instructions for participating in the meeting electronically with be
provided once your registration is received.
If a person or public body would otherwise have an ability to appeal the decision of the
City of Kitchener to the Local Planning Appeal Tribunal, but the person or public body
does not make oral submissions at a public meeting or make written submissions to the
City of Kitchener prior to approval/refusal of this proposal, the person or public body is
not entitled to appeal the decision.
ADDITIONAL INFORMATION is available by contacting the staff person noted below or by viewing
the report contained in the meeting agenda (posted 10 days before the meeting at www.kitchener.ca
- click on the date in the Calendar of Events and select the appropriate committee).
Eric Schneider, Planner - 519-741-2200 x 7843 (TTY: 1-866-969-9994)
eric.schneider(a)kitchener.ca
124
Eric Schneider
From: Trevor Heywood <theywood@grandriver.ca>
Sent: Friday, December 11, 2020 9:42 AM
To: Eric Schneider
Subject: [EXTERNAL] RE: Not Regulated- Circulation for Comment - OPA/ZBA (298 Lawrence
Avenue)
Hi Eric,
This is not regulated by the GRCA and we have no comment.
Thanks,
""•w Trevor Heywood
Resource Planner
Grand River Conservation Authority
519-621-2763 x2292 I theywood@grand river. ca
From: Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: Monday, December 7, 2020 11:55 AM
To: Aaron McCrimmon-Jones <Aaron.McCrimmon-Jones@kitchener.ca>; Bell - c/o WSP <circulations ws .com>; Dave
Seller <Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; DSD - Planning Division
<DSDPIanningDivision@kitchener.ca>; Feds <vped@feds.ca>; Planning <planning@grandriver.ca>; Greg Reitzel
<Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango <landuseplanning@hydroone.com>; Jim Edmondson
<Jim.Edmondson@kitchener.ca>; K -W Hydro - Greig Cameron <gcameron@kwhydro.on.ca>; Lesley MacDonald
<Lesley.MacDonaId@kitchener.ca>; Linda Cooper <Linda.Cooper@kitchener.ca>; Mike Seiling
<Mike.Seiling,2kitchener.ca>; Ontario Power Generation <Executivevp.lawanddevelopment@opg.com>; Park Planning
(SM) <Park.Planning@kitchener.ca>; Parmi Takk <Parmi.Takk@kitchener.ca>; Region - Planning
<PlanningApplications@regionofwaterloo.ca>; Property Data Administrator (SM) <PropDataAdmin@kitchener.ca>;
Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder <Steven.Ryder@kitchener.ca>; UW - SA
<Steven.amirikah@uwaterloo.ca>; WCDSB - Planning <planning@wcdsb.ca>; WRDSB - Board Secretary
(elaine burns@wrdsb.ca) <elaine burns@wrdsb.ca>; WRDSB - Planning <planning@wrdsb.ca>
Cc: Eric Schneider <Eric.Schneider@kitchener.ca>
Subject: Circulation for Comment - OPA/ZBA (298 Lawrence Avenue)
Please see attached letter. Additional documentation has been saved to ShareFile. Comments or questions should be
directed to Eric Schneider, Planner (copied on this email).
Christine Kompter
Administrative Assistant Planning Division I City of Kitchener
200 King Street West, 6th Floor I P.O. Box 1118 1 Kitchener ON N2G 4G7
519-741-2200 ext. 7425 TTY 1-866-969-9994 1 christine.kompter@kitchener.ca
CZ�Z�vZaZ
125
Eric Schneider
From: Victoria Grohn
Sent: Monday, December 21, 2020 9:49 AM
To: Eric Schneider
Subject: FW: Circulation for Comment - OPA/ZBA (298 Lawrence Avenue)
Hi Eric,
No cultural heritage planning issues or concerns.
Thanks,
Victoria
Victoria Grohn
Heritage Planner I Planning Division I City of Kitchener
519-741-2200 ext. 7041 1 TTY 1-866-969-9994 1 victoria.grohnCaDkitchener.ca
From: Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: Monday, December 7, 2020 11:55 AM
To: Aaron McCrimmon-Jones <Aaron.McCrimmon-Jones@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Dave
Seller <Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; DSD - Planning Division
<DSDPlanningDivision@kitchener.ca>; Feds <vped@feds.ca>; GRCA - Planning (planning@grandriver.ca)
<planning@grandriver.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango
<landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; K -W Hydro - Greig Cameron
<gcameron@kwhydro.on.ca>; Lesley MacDonald<Lesley.MacDonald@kitchener.ca>; Linda Cooper
<Linda.Cooper@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; Ontario Power Generation
<Executivevp.lawanddevelopment@opg.com>; Park Planning (SM) <Park.Planning@kitchener.ca>; Parmi Takk
<Parmi.Takk@kitchener.ca>; Region - Planning <PlanningApplications@regionofwaterloo.ca>; Property Data
Administrator (SM) <PropDataAdmin@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder
<Steven.Ryder@kitchener.ca>; UW - SA <Steven.amirikah@uwaterloo.ca>; WCDSB - Planning <planning@wcdsb.ca>;
WRDSB - Board Secretary (elaine_burns@wrdsb.ca) <elaine_burns@wrdsb.ca>; WRDSB - Planning
<planning@wrdsb.ca>
Cc: Eric Schneider <Eric.Schneider@kitchener.ca>
Subject: Circulation for Comment - OPA/ZBA (298 Lawrence Avenue)
Please see attached letter. Additional documentation has been saved to ShareFile. Comments or questions should be
directed to Eric Schneider, Planner (copied on this email).
Christine Kompter
Administrative Assistant Planning Division I City of Kitchener
200 King Street West, 6th Floor I P.O. Box 1118 Kitchener ON N2G 4G7
519-741-2200 ext. 7425 TTY 1-866-969-9994 christine.kompter@kitchener.ca
101oMI! •
126
Eric Schneider
From: Jonn Barton
Sent: Wednesday, December 30, 2020 2:11 PM
To: Eric Schneider
Subject: FW: Circulation for Comment - OPA/ZBA (298 Lawrence Avenue)
Attachments: Department & Agency Letter.pdf
Hi Eric,
Parks has reviewed the OPA/ZBA submission for 298 Lawrence Avenue (Threshold Homes) and has no concerns with the
application proposed.
Regards,
Jonn
From: Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: Monday, December 7, 2020 11:55 AM
To: Aaron McCrimmon-Jones <Aaron.McCrimmon-Jones@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Dave
Seller <Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; DSD - Planning Division
<DSDPlanningDivision@kitchener.ca>; Feds <vped@feds.ca>; GRCA - Planning (planning@grandriver.ca)
<planning@grandriver.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango
<landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; K -W Hydro - Greig Cameron
<gcameron@kwhydro.on.ca>; Lesley MacDonald<Lesley.MacDonald @kitchener.ca>; Linda Cooper
<Linda.Cooper@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; Ontario Power Generation
<Executivevp.lawanddevelopment@opg.com>; Park Planning (SM) <Park.Planning@kitchener.ca>; Parmi Takk
<Parmi.Takk@kitchener.ca>; Region - Planning <PlanningApplications@regionofwaterloo.ca>; Property Data
Administrator (SM) <PropDataAdmin@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder
<Steven.Ryder@kitchener.ca>; UW - SA <Steven.amirikah@uwaterloo.ca>; WCDSB - Planning <planning@wcdsb.ca>;
WRDSB - Board Secretary (elaine_burns@wrdsb.ca) <elaine_burns@wrdsb.ca>; WRDSB - Planning
<planning@wrdsb.ca>
Cc: Eric Schneider <Eric.Schneider@kitchener.ca>
Subject: Circulation for Comment - OPA/ZBA (298 Lawrence Avenue)
Please see attached letter. Additional documentation has been saved to ShareFile. Comments or questions should be
directed to Eric Schneider, Planner (copied on this email).
Christine Kompter
Administrative Assistant Planning Division I City of Kitchener
200 King Street West, 6th Floor I P.O. Box 1118 Kitchener ON N2G 4G7
519-741-2200 ext. 7425 TTY 1-866-969-9994 christine.kompter@kitchener.ca
127
Eric Schneider
From: Katie Wood
Sent: Friday, January 08, 2021 2:39 PM
To: Eric Schneider
Subject: 298 Lawrence Ave - ZBA, OPA
Hello Eric
Engineering has no concerns with the proposed sanitary flow of 0.43L/s. The Fire Flow Demand Analysis has also been
accepted.
Engineering has no objection with the current ZBA and OPA application.
Sincerely,
Kiatie Woo C.E.T.
Project Manager) Development Engineering I City of Kitchener
519-741-2200 ext. 7135 1 TFY 1-866-969-9994 1 katie.wood Ccbkitchener.ca
You
im I [:'�D U zl:
128
Eric Schneider
From:
Barbara Steiner
Sent:
Wednesday, January 13, 2021 9:19 AM
To:
Eric Schneider
Cc:
Pegah Fahimian; Carrie Musselman
Subject:
RE: Circulation for Comment - OPA/ZBA (298 Lawrence Avenue)
Attachments:
Final City Environmental Planning Comments 298 Lawrence Ave (OPA.ZBA.SP) Pre-
submission Consultation
Eric
Kitchener Environmental Planning has no concerns regarding the proposed OPA / ZBA from a natural heritage or tree
management perspective.
With no significant site development works proposed in the current site plan concept (esp. near existing treed
vegetation) AND the fact that an existing approved Landscape Plan (K. Hoyle, 2009) characterizes the treed vegetation
on the site, the requirements of the Tree Management Policy are deemed to have been met.
All of this was discussed and documented as part of the Pre -Submission Consultation process and Record (q.v.) in the
spring of 2020. 1 have attached my final comments from that time to this email for your easy reference.
(I have copied Carrie Musselman in the event that she is commenting on any Sustainability Statement submitted and has
concerns about these other matters.)
Barbara Steiner
Senior Environmental Planner I Planning I City of Kitchener
519-741-2200 X7293 I TTY 1-866-969-9994 1 barbara.steiner(ftitchener.ca
From: Christine Kompter <Christine.Kompter@kitchener.ca>
Sent: Monday, December 07, 2020 11:55 AM
To: Aaron McCrimmon-Jones <Aaron.McCrimmon-Jones@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Dave
Seller <Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; DSD - Planning Division
<DSDPlanningDivision@kitchener.ca>; Feds <vped@feds.ca>; GRCA - Planning (planning@grandriver.ca)
<planning@grandriver.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango
<landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; K -W Hydro - Greig Cameron
<gcameron@kwhydro.on.ca>; Lesley MacDonald<Lesley.MacDonaId@kitchener.ca>; Linda Cooper
<Linda.Cooper@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; Ontario Power Generation
<Executivevp.lawanddevelopment@opg.com>; Park Planning (SM) <Park.Planning@kitchener.ca>; Parmi Takk
<Parmi.Takk@kitchener.ca>; Region - Planning <PlanningApplications@regionofwaterloo.ca>; Property Data
Administrator (SM) <PropDataAdmin@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder
<Steven.Ryder@kitchener.ca>; UW - SA <Steven.amirikah@uwaterloo.ca>; WCDSB - Planning <planning@wcdsb.ca>;
WRDSB - Board Secretary (elaine_burns@wrdsb.ca) <elaine_burns@wrdsb.ca>; WRDSB - Planning
<planning@wrdsb.ca>
Cc: Eric Schneider <Eric.Schneider@kitchener.ca>
Subject: Circulation for Comment - OPA/ZBA (298 Lawrence Avenue)
Please see attached letter. Additional documentation has been saved to ShareFile. Comments or questions should be
directed to Eric Schneider, Planner (copied on this email).
129
Eric Schneider
From: Planning <planning@wcdsb.ca>
Sent: Thursday, January 14, 2021 1:35 PM
To: Eric Schneider
Subject: [EXTERNAL] RE: Circulation for Comment - OPA/ZBA (298 Lawrence Avenue)
Good Afternoon Eric,
The Waterloo Catholic District School Board has reviewed the above application and based on our development
circulation criteria have the following comment/condition:
A) That any Education Development Charges shall be collected prior to the issuance of a building permit(s).
If you require any further information, please contact me by e-mail at Jordan.Neale@wcdsb.ca.
Jordan Neale
Planning Technician, WCDSB
480 Dutton Dr, Waterloo, ON N2L 4C6
519-578-3660 ext. 2355
From: Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: Monday, December 7, 2020 11:55 AM
To: Aaron McCrimmon-Jones <Aaron.McCrimmon-Jones@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Dave
Seller <Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; DSD - Planning Division
<DSDPlanningDivision@kitchener.ca>; Feds <vped@feds.ca>; GRCA - Planning (planning@grandriver.ca)
<planning@grandriver.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango
<landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; K -W Hydro - Greig Cameron
<gcameron@kwhydro.on.ca>; Lesley MacDonald <Lesley.MacDonald@kitchener.ca>; Linda Cooper
<Linda.Cooper@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; Ontario Power Generation
<Executivevp.lawanddevelopment@opg.com>; Park Planning (SM) <Park.Planning@kitchener.ca>; Parmi Takk
<Parmi.Takk@kitchener.ca>; Region - Planning<PlanningApplications@regionofwaterloo.ca>; Property Data
Administrator (SM) <PropDataAdmin@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder
<Steven.Ryder@kitchener.ca>; UW - SA <Steven.amirikah@uwaterloo.ca>; Planning <planning@wcdsb.ca>; WRDSB -
Board Secretary (elaine_burns@wrdsb.ca) <elaine_burns@wrdsb.ca>; WRDSB - Planning <planning@wrdsb.ca>
Cc: Eric Schneider <Eric.Schneider@kitchener.ca>
Subject: Circulation for Comment - OPA/ZBA (298 Lawrence Avenue)
Caution - External Email - This Message comes from an external organization. Do NOT click on unrecognized links or
provide your username and/or password.
Please see attached letter. Additional documentation has been saved to ShareFile. Comments or questions should be
directed to Eric Schneider, Planner (copied on this email).
130
Eric Schneider
From: Carrie Musselman
Sent: Friday, January 15, 2021 1:02 PM
To: Eric Schneider
Subject: Sustainability Statement Comments - OPA/ZBA (298 Lawrence Avenue)
Attachments: Sustainability Statement 298 Lawrence Ave.pdf
Hi Eric,
I have reviewed the Sustainability Statement (attached) for 298 Lawrence Avenue in support of the proposed Official
Plan and Zoning By-law Amendment to convert the existing building into a residential care facility that will operate as a
group home facility offering supportive housing and find it sufficient as the proposal is to utilize the existing buildings
with minor renovations. I will advise that the City has a strong desire for developments and/or redevelopments to go
above current Ontario Building Code standards if more then minor renovations are required.
If a site plan application is required, a more detailed sustainability statement will be required as part of a complete
application.
If you have any question, please don't hesitate to contact me.
Regards,
Carrie Musselman, BSc., Dip.
Senior Environmental Planner I Planning I City of Kitchener
519-741-2200 x 7068 1 TTY 1-866-969-9994 1 carrie.musselman(cD_kitchener.ca
From: Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: Monday, December 7, 2020 11:55 AM
To: Aaron McCrimmon-Jones <Aaron.McCrimmon-Jones@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Dave
Seller <Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; DSD - Planning Division
<DSDPlanningDivision@kitchener.ca>; Feds <vped@feds.ca>; GRCA - Planning (planning@grandriver.ca)
<planning@grandriver.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango
<landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; K -W Hydro - Greig Cameron
<gcameron@kwhydro.on.ca>; Lesley MacDonald<Lesley.MacDonald @kitchener.ca>; Linda Cooper
<Linda.Cooper@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; Ontario Power Generation
<Executivevp.lawanddevelopment@opg.com>; Park Planning (SM) <Park.Planning@kitchener.ca>; Parmi Takk
<Parmi.Takk@kitchener.ca>; Region - Planning <PlanningApplications@regionofwaterloo.ca>; Property Data
Administrator (SM) <PropDataAdmin@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder
<Steven.Ryder@kitchener.ca>; UW - SA <Steven.amirikah@uwaterloo.ca>; WCDSB - Planning <planning@wcdsb.ca>;
WRDSB - Board Secretary (elaine_burns@wrdsb.ca) <elaine_burns@wrdsb.ca>; WRDSB - Planning
<planning@wrdsb.ca>
Cc: Eric Schneider <Eric.Schneider@ kitchener.ca>
Subject: Circulation for Comment - OPA/ZBA (298 Lawrence Avenue)
Please see attached letter. Additional documentation has been saved to ShareFile. Comments or questions should be
directed to Eric Schneider, Planner (copied on this email).
131
Region of Waterloo
Eric Schneider, MCIP, RPP
Planner
City of Kitchener
200 King Street West, 6th Floor
P.O. Box 1118, Kitchener, ON
N2G 4G7
Dear Mr. Schneider,
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
Community Planning
150 Frederick Street 8th Floor
Kitchener Ontario N2G 4A Canada
Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4466
www. regionofwaterloo.ca
Melissa Mohr 1-226-752-8622
File: D17/2/20007
C14/2/20016
March 5, 2021
Re: Proposed Official Plan Amendment OPA 20-007 and
Zoning By-law Amendment ZBA 20-016
298 Lawrence Ave.
Hospice of Waterloo Region C/O Thresholds Homes and
Supports
CITY OF KITCHENER
Hospice of Waterloo Region has submitted an Official Plan Amendment and Zoning By-
law Amendment for a development proposal at 298 Lawrence Avenue in the City of
Kitchener.
The purpose and effect of the proposed Official Plan and Zoning By-law Amendment is
to convert the existing office building (Headquarters for Hospice of Waterloo Region)
into a residential care facility that will operate as a group home facility offering
supportive housing. To facilitate the redevelopment, the owner has requested to add a
special policy area to the Official Plan to allow a "Residential Care Facility" use and that
a special use provision be added to allow the "Residential Care Facility" use.
The subject lands are designated Urban Area and Built -Up Area in the Regional Official
Plan and is designated General Industrial Employment within the City of Kitchener
Official Plan. In addition, the subject lands are zoned Industrial Residential (M-1) Zone.
An Official Plan Amendment is required to permit a special policy area to permit the
group home facility proposed through this application. The Zoning By-law Amendment
is required to permit a site-specific use provision to permit the group home facility on
site.
Document Number: 3584543 Version: 1
132
The Region has had the opportunity to review the recent proposal and offers the
following:
Regional Comments
Consistency with Provincial Legislation and Regional Official Plan Conformity
The subject lands are designated "Urban Area" and "Built -Up Area" on Schedule 3a of
the Regional Official Plan (ROP) and the site is designed General Industrial
Employment in the City of Kitchener Official Plan and zoned Industrial Residential (M-1)
Zone in the Zoning By-law.
Section 4.A.6 of the ROP allows the Region and the Municipality to review the
redesignation of employment lands outside of a municipal comprehensive review where
the local municipality has identified specific areas for consideration consistent with
provincial policies. Through the City's Comprehensive Review of Employment Lands
(CREL), the subject lands were determined to be non -protected employment, which
permits consideration of non -employment uses outside of a Municipal Comprehensive
Review. Furthermore, Section 15.D.12.22 of the City of Kitchener Official Plan permits
consideration of non -employment uses within the General Industrial Employment
designation.
The compatibility study accompanying the Planning Justification Report determined the
adjacent land uses to be either commercial in nature or Class 1 industrial land uses.
The minimum setback from Class I industrial land uses to sensitive land uses is 20 m.
Regional staff acknowledge that this area is in transition and therefore, in cases where
development is in transition, it may not be feasible to meet the minimum setbacks
required. Regional staff have no objection to the application based on the studies
provided.
The Region wishes to advise the applicant of the following technical comments related
to the proposal:
Stationary Noise.-
Regional
oise.Regional staff have reviewed the study entitled, "298 Lawrence Avenue, Stationary
Environmental Noise Assessment, Kitchener, ON" (SLR, October 7, 2020) and provide
the following comments at this time. Regional staff are generally satisfied with the
conclusions and recommendations reached in the report, which assessed the impacts
of:
1) off-site stationary noise on the development;
2) on-site stationary noise on off-site sensitive receptors; and,
3) on-site noise sources on itself.
For off-site noise sources, modelled results indicate the Ministry of the Environment,
Conservation and Parks' NPC -300 noise level objectives are met at on-site sensitive
receptors for both the daytime and nighttime periods of the day.
Document Number: 3584543 Version: 1
133
Further to the above, the study notes that the impact of on-site noise sources (e.g.
mechanical equipment) on off-site and on-site sensitive receptors are not yet known at
this time as the detailed building design has not yet been determined. SLR does not
anticipate on-site stationary noise sources having an impact on off-site and on-site
sensitive receptors, and that noise level objectives can be achieved through appropriate
mechanical equipment selection, providing sufficient setbacks from receptors, and by
incorporating control measures such as silencers, barriers, into building design where
necessary. An acoustical consultant to ensure compliance with NPC -300 guideline
objectives prior to final equipment selection review the report does recommend
mechanical equipment.
The applicant is asked to consult with an acoustical consultant regarding on-site
stationary noise sources and compliance with NPC -300 once the detailed plans are
available. The applicant is also advised that should a future Planning Act application be
necessary (e.g. site plan, consent application or plan of condominium), Regional staff
will be requesting confirmation of compliance with NPC -300 guidelines for on-site noise
source(s).
Risk Management
Please note that a Risk Management Plan for salt application has been negotiated for
this property and the Section 59 Notice is valid. There are no further comments or
requirements from a Risk Management perspective at this time.
Housing Services
Housing Services is supportive of the development proposal.
General Comments
Any future development on the lands subject to the above -noted application will be
subject to the provisions of Regional Development Charge By-law 19-037 or any
successor thereof. In addition, the Region of Waterloo acknowledges receipt of the
Official Plan, Zoning By-law Amendment and Noise study review fees totaling $7,150.00.
Please accept this letter as our request for a copy of the decision pertaining to this
application. Should you have any questions, please do not hesitate to contact me.
Yours truly,
Melissa Mohr, MCIP, RPP
Principal Planner
C, Hospice of Waterloo Region C/O Thresholds Homes and Supports (Allan Wong) (Owner)
GSP Group Inc. C/O Kristen Barisdale (Applicant)
Document Number: 3584543 Version: 1
134
Eric Schneider
From: Pegah Fahimian
Sent: Tuesday, March 16, 2021 3:53 PM
To: Eric Schneider
Subject: RE: Circulation for Comment - OPA/ZBA (298 Lawrence Avenue)
Thanks, Eric. I have no concerns regarding this file.
Pegah Fahimian, M.Arch, MUD
Urban Designer/ Planning Division / City of Kitchener
519-741-2200 ext. 7342 / TTY 1-866-969-9994
Pegah.Fahlmlan@kitchener.ca
From: Eric Schneider <Eric.Schneider@kitchener.ca>
Sent: Tuesday, March 16, 20213:48 PM
To: Pegah Fahimian <Pegah.Fahimian@kitchener.ca>
Subject: FW: Circulation for Comment - OPA/ZBA (298 Lawrence Avenue)
From: Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: Monday, December 07, 2020 11:55 AM
To: Aaron McCrimmon-Jones <Aaron.McCrimmon-Jones@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Dave
Seller <Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; DSD - Planning Division
<DSDPlanningDivision@kitchener.ca>; Feds <vped@feds.ca>; GRCA - Planning ( lannin randriver.ca)
<planning@grandriver.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango
<landuseplanning@hvdroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; K -W Hydro - Greig Cameron
<gcameron@kwhydro.on.ca>; Lesley MacDonald<Lesley.MacDonald@kitchener.ca>; Linda Cooper
<Linda.Cooper@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; Ontario Power Generation
<Executivevp.lawanddevelopment@opg.com>; Park Planning (SM) <Park.Planning@kitchener.ca>; Parmi Takk
<Parmi.Takk@kitchener.ca>; Region - Planning<PlanningApplications@regionofwaterloo.ca>; Property Data
Administrator (SM) <PropDataAdmin@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder
<Steven.Ryder@kitchener.ca>; UW - SA <Steven.amirikah@uwaterloo.ca>; WCDSB - Planning <planning@wcdsb.ca>;
WRDSB - Board Secretary (elaine burns@wrdsb.ca) <elaine burns@wrdsb.ca>; WRDSB - Planning
<planning@wrdsb.ca>
Cc: Eric Schneider <Eric.Schneider@kitchener.ca>
Subject: Circulation for Comment - OPA/ZBA (298 Lawrence Avenue)
Please see attached letter. Additional documentation has been saved to ShareFile. Comments or questions should be
directed to Eric Schneider, Planner (copied on this email).
135
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