HomeMy WebLinkAboutDSD-2021-165 - OPA21/006/R/TS - ZBA21/009/R/TS - 61 & 65 Roy Street - The Windermere Apartments Inc. & Roy Street Investments Inc.i
Staff Report �T R
Dbvelo n7entServicesDepartment www. kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: October 4, 2021
SUBMITTED BY: Bustamante, Rosa, Director of Planning, 519-741-2200 ext.
7319
PREPARED BY: Seyler, Tim, Planner, 519-741-2200 ext. 7860
WARD(S) INVOLVED: Ward 10
DATE OF REPORT:
REPORT NO.:
September 8, 2021
DSD -2021-165
SUBJECT: Official Plan Amendment OPA21/006/R/TS
Zoning By-law Amendment ZBA21/009/R/TS
61 & 65 Roy Street
The Windermere Apartments Inc. & Roy Street Investments
Inc.
RECOMMENDATION:
That Official Plan Amendment Application OPA21/006/R/TS for The Windermere
Apartments Inc. & Roy Street Investments Inc. requesting the addition of Special
Policy Area 10 for the lands specified and illustrated as the "Area of Amendment" on
Schedule "A", be adopted in the form shown in the Official Plan Amendment attached
to Report DSD -2021-165 as Attachment "A", and accordingly forwarded to the Region
of Waterloo for approval; AND,
That Zoning By-law Amendment Application ZBA21/009/R/TS for The Windermere
Apartments Inc. & Roy Street Investments Inc., requesting a change from Residential
Five Zone (R-5) with Special Use Provision 164U to Residential Five Zone (R-5) with
Special Use Provision 164U and Special Regulation Provision 773R, be approved in
the form shown in the "Proposed By-law" dated September 10, 2021 for the lands
illustrated on "Map No. 1" attached to Report DSD -2021-165 as Attachment "B".
REPORT HIGHLIGHTS:
The purpose of this report is to provide a professional planning recommendation on
Official Plan Amendment and Zoning By-law Amendment applications for the properties
located at 61 & 65 Roy Street.
Community engagement included:
o Circulation of a notice letter to owners of property within 120 metres of the subject
property,
o Installation of a large 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.
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 September 10,
2021.
• This report supports the City's Housing For All strategy by aligning policies and
processes to facilitate more housing through the creation of 4 additional dwelling units in
total.
EXECUTIVE SUMMARY:
The owner of the properties at 61 & 65 Roy Street is proposing to add a Specific Policy Area
10 to the 1994 Official Plan and to amend the Zoning By-law to add a site specific regulation
to permit multiple dwellings with up to 5 dwellings units within existing buildings.
Staff is supportive of the proposed 2 additional dwelling units within each of the existing
buildings, for a total of 4 new dwelling units, and the subject applications for an Official Plan
Amendment and Zoning By-law Amendment to convert the existing buildings into 2 multiple
dwellings containing 5 units.
BACKGROUND:
The Windermere Apartments Inc. & Roy Street Investments Inc. have made an application
to the City of Kitchener for an Official Plan and Zoning By-law Amendment proposing to
allow the use of each of the existing buildings to be a multiple dwelling with 5 units on each
property.
The subject sites are approximately 12.5 metres wide, approximately 46 metres deep and
have an area of 0.06 hectares. The subject sites each contain an existing mixed-use
building containing 3 residential units, and 2 commercial office units. The existing buildings
are proposed to remain, and the commercial units will be renovated internally to convert to
residential dwelling units. The site is located on the south (east) side of Roy Street
between Queen Street North and Young Street.
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Figure 1 — Location Map: 61 & 65 Roy Street
REPORT:
The Windermere Apartments Inc. & Roy Street Investments Inc. are proposing to convert
each of the existing mixed-use buildings on the subject lands containing 3 residential units
and 2 commercial office units to a multiple dwelling with 5 units. The applicant intends to
renovate the vacant office units to residential units in order to provide additional housing
units within the established neighbourhood.
The application was received and circulated for comment in June 2021. Staff is supportive
of the proposed additional units with the existing buildings and the subject applications for
Zoning By-law Amendment and Official Plan Amendment to allow the 5 unit multiple
dwellings use on each property.
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. Section 1.4.3(b)2 of the PPS
promotes all types of residential intensification, including additional residential units and
redevelopment.
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 additional residential
units. 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.
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 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.
Policy 2.2.6.1(a) states that municipalities will support housing choice through the
achievement of the minimum intensification and targets in this Plan... by identifying a diverse
range and mix of housing options and densities, including additional residential units and
affordable housing to meet projected needs of current and future residents.
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. 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 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.
Furthermore, policy 2.D.1 states that in reviewing development applications, the Region
and area municipalities will ensure that development occurring within the urban area is
planned and developed in a manner that:
• is serviced by a municipal; drinking -water system and a municipal wastewater
system
• contributes to the creation of complete communities with development patterns,
densities and an appropriate mix of land uses that supports walking, cycling and the
use of transit
• respects the scale, physical character, and context of established neighbouhoods in
areas where reurbanization is to occur.
On April 21, 2021 Regional Council endorsed Major Transit Stations Area (MTSA)
boundaries as part of the ongoing Regional Official Plan review, which include these lands.
Section 2.D.6(a) & (b) states that MTSA's will be planned and developed to achieve
increased densities that support and ensure the viability of existing planned rapid transit
service levels, and a mix of residential, office, institutional and commercial development,
wherever appropriate.
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 Official Plan and proposed Official Plan Amendment:
The subject lands are located within a Major Transit Station Area (MTSA) and are located
less than 300 metres (approximately 3 blocks south) from the Young -Duke Street Bus Stop
and the Kitchener City Hall LRT station. MTSA's are intended to be developed to achieve a
mix of residential, office, institutional and commercial uses. Properties within MTSAs are
intended to have a built form that is pedestrian friendly and transit oriented.
The subject lands are designated as Office Residential Conversion in the Civic Centre
Secondary Plan.
Section 13.1.2.6 states that the designation of Office Residential Conversion aims to both
preserve the existing structures in these areas and serve as a transition area between the
higher intensity uses along Weber Street and Queen Street and the Low Rise Residential —
Preservation designation of the interior of the neighbourhood. Permitted uses are restricted
to single detached dwellings, and the conversion of existing buildings to multiple dwellings
up to a maximum of three units and professional offices. Residential and office uses may be
permitted to locate within the same building. Conversions will be permitted only where no
major structural alterations are required to the exterior of the building. Planning staff view
this area as a transitional area, with an opportunity for residential intensification within an
established building, where no structural changes to the exterior of the building are proposed
on the subject sites. Existing unused commercial floor area will be converted to a compatible
residential use.
Amendment: Site Specific Policy Area
Planning staff are recommending Site Specific Policy Area 10 for the subject site to permit
the use of a Multiple Dwelling with 5 units within the existing buildings.
Transit Supportive Development
The Official Plan states that MTSAs are a conceptual representation of the area of a ten-
minute walking radius centered around the location of rapid transit station stops. The
planned function of MTSAs are to provide a focus for accommodation growth through
development to support existing and planned transit and rapid transit service levels; provide
connectivity of various modes of transportation to the transit system; achieve a mix of
residential, office, institutional, and commercial development wherever appropriate and;
have streetscapes and a built form that is pedestrian -friendly and transit oriented.
The Official Plan contains policies that ensure that redevelopment locates the majority of
transit supportive uses within a comfortable walking distance of a transit stop.
Planning staff notes that the subject site is approximately 300 metres from an LRT transit
stop located on Duke 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 residential intensification and/or redevelopment, including adaptive re -use and
infill opportunities to respond to changing housing needs and as a cost-effective means to
reduce infrastructure and servicing costs by minimizing land consumption and making better
use of existing community infrastructure.
Planning staff is of the opinion that the proposed re -use of the existing building is a good
example of residential intensification and responding to changing housing needs in an
expedient manner.
Proposed Zoning By-law Amendment:
The subject property is zoned Residential Five Zone (R-5) with Special Use Provision 164U
in Zoning By-law 85-1. The R-5 zone permits multiple dwellings up to a maximum of 3
dwelling units and 164U permits the office and accessory uses only within the buildings
existing on January 24, 1994.
The applicant has requested an amendment in the form of adding Special Regulation
Provision 77R to permit the use of a multiple dwelling containing 5 units within the existing
building.
Staff is of the opinion that the proposed site-specific provision to permit a "Multiple Dwelling
with 5 units" is in line with policies that allow for residential intensification within existing
buildings in MTSA areas. This proposal will provide an opportunity for an adaptive re -use
form of redevelopment that will bolster the City's supply of housing stock. Staff is of 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 June 25, 2021 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 MHBC Planning Ltd., March 2021
Heritage Considerations
The properties are located within the Civic Centre Neighbourhood Heritage Conservation
District (CCNHCD) and designated under Part V of the Ontario Heritage Act. Both properties
are identified as Group `C' properties in the CCNHCD Plan. Heritage staff have reviewed
the Planning Justification Report prepared by MHBC Planning, and Heritage staff agree with
the conclusion that the proposed development is in conformity with the applicable policies
of the CCNHCD and is not likely to result in any adverse impacts to the identified character
of the neighbourhood or overall CCNHCD.
Community Input and Staff Response:
Staff mailed out a neighbourhood circulation letter to arrive the week of June 28, 2021 to
households within 120 metres of the subject site. As a result of the circulation staff only
received 2 community responses. Staff reached out to each respondent individually by
telephone/email. The two respondents were satisfied with the individual discussion rather
than having a neighbourhood meeting, and both respondents expressed support for the
proposal with some minor concerns about site functionality with respect to garbage pickup
and grading of the properties. Staff indicated that the concerns will be dealt with at the Site
Plan stage of the development, through a detailed review of the existing conditions and a
review of the proposed plan by all applicable staff to ensure the property meets City
standards. The applicant will be required to obtain Site Plan approval for each of the five
unit multiple dwellings.
Planning Conclusions:
In considering the foregoing, staff are supportive of the proposed Official Plan Amendment
and Zoning By-law Amendment to permit a multiple dwelling with 5 units within the existing
building on each of the properties located at 61 & 65 Roy 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 City's strategic vision
through the delivery of core service.
FINANCIAL IMPLICATIONS:
There are no financial implications associated with this recommendation.
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 June 2021. A notice of the public meeting was
placed in the newspaper on September 10, 2021 (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 June 25, 2021. In response to the circulation, 2 responses were received by email. Both
respondents were contacted by phone and email.
PREVIOUS REPORTS/AUTHORITIES:
• Zoning By-law 85-1
• Official Plan, 2014
• Regional Official Plan
• Provincial Policy Statement, 2020
• Planning Act, 1990
• Growth Plan for the Greater Golden Horseshoe, 2020
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
Appendix E —
Public Comments
AMENDMENT NO. ## TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
61 and 65 Roy Street
AMENDMENT NO. ## TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
61 and 65 Roy 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 October 4, 2021
APPENDIX 2 Minutes of the Meeting of Planning and Strategic
Initiatives Committee — October 4, 2021
APPENDIX 3 Minutes of the Meeting of City Council — October 18,
2021
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 and Schedule `A'.
SECTION 2 — PURPOSE OF THE AMENDMENT
The purpose of this amendment is to add a Special Policy to the Civic Centre Secondary
Plan and to add a Special Policy Area to Map 9 in the 1994 Official Plan to increase the
maximum permitted number of residential units to five on each of the properties, municipally
known as 61 and 65 Roy Street.
The amendment comprises of the following changes:
• Map 9 is amended by adding Special Policy Area No. 10 to the lands municipally
known as 61 and 65 Roy Street.
• Adding Special Policy 13.1.3.10 to Section 13.1.13 to permit the conversion of
existing buildings to a multiple dwelling with a maximum of five dwelling units:
o Specific Policy 13.1.3.10 amends one policy in the Office -Residential
Conversion designation:
■ Policy 13.1.2.6 is amended to permit the conversion of existing
buildings to a multiple dwelling with a maximum of five dwelling units.
SECTION 3 — BASIS OF THE AMENDMENT
The subject lands are located at 61 and 65 Roy Street. The subject lands are designated
"Office Residential Conversion" in the Civic Centre Secondary Plan, which forms part of
the 1994 Official Plan. The purpose of the Office Residential Conversion designation is
to "preserve the existing structures in these areas and to serve as a transition area
between the higher intensity uses along Weber Street and Queen Street and the Low
Rise Residential — Preservation designation of the interior of the neighbourhood".
Permitted uses for lands designated as Office Residential Conversion include the
conversion of existing buildings to multiple dwellings up to a maximum of three units. The
subject lands are also located within a Major Transit Station Area (MTSA) which is
considered a primary intensification area.
An Official Plan Amendment is required to add a Special Policy to permit multiple
dwellings up to a maximum of five units within the existing buildings. This will allow for
vacant office space within each building to be better utilized for residential use. No
changes are proposed to the building footprints and no additional floor area is proposed
to be added.
The proposed development will implement the planned function as set out in the Official
Plan for lands within a MTSA as being a compact, dense and transit supportive, while still
maintaining a low-rise form of development.
The proposal is consistent with the Provincial Policy Statement, conforms to the Growth
Plan and complies with the Regional Official Plan, as it promotes walkability, is transit -
supportive, maximizes the use of existing and new infrastructure, and assists in
development of this area as a compact and complete community through the repurposing
of vacant office space. The additional units are proposed to be within the existing
buildings. The proposed development implements the redevelopment objectives for the
Major Transit Station Area as prescribed in both the current and newly adopted Official
Plan and is, therefore, good planning.
SECTION 4 —THE AMENDMENT
1. The Civic Centre Secondary Plan in the 1994 City of Kitchener Official Plan is hereby
amended as follows:
a. Part 3, Section 13.1.3 Special Policies is amended by adding Special Policy
13.1.3.10 thereto as follows:
10. Notwithstanding the Office -Residential Conversion designation and
policies applied to the properties located at 61 and 65 Roy Street,
the conversion of existing buildings to multiple dwellings with a
maximum of five units per building shall be permitted."
b. Map 9 — Civic Centre Neighbourhood Plan for Land Use is amended by
adding Special Policy Area No. 10 to the lands municipally known as 61 and
65 Roy Street, as shown on the attached Schedule A.
APPENDIX 1 Notice of the Meeting of Planning and Strategic Initiatives
Committee of October 4, 2021
APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives
Committee — October 4, 2021
APPENDIX 3 Minutes of the Meeting of City Council — October 18, 2021
PROPOSED BY-LAW
September 10, 2021
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a by-law to amend By-law 85-1, as amended, known as
the Zoning By-law for the City of Kitchener— Roy Street Investment Inc.
and The Windermere Apartments Inc., 61 and 65 Roy Street, Kitchener)
WHEREAS it is deemed expedient to amend By-law 85-1 for the lands specified above;
NOW THEREFORE the Council of the Corporation of the City of Kitchener enacts as
follows:
1. Schedule Numbers 84 and 121 of Appendix "A" to By-law Number 85-1 are hereby
amended bychanging thezoning applicabletothe parcel of land specified and illustrated as
Area 1 on Map No. 1, in the City of Kitchener, attached hereto from Residential Five Zone
(R-5) with Special Use Provision 164U to Residential Five Zone (R-5) with Special Use
Provision 164U and Special Regulation Provision 772R.
2. Appendix "D" to By-law 85-1 is hereby amended by adding Section 772R thereto as
follows:
772. Notwithstanding Section 39.2.4 of this By-law, within the lands zoned
Residential Five (R-5), shown as affected by this subsection, on Schedule
Numbers 84 and 121 of Appendix "A", the following special regulation
applies:
a) The Maximum Number of Dwelling Units in a Multiple Dwelling
shall be 5 units within an existing building."
3. This By-law shall become effective only if Official Plan Amendment No. _ (61 and 65
2021.
Roy Street) 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 ,
Mayor
Clerk
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
61 & 65 Roy Street
The Windermere Apartments Inc. & Roy Street Investments Inc. is requesting an Official Plan and Zoning By-law
Amendments to permit the each of the existing buildings located at 61 & 65 Roy Street to contain 5 dwelling units.
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:
October 4, 2021 at 7:00 p.m.
(live -stream video available at kitchener.ca/watch
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 October 4, 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 Ontario Land 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 may 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).
Tim Seyler, Planner - 519-741-2200 x 7860 (TTY: 1-866-969-9994) tim.seylera-kitchener.ca
MVV
Region of Waterloo
Tim Seyler, MCIP, RPP
Planner
City of Kitchener
200 King Street West, 6th Floor
P.O. Box 1118, Kitchener, ON
N2G 4G7
Dear Mr. Seyler,
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
Community Planning
150 Frederick Street 8th Floor
Kitchener Ontario N2G 4J3 Canada
Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4466
www.regionofwaterloo.ca
Melissa Mohr 1-226-752-8622
File: D17/2/21009
C14/2/21006
September 14, 2021
Re: Proposed Official Plan Amendment OPA 21/09 and
Zoning By-law Amendment ZBA 21/06
61-65 Roy Street
MHBC Planning on behalf of The Windermere Apartments
Inc. and Roy Street Investments Incl.
CITY OF KITCHENER
MHBC Planning has submitted an Official Plan and Zoning By-law Amendment for a
development proposal at 61-65 Roy Street (subject lands) in the City of Kitchener.
The applicant is proposing to convert each of the existing buildings into a 5 -unit multiple
dwelling by converting 2 office units into residential units.
The Site is currently designated Office Residential Conversion in the City of Kitchener
Official Plan and zoned Residential 5 (R5) Zone in the City of Kitchener Zoning By-law.
To facilitate the redevelopment, the owner has requested to add a special policy area to
the Official Plan to allow the "Multiple Dwelling — 5 units" use and add a special
provision to the Zoning By-law to allow the "Multiple Dwelling — 5 Units" use.
The Region has had the opportunity to review the proposal and offers the following:
Document Number: 3821682 Version: 1
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 located in a Major Transit Station Area
and designated Office Residential Conversion in the City of Kitchener Official Plan.
Within the Urban Area, the Region directs the majority of growth to the Urban Growth
Centers, Major Transit Station Areas, Reurbanization Corridors, Major Local Nodes and
Urban Designated Greenfield Areas. These areas are planned to have a more compact
form with a mix of employment, housing and services in close proximity of each other
and higher frequency transit.
Regional staff understand that the development proposal is located within 600-800
metres of an ION stop and therefore the Region is supportive of increased residential
density within the Major Transit Station Areas as it supports the Planned Community
Structure established within the ROP.
The Region wishes to advise the applicant of the following technical comments related
to the proposal:
Cultural Heritage
Please be advised that based on the current proposal (change in land use/no external
site alteration or additions) there are no Cultural Heritage requirements. Should site
alteration be proposed in the future (e.g. building expansion, site alteration), an
archaeological assessment shall be required due to the location of these structures
within the Civic Centre Heritage Conservation District.
Housing Services
The Region supports the provision of a full range of housing options, including
affordable housing. The Region's 10 -Year Housing and Homelessness Plan contains an
affordable housing target for Waterloo Region. The target is for 30% of all new
residential development between 2019 and 2041 to be affordable to low and moderate
income households. Staff recommend that the applicant consider providing a number of
affordable housing units on the site.
In order for affordable housing to fulfill its purpose of being affordable to those who
require rents or purchase prices lower than the regular market provides, there should be
an agreement in place with conditions. The conditions should establish the income
levels of the households who can rent or own the homes as well as conditions on how
long those units need to remain affordable. A security should be registered on title to
ensure the affordable units are maintained over the term of the agreement.
Staff further recommend meeting with Housing Services to discuss the proposal in more
detail and to explore opportunities for partnerships or programs.
Document Number: 3821682 Version: 1
For the purposes of evaluating the affordability of a rental unit, based on the definition of
affordable housing in the Regional Official Plan, the average rent is compared to the
least expensive of:
A unit for which the rent does not exceed
30 per cent of the gross annual
$1,420
household income for low and moderate
income renter households
A unit for which the rent is at or below the
Bachelor: $863
average market rent (AMR) in the
1 -Bedroom: $1,076
regional market area
2 -Bedroom: $1,295
3 -Bedroom: $1,359
4+ Bedroom: $1,359
`Based on the most recent information available from the PPS Housing Tables (2020)
In order for a unit to be deemed affordable, the average rent for the proposed units must
be at or below the average market rent in the regional market area, as listed above.
Fees
By copy of this letter, the Region of Waterloo acknowledges receipt of the Official Plan
and Zoning By-law Amendment Review fees of $6,900.00 (received September 14,
2021).
General Comments and next steps
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.
Further, 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. The Windermere Apartments Inc. and Roy Street Investments Incl. (Owner)
MHBC Planning C/O Andrea Sinclair and Nicolette van Oyen (Applicant)
Document Number: 3821682 Version: 1
Internal memo
Development Services Department
Date: July 19, 2021
To: Tim Seyler, Planner
From: Victoria Grohn, Heritage Planner
cc:
Subject: OPA/21 /006/R/TS
ZBA/21 /009/R/TS
61 & 65 Roy Street
Heritage Planning Comments
www.kitchener.ca
Heritage Planning staff provide the following comments regarding the Official Plan Amendment
(OPA) and Zoning By-law Amendment (ZBA) applications to convert the existing buildings to 5 -
unit multiple dwellings on the properties municipally addressed as 61 & 65 Roy Street. Heritage
Planning staff has reviewed the following:
• Circulation letter dated June 25, 2021; and
• Planning Justification Report prepared by MHBC Planning dated March 2021.
The properties municipally addressed as 61 and 65 Roy Street are located within the Civic Centre
Neighbourhood Heritage Conservation District (CCNHCD) and designated under Part V of the
Ontario Heritage Act. Both properties are identified as Group `C' properties in the CCNHCD Plan.
The Planning Justification Report (PJR) prepared by MHBC Planning and dated March 2021
contains a review and assessment of the policies contained in section 3.3.1 of the CCNHCD
related to development patterns and land use. The PJR concludes that the proposed development
is in conformity with the applicable policies of the CCNHCD and is not likely to result in any
adverse impacts to the identified character of the neighbourhood or overall CCNHCD. Heritage
Planning staff agree with this conclusion. The OPA and ZBA applications include proposed
special policies to ensure that the existing buildings at 61 and 65 Roy Street are maintained. No
adverse impacts to the buildings, the streetscape or the district are anticipated because of the
OPA and ZBA.
As such, Heritage Planning staff have no concerns with the OPA and ZBA applications to convert
the existing buildings at 61 and 65 Roy Street into 5 -unit multiple dwellings. Heritage Planning
staff will provide additional comment at the Site Plan application stage.
City of Kitchener
Sustainability Statement - Comment Form
Project Address: 61 & 65 Roy Street
Application Type: Official Plan Amendment (OPA21/006/R/TS)
Zoning By-law Amendment (ZBA21/009/R/TS)
Comments of: Environmental Planning (Sustainability) —City of Kitchener
Commenter's name: Carrie Musselman
Email: carrie.musselman@kitchener.ca
Phone: 519-741-2200 x 7068
Comments requested: July 27, 2021
Comments provided: July 6, 2021
1. Plans, Studies and/or Reports submitted and reviewed as part of a complete application:
• Section 8.6 - Sustainability Statement within the Planning Justification Report, 61 & 65 Roy
Street, City of Kitchener prepared by MHBC, dated March 2021.
2. Comments & Issues:
I have reviewed the documentation (as listed above) to support an Official Plan and Zoning By-law
Amendment to permit to convert each of the existing buildings to a five -unit multiple dwelling, by
converting the existing two office units into residential units regarding sustainability and energy
conservation and provided the following:
Based on my review of the Sustainability Statement the Official Plan and Zoning By Law Amendments
can be supported as a few sustainable measures are being proposed for the redevelopment.
A Sustainability Statement (as per the City's Terms of Reference) will be required as part of a complete
Site Plan Application. It can build upon the information already provided and can further explore and/or
confirm which additional energy reduction measures are best suited to the site, and redevelopment.
Potential items for consideration are:
• Identifying what building design components go beyond the Ontario Building Code to conserve
energy and reduce greenhouse gas emissions.
• Providing electrical vehicle (EV) parking, charging or have space(s) EV ready.
• Incorporating indoor/outdoor bicycle storage.
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.
11 Page
City of Kitchener
Sustainability Statement - Comment Form
• 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).
➢ The 'Sustainability Statement Terms of Reference' can be found on the City's website under
'Planning Resources' at ...
a. https://www.kitchener.ca/en/resourcesGeneral/Documents/DSD_PLAN_Sustainability_
State ment_Standard—Te rms_of Reference.pdf
21 Page
City of Kitchener
Zone Change / Official Plan Amendment Comment Form
Address: 61 and 65 Roy Street
Owner: Windermere Apartments Inc. & Roy Street Investment Inc
Application: Zoning By-law Amendment ZBA21/009/R/TS and Official Plan Amendment
O PA21/006/R/TS
Comments Of: Parks and Cemeteries
Commenter's Name: Lenore Ross
Email: Lenore.ross@kitchener.ca
Phone: 519-741-2200 ext 7427
Date of Comments: July 08 2021
❑ 1 plan to attend the meeting (questions/concerns/comments for discussion)
0 No meeting to be held
❑ I do NOT plan to attend the meeting (no concerns)
1. Documents Reviewed:
Record of Presubmission Consultation dated January 28 2021
Application Circulation Letter including Schedule A and Map #1 dated June 25 2021
2. Site Specific Comments & Issues:
I have reviewed the documentation (as listed above) to support an OPA/ ZBA to allow a 5 -unit multiple
dwelling on each property.
Parkland Dedication will be deferred at the Official Plan and Zoning By-law amendment applications
and taken as cash in lieu of land at the required site plan application(s). An estimate of the required
Parkland Dedication was provided at the OPA/ZBA pre -submission application ($10,872.00) and a final
calculation will be provided at the site plan application.
There are existing City -owned street trees in the municipal boulevard at both 61 and 65 Roy Street.
It is expected that these trees will be protected in place throughout any required building construction
and site work.
3. Comments on Submitted Documents
No concerns or comments
4. Policies, Standards and Resources:
• Kitchener Official Plan
• City of Kitchener Parkland Dedication Policy
• City of Kitchener Development Manual
• PARTS Central Plan
• Cycling and Trails Master Plan (2020)
A City for Everyone
Working Together— Growing Thoughtfully— Building Community
Page 1 of 2
City of Kitchener
Zone Change/ Official Plan Amendment Comment Form
• Parkland Dedication Policy
• Chapter 690 of the current Property Maintenance By-law
• Parks Strategic Plan
• Multi -Use Pathways & Trails Masterplan
• Urban Design Manual - please see UDM Part C, Section 13 and
www.kitchener.ca/treemanagement for detailed Tree Protection and Enhancement Plan (TPEP)
submission requirements
5. Anticipated Fees:
• Parkland Dedication taken as cash in lieu of land at the site plan application
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 2 of 2
City of Kitchener
PRE -SUBMISSION CONSULTATION COMMENT FORM
Project Address: 61 & 65 Roy Street
Date of Meeting: No Meeting
Application Type: ZBA & OPA
Comments Of: Transportation Services
Commenter's Name: Steve Ryder
Email: steven.ryder@kitchener.ca
Phone: (519) 7412200 ext. 7152
Date of Comments: July 21, 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:
• Transportation Services does not have any concerns with the proposed OPA and ZBA
application.
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:
• N/A
5. Anticipated Fees:
• None
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Tim Seyler
From: Trevor Jacobs
Sent: Wednesday, July 28, 2021 11:59 AM
To: Tim Seyler
Subject: RE: Circulation for Comment - OPA/ZBA (61 & 65 Roy Street)
Hi Tim,
Engineering has no concerns.
Regards,
Trevor
From: Linda Cooper <Linda.Cooper@kitchener.ca>
Sent: Tuesday, June 29, 202111:14 AM
To: Trevor Jacobs <Trevor.Jacobs@kitchener.ca>
Subject: FW: Circulation for Comment - OPA/ZBA (61 & 65 Roy Street)
Hi,
Can you please review and provide comments?
Thanks,
Linda
Linda Cooper, L.E.T, C.E.T
Manager I Development Engineering I City of Kitchener
519-741-2200 ext. 7974 1 TTY 1-866-969-9994 1 Iinda.cooper6gDkitchener.ca
From: Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: Monday, June 28, 20214:09 PM
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 (North Kitchener) -Trevor Heywood
<theywood@grandriver.ca>; GRCA (South Kitchener) - Chris Foster-Pengelly<cfosterpengelly@grandrive r.ca>; Greg
Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango <landuseplanning@hydroone.com>; Jim Edmondson
<Jim.Edmondson@kitchener.ca>; Katherine Hughes <Katherine.Hughes@kitchener.ca>; K -W Hydro - Greig Cameron
<gcameron@kwhydro.on.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>; 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
Tim Seyler
From: Trevor Heywood <theywood@grandriver.ca>
Sent: Monday, June 28, 2021 4:12 PM
To: Tim Seyler
Subject: [EXTERNAL] RE: Circulation for Comment - OPA/ZBA (61 & 65 Roy Street)
Hey Tim,
61 & 65 Roy Street is not regulated by the GRCA, and we have no comment.
Thanks,
STs*+Yds., Trevor Heywood
Resource Planner
Grand River Conservation Authority
theywood@grandriver.ca
From: Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: June 28, 20214:09 PM
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>; Trevor Heywood <theywood@grandrive r.ca>; Chris
Foster-Pengelly<cfosterpengelly@grandrive r.ca>; Greg Reitzel <Greg. Reitzel @ kitchener.ca>; Hydro One - Dennis
DeRango <landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; Katherine Hughes
<Katherine.Hughes@kitchener.ca>; K -W Hydro - Greig Cameron <gcameron@kwhydro.on.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>; 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: Tim Seyler <Tim.Seyler@kitchener.ca>
Subject: Circulation for Comment - OPA/ZBA (61 & 65 Roy Street)
Please see attached. Comments or questions should be directed to Tim Seyler, Planner (copied on this email).
Christine Kompter
Administrative Assistant I Planning Division I City of Kitchener
200 King Street West, 6t" Floor I P.O. Box 1118 Kitchener ON N2G 4G7
519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.kompter@kitchener.ca
� po«
Tim Seyler
From: Planning <planning@wcdsb.ca>
Sent: Tuesday, July 20, 2021 9:31 AM
To: Tim Seyler
Subject: [EXTERNAL] RE: Circulation for Comment - OPA/ZBA (61 & 65 Roy Street)
Attachments: RE: Notice of Pre -submission Consultation - 61 & 65 Roy Street (OPA/ZBA)
Good Morning Tim,
The Waterloo Catholic District School Board has reviewed the above application and has no further comments beyond
the attached sent in January.
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
From: Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: Monday, June 28, 20214:09 PM
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 (North Kitchener) - Trevor Heywood
<theywood@grandriver.ca>; GRCA (South Kitchener) - Chris Foster-Pengelly<cfosterpengelly@grandriver.ca>; Greg
Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango <landuseplanning@hydroone.com>; Jim Edmondson
<Jim.Edmondson@kitchener.ca>; Katherine Hughes<Katherine.Hughes@kitchener.ca>; K -W Hydro - Greig Cameron
<gcameron@kwhydro.on.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>; 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: Tim Seyler <Tim.Seyler@kitchener.ca>
Subject: Circulation for Comment - OPA/ZBA (61 & 65 Roy Street)
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. Comments or questions should be directed to Tim Seyler, Planner (copied on this email).
Appendix E - Public Comments
Tim Seyler
From: Tim Seyler
Sent: Wednesday, August 04, 2021 1:42 PM
To:
Subject: RE: [EXTERNAL] RE: Civic Centre Secondary Plans - 61-65 Roy St.
HA�
Just wanted to follow up with you, as I would still be happy to have a conversation with you about this application.
Please let me know when would be an appropriate time to give you a call.
Thanks,
Tim Seyler, BES, MCIP, RPP
Planner I Planning Division I City of Kitchener
519-741-2200 ext. 7860 1 TTY 1-866-969-9994 1 Tim.Seyler@kitchener.ca
From
Sent: Wednesday, July 28, 202112:04 AM
To: Tim Seyler <Tim.Seyler@kitchener.ca>
Subject: [EXTERNAL] RE: Civic Centre Secondary Plans - 61-65 Roy St.
Tim
July 27, 2021
Thanks for emailing the maps of the Secondary Plan for Civic Centre.
Regarding the properties at 61 and 65 Roy St.,
- Were the letters circulated to all property owners within 120 metres. Some residents did not receive a notice.
- What is exact wording of the special use provision be added to the zoning by-law to allow these multiple
dwelling?
- Only 3 units are allowed to be converted according to the Secondary Plan; 5 units seems excessive for these
small houses; does the size of each unit meet the city's requirement for floor space?
- The address for Windermere Apartments Inc. is listed online as 61 Roy Street. The properties at 61 and 65
Roy St are registered as Roy Street Investment Inc.; this is confusing.
- Will these properties be in compliance with the Civic Centre Heritage Conservation District plan?
- Parking 5 cars per building: will these all be located at the rear of each building? are there garages?
o will there be space left for an amenities area?
Thanks you.
58 Ahrens St W
Kitchener, ON
N2H 4137
From: Tim Seyler[mailto:Tim.SeVler@kitchener.ca]
Sent: Thursday, July 08, 20215:20 PM
To:
Subject: Civic Centre Secondary Plans - 61-65 Roy St.
As per our conversation I have attached the Secondary Plans that you requested. If you have any more questions, or
comments or would like to have another discussion please let me know.
Thanks,
Tim Seyler, BES, MCIP, RPP
Planner I Planning Division I City of Kitchener
519-741-2200 ext. 7860 1 TTY 1-866-969-9994 1 Tim.SeVler@kitchener.ca
t i
.;�` rube -
Tim Seyler
From: Tim Seyler
Sent: Monday, August 30, 2021 1:58 PM
To:
Subject: RE: [EXTERNAL] Re: 61/65 Roy Street
Hi 4W
I have reached out to the applicant of the Roy St. properties to inquire about their intentions for garbage pickup. I will
let you know once I hear back from them.
Unfortunately the site plan process is not a public process but staff ensures that we receive all relevant information such
as a grading plan, landscape plan etc. to make the site function as best as it can. As I mentioned with consultation from
the applicant we are hoping for a site plan that includes 5 parking spaces, and increased amenity area and some removal
of asphalt so that extra parking does not happen in specific areas. The site plan application will come after this
application should this be approved by City Council.
Thanks,
Tim Seyler, BES, MCIP, RPP
Planner I Planning Division I City of Kitchener
519-741-2200 ext. 7860 1 TTY 1-866-969-9994 1 Tim.Seyler@kitchener.ca
From:
Sent: Thursday, August 26, 202111:10 AM
To: Tim Seyler <Tim.Seyler@kitchener.ca>
Subject: [EXTERNAL] Re: 61/65 Roy Street
Thank you Tim for your reply. Before I meet with could you please find out the garbage disposal
requirements for 48 Weber and secondly does the site plan be reviewed prior to zoning approval and how can
Abe involved in that process?
Thank you for your assistance.
On Aug 25, 2021, at 9:12 AM, Tim Seyler <Tim.Seyler@kitchener.ca> wrote:
Hilt
Thank you for the email. I apologize for the delayed response but I hope I answer your questions in a
satisfactory manner. I answered your questions in red after each question. As you noted most of the
questions that you posed are related to the site functionality and would be dealt with at the Site Plan
stage. The application as it stands now is only speaking to the use of the property changing from 3
Residential, and 2 Office units, to 5 Residential units.
Also for your information the property at 48 Weber St. contains 40 residential units. The property went
through a minor variance in 2016 to reduce the parking requirement of the building to zero. This was
approved by the Committee of Adjustment. At the time an updated site plan was not required, only an
updated landscape plan.
1. The parking spots in the rear yard have always been used by 48 Weber St.
This application is only for 61 and 65 Roy St. If the parking was used by residents at 48 Weber
St. I can't speak to that. The owner/applicant is going to be required to apply for an updated site
plan, and we have stated that we would like the site to meet the requirements of 5 spaces on
site, 1 space for each dwelling unit. In order to accommodate more amenity space.
2. The garbage containers at the rear of 61 Roy Street are used by 48 Weber and 61/65 Roy Street
residents. I assume under your garbage by-law that 48 Weber must have a dumpster on site.
Garbage storage and disposal will be taken into account at the site plan stage. The property
does qualify for Regional garbage pickup and we will be encouraging that garbage be stored
internally and then taken out on garbage day. If an area is requested external to the building we
will request that it is fully enclosed so that only residents can use said bins.
3. The site plan from the C of A applications in 2016 for 61/65 Roy St shows that the garbage is
supposed to be kept inside the building and taken to curb on garbage day. (Attached)
Noted. We are requesting the same for the new development.
4. The current garbage containers consist of a dumpster wherein a truck must back in the single
driveway to access it. On one occasion the truck side-swiped car parked on his
own driveway resulting in considerable damage which trying to be a good neighbour incurred
the repair expenses himself.
Please see number 2 and 3.
5. Because of the easy access to the many outdoor garbage receptacles, there are numerous
people who can easily access them. A photo attached shows an individual rifling through the
garbage and throwing out items on the ground and leaving the ones that he didn't take with
him. Three of us were sitting in plain view in backyard when this happened and
we have a video of the actions. A photo of the person is attached. Fencing must be considered.
Please see number 2.
6. Within the last 2 months garage was entered and vandalized including stealing
his bicycle. Also, at another time his fire pit was set on fire and an outdoor table placed on the
fire. One of the neighbours called police.
This is unfortunate, but I can't speak to vandalism or trespassing on your property.
7. There is very serious water drainage problems from the 2 sites behind 57 Roy including 48
Weber St. The City of Kitchener including Councillor Marsh have been contacted with no
satisfactory resolution. It would be helpful if you could provide a site plan for 48 Weber St W
and the property to the east.
Our engineering team will be consulted at the time of a site plan application, if there is any
grading issues it will be addressed at that time.
8. What is the status of the application? Is there an objection period remaining?
A report is being prepared for the application to go to a public meeting on October 4th. If you
would like to attend that meeting, once the information is available I can send you the details.
9. We are interested in the positive feedback spoken of in the Waterloo Record about the
application. Why wasn't � notified directly?
111100�shoulcl have received an information letter in the mail. All properties within a
120m radius of the property would have received a letter by mail. As well a sign was posted on
the property for more information. I have record of a letter sent out at the end of June to 4D
address.
Please let me know if you have further questions.
Thanks,
Tim Seyler, BES, MCIP, RPP
Planner I Planning Division I City of Kitchener
519-741-2200 ext. 7860 1 TTY 1-866-969-9994 1 Tim.Seyler@kitchener.ca
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From:
Sent: Friday, August 13, 202110:49 AM
To: Tim Seyler <Tim.Seyler@kitchener.ca>
Cc:
Subject: [EXTERNAL] Re: 61/65 Roy Street
Hi Tim
Thank you for your prompt response.
Unfortunately, we have some serious problems on this site and would like to ask for more information
and relay our concerns.
Please forward any information you have on 48 Weber St West in terms of site plan, parking, garbage
and number of legal units in the building. This information will help us understand the legal
interpretation of what the owners are claiming on the Roy Street properties.
With respect to relaying our concerns, we have included some photos and a copy of the site plan for the
previous application at the Roy St properties to increase the units.
To be fair, is not objecting to the number of units at this time, only the operation of the
properties. If these matters cannot be resolved, then he will object to the change in use of the
properties.
1. The parking spots in the rear yard have always been used by 48 Weber St.
2. The garbage containers at the rear of 61 Roy Street are used by 48 Weber and 61/65 Roy Street
residents. I assume under your garbage by-law that 48 Weber must have a dumpster on site.
3. The site plan from the C of A applications in 2016 for 61/65 Roy St shows that the garbage is
supposed to be kept inside the building and taken to curb on garbage day. (Attached)
4. The current garbage containers consist of a dumpster wherein a truck must back in the single
driveway to access it. On one occasion the truck side-swiped s car parked on his own
driveway resulting in considerable damage which trying to be a good neighbour incurred the repair
expenses himself.
5. Because of the easy access to the many outdoor garbage receptacles, there are numerous people
who can easily access them. A photo attached shows an individual rifling through the garbage and
throwing out items on the ground and leaving the ones that he didn't take with him. Three of us were
sitting in plain view in when this happened and we have a video of the
actions. A photo of the person is attached. Fencing must be considered.
6. Within the last 2 months garage was entered and vandalized including stealing his
bicycle. Also, at another time his fire pit was set on fire and an outdoor table placed on the fire. One of
the neighbours called police.
7. There is very serious water drainage problems from the 2 sites behind 57 Roy including 48 Weber
St. The City of Kitchener including Councillor Marsh have been contacted with no satisfactory
resolution. It would be helpful if you could provide a site plan for 48 Weber St W and the property to
the east.
8. What is the status of the application? Is there an objection period remaining?
9. We are interested in the positive feedback spoken of in the Waterloo Record about the
application. Why wasn't notified directly?
Thank you for your attention to this matter. It would be great if we could meet you on site so that you
understand the situation clearly. We are attaching photos of the rear yard for your better
understanding in the meantime.
Photos under separate email.
�n behalf o 57 Roy Street.
On Aug 4, 2021, at 2:06 PM, Tim Seyler <Tim.Seyler@kitchener.ca> wrote:
MAP,
Thank you for your email and your interest in the application.
The application is to convert the existing buildings to 5 unit residential buildings, instead
of each building have 3 residential units and 2 office units. There is going to be no
exterior alteration to the buildings themselves and the only thing that would be
required after the application is approved is that there will have to be new site plans
submitted to the City. At this time, the owners are not required to submit detailed site
plans to show the changes on the site. However, when a site plan is submitted we will
look to ensure there is adequate parking, garbage storage, amenity space, etc.
Unfortunately at this time I don't have any site plan plans to circulate to you, as the
application is only for the Official Plan Amendment and Zoning By-law Amendment.
The current buildings only require 5 parking spaces, and this would be the same
requirement should the buildings be permitted to be converted to 5 residential units.
The City requires 1 space per unit, thus 5 parking spaces be provided on site. The
parking would be located generally in the same area, but there could be slight
adjustments to add additional garbage storage space and amenity space. In this case as
well there may be an opportunity to remove some of the existing asphalt to allow for
more greenspace which may help the drainage of the site.
From my knowledge this application is separate from the 48 Weber St. building you
mention, and there would be no parking provided for that building on these properties.
I hope this answers your questions, and if you have any more please don't hesitate to
ask me.
Thanks,
Tim Seyler, BES, MCIP, RPP
Planner I Planning Division I City of Kitchener
519-741-2200 ext. 7860 1 TTY 1-866-969-9994 1 Tim.Seyler@kitchener.ca
-----Original Message -----
From:
Sent: Tuesday, August 03, 20214:29 PM
To: Tim Seyler <Tim.Seyler@kitchener.ca>
Cc:
Subject: [EXTERNAL] 61/65 Roy Street
Hi Tim
I am contacting you on behalf ofwho lives and owns 57 Roy Street. He
does not have access to email, but if you want to confirm with him, please call 519-742-
0975.
1 would like information about the conversion and site plan details of the above
properties. It is a constant problem with grading and water runoff, garbage and
vandalism and he doesn't believe he received notice of this change after objecting the
last time they tried to change the density.
Please send me any documents relating to these properties and 48 Weber st west which
is combined either on paper or in practice for parking and garbage at the least.
I am meeting with —W. n Thursday and hope to hear something from you by
then.
Thank you for your anticipated cooperation.
6