HomeMy WebLinkAboutDSD-2021-123 - OPA21/003/B/ES - ZBA21/006/B/ES - 120 Bullock Street
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: August 9, 2021
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 3
DATE OF REPORT: July 7, 2021
REPORT NO.: DSD-21-123
SUBJECT: Official Plan Amendment OPA21/003/B/ES
Zoning By-law Amendment ZBA21/006/B/ES
120 Bullock Street
PDCP Block 5 Industrial GP Inc.
RECOMMENDATION:
That Official Plan Amendment Application OPA21/003/B/ES for PDCP Block 5 Industrial GP
Inc. requesting a change in designation from Commercial to General Industrial
Employment, a change in urban structure from Arterial Commercial to Industrial
Employment Area, and the removal of Specific Policy Area 30 from the subject site be
adopted in the form shown in the Official Plan Amendment attached to Report DSD-21-123
, and accordingly forwarded to the Region of
Waterloo for approval; and,
That Zoning By-law Amendment application ZBA21/006/B/ES for PDCP Block 5 Industrial
GP Inc. be approved -
to Report DSD-21-123
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
ZBA21/006/B/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 120 Bullock Street.
Community engagement included:
o Circulation of a notice letter to owners of property within 120 metres of the subject
property;
o Installation of 2 notice signs on the property;
o Staff received 1 neighbourhood response and corresponded directly with the member of
the public; and,
o Notice of the public meeting was advertised in The Record on July 16, 2021.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
This report supports a Vibrant Economy by supporting job creation and supporting economic
prosperity.
This report supports the delivery of core services.
EXECUTIVE SUMMARY:
The owner of the property at 120 Bullock Street is proposing to:
change the Official Plan designation from Commercial to General Industrial Employment
change the Urban Structure in the Official Plan from Arterial Commercial to Industrial
Employment Area
remove specific policy area 30 from the subject lands
change the zoning from Arterial Commercial (COM-3) to General Industrial Employment
(EMP-2)
remove Site Specific Provision 64 from the subject lands in Zoning By-law 19-051
add a new Site Specific Provision (178) in Zoning by-law 19-051
Staff is supportive of the proposed changes that would enable manufacturing and other general
industrial on the subject site.
BACKGROUND:
PDCP Block 5 Industrial GP Inc. has made application to the City of Kitchener for an Official Plan
and Zoning By-law Amendment proposing to allow general industrial uses on the subject site.
The subject site lies on a portion of the former Budd Automotive/Kitchener Frame industrial site that
was a major industrial automobile manufacturing plant and large local employer beginning in the
1960s until its closure in 2008. After the plant closed, the lands were sold and an application to
amend the zoning by-law to convert a portion of the overall site to Commercial use from Industrial
was made to the City in applications ZC11/08/H/JVW & OP11/02/H/JVW. City Council refused the
application and it was settled at the Ontario Municipal Board (OMB) in 2013. The settlement decision
resulted in the subject lands being zoned and designated Commercial. The subject site is a recently
created parcel that was registered as part of subdivision 30T-13202 on June 30, 2020 as registered
plan 58M-656.
The subject site is a through lot, with frontages on Homer Watson Boulevard, Bleams Road, and
Bullock Street. It is 10.11 hectares in area, 246 metres wide on the Bleams Road frontage, and 442
metres deep on the Homer Watson Boulevard frontage as shown in Figure 1.
Figure 1 Location Map: 120 Bullock Street
REPORT:
PDCP Block 5 Industrial GP Inc.is proposing toconstruct a roughly 47,000 Mindustrial building
on the subject site. While the future building tenants are not known at this time, the owner intends
to lease the building for employment uses that will likely comprise of a mix of warehouse,
manufacturing, and light industrial uses. Some light industrial uses including warehousing are
currently permitted under the Arterial Commercial (COM-3) zoning, however, manufacturing is not.
The owner is thereby seeking to change the zoning to General Industrial (EMP-2) in order to permit
manufacturing and other similar general industrial uses on the subject site.
The application was received and circulated for comment in May 2021. Staff is supportive of the
proposed Zoning By-law Amendment and Official Plan Amendment to permit manufacturing on the
subject site.
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 that support and sustain
healthy, liveable and safe communities. The PPS promotes economic development and
competitiveness in creating employment opportunities by providing an appropriate mix and range
of employment uses, identifying strategic sites, and providing opportunities for a diversified
economic base.
With respect to providing an appropriate mix and range of employment uses, the proposed
application represents an opportunity to increase the range of permitted employment uses on the
site. This will allow flexibility in attracting a broad range of employment uses to Kitchener.
Provincial policies also encourage approval authorities to identify strategic sites for employment
uses, with emphasis on separation from sensitive land uses as well as access to infrastructure
designed for goods movement. This site exemplifies these characteristics and is considered by
staff to be an ideal industrial site.
Based on the above, staff is of the opinion that this proposal is in conformity with the PPS.
A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth Plan):
The Growth Plan endeavors to provide flexibility to capitalize on new economic and employment
opportunities as they emerge. It also recommends that municipalities should designate areas
located near major goods movement facilities and corridors for manufacturing, warehousing and
logistics, and appropriate associated uses and ancillary facilities. A strong economy including
opportunities for traditional industries is an important aspect of a complete community.
The proposed application intends to provide flexibility by permitting a range of general industrial
uses that will enable the owner to attract a variety of employment uses to the subject site.
The subject site is located on a Regional Road (Homer Watson Boulevard) that acts as a major
goods movement route in the City of Kitchener because of its convenient access to the Conestoga
Parkway (Highway 7/8) and direct access to Highway 401. 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
encourage municipalities to designate and preserve lands in the Urban Area that are in proximity to
major highway interchanges and rail yards as employment areas. Regional staff have provided
comments () and identified that due to the Record of Site Condition (RSC) that was
-law prohibits
geothermal energy systems and sensitive land uses such as daycare. With those additions to the
by-law, Regional Staff is in support of the proposed applications for Official Plan and Zoning By-
law amendment. 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 the D6 guidelines for
compatibility with industrial uses)
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) identified the
subject site as protected employment lands. The inclusion of this site as a protected employment
land contributed to Staff recommending refusal for the Zoning By-law Amendment ZC11/08/H/JVW
that requested to change the zoning to commercial. The subject site was ultimately changed to
Arterial Commercial zoning via an OMB decision in 2013 (PL121300).
As this application proposes to return the land to an Employment land use designation, staff is of the
opinion that it meets the intent of the Comprehensive Review of Employment Lands established by
the City in 2010. Map 1 of this study showing the protected employment lands is included in
F
City of Kitchener Official Plan and proposed Official Plan Amendment:
The subject lands are currently designated Commercial (Map 3) The
lands are currently identified as an Arterial Corridor in the urban structure of the Official Plan. The
subject lands are currently subject to Specific Policy Area # 30 in the Official Plan.
Amendment: Urban Structure
Planning staff recommend that the Urban Structure component change from Arterial Commercial
to Industrial Employment Area.
The Urban Structure components in the Official Plan provide guidance on growth management and
structure for the urban area. They are intended to provide an organizational structure to the
city on a macro level to help with directing growth to appropriate locations while protecting
established and stable areas.
Industrial Employment Areas within the urban structure are intended to facilitate employment
growth and contain general industrial employment uses. The requested change to the urban
structure would expand the surrounding Industrial Employment Area urban structure and would
complement the surrounding industrial lands. Planning staff are of the opinion that the requested
change to the urban structure to Industrial Employment Area is an appropriate location for
industrial lands and is necessary to facilitate this proposal for an employment growth opportunity.
Amendment: Land Use Designation
Planning staff recommend that the land use designation be changed from Commercial to General
Industrial Employment.
diverse range of employment opportunities for the long term to support a vibrant economy. It also
encourages the retention and development of industrial employment areas which are accessible to
major existing or proposed transportation facilities
Highways 7/8 and 401. Planning staff recognize that the subject site has historically been used for
industrial purposes and that it meets the criteria for a prime industrial site. Since the change in land
use designation to Commercial in 2013, the site has been vacant and no commercial use has been
actualized on site. Changing the land use designation back to General Industrial Employment to
match the historical use of the property aligns with
employment areas and protection of prime industrial sites.
The proposal also aligns with Official Plan policies that encourage the development of industrial
employment areas that are transit-supportive, incorporate Transportation Demand Management
measures, have a compact built form and minimize surface parking areas. The proposed
development is located on existing transit routes and the new constructed multi-use pathway on
Homer Watson Boulevard and will include Class A bicycle storage and shower facilities.
From a land use compatibility perspective, the Official Plan also includes policies that discuss
physical separation between new industrial employment uses and sensitive land uses. The
subject lands are well suited to industrial employment uses with separation of over 150 m to the
closest residential uses, separated and buffered by Homer Watson Boulevard, Steckle Woods and
commercial uses. Staff also propose a site specific regulation that prohibits day care uses to
address compatibility and a comment received from a proximate industrial business.
Finally, from a sustainability perspective, the applicant has indicated in their Sustainability
Statement that they are targeting LEED® Core and Shell certification for this development. This
aligns with Official Plan policies for that encourage conservation of energy and water to be
achieved within employment uses.
Amendment: Removal of Specific Policy Area #30 from Subject Site
Special Policy Area #30 was added to the Official Plan through OMB case PL121300 to change
the land use designation and zoning to Commercial in 2013. It contains specific policies that limit
the amount of commercial development on the site including maximum Gross Floor Area (GFA)
regulations based on commercial uses. These policies refer to the former block numbers of
subdivision 30T-13202 as they were implemented prior to the registration of the subdivision that
legally created the parcels and assigned civic addresses. The policies refer to Block 5 (120 Bullock
Street, subject site) and Block 6 (15 Pearson Street, not part of this application).
Planning Staff recommend that Specific Policy Area #30 is amended to remove the reference to
Block 5. Given the above recommendations to change the Urban Structure and land use
designation to General Industrial Employment, the policies in Specific Policy Area #30 that
references Block 5 are specific to commercial uses and would no longer be necessary.
Proposed Zoning By-law Amendment:
Zoning Amendment
The subject property is zoned Arterial Commercial (COM-3) with Site Specific Provision 64 in Zoning
By-law 19-051. The COM-3 zone is intended to accommodate the retailing of bulky, space intensive
goods and service commercial uses predominately serving the travelling public within Arterial
Corridors. The applicant has requested to change the zoning to General Industrial Employment
(EMP-2). The EMP-2 Zone is intended to accommodate a broad range of industrial uses that are not
noxious uses.
The applicant intends to construct an approximately 47,000 square metre one storey industrial
building on the subject site. The tenant mix is not known at this time but is expected to include a mix
of warehousing and manufacturing. While warehousing is currently permitted under the COM-3
zoning, manufacturing is not.
Staff is of the opinion that the historical industrial use on the subject site, as well as the criteria laid
out in the Comprehensive Review of Employment Lands study justifies the requested change in
zoning to General Industrial Employment.
Site Specific Provisions
Site Specific Provision 64 in the Zoning By-law 19-051 contains the same regulations as Special
Policy Area #30 in the Official Plan. This site specific provision was also added as a result of the
OMB decision in 2013. The regulations pertain to restrictions on GFA of uses that are commercial in
nature. Staff is of the opinion that these regulations are no longer necessary with an amendment to
General Industrial Employment zoning, and therefore is recommending that the site specific
provision 64 be removed from the subject site.
Planning Staff recommends that a new site specific provision (178) apply for the following:
To establish parking rates for the development as follows:
o minimum parking rate for manufacturing uses of 1 space per 200 square metres of
GFA²
o minimum electric vehicle parking of 1 space per 7500M²
o minimum future electric vehicle parking of 1 space per 1125M²
o minimum class A bicycle parking of 1 space per 1400M²
o that shower and change facility requirement is to be calculated based on the amount
of class A bicycle parking spaces for the total GFA of the building rather than based
on individual occupancies, and that all units have access to at least one shower and
change facility.
Prohibit daycare use
Prohibit geothermal energy systems
Site Specific Parking Rates
The minimum parking rate for manufacturing uses in By-law 19-051 is 1 space per 90 square metres.
However, Planning staff are aware that the amount of floor space per employee can vary greatly
among manufacturers. The size of the manufactured product, equipment needed, manufacturing
process, and floor space needed per employee can be drastically different and result in different
parking needs p
capture the needs of a typical manufacturing operation to ensure that adequate parking is provided
but does not always align with each manufacturing facility.
If the current by-law rate was applied, the development would require approximately 524 parking
spaces. At the proposed rate, this would be 235 parking spaces. The applicant is intending to build
approximately 387 parking spaces (including trailer spaces for transport trucks).
The minimum rates of electric vehicle and future electric vehicle parking are based on a percentage
of the total required parking spaces in by-law 19-051. 2.5% of required parking spaces are to be
electric vehicle spaces. 17.5% of required parking spaces are required to be future electric vehicle
spaces. As the tenant mix and therefore uses are unknown at this time, staff is proposing to establish
a rate for electric and future electric spaces based on the total GFA of the building rather than a
percentage of total required spaces.
The minimum parking rate for class A bicycle parking spaces is dependent on the use in by-law 19-
051. Both manufacturing and warehouse use requires 1 class A bicycle parking space per 1500M²
whereas office use requires 1 per 500M². Staff is proposing rate based on the total GFA of 1 per
1400M² to capture the class A bicycle needs for the total building but to be calculated on the total
building GFA rather than individual uses.
Shower and change facilities are required based on the amount of class A bicycle parking spaces in
by-law 19-051. The site specific provision is ensuring that the shower and change facilities required
will be based on the total amount of class A bicycle parking required for the GFA of the entire building,
rather than based on individual occupancies. All units will have access to at least one shower and
change facility.
The applicant is seeking to gain certainty in their parking layout and design so that further redesigns
will not be required in the future based changes in tenancy. Planning and Transportation staff is of
the opinion that the parking rates sought are appropriate and that there will be adequate parking on
site for bicycles and vehicles, including electric vehicles. Public transit is another mode of
transportation available as the site is serviced by a transit stop (GRT Route 12) located on the
Bleams Road frontage.
Based on the above, Planning staff is supportive of the proposed request to reduce the parking rate
for manufacturing uses on the site.
Prohibit daycare use
The Region of Waterloo has requested that sensitive land uses be prohibited on the subject site due
to the risk assessment that was approved as part of the Record of Site Condition for the overall
subdivision site. Staff have identified that Daycare use (accessory to permitted uses) is the only
sensitive land use that would be permitted under the base zone EMP-2 and is the only use that is
necessary to include in the prohibition.
Planning staff is in agreement with Regional Planning staff and recommends approval of this
regulation in the proposed site specific provision 178.
Prohibit geothermal energy systems
The Region of Waterloo has identified the subject site as being within Wellhead Protection Sensitive
Area 4 in Map 6a of the Regional Official Plan. In accordance with Section 8.A.14 of the Regional
Official Plan, Regional Planning staff have requested a prohibition of geothermal energy systems on
the subject site.
Planning staff is in agreement with Regional Planning staff and recommends approval of this
regulation in the proposed site specific provision 178.
Department and Agency Comments:
Preliminary circulation of the Official Plan Amendment and Zoning By-law Amendment was
undertaken on May 17, 2021 to applicable City departments and other review authorities. No
concerns were identified by any commenting City department or agency. Copies of the comments
D
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., April 30, 2021
Urban Design Report
Prepared by GSP Group Inc., April 2021
Functional Servicing and Stormwater Management Report
Prepared by MTE Consultants, April 30, 2021
Fire Flow Analysis Report
Prepared by MTE Consultants, April 30, 2021
Tree Management Report
Prepared by GSP Group Inc., April 28, 2021
Community Input and Staff Response:
Staff mailed out a neighbourhood circulation letter to arrive the week of May 20, 2021 to properties
within 120 metres of the subject site. Staff received one response from an industrial company in the
Trillium Industrial Park across Homer Watson Boulevard. The request was to prohibit the daycare
use as it would represent a sensitive use in proximity to the industrial uses in the area. The request
for daycare prohibition is being sought in the site specific provision 178 as described in this report.
Planning Conclusions:
In considering the foregoing, staff are supportive of the proposed Official Plan Amendment and
Zoning By-law Amendment to for 120 Bullock Street. 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 C
the delivery of core service.
FINANCIAL IMPLICATIONS:
There are no financial implications associated with this recommendation.
COMMUNITY ENGAGEMENT:
INFORM
committee meeting. Two notice signs are posted on the property and information regarding the
May 2021. A notice of the public meeting was placed in
the newspaper on July 16, 2021
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 May 17,
2021. In response to the circulation, one response was received by email. The respondent was
contacted by email in response to the comment received.
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 Neighbourhood Comments
Attachment F Map 1 of Comprehensive Review of Employment Lands
DSD-21-123 Attachment
AMENDMENT NO. XX TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
120 Bullock Street
1
DSD-21-123 Attachment
AMENDMENT NO. XX TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
120 Bullock Street
INDEX
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 August 9, 2021
APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives
Committee August 9, 2021
APPENDIX 3 Minutes of the Meeting of City Council xdatex
DSD-21-123 Attachment
AMENDMENT NO. XX 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 amend:
Map 3 (Land Use) by redesignating lands from Commercial to General Industrial Employment,
Map 2 (Urban Structure) by changing the urban structure on the subject lands from Arterial
Commercial to Industrial Employment Area,
Map 5 (Specific Policy Areas) by removing the subject lands from Specific Policy Area # 30
SECTION 3 BASIS OF THE AMENDMENT
The subject lands are currently designated as Commercial. The lands are identified as Arterial
Commercial in the urban structure of the Official Plan.
Staff recommend that the application proposing to redesignate the lands to General Industrial
Employment, change the urban structure to Industrial Employment Area, and remove Special Policy
Area # 30 from the subject lands be approved.
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.
The applications align with Provincial, Regional, and City policies and will contribute to the
community. Planning staff are of the opinion the use of the subject lands for general industrial uses
is appropriate for this location and will not have adverse impacts on the community.
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 use of
the lands for employment uses and is compatible with the surrounding community.
Planning staff is of the opinion that the proposed Official Plan Amendment conforms to the Regional
Official Plan (ROP). Regional policies encourage municipalities to designate and preserve lands
that are in the proximity to major highway interchanges and rail yards as employment areas. The
ROP also states
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
1. The City of Kitchener Official Plan is hereby amended as follows:
3
DSD-21-123 Attachment
a) Amend Map No. 2 Urban Structure by:
i) changing urban structure on the subject lands from Arterial Commercial to
Industrial Employment Areas A
b) Amend Map No. 3 Land Use by:
i) redesignating the subject lands from Commercial to General Industrial
Employment B
c) Amend Map No. 5 Specific Policy Areas by:
i) removing Specific Policy Area 30 from the subject lands as shown on the
C
4
DSD-21-123 Attachment
APPENDIX 1 Notice of the Meeting of Planning and Strategic Initiatives
Committee of August 9, 2021
Advertised in The Record July 16, 2021
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
A PROPOSED OFFICIAL PLAN AMENDMENT AND ZONING BY-LAW AMENDMENT
UNDER SECTIONS 17, 22 AND 34 OF THE PLANNING ACT
120 Bullock Street
PDCP Block 5 Industrial GP Inc. is proposing Official Plan and Zoning By-law Amendments to change the
zoning and land use designation on the subject site to General Industrial Employment.
In keeping with physical distancing measures recommended by Public Health due to COVID-19, an electronic
public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council which
deals with planning matters on:
Monday, August 9, 2021 at 7:00 p.m.
ΛƌźǝĻΏƭƷƩĻğƒ ǝźķĻƚ ğǝğźƌğĬƌĻ ğƷ ƉźƷĭŷĻƓĻƩ͵ĭğΉǞğƷĭŷƓƚǞΜ
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 August
9, 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@kitchener.ca
5
DSD-21-123 Attachment
APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives
Committee August 9, 2021
6
DSD-21-123 Attachment
APPENDIX 3 Minutes of the Meeting of City Council #date#
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Intensification Areas
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Arterial Corridor
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Other Areas
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Community Areas
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Industrial Employment Areas
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Green Areas
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Area of Amendment
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REVISED:
OFFICIAL PLAN AMENDMENT OPA21/003/B/ES
SCHEDULE 'A'
0250
METRES
APPLICANT:
ZONE CHANGE APPLICATION ZBA21/006/B/ES
SCALE
1:10,000
PDCP BLOCK 5 INDUSTRIAL GP INC.
FILE:
City of Kitchener
OP18003FJVW_Map2
120 BULLOCK ST
.mxd
DEVELOPMENT SERVICES DEPARTMENT, PLANNING
DATE: MAY 9, 2021
CITY OF KITCHENER
OFFICIAL PLAN
AMENDMENT TO MAP 3
LAND USE
Low Rise Residential
´
Medium Rise Residential
High Rise Residential
Mixed Use
Commercial
Heavy Industrial Employment
General Industrial Employment
Business Park Employment
Natural Heritage Conservation
Open Space
Area of Amendment
From Commercial
To General Industrial Employment
REVISED:
OFFICIAL PLAN AMENDMENT OPA21/003/B/ES
SCHEDULE 'B'
0250
METRES
ZONING BY-LAW AMENDMENT ZBA21/006/B/ES
APPLICANT:
SCALE
1:10,000
PDCP BLOCK 5 INDUSTRIAL GP INC.
FILE:
City of Kitchener
OPA20007LES_SchA
.mxd
120 BULLOCK ST
DEVELOPMENT SERVICES DEPARTMENT, PLANNING
DATE: MAY 9, 2021
CITY OF KITCHENER
OFFICIAL PLAN
AMENDMENT TO MAP 5
SPECIFIC POLICY AREAS
´
Specific Policy Areas
12. 535 Manitou Dr
25. 689 Doon Village Rd
30. 1011 and 1111 Homer Watson Blvd
Area of Amendment
30
To Remove a Portion of
Specific Policy Area
30. 1011 and 1111 Homer Watson Blvd
12
25
REVISED:
OFFICIAL PLAN AMENDMENT OPA21/003/B/ES
SCHEDULE 'C'
0500
METRES
ZONING BY-LAW AMENDMENT ZBA21/006/B/ES
APPLICANT:
SCALE
1:15,000
PDCP BLOCK 5 INDUSTRIAL GP INC.
FILE:
City of Kitchener
OPA20004BJVW_Map5
.mxd
DATE: MAY 9, 2021
120 BULLOCK ST
DEVELOPMENT SERVICES DEPARTMENT, PLANNING
DSD-21-123Appendix 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
-PDCP Block 5 Industrial GP Inc. and PDCP Block 5 Industrial
Limited Partnership 120 Bullock Street)
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 Numbers 168 and 199 -law Number 2019-051 are 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 Arterial Commercial Zone
(COM-3) to General Industrial Employment Zone (EMP-2) with Site Specific Provision (178).
2. Section 19 of By-law 2019-051 is hereby amended by adding Section 178 thereto as follows:
178. Within the lands zoned EMP-2 and shown as affected by this provision on Zoning
Grid Schedule Numbers 168 and 199 , the following regulations will
apply:
Notwithstanding Table 5-5 in Section 5 of this By-law, the minimum parking
rate for manufacturing use shall be 1 space per 200 square metres of gross
floor area.
Notwithstanding Section 5.8 of this By-law, minimum electric vehicle parking
rate shall be 1 space per 7500 square metres of gross floor area.
Notwithstanding Section 5.8 of this By-law, minimum future electric vehicle
parking rate shall be 1 space per 1125 square metres of gross floor area.
Notwithstanding Table 5-5 in Section 5 of this By-law, the minimum class A
bicycle parking rate shall be 1 space per 1400 square metres of gross floor
area.
DSD-21-123Appendix B
Notwithstanding Table 5-4 in Section 5 of this By-law, minimum shower and
change facility rate be calculated based on the amount of class A bicycle
parking spaces for the total gross floor area of the building rather than based
on individual occupancies, and that all units have access to at least one
shower and change facility.
Notwithstanding Table 10-1 in Section 10 of this By-law, Day Care Facility use
shall be prohibited.
Notwithstanding anything else in this by-law, geothermal wells and energy
3. This By-law shall become effective only if Official Plan Amendment No. __ (120 Bullock)
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
PA
RT
1
2
RT
PA
EMP-2
MIX-1
EMP-2
R-4
NHC-1
R-3
´
EMP-2 (105)
MIX-1 (85)
SUBJECT AREA(S)
EMP-3
AMENDMENT TO BY-LAW 2019-051
AREA 1-
COM-1
FROM ARTERIAL COMMERCIAL ZONE (COM-3)
WITH SITE SPECIFIC PROVISION (64)
TO GENERAL INDUSTRIAL EMPLOYMENT
ZONE (EMP-2)
WITH A SITE SPECIFIC PROVISION
BY-LAW 85-1
EMP-2 (106)
R-3 RESIDENTIAL THREE ZONE
R-4 RESIDENTIAL FOUR ZONE
BY-LAW 2019-051
AREA 1
COM-1 LOCAL COMMERCIAL ZONE
COM-3 ARTERIAL COMMERCIAL ZONE
EMP-2 GENERAL INDUSTRIAL EMPLOYMENT
ZONE
EMP-3 HEAVY INDUSTRIAL EMPLOYMENT ZONE
EMP-5 GENERAL BUSINESS PARK EMPLOYMENT
ZONE
MIX-1 MIXED USE ONE ZONE
NHC-1 NATURAL HERITAGE CONSERVATION
ZONE
OSR-3 OPEN SPACE: STORMWATER
MANAGMENT ZONE
NHC-1
ZONE GRID REFERENCE
SCHEDULE NO. 168 AND 199
EMP-2 (105)
OF APPENDIX 'A'
KITCHENER ZONING BY-LAW 85-1 AND 2019-051
ZONE LIMITS
COM-3 (66)
SCHEDULE 168SCHEDULE 199
SCHEDULE 167SCHEDULE 200
OSR-3
EMP-5
ZONING BY-LAW AMENDMENT ZBA21/006/B/ES
050100
MAP NO. 1
METRES
OFFICIAL PLAN AMENDMENT OPA21/003/B/ES
PDCP BLOCK 5 INDUSTRIAL GP INC.
1:4,000
SCALE
FILE:
City of Kitchener
ZBA21006BES _MAP1
.mxd
120 BULLOCK ST DATE: MAY 9, 2021
DEVELOPMENT SERVICES DEPARTMENT, PLANNING
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
A PROPOSED OFFICIAL PLAN AMENDMENT AND ZONING BY-LAW AMENDMENT
UNDER SECTIONS 17, 22 AND 34 OF THE PLANNING ACT
120 Bullock Street
PDCP Block 5 Industrial GP Inc. is proposing Official Plan and Zoning By-law Amendments to change the zoning
and land use designation on the subject site to General Industrial Employment.
In keeping with physical distancing measures recommended by Public Health due to COVID-19, an electronic
public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council which
deals with planning matters on:
Monday, August 9, 2021 at 7:00 p.m.
ΛƌźǝĻΏƭƷƩĻğƒ ǝźķĻƚ ğǝğźƌğĬƌĻ ğƷ ƉźƷĭŷĻƓĻƩ͵ĭğΉǞğƷĭŷƓƚǞΜ
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 August
9, 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@kitchener.ca
City of Kitchener
COMMENT FORM
Project Address: 120 Bullock Street
Date of Meeting: No Meeting
Application Type: ZBA & OPA
Comments Of: Transportation Services
Steve Ryder
Email: steven.ryder@kitchener.ca
Phone: (519) 741 2200 ext. 7152
Date of Comments: June 16, 2021
I plan to attend the meeting (questions/concerns/comments for discussion)
I do NOT plan to attend the meeting (no concerns)
1. Site Specific Comments & Issues:
Proposed Parking for ZBA:
o ağƓǒŅğĭƷǒƩźƓŭ uses of 1 space per 200 sq.m is
supportable by Transportation Services;
o Given the proposed amount of GFA that could potentially be dedicated to manufacturing
uses as outlined in the Planning Justification Report, this requested special rate would
yield a total amount of 232 spaces (46,215 sq.m/200) not including spaces based on any
office uses, as opposed to the total of 514 spaces that the existing rate through the zoning
by-law would require;
o Given the typical types of employment models that could be utilized for manufacturing,
it is unlikely that this site would ever utilize more than the proposed 232 spaces at one
time, acknowledging that there would be additional parking capacity based on the
proposed office use;
o Additionally, it can be assumed that not all potential tenants (and thus not all proposed
GFA) would necessarily fall under the Manufacturing use, thus resulting in a lower overall
demand for parking than what the Manufacturing uses would require (ie. warehousing,
offices, sales);
o Other factors such as Class A bicycle parking and close proximity to transit would also help
mitigate some need for vehicle parking on-site.
Proposed Class A Bicycle Parking for ZBA:
o Transportation Services is not supportive of the proposed reduced amount of Class A
bicycle spaces for the site 15 spaces from the required 34 spaces;
o Given the proximity to transit and residential areas, the provision of these Class A
bicycle spaces encourages the use of active transportation and thus, could mitigate
some demand for vehicle parking on-site, of which a reduction is also sought as noted
above;
o However, Transportation Services can support the calculation of required Class A bicycle
spaces based on the entire GFA of the site (as noted on page 24 of the Planning
divided into separate units, acknowledging that it may be more onerous to retrofit units
as opposed to having a dedicated facility/area for all Class A bicycle spaces and the
required shower and change facilities;
o That said, based on the previous comment, the dedicated facility/area for Class A bicycle
spaces and the shower and change facilities should be located in a central area that is
accessible to all employees that will be accessing the site, and not located in one area
that would become part of a unit once the building has been divided;
o If the required amount of Class A bicycle spaces are to be calculated on the entire site
GFA, and not on a per unit basis, it would not be reasonable to limit who can access
these facilities by encapsulating all Class A bicycle spaces and shower and change
facilities within one (1) unit of the divided building that is being proposed.
Proposed Class B Bicycle Parking for ZBA:
o Given the industrial employment uses intended for this site, it is not expected that extra
Class B bicycle spaces will offset the reduction in Class A bicycle spaces/storage
requested;
o Class B bicycle spaces are intended for short term usage and do not provide security for
long term use that employment shifts would demand.
2. Plans, Studies and Reports to submit as part of a complete Planning Act Application:
None
3. Anticipated Requirements of full Site Plan Approval:
None
4. Policies, Standards and Resources:
None
5. Anticipated Fees:
None
City of Kitchener
COMMENT FORM
Project Address: 120 Bullock Street
Application Type: Official Plan and Zoning By-law Amendment
Comments of: Environmental Planning City of Kitchener
Carrie Musselman
Email: carrie.musselman@kitchener.ca
Phone: 519-741-2200 X 7068
Date of Comments: June 14, 2021
1. Plans, Studies and Reports submitted as part of a complete Planning Act Application:
Vegetation Management Plan, Homer Watson Business Park, 120 Bullock Street prepared by GSP
Group, dated April 28, 2021.
Planning Justification Report, 120 Bullock Street Industrial Development prepared by GSP Group,
dated April 30, 2021
2. Site Specific Comments & Issues:
I have reviewed the studies as noted above to support an official plan and zoning bylaw amendment at
120 Bullock St, to change the urban structure of the site to permit Industrial Employment and note the
following:
The vegetation management plan appears to be consistent with the 2015 Approved Detailed
Vegetation Plan prepared by Ron Koudys Landscape Architects for the Homer Watson Business
Park.
Nine trees are in poor condition/dead and are recommended for removal.
Twenty trees located within the site will need to be removed due to construction. Through the
Landscaping requirements of Site Plan Approval compensation for these trees will occur.
Based on my review of the supporting studies the Official Plan and Zoning By Law Amendments can be
supported.
3. Policies, Standards and Resources:
As per Section 8.C.2
o policy 8.C.2.16., the City requires the preparation and submission of a tree management plan
condition of a development application.
o policy 8.C.2.6., the City will incorporate existing and/or new trees into the streetscape or road
rights-of-way and encourage new development or redevelopment to incorporate, protect and
conserve existing healthy trees and woodlands in accordance with the Urban Design Policies
in Section 13 (Landscape and Natural Features) of the Urban Design Manual and the
Development Manual.
4. Anticipated Fees:
N/A
City of Kitchener - Comment Form
Project Address: 120 Bullock Street
Application Type: Official Plan and Zoning By-law Amendment
Comments of: Environmental Planning (Sustainability) City of Kitchener
Carrie Musselman
Email: carrie.musselman@kitchener.ca
Phone: 519-741-2200 x 7068
_____________________________________________________________________________________
Written Comments Due: June 17, 2021
Date of comments: June 14, 2021
1. Plans, Studies and/or Reports submitted and reviewed as part of a complete application:
Planning Justification Report, 120 Bullock Street Industrial Development prepared by GSP
Group, dated April 30, 2021
2. Comments & Issues:
I have reviewed the documentation (as listed above) to support an Official Plan and Zoning By-law
Amendment to change the urban structure of the site to permit Industrial Employment regarding
sustainability and energy conservation and provided the following:
Based on my review of the supporting study the Official Plan and Zoning By Law Amendments can be
supported. In part, as the owner is targeting a LEED® Core and Shell certification for the proposed
development and have planned to include, several sustainable development measures, such as:
Optimized energy performance (greater than 20% of standard);
Commissioned building systems;
Provision of electric vehicle charging stations and conduit for additional electric vehicle charging
stations in the future;
Irrigation water conservation measures;
Potential for white roofs and renewable energy systems;
Indoor bicycle storage with shower/change facilities and outdoor bicycle racks will be provided
to supporting active transportation opportunities;
Material choice and detailing to address bird collision avoidance guidelines; and
Internal dedicated areas for collection and storage of recyclable materials.
3. Policies, Standards and Resources:
Kitchener Official Plan Policy 7.C.4.5. The City will encourage and support, where feasible and
appropriate, alternative energy systems, renewable energy systems and district energy in
accordance with Section 7.C.6 to accommodate current and projected needs of energy
consumption.
Kitchener Official Plan Policy 7.C.6.4. In areas of new development, the City will encourage
orientation of streets and/or lot design/building design with optimum southerly exposures. Such
orientation will optimize opportunities for active or passive solar space heating and water heating.
Kitchener Official Plan Policy 7.C.6.8. Development applications will be required to demonstrate,
to the satisfaction of the City, energy is being conserved or low energy generated.
Kitchener Official Plan Policy 7.C.6.27. The City will encourage developments to incorporate the
necessary infrastructure for district energy in the detailed engineering designs where the
potential for implementing district energy exists.
4. Advice:
As part of the Kitchener Great Places Award program every several years there is a Sustainable
Development category. Also, there are community-based programs to help with and celebrate
and recognize businesses and sustainable development stewards (Regional Sustainability
Initiative - http://www.sustainablewaterlooregion.ca/our-programs/regional-sustainability-
initiative and TravelWise - http://www.sustainablewaterlooregion.ca/our-programs/travelwise).
Sustainability Statement Terms of Reference
a. https://www.kitchener.ca/en/resourcesGeneral/Documents/DSD_PLAN_Sustainability_
Statement_Standard_Terms_of_Reference.pdf
Address: 120 Bullock Street
Owner: .
Application #: ZBA/OPA
Comments Of: City of Kitchener Urban Design- Planning
Pegah Fahimian
Email: Pegah.fahimian@kitchener.ca
Phone: 519-741-2200 Ext. 7342
Date of Comments: June 25, 2021
I plan to attend the meeting (questions/concerns/comments for discussion)
No meeting to be held
I do NOT plan to attend the meeting (no concerns)
5. Documents Reviewed:
Urban Design Brief, April 2021. GSP Group.
Tree Management Plan, April 2021. GSP Group.
Preliminary Elevations.
Preliminary Site Plan
6. Site-Specific Comments & Issues:
I have reviewed the documentation (as listed above) to support amendments to the Official Plan and
Zoning By-Law from PDCP Block 5 industrial GP Inc. for the property located at 120 Bullock Street. There
are some design modifications that must be addressed for the site plan application process to ensure the
project fits in the context of the neighbourhood as detailed below:
Where parking areas are located along Homer Watson boulevard, the landscape design shall employ
a layered approach that will screen the lower portion of cars, and the edge of the parking surface
with vegetation, while providing the planting of trees to assist in maintaining the street line and to
provide visual relief from views of open parking areas.
More planting islands to be provided to break up the long rows of parking stalls proposed along
Homer Watson that can also offer walkway access points from the city sidewalk and multi-use trail.
The intersection of Bleams Road and Homer Watson Boulevard should be designed as the central
all-turns access point to the site, and as such, should be provided with a larger and distinctive
landscape treatment to establish a central landscaped focal point.
Provide outdoor amenity space for employees and customers. Spaces designed for frequent use
should include hardscaped areas, seating, and weather protection.
Sidewalk connection to be provided from the transit stop on Bleams Rd to the building entrances.
Provide the location of garbage storage and snow storage on the plan. The garbage storage should be
located at the side of the site such that they are not visible from the public realm. Enclosures should
be provided if the garbage storage is highly visible from the public realm.
The proposed loading area is highly visible from Bullock Street. Locate service, loading and storage
areas at the side such that they are not visible from the street, whenever possible. Avoid storing
dumpsters or industrial products outdoors. If necessary, fully screen loading area from Bolluck
street and Bleams Road utilizing high-quality landscaping. Where appropriate include trees, mid-
height plants such as shrubs or tall grasses and ground covers. Design these areas to be visually
appealing and easily maintainable.
All utility locations including meter room and transformer room to be shown on the layout.
Building-mounted or ground-based AC units should be located away from public view and fully
screened, Otherwise, screen these elements visually with landscaping and architectural features
that are integrated into the building design as a whole.
Coordinate streetscape and landscape design with utilities and infrastructure to minimize
visual clutter and points of conflict.
Include bicycle parking, located near the main pedestrian entrance(s). Covered and enclosed
bicycle parking is recommended for employees.
Provide details of proposed public art on the landscape plan
Preliminary Floor plans and building unit breakdown should be provided.
2. Comments on Submitted Documents
The following comments should be addressed at this time.
Tree Management Plan:
Written permission for removal of or impact to trees in joint ownership along property lines is
required
The Tree Protection Fencing should be extended along the south property lines at dripline + 1m to
provide sufficient protection to all trees.
For safety reasons, additional information and confirmation should be provided for trees in poor
condition that have been proposed to be retained.
Preliminary Building Elevations:
All building elevations visible to the public street should be designed with care and demonstrate a
consistency of materials, quality, and details. The proposed building façade along Bleams Road shall
be designed to provide visual interest through the use of changes in planes, overhangs, glazing, and
fenestrations. Additional architectural elements should be used to provide visual punctuations and
add definition to prevent long, unbroken building elevation.
Please ensure all mechanical structures that are roof-mounted are screened from public views.
All visible elements of a building, including utilities (meters, conduits), HVAC (a/c units, vents) and
loading/servicing areas are to be integrated into the design of the building and shown on elevation
drawings as part of the building elevation approval process.
Engineering and Kitchener Utilities Comments
From: Niall Melanson
Sent: Thursday, May 27, 2021 1:30 PM
To: Eric Schneider
Cc: Angela Mick; 'Jeff Lerch'
Subject:120 Bullock St, ZB21/006/B/ES & OP21/003/B/ES - Engineering Comments
Hello Eric
Engineering and Kitchener Utilities has no concerns with the Functional Servicing Report submitted by
MTE Consultants Inc. for the ZBA/OPA.
Jeff Please note that the current DGSSMS flow rates for Industrial are 0.4L/s/ha (noted as 0.5 in the
report) and Commercial are 0.5L/s/ha (noted as 0.6 in the report). However, since Industrial flows are
less then Commercial, Engineering is okay and will not request a revised report. Also, please be advised
that the report was not reviewed for SWM.
Eric / Jeff If either of you have any questions please let me know.
Thanks
Niall Melanson, C.E.T.
Engineering Technologist | Development Engineering | City of Kitchener
519-741-2200 Ext. 7133 | TTY 1-866-969-9994 | niall.melanson@kitchener.ca
Building Division Comments
From: Mike Seiling
Sent: Tuesday, May 25, 2021 9:38 AM
To: Eric Schneider
Subject:FW: Circulation for Comment - OPA/ZBA (120 Bullock Street)
Attachments: Department-Agency Letter AODA.pdf; OPA21003BES_MAP2.pdf; OPA21003BES
_MAP3.pdf; OPA21003BES _MAP5.pdf; ZBA21006BES _MAP1.pdf
Building; no concerns.
Mike
Heritage Planning Comments
From: Michelle Drake
Sent: Wednesday, May 19, 2021 2:12 PM
To: Eric Schneider
Cc: Victoria Grohn
Subject:FW: Circulation for Comment - OPA/ZBA (120 Bullock Street)
No heritage planning concerns.
Michelle
Parks & Cemeteries Comments
From: Ashley DeWitt
Sent: Thursday, May 20, 2021 11:50 AM
To: Eric Schneider
Subject:Parks - No Comments - Circulation for Comment - OPA/ZBA (120 Bullock Street)
Hi Eric,
Parks does not have any concerns.
Regards,
Ashley DeWitt OALA, CSLA
Landscape Architect
Design & Development | Parks & Cemeteries | City of Kitchener
Work Cell: 226.749.1534 | ashley.dewitt@kitchener.ca
Discover nature in the city: www.kitchener.ca/parks
CN Rail Comments
From: Ashkan Matlabi <Ashkan.Matlabi@cn.ca>
Sent: Thursday, May 20, 2021 10:42 AM
To: Eric Schneider
Subject:\[EXTERNAL\] 2021-05-20_CN_RES_Circulation for Comment - OPA/ZBA (120 Bullock
Street)
Hello Eric,
Thank you for this information. In this case you can ignore my comments below. CN has no comments
concerning this application.
Regards
Ashkan Matlabi, Urb. OUQ.
Urbaniste sénior / Senior Planner (CN Proximity)
Planning, Landscape Architecture and Urban Design
Urbanisme, architecture de paysage et design urbain
E : proximity@cn.ca
T : 1-438-459-9190
1600, René-Lévesque Ouest, 11e étage
Montréal (Québec)
H3H 1P9 CANADA
wsp.com
From: Eric Schneider <Eric.Schneider@kitchener.ca>
Sent: Thursday, May 20, 2021 9:37 AM
To: Ashkan Matlabi <Ashkan.Matlabi@cn.ca>
Subject: RE: 2021-05-19_CN_RES_Circulation for Comment - OPA/ZBA (120 Bullock Street)
Hello Ashkan,
The subject property is not adjacent to the rail line. The subdivision is now registered so there is a public
road and other blocks of private property between the subject site and the rail line. Please see the
attached map to highlight this.
Please revise comments accordingly.
Thank you,
Eric Schneider, MCIP, RPP
Planner | Planning Division | City of Kitchener
(519) 741-2200 ext 7843 | TTY 1-866-969-9994 | eric.schneider@kitchener.ca
From: Ashkan Matlabi <Ashkan.Matlabi@cn.ca> On Behalf Of Proximity
Sent: Wednesday, May 19, 2021 9:39 PM
To: Eric Schneider <Eric.Schneider@kitchener.ca>
Subject: \[EXTERNAL\] 2021-05-19_CN_RES_Circulation for Comment - OPA/ZBA (120 Bullock Street)
Hello Eric,
Thank you for circulating the attached notice of by-law amendment for the subject lands having
proposing a change from arterial commercial zone to general industrial employment zone. It is noted
implementation of the following criteria as conditions of an eventual project approval:
1. The Owner shall install and maintain a chain link fence of minimum 1.83 meter height along the
mutual property line.
2. Any proposed alterations to the existing drainage pattern affecting railway property must
receive prior concurrence from the Railway and be substantiated by a drainage report to the
satisfaction of the Railway.
Regards
Ashkan Matlabi, Urb. OUQ.
Urbaniste sénior / Senior Planner (CN Proximity)
Planning, Landscape Architecture and Urban Design
Urbanisme, architecture de paysage et design urbain
E : proximity@cn.ca
T : 1-438-459-9190
1600, René-Lévesque Ouest, 11e étage
Montréal (Québec)
H3H 1P9 CANADA
wsp.com
WCDSB Comments
rom: Planning <planning@wcdsb.ca>
Sent: Tuesday, June 15, 2021 10:21 AM
To: Eric Schneider
Subject:\[EXTERNAL\] RE: Circulation for Comment - OPA/ZBA (120 Bullock Street)
Good Afternoon Eric,
The Waterloo Catholic District School Board has reviewed the above application and has no new
comments to add.
If you require any further information, please contact me by e-mail at Jordan.Neale@wcdsb.ca.
Thank you,
Jordan Neale
Planning Technician, WCDSB
480 Dutton Dr, Waterloo, ON N2L 4C6
519-578-3660 ext. 2355
Melissa Mohr 1-226-752-8622
File: D17/2/21003
C14/2/21006
June 22, 2021
Eric Schneider, MCIP, RPP
Planner
City of Kitchener
th
200 King Street West, 6 Floor
P.O. Box 1118, Kitchener, ON
N2G 4G7
Dear Mr. Schneider,
Re: Proposed Official Plan Amendment OPA 21-003 and
Zoning By-law Amendment ZBA 21-006
120 Bullock Street
GSP Group Inc. (C/O Heather Price) on behalf of PDCP
Block 5 Industrial GP Inc. /PDCP Block 5 Industrial
Limited Partnership
CITY OF KITCHENER
_____________________________________________
GSP Group Inc. has submitted an Official Plan Amendment and Zoning By-law
Amendment for a development proposal at 120 Bullock Street in the City of Kitchener.
The purpose and effect of the proposed Official Plan and Zoning By-law Amendment is
to facilitate the construction of a 47,295 square metre (509,709 square foot) industrial
building with associated surface trailer and car parking areas located on site. The
applicant has proposed two (2) accesses from Bullock Street and has proposed 77
tractor-trailer spaces adjacent to the Bullock Street frontage with 391 surface parking
spaces along the Homer Watson Street frontage. Landscaping has also been proposed
throughout the site with the majority of the landscaping being located along the Homer
Watson Blvd. frontage.
To facilitate the development, the owner has requested an Official Plan Amendment to
amend the Urban Structure of the subject lands from the Arterial Corridor to Industrial
Employment and amend the land use designation from the Commercial Designation to
the General Industrial Employment Designation. In addition, the applicant is proposing
5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЌАЉЏЊБЌ ĻƩƭźƚƓʹ Њ
to remove Special Policy Area #30 from the subject lands. Special Policy Area #30
permitted additional commercial and retail uses on the lands.
In addition, the applicant has applied for a Zoning By-law Amendment to amend the
Zoning of the subject lands from the Arterial Commercial (COM-3) Zone to the General
Industrial Employment (EMP-2) Zone.
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 Regional Official Plan (ROP) and the site is designed Commercial in the City of
Kitchener Official Plan and zoned Arterial Commercial (COM-3) Zone in the Zoning By-
law. The applicant is proposing to amend the commercial land uses to permit an
industrial development on a vacant parcel of land in proximity to an industrial park in the
City of Kitchener.
Section 1.3 of the Provincial Policy Statement, 2020 requires planning authorities to
promote economic development and competiveness by providing opportunities for a
diversified economic base including maintaining a range and choice of suitable sites for
employment uses and identifying strategic sites for investment, including market-ready
sites that have necessary infrastructure to support current and projected needs.
Furthermore, Section 2.2.5 of A Place to Grow Growth Plan establishes policies that
encourage economic development and competitiveness by ensuring there is sufficient
land in appropriate locations to accommodate the forecasted employment growth.
Regional staff recognize that the site is located in proximity to an existing employment
area within the Built-Up Area of the City of Kitchener and the amendment would
facilitate a market ready site with the necessary infrastructure available to support the
projected employment needs within the Region.
In addition to the above, Chapter 4 of the Regional Official Plan establishes policies for
Municipalities to designate and preserve lands in the Urban Area that are in proximity to
major highway interchanges, rail yards or the Region of Waterloo International Airport
as employment areas. Regional staff recognize that the subject lands are in proximity
to an existing industrial area of the Region and that the subject lands have frontage on
two Regional Roads (Bleams Road and Homer Watson Boulevard), with direct access
to Provincial Highway 401.
Regional staff are supportive of employment land uses in appropriate areas of the
Region and have no objection to the applications. Furthermore, Regional staff wish to
advise the applicant of the following technical comments related to the proposal:
5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЌАЉЏЊБЌ ĻƩƭźƚƓʹ Њ
Corridor Planning
Access Permit/TIS/Access Regulation:
The subject lands (120 Bullock Street, Kitchener) appear to use two accesses from the
site to Bullock Street, with no direct vehicular access locations to Regional Road 28
(Homer Watson Boulevard) or Regional Road 56 (Bleams Road) as shown on the
concept plan described as Figure 6 within the Planning Justification Report (prepared by
GSP Group Inc. dated April 30, 2021). The Region of Waterloo has no concerns with
the proposed access design shown on Figure 6 (Planning Justification Report prepared
by GSP Group Inc. dated April 30, 2021), and a Regional Road Access Permit will not
be required as access is not proposed from the Regional Road network through the
concept plan provided.
Stormwater Management & Site Grading:
Both completed by MTE. Regional corridor planning staff have reviewed the plans and
report and have no objection to the Official Plan and Zoning By-law. Detailed comments
related to the civil engineering plans will be provided under separate cover and can be
addressed under a future Site Plan application.
Environmental Threats/Record of Site Condition
Regional staff acknowledge the applicant has received a Record of Site Condition (RSC
No. 225537) which has an approved Risk Assessment and Certificate of Property Use.
The Risk Assessment and Certificate of Property Use must continue to be complied
with.
Please note that the Record of Site Condition does not list sensitive land uses as a
permitted use, however the EMP-2 Zone permits a day care facility as an accessory use
to the intended primary industrial land use. Regional staff request that a prohibition
on sensitive land uses (such as a day care facility) be written into the Zoning By-
law Amendment.
Risk Management
Please note that a Risk Management Plan 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.
Hydrogeology and Source Water Protection
The subject lands are located in Wellhead Protection Sensitive Area 4 with a 2-year
time of travel. Please include a prohibition on geothermal energy systems in the
Zoning By-law Amendment in accordance with Section 8.A.14 of the Regional
Official Plan.
5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЌАЉЏЊБЌ ĻƩƭźƚƓʹ Њ
General Comments
As indicated above, the Region of Waterloo has no objection to the applications
subject to a prohibition on sensitive land uses (such as a day care facility) and
geothermal energy systems being written into the Zoning By-law.
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 review fees totaling $6,900.00.
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. PDCP Block 5 Industrial GP Inc. /PDCP Block 5 Industrial Limited Partnership C/O Adrianne
Bobechko (Owner)
GSP Group Inc. C/O Heather Price (Applicant)
5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЌАЉЏЊБЌ ĻƩƭźƚƓʹ Њ
From: sarah tebbutt <sarah@trilliummetal.onmicrosoft.com>
Sent: Tuesday, June 1, 2021 9:51 AM
To: Eric Schneider
Subject:\[EXTERNAL\] 120 Bullock Street Zoning By-Law Amendment
Hello,
Our facility is located at 50 Steckle Place, Kitchener, ON, N2E 2C3. This is directly across the street from
the subject property. We are a metal stamping facility that is currently exempt from environmental
noise guidelines due to our distance from sensitive receptors.
While we support the change in zoning, we have concerns that the zoning would allow for a daycare. Is
there a mechanism that would allow for the other types of uses in EMP-2 WITHOUT allowing a daycare
facility? A daycare would be impacted by the noise from our facility, and likely the other industrial
facilities surrounding the subject area.
Thank you for your assistance,
Sarah Tebbutt, P.Eng, MBA
CEO - Trillium Metal Stampings
(519)748-5295 ex 243
(519)590-0335 (mobile)
sarah@trilliummetal.com
Comprehensive Employment Lands
Review
KITCHENER
KITCHENER
Employment Lands
Protected Employment
Urban Growth Centre
Major Transit Station Area
Fischer Hallman Study Area
Hidden Valley Study Area
Y
A
W
R
I
A
F
Rapid Transit Stations
Light Rail Transit
Future Light Rail Transit
Adapted Bus Rapid Transit
800 m from Rapid Transit Station
0120.5
Km
Rapid Transit: Region of Waterloo- Planning (Draft 2009)
Corporate Services Department
Information Technology - GIS
March 22, 2010
B-1