HomeMy WebLinkAboutDSD-2021-169 - ZBA20/010/V/AP - 117 & 133 Vanier Drive - 2385235 Ontario Ltd.i
,Staff Report �T R
Develo n7entServicesDepartr7ent www.kitchener.ca
REPORT TO: Planning & Strategic Initiatives Committee
DATE OF MEETING: November 8, 2021
SUBMITTED BY: Bustamante, Rosa, Director of Planning, 519-741-2200 ext. 7319
PREPARED BY: Pinnell, Andrew, Senior Planner, 519-741-2200 ext. 7668
WARD INVOLVED: Ward 3
DATE OF REPORT: October 26, 2021
REPORT NO.: DSD -2021-169
SUBJECT: Zoning By-law Amendment Application ZBA20/010/V/AP
Address: 117 & 133 Vanier Drive
Owner: 2385235 Ontario Ltd.
RECOMMENDATION:
That Zoning By-law Amendment Application ZBA20/010/V/AP for 2385235 Ontario Ltd. be
approved in the form shown in the Proposed By-law and Map No. 1 attached to Report
DSD -2021-169 as Attachment A; and,
That in accordance with Planning Act Section 45 (1.3 & 1.4) that applications for minor
variances shall be permitted for lands subject to Zoning By-law Amendment Application
ZBA20/0101V/AP, and further,
That the Urban Design Brief for 117 & 133 Vanier Drive, prepared by GSP Group, dated
April 2021, attached to Report DSD -2021-169 as Attachment B, be endorsed and provide
general direction for Site Plan development.
REPORT HIGHLIGHTS:
The purpose of this report is to provide a professional planning recommendation to approve
the Zoning By-law Amendment application for subject lands.
Community engagement included:
o Circulation of a preliminary notice letter to owners of properties within 240 metres
of the subject lands;
o Installation of a notice sign on the subject lands;
o A neighbourhood meeting (NM) held on December 15, 2020;
o A postcard advising of the public meeting was circulated to property owners within
120 metres of the subject lands and those who responded to the preliminary
circulation and attended the NM; and,
o Notice of the public meeting was published in The Record on October 15, 2021.
This report supports the delivery of core services.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
EXECUTIVE SUMMARY:
The owner of the subject lands, addressed as 117 & 133 Vanier Drive, is requesting a Zoning
By-law Amendment to rezone the lands from Residential Three Zone (R-3) to Low Rise
Residential Five Zone (RES -5) with a Site Specific Provision to add a maximum front yard
setback requirement, reduce minimum side yard setbacks, and increase the maximum floor
space ratio.
BACKGROUND:
The owner of the subject lands, 2385235 Ontario Ltd., has submitted an application to the City
of Kitchener for a Zoning By-law Amendment (ZBA) that proposes to change the zoning of the
subject lands, addressed as 117 & 133 Vanier Drive, to permit multiple residential development
in the form of two stacked townhouse blocks (i.e., multiple dwellings) with 36 dwelling units in
total. The lands are designated Low Rise Residential in the City of Kitchener Official Plan and
zoned Residential Three Zone (R-3) in By-law 85-1. The main uses permitted under the current
zoning of the subject lands are single detached dwellings, duplexes, and small residential care
facilities.
The subject lands are located on the west side of Vanier Drive, south of the intersection of Vanier
Drive / Walton Ave, in the Vanier Planning Community (see Figure 1). The neighbourhood to
the south and east is mainly composed of single detached dwellings and duplexes, while the
neighbourhood to the north and to the west is composed of low rise apartment buildings.
Rockway Public School is located directly across Vanier Drive from the lands. The subject lands
are an approximate 8 -minute walk from the Kingsdale Community Centre and Wilson Park, and
an approximate 10 -minute walk from the Block Line ION Station.
SUBJECT
AREA
��E w
�L
bio �
GG
N 9LF
Figure 1 — Location Map: 117 & 133 Vanier Drive
The subject lands are composed of two lots (i.e., 117 Vanier Drive & 133 Vanier Drive) that were
recently consolidated for the purposes of comprehensive development. The lands possess
approximately 69.3 metres of frontage on Vanier Drive, a depth ranging between 45 and 57
metres, and are 0.36 hectares (0.88 acres) in area. The lands contain two single detached
dwellings which are proposed to be demolished in favour of the proposed development.
REPORT:
The applicant is requesting approval of a Zoning By-law Amendment (ZBA) to change the zoning
of the subject lands, addressed as 117 & 133 Vanier Drive, to permit the development of two
multiple dwellings, one containing 20 dwelling units and the other containing 16 dwelling units,
for a total of 36 units in the form of stacked townhouses (i.e., multiple dwellings — see Figure 2).
In September 2021, the owner submitted a Site Plan Application for the proposed development
(Application Number SP21/079/V/AP). Approval of the subject ZBA application is required
before Site Plan Approval may be granted. The proposed development is oriented to Vanier
Drive and complies with the parking regulations of the Zoning By-law, by providing 45 parking
spaces, of which 8 spaces are `Electric Vehicle ready'. In addition, the proposal includes 18
secured, long-term bicycle (Class A) parking spaces and 6 short-term (Class B) bicycle parking
spaces.
I �roPc dZoning-Residenbal(R-S)Zona
site Asea - 3.565.0.'
13 all Coverage - 617.4m' (22.9%}
L:lndscaped Arae 1.374.9m' (38.6%)
Asphalt Area - 1.372.7ms (38.5%)
CommonAmenity Anas RK"Ved - (2M' 1 Mt) - 12m'
Cammmn Amenity Amo Prcylded - 912m'
Parking Re fJone - 63 spaces .;
Owa111ng Un1ls-(Q 175 sp1 unit) -63 spaces r'
BaMar- P me Parking -(944%d637-3 spaces
•�a�a�- -�ar�
Vlsilnr'c Perking - (0 15%x163) = 4d spares
Perking Pro lded - 45 "Cal sZ.::
1 ' r.
Barri -F T
Type gSpO 3.4ma5.5m
.... ....:
Barter -F Type B Parkl g Spam: 24m a 5.5m
n'cycie ParkIng R qd (Id°/ 1 parking raqulmnmraa} aSP ,'
P cycle Pa kl g Provided. 24 Spaces
Type A Bicycle Perk1n9: 16apeces a
prsocssc a,ata�sura.r T-4Type
B Bicycle Parking:6 spares
la sparse prWded enough use Mprlvale f
J
OUWWrelOragej 1■�-��
f
I
I
nn
'EV 1,fed
LOT 2
MULTI -RESIDENTIAL
Number at Unila-36
Denalty:100.9u.Ph.
Grose Floor Am.: 2,674m' fff 'fIf
'i
1
f f
Floor Space Ralla- C.76 --�'
y
I V
NOTES
All driveways to have asphalt surface materiais.All sidewalk
Cr05 aw G drlvaway3 toham ra`c`ers surfafk material,
Maximum height for townhouses Is 50.5m
Barrier -free spaces to have trenched asphalt to match
sidewalk grade.
FSR based "'floor areas ltry architect.
Private at grade call provided far ground Moor units
EV = Eclectical Vehicle Ready Space
LOT 3 f
Vanier Drive
w.ia.
a- soar . aaa� • � . � r
r r
' Piopwep a.a &sry �waa TsvnnPura. ��
I laufw I
LOT 1
Figure 2 — Proposed Site Plan
Ea�rnrv�s.gs roucnra
4
Requested Zoning By-law Amendment
Currently, all residential properties in Kitchener are zoned with an 'R -'Zone, under By-law 85-1
(the City's older zoning by-law). In May 2021, new residential zoning categories (i.e., RES
zones) were established and added to By-law 2019-051 (the City's newer zoning by-law that
emanated from the City's Comprehensive Review of the Zoning By-law — CRoZBy). However,
these new zones have not yet been applied to any residential properties. In the coming months,
Planning staff intends to apply the RES zones comprehensively and geographically to all
residential properties. Until this occurs, the RES zones may be applied through privately -
initiated ZBA applications.
In this regard, the owner originally submitted the subject ZBA requesting a zoning category
under By-law 85-1, prior to the establishment of RES zones. However, now that RES zones are
available, the owner is requesting a corresponding RES zoning category under By-law 2019-
051, to facilitate the above noted Site Plan Application. Specifically, the applicant is requesting
the RES -5 Zone, which generally corresponds to the R-6 Zone under By-law 85-1. The RES -5
Zone allows all the uses permitted under the current R-3 Zone, plus semi-detached dwelling,
townhouse (both street and cluster), multiple dwelling, lodging house, hospice, and residential
care facility (both small and large).
In addition, the owner is also requesting a Site Specific Provision to tailor the zoning to suit the
existing characteristics of the subject lands, neighbourhood context, and the proposed Site Plan
development, as follows:
• Add a provision where none exists in the RES -5 Zone, to require a maximum front yard
setback of 6.0 metres;
• Modify the RES -5 Zone to require a minimum interior side yard setback of 2.5 metres,
instead of 3.0 metres; and
• Modify the RES -5 Zone to require a maximum floor space ratio (FSR) of 0.75, instead of
0.6.
The requested Site Specific Provision would ensure that a street wall is established along Vanier
Drive that is consistent with existing development on either side of the subject lands. This would
assist in ensuring that the neighbourhood character is maintained.
It should be noted that each side yard of the proposed Site Plan development would exceed the
3.0 metre side yard setback, except for `pinch points', which require relief via a Site Specific
Provision (2.5 metres on the south side and 2.6 metres on the north side). This is because the
proposed buildings are oriented to and parallel with Vanier Drive, not the existing side lot lines,
which have an irregular angle to the street. The proposed building orientation ensures a
consistent streetscape is maintained along Vanier Drive. The average side yard depth is 3.5
metres along the south side and 4.25 metres along the north side.
Regarding FSR, the Low Rise Residential designation allows increases to a maximum of 0.75
without an Official Plan Amendment, where it can be demonstrated that the FSR is compatible
and meets the general intent of the Official Plan. Planning staff is satisfied that the FSR increase
is justified, because it will allow for development that is compatible and in character with the
surrounding neighbourhood.
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 principles to achieve "healthy,
liveable and safe communities". The PPS supports efficient development and land use patterns
which optimize the use of land, resources, and public investment in infrastructure and public
service facilities (Part IV: Vision for Ontario's Land Use Planning System).
The PPS states that healthy, liveable and safe communities are sustained by a number of factors
such as accommodating an appropriate range and mix of land uses to meet long-term needs
(Policy 1.1.1).
Furthermore, the PPS states that land use patterns within settlement areas shall be based on,
for example, densities and a mix of land uses which efficiently use land and resources; are
appropriate for, and efficiently use, the infrastructure and public service facilities which are
planned or available; and are transit -supportive (Policy 1.1.3.2).
The requested ZBA would assist in diversifying the housing stock by providing a different
housing choice in the Vanier Planning Community, since the immediate neighbourhood is mainly
composed of single detached dwellings and low rise apartments. In addition, the requested ZBA
will facilitate redevelopment of the subject lands with multiple residential development that is
compatible with the surrounding neighbourhood and will make use of existing infrastructure. No
new roads are needed to service the proposed development and Engineering Services staff has
advised that there are no servicing concerns.
While the existing zoning is consistent with the PPS, the requested Zoning By-law Amendment
is more consistent with the PPS because it achieves more PPS objectives.
A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth Plan)
The Growth Plan 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 (1.2.1 Guiding Principles). The Growth Plan seeks to achieve complete communities
that feature, for example, a diverse mix of land uses, including residential and employment uses,
and convenient access to local stores, services, and public service facilities; provide a diverse
range and mix of housing options; expand convenient access to healthy, local, and affordable
food options; ensure the development of high quality compact built form, and an attractive and
vibrant public realm (Policy 2.2.1.4).
The requested ZBA would help to achieve a complete community by facilitating the development
of a housing form that is not found in the immediate neighbourhood. The Urban Design Brief
(see Attachment B) shows a development concept that achieves high quality compact built form
and an attractive contribution the public realm. In addition, the proposed zoning supports a
higher density housing option within the Built -Up Area that will help make more efficient use of
existing infrastructure, parks, trails, roads, and transit and help to achieve density targets.
While the existing zoning conforms to the Growth Plan, the requested Zoning By-law
Amendment conforms to the Growth Plan better than the current zoning.
Regional Official Plan (ROP)
The subject lands are located within the Urban Area (Map 3a — Urban Area). Urban Area policies
in the ROP identify that the focus of the Region's future growth will be within the Urban Area.
This area contains the physical infrastructure and community infrastructure to support major
growth, including transportation networks, municipal drinking -water supply systems and
municipal wastewater systems, and a broad range of social and public health services. It is also
well -served by the existing Regional transit system. For these reasons, lands within the Urban
Area have the greatest capacity to accommodate growth and serve as the primary focus for
employment, housing, cultural and recreational opportunities in the region (2.D Urban Area
Development Policies).
Policy 2.D.1 of the ROP states that in reviewing development applications, the Region and/or
Area Municipalities will ensure that development occurring within the Urban Area is planned and
developed in a manner that: (c) 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 .... and (f) respects the scale, physical character and context of
established neighbourhoods in areas where reurbanization is planned to occur. In this regard,
Planning staff is of the opinion that the application conforms to the Regional Official Plan.
City of Kitchener Official Plan
Urban Structure
The subject lands are identified as being within a Major Transit Station Area (MTSA) in the City's
Urban Structure (Map 2), because of their proximity (less than 800 metres) to the Block Line
ION Station. The MTSA policies of the Official Plan state that until Station Area Plans are
completed and the Official Plan is amended accordingly, any development application submitted
within an MTSA will be reviewed generally in accordance with the Station Study Areas contained
in the City's Planning Around Rapid Transit Station Areas (PARTS) Project Plan and
Background Report (Policy 3.C.2.22).
It further states that, "in areas that are intended to remain stable, development applications will
have regard for the policies included in Sections 4, 11 and 12 and support and maintain the
existing character and planned function of the stable area" (Policy 3.C.2.22.b).
In 2013, Planning staff prepared draft boundaries for the Block Line Station Area Plan, which
propose that the subject lands be considered part of the "Draft Recommended Influence Area",
which generally corresponds to those lands intended to support and maintain the existing
character and planned function of the stable area.
Currently, the Region is conducting a study to confirm all MTSA boundaries. It is anticipated
that the subject lands will continue to be within the MTSA boundary upon completion of the study
in 2022. Once the boundaries have been confirmed, City Planning staff will undertake the Block
Line Station Area Planning exercise, which will involve consultation with a variety of
stakeholders, including internal City staff, property owners, residents, external agencies and
development interests. The Block Line Station Area Planning exercise will confirm whether the
subject lands should continue to be part of the Influence Area or should rather be part of the
Focus Area for higher density development.
Planning staff suggests that until the Block Line Station Area Plan is completed that the subject
lands be considered as part of the Influence Area (Policy 3.C.2.20) and should have regard for
Sections 4 (Housing) and 11 (Urban Design) of the Official Plan, noting that Section 12 (Cultural
Heritage Resources) does not apply.
Land Use Desianation
The subject lands are designated Low Rise Residential in the 2014 Official Plan (Map 3 — Land
Use). The Low Rise Residential land use designation permits a full range of low density housing
types, including, for example, single detached dwellings, additional dwelling units, semi-
detached dwellings, townhouses, low-rise multiple dwellings, special needs housing. In addition,
this designation encourages and supports the mixing and integrating of innovative and different
forms of housing to achieve and maintain a low-rise built form.
In addition, the land use designation allows a maximum Floor Space Ratio (FSR) of 0.6.
However, site-specific increases up to 0.75 FSR may be considered where it can be
demonstrated that the increase is compatible and meets the general intent of the policies of the
Official Plan. Maximum building heights are limited to 3 storeys or 11 metres.
The Low Rise Residential designation permits the use of the property for multiple dwellings (e.g.,
stacked townhouses). The proposal will help to add variety to the housing options in the Vanier
Planning Community. In addition, Planning staff is of the opinion that the increased FSR is
justified. The proposed massing is compatible with land uses and building forms in the
surrounding neighbourhood and the proposed Site Plan development is able to adequately
accommodate the necessary facilities to support the development, despite the increase (e.g.,
vehicular parking, bicycle parking, landscaped area, garbage / recycling units).
Housing (Section 4)
High -Level Objectives
The City's primary objective with respect to housing in the Official Plan is to provide for an
appropriate range, variety and mix of housing types and styles, densities, tenure and affordability
to satisfy the varying housing needs of our community through all stages of life (Objective 4.1.1.).
Another key objective is to ensure that new residential areas and the redevelopment of lands
for residential uses and residential infill projects reflect a high standard of urban design
(Objective 4.1.3.).
Housing policies of the Official Plan encourage residential intensification and/or redevelopment,
including infill opportunities, as a cost-effective means to reduce infrastructure and servicing
costs by minimizing land consumption and making better use of existing community
infrastructure (Policy 4.C.1.6).
The Official Plan further states that residential intensification and/or redevelopment within
existing neighbourhoods will be designed to respect existing character. A high degree of
sensitivity to surrounding context is important in considering compatibility (Policy 4.C.1.9.).
The requested ZBA increases housing variety by adding a housing form (stacked townhouse
units) of which there are no examples within the in the Vanier Planning Community (Policy
4.C.1.12). The requested ZBA would facilitate development of modern stacked townhouse units
that reflect a high standard of urban design.
Site Plan Application
The Official Plan states that "the City may require a site plan, elevation drawings, landscaping
plans and any other appropriate plans and/or studies, to support and demonstrate that a
proposed development or redevelopment is compatible with respect to built form, architectural
design, landscaping, screening and/or buffering"(Policy 4.C.1.7.).
Planning staff confirms that in accordance with the Official Plan, through the Site Plan
Application that has been submitted, such plans and studies will be reviewed to "address the
relationship to adjacent residential development, to ensure compatibility with the existing built
form and the community character of the established neighbourhood and to minimize adverse
impacts" (Policy 4.C.1.7.).
Site Specific Zoning Provision
The Official Plan states in Policy 4.C.1.8 that where Site Specific Provisions are requested to
facilitate residential intensification or a redevelopment of lands, the overall impact of the special
zoning regulations will be reviewed to ensure:
• Appropriate massing and scale, and compatibility;
• Similar front yard setbacks to adjacent properties;
• Sensitivity to exterior areas of adjacent properties and appropriate screening / buffering;
and
• Functionality in terms of parking and landscaped / amenity area.
Planning staff is of the opinion that the requested zoning and corresponding Site Plan
development will achieve these objectives.
Urban Design (Section 11)
The Urban Design policies of the Official Plan seek to ensure high quality urban design in the
review of all development applications (Policy 11.C.1.1.). The Official Plan authorizes the City
to require site specific urban design briefs of applicants in support of development applications
(15.D.5.7.). In this regard, the applicant prepared and submitted an Urban Design Brief (UDB)
as part of the subject ZBA. The UDB concludes as follows:
The Proposed Development offers an attractive, new development of stacked townhouse
dwellings in the Kingsdale neighbourhood of Kitchener. The applicant is seeking a Zoning
By-law Amendment to allow the development which will contribute to the variety of
housing forms present in the neighbourhood. The Site is accessible to a variety of
community amenities and transit infrastructure. The Proposed Development fits with the
urban design framework of the Official Plan, Urban Design Manual and Zoning By-law
by providing a low-density form that enhances the public realm and is compatible with
the surrounding area.
City Urban Design staff has reviewed the UDB and is satisfied with the UDB. Accordingly, along
with the recommendation regarding the ZBA, Planning staff recommends that the UDB be
endorsed and provide general direction for the corresponding Site Plan Application.
Policy Conclusion
Planning staff is of the opinion that the requested ZBA is consistent with the Provincial Policy
Statement, and conforms to the Growth Plan, the Regional Official Plan, and the City of
Kitchener Official Plan, and represents good planning.
Department and Agency Comments
Preliminary circulation of the Zoning By-law Amendment was undertaken on August 10, 2020 to
applicable City departments and agencies. No significant concerns were identified. It should
be noted that detailed urban design matters, tree management, and sustainability matters will
be fully addressed through the Site Plan Application process, rather than through the subject
ZBA process. A consolidation of comments is attached as Attachment D to this report.
The following reports and studies were considered as part of this proposed Zoning By-law
amendment:
Planning Justification Report
Prepared by: GSP Group, May 2020
• Urban Design Brief
Prepared by: GSP Group, April 2021
• Functional Servicing Brief
Prepared by: Meritech, February 2020
• Salt Management Plan
Prepared by: Meritech, February 2020
Vegetation Management Plan
Prepared by: GSP Group, February 19, 2020
• Sustainability Statement
Prepared by: GSP Group, May 8, 2020
Community Comments & Staff Responses
Preliminary circulation of the ZBA was undertaken on August 10, 2020 to all property owners
within 120 metres of the subject lands. It should be noted that this circulation occurred prior to
recent staff protocol changes to circulate all occupants (not just owners) within 240 metres.
Planning staff received responses from twelve households with respect to the proposed
application. These have been attached as Attachment E of this report. In addition, Planning
staff hosted a virtual neighbourhood meeting via Zoom on December 15, 2020, in which staff
gathered additional community feedback. A summary of the primary concerns, along with staff
responses, are provided below:
1. Community Comment. Concern regarding increased traffic in the neighbourhood.
Staff Response.
The number of trips that is expected to be generated by the proposed development will
not have a significant impact on the existing traffic network. Vanier Drive is classified as
a Minor Neighbourhood Collector Street and is intended to accommodate 2,000-5,000
vehicles per day. The section of Vanier Drive where the subject lands are located has a
daily vehicle average of approximately 2,300 vehicles per day, and an 85th percentile
speed of approximately 45 km/h (Data captured in 2017). It should also be noted that
Vanier Drive does have speed humps which helps calm neighbourhood traffic (speed
humps between Walton Avenue and Shelley Drive will be replaced when surface asphalt
is installed after re -construction period).
2. Community Comment. Concern that parking issues in the neighbourhood will be
exacerbated.
Staff Response.,
The Site Plan proposal complies with the minimum parking requirements of the current
Zoning By-law (By-law 2019-051). Transportation Services Division advises that these
parking requirements were created based on in-depth research and studies. Staff does
not expect a parking overflow situation. The property is located a straight distance of
approximately 550 metres from the Block Line ION Station and is within a Major Transit
Station Area. Although the pedestrian path to the station is longer (approx. 900 metres),
it remains a walkable distance for most transit users. In addition, the No. 6 GRT bus
route is located nearby (280 metre distance at Walton Ave / Courtland Ave E). Residents
may contact By-law Enforcement Division for any current parking issues.
3. Community Comment. Concern regarding loss of privacy.
Staff Response.
Through the ZBA, a Site Specific Provision is proposed that requires the buildings to be
no further than 6.0 metres from Vanier Drive. This ensures that proposed buildings are
located as far away as possible from the existing low-rise apartment building (140 Kipling
Ave) and single detached dwelling (156 Kipling Ave) to the rear. In this regard, it should
be noted that the existing single detached dwellings on the subject lands are currently
located approximately 7-10 metres from the rear lot line, whereas the proposed buildings
will be set back approximately 25-36 metres. This setback will assist in providing privacy
to properties to the rear as well as allowing for adequate on-site amenity space. Although
side yard setback reductions are requested to accommodate pinch points, the average
side yard setbacks are greater than the 3.0 metre minimum.
The proposed building height is no more than 11.0 metres and complies with the
maximum building height requirement in the requested RES -5 Zone (i.e., 11.0 metres).
The existing R-3 Zone has a similar maximum building height requirement of 10.5 metres.
Through the Site Plan Application, the applicant is proposing a 2.0 metre high fence along
the rear and side property lines (around the rear yard parking lot). This fence will help to
provide privacy to adjacent residences, including preventing headlight glare into rear and
side yards, and is slightly taller than what the zoning would otherwise require (1.8
metres). In addition, tree preservation and enhancement will be fully addressed through
the Site Plan process, which may assist with privacy.
4. Community Comment. Concern regarding additional multiple dwellings in the area.
Staff Response. The Vanier Planning Community does not contain any stacked
townhouse dwellings. The proposal will allow a new form of housing which will assist in
diversifying the housing stock and providing more housing choice, during the present
housing crisis. The proposed development may allow residents of the Vanier Planning
Community the ability to remain in their neighbourhood, who might otherwise need to
relocate due to financial or property maintenance reasons associated with lower density
development. It should also be noted that the current Low Rise Residential land use
designation of the area permits low rise housing types, including multiple dwellings.
Planning staff is of the opinion that the proposal represents an excellent opportunity for
new housing in the neighbourhood.
5. Community Comment. Concern regarding decreased property values.
Staff Response. It is difficult for Planning staff to comment on the impact that the
proposed development may have on the value of nearby properties. Staff understands
that MPAC assesses homes based on as many as 200 different factors ranging from the
size of the dwelling and lot and the location, to the number of bathrooms and quality of
the construction. Market values depend on a host of different factors including the state
of the economy and the individual purchaser's preferences. While Planning staff
recognize that property value may be an important consideration for residents, it is not a
land use planning matter. Planning staff focuses on whether the development represents
good planning with respect to the community as a whole.
Planning Conclusions
In considering the foregoing, Planning staff is supportive of the requested ZBA. Staff is of the
opinion that the subject application is consistent with policies of the Provincial Policy Statement,
conforms to the Growth Plan, the Regional Official Plan, and the City of Kitchener Official Plan,
and represents good planning. Planning staff notes that the proposal represents intensification
on a scale that is sympathetic to the existing neighbourhood. In addition, this proposal is in
keeping with the City's Official Plan and an Official Plan Amendment is not required to facilitate
the proposal. Accordingly, staff recommends that the ZBA be approved and that the Urban
Design Brief be endorsed.
STRATEGIC PLAN ALIGNMENT:
This report supports the delivery of core services.
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget — The recommendation has no impact on the Operating Budget.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance of the
Council / Committee meeting. A notice sign was posted on the property and information
regarding the application was posted to the City's website in August 2020. A postcard advising
of the Planning & Strategic Initiatives Committee (PSIC) meeting was circulated to all property
owners within 120 metres of the subject lands and those who responded to the preliminary
circulation. In addition, notice of the PSIC meeting was posted in The Record on October 15,
2021 (see Attachment C for a copy of the Notice).
CONSULT — The proposed Zoning By-law Amendment was originally circulated to property
owners within 120 metres of the subject lands on August 10, 2021. In response to this
circulation, staff received written responses from 12 households. Planning staff hosted a virtual
neighbourhood meeting via Zoom on December 15, 2020, in which staff gathered additional
community feedback. Comments from the community are included in Attachment E.
PREVIOUS REPORTS/AUTHORITIES:
• Planning Act, R.S.O. 1990, c. P.13
• Provincial Policy Statement, 2020
• Growth Plan, 2020
• Regional Official Plan
• City of Kitchener Official Plan
• City of Kitchener Zoning By-law 2019-051
REVIEWED BY: Stevenson, Garett — Manager, Development Review
APPROVED BY: Readman, Justin - General Manager, Development Services
ATTACHMENTS:
Attachment A — Proposed Zoning By-law, including Map No. 1
Attachment B — Urban Design Brief
Attachment C — Newspaper Notice
Attachment D — Department & Agency Comments
Attachment E — Community Comments
Attachment A
PROPOSED BY — LAW
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a by-law to amend both By-law 85-1, as amended, and
By-law 2019-051, as amended, known as the Zoning By-laws
for the City of Kitchener — 2385235 Ontario Ltd.
— 117 and 133 Vanier Drive)
WHEREAS it is deemed expedient to amend By-law 85-1 and 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 171 and 172 of Appendix "A" to By-law Number 85-1 are hereby
amended by removing 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.
2. Schedule Numbers 171 and 172 of Appendix "A" to By-law Number 85-1 are hereby further
amended by removing the zone boundaries as shown on Map No. 1 attached hereto.
3. Schedule Numbers 171 and 172 of Appendix "A" to By-law Number 2019-051 are hereby
amended by adding hereto the lands specified and illustrated as Area 1 on Map No. 1,
attached hereto, and by zoning Area 1 lands thereafter as Low Rise Residential Five Zone
(RES -5) with Site Specific Provision (183).
4. Schedule Numbers 171 and 172 of Appendix "A" to By-law Number 2019-051 are hereby
further amended by incorporating additional zone boundaries as shown on Map No. 1
attached hereto.
5. Section 19 to By-law 2019-051 is hereby amended by adding Site Specific Provision (183)
thereto as follows:
"(183) Within the lands zoned RES -5 and shown as affected by this provision on Zoning
Grid Schedule Numbers 171 and 172 of Appendix A, the following shall apply:
a) The maximum front yard setback shall be 6 metres;
b) The minimum interior side yard setback shall be 2.5 metres; and
day of
c) The maximum floor space ratio shall be 0.75."
PASSED at the Council Chambers in the City of Kitchener this
2021.
Mayor
Clerk
INS -1
a��
R-6
M-2
i
1R '
MAP NO. 1
2385235 ONTARIO LTD.
117 AND 133 VANIER DR
INS -1
AREA
0 50 100
METRES
CALE 1:4,000
ATE: SEPTEMBER 28, 2021
WSW R-9
\ /
o
U � U 58Rd71
�/
6-6 1 R
SUBJECT AREA(S)
73R
76U
AMENDMENT TO BY-LAW 85- AND 2019-051
C-6 1 R
AREA 1 -
73R,
FROM RESIDENTIAL THREE ZONE (R-3)
76U
,
y
i
-2
i
R
5.866
R-6
' M-3
C-6 ARTERIAL COMMERCIAL ZONE
11,Ly1
66R
j��G
w` r V
a��
R-6
M-2
i
1R '
MAP NO. 1
2385235 ONTARIO LTD.
117 AND 133 VANIER DR
INS -1
AREA
0 50 100
METRES
CALE 1:4,000
ATE: SEPTEMBER 28, 2021
kiZONE GRID REFERENCE
�9,L -4 SCHEDULE NO. 171 AND 172
OF APPENDIX'A'
�� KITCHENER ZONING BY-LAW 85-1 AND 2019-051
ZONE LIMITS
t FLOODING HAZARD
ECOLOGICAL RESTORATION AREAS
ZONING BY-LAW AMENDMENT ZBA20/010/V/AP
OFFICIAL PLAN AMENDMENT N/A
City of Kitchener FILE
ZBA20010VAP_MAP1
DEVELOPME T SERVICES DEPARTMENT, PLANNING mxd
N
SUBJECT AREA(S)
K
AMENDMENT TO BY-LAW 85- AND 2019-051
D
AREA 1 -
mm
FROM RESIDENTIAL THREE ZONE (R-3)
UNDER BY-LAW 85-1
y
TO LOW RISE RESIDENTIAL FIVE ZONE
m
(RES -5) UNDER BY-LAW 2019-051
WITH SITE SPECIFIC PROVISION (183)
BY-LAW 85-1
C-6 ARTERIAL COMMERCIAL ZONE
E-1 EXISTING USE ONE ZONE
M-2 GENERAL INDUSTRIAL ZONE
M-3 SERVICE INDUSTRIAL ZONE
S ED E 1 2 _ _
_ _ R-3 RESIDENTIAL THREE ZONE
' C U 1 1
R-4 RESIDENTIAL FOUR ZONE
R-6 RESIDENTIAL SIX ZONE
R-9 RESIDENTIAL NINE ZONE
BY-LAW 2019-051
EUF-1 EXISTING USE FLOODPLAIN ZONE
INS -1 NEIGHBOURHOOD INSTITUTIONAL ZONE
NHC-1 NATURAL HERITAGE CONSERVATION
ZONE
RES -5 LOW RISE RESIDENTIAL FIVE ZONE
kiZONE GRID REFERENCE
�9,L -4 SCHEDULE NO. 171 AND 172
OF APPENDIX'A'
�� KITCHENER ZONING BY-LAW 85-1 AND 2019-051
ZONE LIMITS
t FLOODING HAZARD
ECOLOGICAL RESTORATION AREAS
ZONING BY-LAW AMENDMENT ZBA20/010/V/AP
OFFICIAL PLAN AMENDMENT N/A
City of Kitchener FILE
ZBA20010VAP_MAP1
DEVELOPME T SERVICES DEPARTMENT, PLANNING mxd
Ire
Urban Design
Report
117-133 Vanier Drive
Gilcon Holdings Inc.
City of Kitchener
Zoning By-law Amendment
April 2021
TABLE OF CONTENTS
1.0 Background..............................................................................1
5.0 Policy & Design Framework............................................
1.1 Proposal.........................................................................1
5.1 Official Plan Policies..............................................
1.2 Application....................................................................1
5.1.1 Part C, Section 4, Housing .................
1.3 Purpose & Outline.........................................................2
5.1.2 Part C, Section 11, Urban Design ......
1.4 Supporting Studies & Materials.....................................2
5.1.3 Part D, Section 15, Land Use Policies
5.2 City of Kitchener Zoning By-law ............................
2.0 Site Description........................................................................3
5.3 City of Kitchener Urban Design Manual................
2.1 Location & Size.............................................................3
5.3.1 Part ..................................................
2.2 Existing Conditions.......................................................3
5.3.2 Parts C ................................................
3.0 Spatial & Contextual Analysis.................................................4
6.0 Shadow Stud
3.1 Abutting Properties........................................................4
3.2 Neighbourhood Character Analysis...............................9
7.0 Recommendations for Site Plan Implementations...........
7.1 Site Specific Zoning Provisions .............................
4.0 Design Vision & Objectives..................................................11
7.2 Design Guidelines .................................................
4.1 Land Use.....................................................................11
7.2.1 Site Design ..........................................
4.2 Built Form.....................................................................11
7.2.2 Architectural Features.........................
4.3 Architectural Expression.............................................16
7.2.3 Fencing & Landscaping
4.4 Access & Circulation....................................................16
8.0 Conclusion.......................................................................
18
18
18
18
19
19
20
20
23
25
31
31
31
31
31
32
33
1.0 Background
1.1 Proposal
Gilcon Holdings Inc. is proposing redevelopment of the
properties municipally addressed as 117-133 Vanier Drive
(the "Site"). The Site is located in east -central Kitchener in
the Kingsdale Neighbourhood. The Proposed Development
consists of two 3.5 storey stacked townhouse dwellings
containing 20 and 16 units respectively. At -grade parking and
a common amenity space for the Site is proposed at the rear
of the proposed buildings.
1.2 Application
A Zoning By-law Amendment is required to permit the
Proposed Development. This Urban Design Report is being
submitted in support of a Zoning By-law Amendment
application (the "Subject Application") for the Proposed
Development.
Proposed Stacked Townhouse Development
1.3 Purpose & Outline
An Urban Design Report is required as part of the Subject
Application, per the May 21, 2019 and Record of Pre -
Submission Consultation. The Kitchener Official Plan
defines an Urban Design Report as an "urban design
document that may be required of an owner/applicant to
demonstrate how a development application implements the
City's Urban Design Manual". Based on the matters for
consideration and evaluation identified in pre -submission
consultation record and Terms of Reference provided by City
Staff, this Urban Design Report:
o Describes the existing physical conditions of the Site
(Section 2);
o Describes the existing neighbourhood context
surrounding the Site (Section 3);
o Describes the Proposed Development (Section 4);
o Summarizes the Design Principles and Guidelines
applicable to the Site (Section 5);
o Summarizes the relevant City Urban Design policy
and guideline documents and provides commentary
of how these policies and guidelines are or will be
addressed (Section 6);
o Contains Design Guidelines proposed to inform
future Site Plan implementation (Section 7).
It is important to note that this report is based on preliminary
drawings and materials available at this stage of the approval
process. As work continues on the detailed aspects of design
(e.g. the completion of Lighting Plans, Landscape Plans,
Elevation Drawings, etc.) the detailed aspects of the
Proposed Development may be subject to some refinement.
The design of the proposed buildings will be generally in
accordance with the concepts shown, however the final
design will be approved through the Site Plan process and
will incorporate changes to the satisfaction of Planning staff
1.4 Supporting Studies & Materials
This Urban Design Report has considered the following plans
and reports prepared in support of the Subject Application:
o The Site Plan (March 19, 2021) prepared by
Schickler Design;
o Preliminary Elevations (January 10, 2020) prepared
by Schickler Design;
o 3D Model (March 3, 2020) prepared by Schickler
Designs,
o Shadow Impact Analysis drawings (February 20,
2020) prepared by GSP Group;
o Tree Management Plan (February, 2020) prepared
by GSP Group.
The Report also refers to the following City of Kitchener
documents:
o Official Plan (2014)
o Zoning By-law 85-1 (2004)
o Urban Design Manual, including Urban Design
Guidelines for City -Wide Design, Major Transit
Station Areas, Residential Infill in Central
Neighbourhoods and Low Rise Multiple Residential
Buildings (2019).
2.0 Site Description
2.1 Location & Size
The Site is located on the west side of Vanier Drive, just
south of Conestoga Parkway (Highway 8) and east of
Courtland Avenue. The Site is an assembly of two properties
municipally known as 117 Vanier Drive and 133 Vanier Drive
in Kitchener. Consolidated, the Site is 0.36 hectares (0.88
acres) in area and has a total frontage of 69.28 metres on
Vanier Drive.
2.2 Existing Conditions
Currently existing on the Site are two single detached
dwellings. Both properties have driveways accessed by
Vanier Drive.
The topography of the Site is predominantly flat throughout
with a slight incline towards the rear. A Tree Management
Report was completed by GSP Group (February 2020)
identifying 54 trees on and off property, generally located
along the southern and western property line. To permit the
Proposed Development, 34 trees will need to be removed.
Site Location
—ads; .,
140,,N
+■ ■ ti� ■ ,1
;'
c' V, ` =
■ ■
V.•�,�'. r F
r ' c
RO'k
r'• "if �.a
SO
♦ '►
Surrounding Built Form
3.0 Spatial & Contextual Analysis
3.1 Abutting Properties
North
To the north of the Site is Vanier Drive, a Minor
Neighbourhood Collector Street. The existing cross section
of Vanier Drive is a two-lane road with on -street parking and
bicycle lanes. Abutting the Site at the north is two single
detached dwellings. On the opposite Site side of Vanier Drive
is Rockway Public School. Further to the north is two
apartment dwellings (37 Vanier Drive, 49 Vainer Drive) and
Sunshine Montessori School. Vanier Drive terminates at
Conestoga Parkway (Highway 7) approximately 400 metres
north of Site.
South
Directly to the south of the Site are single detached
dwellings. Two townhouse communities (440-470 Shelley
Drive; 1050-1064 Courtland Avenue East) are located further
south along Vanier Drive adjacent to a high-rise apartment
dwelling (1100 Courtland Avenue East) and a commercial
shopping plaza fronting on Courtland Avenue. Fairway Road
is a commercial corridor located 1.6 kilometres south-east of
the Site with restaurants and retail uses including Fairview
Park Mall.
West
East Properties immediately west of the Site are low-rise
Immediately to the east of Vanier Drive is a residential apartment dwellings, with surface parking abutting the rear
neighbourhood comprised primarily of single detached of the Site. Residential uses are located further west of the
dwellings. Approximately 650 metres to the east is the Site with mid -rise apartment dwellings lining Walton Avenue
Kingsdale Community Centre, Wilson Swimming Pool and and Courtland Avenue. Light Industrial uses including "KW
Wilson Park; with linear trail connection to Dixon Drive (north) Spring & Suspension" and "Jaimeson Car and Truck Rental"
and Shelley Drive (south). Further to the east is Wilson abut the residential uses along Courtland Avenue. Courtland
Avenue Public School and Holy Trinity Anglican Church, Avenue is a Regional Road, Primary Multi -Use Pathway and
accessed off Wilson Avenue. Highway 8 continues east of transit corridor. The Light Rail Transit (LRT) runs along
the Site lined by mixed -density residential and a commercial Courtland Avenue with Block Line Station being a 10 -minute
corridor. walk from the Site (approximately 550 metres southwest of
the Site). Further to the west is the Activa Sportsplex and
Peter Hallman Ball Yard.
m
4*3
Oi
CD
m
1
APW
2 1
16
4
i
�I 4
- .� W -
6
r
:z:
l
� fr
ra r ��• �G��J: Q
Wia. rear.,
Ilk lose,loll son
.
W
3.2 Neighbourhood Character Analysis
The Site is located within the Kingsdale neighbourhood;
defined as the area bound by Highway 8, Fairway Road
South, and Courtland Avenue in east -central Kitchener. The
neighbourhood is primarily comprised of low-density
residential uses, with commercial and light industrial uses
along the exterior edges. Various housing forms are
observed within the neighbourhood including single -
detached, townhouses and low, mid- and high-rise multi-
dwelling apartments.
The majority of residential development in the
neighbourhood was constructed in the 1950-70's of post-war
architectural style. Primary building materials within the
neighbourhood include red or beige brick and white or beige
vinyl siding. Ledge stone is commonly used as accenting
material along the base. White trim is predominantly used to
frame doors and windows. Black -steel railing is commonly
used to line front porches and unit balconies.
The neighbourhood is well served by green space including
Wilson Park, Traynor Park, Greenfield Park and Kingsdale
Park. Several schools are located within the Kingsdale
neighbourhood including two public schools (Rockway Public
School, and Wilson Avenue Public School), one catholic
school (St. Aloysius Catholic Elementary School) and one
Montessori school (Sunshine Montessori School). The
neighbourhood is well served by transit, with direct and
indirect access to routes 1, 6, 7, 8, 12, 23, 27, 28, 33, 201
and two LRT stations: Block Line Station and Fairview Mall.
Residential Dwellings in the Kingsdale Neighbourhood
Boll � ]l
Rockway Golf Ctub —
A.R. Kaufman YMCA a• a+�
400
f , Surlshi a chool
;
a• dRock ay ubtic chool Kingsdale Community Centre
Site _ I
•
+^yWilson Avenue Public School
Low Rise Residential
` Medium Rise Residential
High Rise Residential
k / Mixed Use
rt * , .filoA-Ur S tion 0
dfiy ortsplex� Commercial/
Industrial
Y (� Community Facility
Park.
j 1 st.-Mary's High S of Trail
ION Light Rail
�' `►a'�'''S' � � '" --.. . , - I GRT Bus Stop i
4.0 Design Vision & Objectives
4.1 Land Use
The Proposed Development consists of two stacked
townhouse buildings containing 20 and 16 units respectively.
A common amenity area of 91.2m2 is proposed at the rear of
the 16 -unit building for use by the residents. Landscaped
areas will be located along the Vanier Drive frontage, side
yards and rear yard.
The Proposed Development has a total of 45 parking spaces
located at the rear of the Site, including two accessible
spaces and seven visitor spaces. Three outdoor bike racks
(accommodating six bicycles) are provided adjacent to the
common amenity area with bicycle storage (accommodating
5 bicycles each) provided at the far east and west end of the
Site. Further 8 bicycles will be accommodated through use
of private outdoor storage. Deep well garbage and recycling
for the is located behind the 16 -unit building off the private
driveway. A single private driveway off Vanier Drive is
proposed between the two buildings. A 1.5 metre concrete
sidewalk runs parallel to the driveway from Vanier Drive to
the rear parking area, common amenity area and rear
building entrance.
4.2 Built Form
The townhouse buildings are oriented towards Vanier Drive.
They are 3.5 stories each and have a total height of 10.4
metres (10.9 metres with parapet). The buildings are setback
6 metres from the front property line and 2.5 metres from the
east and west property lines. An overall Floor Space Ratio of
0.75 is proposed for the Site.
Entrances to the units will be provided on the east (front) and
west (rear) elevations. Building entrances are located above
grade along the front elevations accessible from front steps.
They are recessed and weather protected below the building
above. Building entrances are both above and below grade
along the rear elevations, accessible by stairs up to or down
to entries. Patios/terraces are provided on the rear
elevations. Unit balconies on the second level are proposed
on the east and west elevations.
.-- - - . J-1.1
-Ilik?l
nit) - 72m'
spaxes
Spaces ..z
PaDes dr
5-6m
5-6m
firemenis): 6 SR.
ip I
Lnit�
Yate
Re: 'k- a
'2 , I�d
"dP
7 ------- - ----- ........ LOT I
--nV
L
- MIJ, 61
"'Z
4"
P Ww" it
A
a
ca m.teri.1r.All sidewalk
ci,Ete surFdce material, j 4
1-3.5m rp, o -Nr
d asphalt to match k
by architect. r ground floor unitsf LOT 1
Esq f
E&Ing Grae DEUKfeo SrOe DEbured
Resklenlal .n4deffUl
Development Concept prepared by Schickler Design (March 19, 202 1)
Proposed Green Space on the Site
3D Model Front Elevations prepared by Schickler Design (March 3, 2020)
3D Model Rear Elevations prepared by Schickler Design (March 3, 2020)
4.3 Architectural Expression
The proposed architectural design for the townhouses
employs a coordinated series of architectural elements to
create interesting and varied fagades that compliment the
surrounding residential community. The preliminary building
elevations demonstrate:
• Red -brown brick and light grey vertical siding as
primary building materials;
• Accenting grey ledge stone along the base of the
front elevation;
• Grey soldier course on the upper front elevation;
• Dark grey frieze board and window batten;
• Glass railings along the exterior balconies; and
• Black aluminium railings along stairway entrance
locations.
3D Model of the Proposed Development
g
,T
Precedent Images of Building Materials Proposed
4.4 Access & Circulation
Vehicular and cycling access to the Site will be provided off
Vanier Drive, with a private driveway between the two
buildings connecting to the rear surface parking area. This
driveway will additionally serve emergency access and
garbage collection route for the Site.
Pedestrian access to the building entrances is available from
Vanier Drive. Paved walkways will connect the unit entrances
to the public sidewalk along the frontage, with an internal 1.5
metre sidewalk proposed along the western edge of the
private driveway to provide access to the rear -fronting units.
Pedestrian & Vehicular Circulation Diagram
5.0 Policy & Design Framework
5.1 Official Plan Policies
The City of Kitchener Official Plan reflects the policy direction
of the Growth Plan and the Region of Waterloo Official Plan
with respect to growth management to the 2031 planning
horizon and contains further policy direction for land use and
development at the localized scale. The following
subsections summarize relevant Official Plan policies is
related to urban design and built form.
5.1.1 Part C, Section 4, Housing
Housing policies are contained in Section 4 of the Official
Plan. Regarding housing supply, Section 4.C.1.1 supports
residential intensification and redevelopment in designated
areas to accommodate residential growth. Section 4.C.1.6
encourages residential intensification and/or redevelopment
to respond to changing housing needs and cost-effective
means to reduce infrastructure and servicing costs. Section
4.C.1.9 requires residential intensification and/or
redevelopment in existing neighbourhoods to be designed
with respect to the existing character. Regarding variety and
integration of housing, Section 4.C.12 favours a land use
pattern which mixes and disperses a full range of housing
types.
Response: The Site is located in a designated residential
area, well served with community facilities, schools, and
access to transit. It is within reasonable walking distance of
commercial uses as well. The Proposed Development offers
an alternative housing type to the Kingsdale neighbourhood
in the form of stacked townhouse dwellings and has been
designed to be compatible to the existing character of the
area. The Proposed Development provides for increased
density on the Site and supports the policy direction of
providing cost-effective housing options to the
neighbourhood.
5.1.2 Part C, Section 11, Urban Design
Section 11 of the Official Plan contains policies pertaining to
Urban Design. It states that Kitchener will be a city designed
for people. Policies in this section are intended to be used to
evaluate patterns of movement, the relationship between
built form and open spaces, integration of natural and cultural
resources and impacts of development.
At the Site level, Section 11.C.1.29 intends that existing Sites
are redeveloped and community infrastructure is "planned to
enhance the Site, buildings, open spaces and the
streetscape". Section 11.C.1.31 intends to ensure that new
buildings are designed to "enhance pedestrian usability,
respects and reinforce human scale, create attractive
streetscapes and contribute to rich and vibrant urban places".
Response: While the proposed buildings lengths differ from
one another and the other buildings along the Vanier Drive
streetscape, the preliminary building elevations provide for
regular rhythm of the doors and windows through elevations
facing Vanier Drive. Each entrance is connected to the street
via a pedestrian pathway. The architectural design
incorporates similar features and materials of surrounding
residential properties, in order to fit with the existing
residential character of the Kingsdale neighbourhood.
Landscaping will be designed to enhance the building
facades and provide screening to the adjacent properties.
The surface parking area is located behind the buildings to
buffer its visual impact from the public streetscape.
5.1.3 Part D, Section 15, Land Use Policies
The Site is designated Low Rise Residential Official Plan. It
is meant to accommodate a full, mixed range of low-density
housing types, integrating different forms of housing to
achieve and maintain a low-rise built form. Policy 15.D.3.3
specifically provides design -related considerations for the
"successful integration" of new multiple residential
developments within the Low -Rise Residential designations
with an emphasis on:
a) compatibility of building form with respect to massing,
scale, design;
b) the relationship of housing to adjacent buildings,
streets and exterior areas; 5.2
c) adequate and appropriate parking areas are provided
on Site; and
d) adequate and appropriate amenity areas and
landscaped areas are provided on Site.
Policy 15.D.3.4 indicates that new residential buildings "in
predominantly low-density neighbourhoods should be
compatible with and respect the massing, scale, design and
physical character of the established neighbourhood and
have both appropriate landscaped areas and parking areas
provided on Site".
Response: The proposed development provides for stacked
townhouse development that contributes to a "full range of
housing types" with a low-rise height of 3.5 storeys and an
overall low intensity of use. As identified through the Spatial
& Contextual Analysis (Section 3.0), low-rise apartment
dwellings with a similar massing back onto the Site to the
south and are further observed throughout the surrounding
area. The proposed buildings are oriented to the street, with
unit entrances and balconies arranged along the east and
west facades to allow privacy to the adjacent properties to
the north and south. Vehicle and bicycle parking are located
in the rear yard of the Site to accommodate the development
which minimizes their potential impact on adjacent properties
and the public realm. Amenity and landscaped areas are
identified on the preliminary Site plan for the development, to
be further detailed through the Site Plan Approval process.
City of Kitchener Zoning By-law
The Site is currently zoned Residential Three (R-3) in the City
of Kitchener Zoning By-law 85-1. The R3 Zone is intended
for low-rise residential and does not permit townhouse or
stacked townhouse dwelling units.
5.3 City of Kitchener Urban Design Manual
5.3.1 Part A
Part A of the Urban Design Manual contains design
guidelines on various land uses and built forms, ranging from
City -Wide guidelines to specific areas and forms such as
Downtown, Major Transit Station Areas, New
Neighbourhoods, Low Rise Residential or Mid -Rise
Buildings. The following are the applicable sections
regarding the Proposed Development.
5.3.1.1 City Wide
Community Design
The City -Wide design guidelines apply to the City of
Kitchener as a whole. The main objective of these guidelines
it to ensure that the City is designed as an inclusive, safe,
accessible, comfortable and appealing place to live, work
and play. City -Wide design guidelines are divided into
Community Design and Site Design.
The community design guidelines are primarily used by the
City in designing the form and structure of communities
through the application of design best practices in a range of
topics. These areas are: inclusive design, smart city
initiatives, design for sustainability, street and open space
design, compatibility, and cultural and natural heritage.
Response: The Proposed Development supports the general
intent and direction of the Community Design guidelines by
providing housing opportunities in stacked townhouses at an
appropriate location within the neighbourhood. The scale,
massing and form of the stacked townhouse blocks provide
an appropriate transition of density that is well integrated with
the surrounding context. The Vanier Drive streetscape is
enhanced by providing a sense of enclosure associated with
the Proposed Development through urban form and it is
activated through the provision of street -oriented units.
Walking and cycling are encouraged due to the Site's
proximity to trails and public transit and supported by the
provisions of pedestrian walkway and bicycle parking in the
site plan. The inclusion of high levels of glazing and,
balconies on the front elevations increases the natural
surveillance of the public realm. Smart building technologies
and sustainable features concerning exterior design and Site
design will be explored at the Site Plan approval stage.
Site Design
The Site Design guidelines address built form, open space
and Site functionality. Relevant goals of this section include
ensuring appropriate and visually interesting building
massing, the use of high quality and varied materials and
detailing, adequate landscaping and efficient circulation and
parking.
Response: The Proposed Development conforms with the
general intent and direction of the Site Design guidelines. It
provides two 3.5 -storey stacked townhouse blocks that are
massed to be compatible with the surrounding context. The
massing of the buildings is human -scaled and provides a
sense of enclosure along the Vanier Drive frontage. The
buildings are compact and there is a break between the two
that functions as the driveway access to the rear parking
area.
The building elevations are designed to provide architectural
cohesiveness, visual interest and natural surveillance of
open spaces through the use of balconies, porches and a
high level of transparency. Building entries are visible and
identifiable, and individual units can be accessed from the
public street.
The architectural style of the stacked townhouse buildings
takes cues from existing buildings in proximity to the Site.
Visual interest is increased through articulated fagade design
that provides variation in materials, colours and textures.
Servicing and utility areas are located behind the buildings
and appropriately screened away from public view.
Pedestrian circulation is prioritized by providing barrier -free
paths of travel from all building entrances to the public
sidewalk along Vanier Drive and all barrier -free routes are
non -slip surfaces. Canopied and recessed entrances provide
weather protection.
The Lighting Plan required as a condition of Site Plan
approval will ensure adequate lighting levels and uniform
coverage in public areas that adhere to the City's current
standards regarding height, sustainability, and light pollution.
Outdoor bicycle parking will be located in a highly visible
locations near the outdoor amenity area.
The CPTED Report required as a condition of Site Plan
approval will address safety and security considerations,
including items such as appropriate lighting, sightlines and
natural surveillance of pedestrian areas, including walkways,
and the outdoor amenity area. The Proposed Development
addresses Site service guidelines. Garbage and recycling
will be stored in deep well units at the rear of the Site, away
from public view. Emergency and fire access will comply with
all applicable standards as part of Site Plan approval.
The landscape design will contribute to improvements to the
Vanier Drive streetscape. The landscape design will be
integrated with building design so as not to obstruct building
entrances and rather to help frame and delineate entrances
through paving treatments and landscaping that complement
the existing streetscape. Street -facing townhouse units will
provide animation to the public streetscape, compatible with
the rest of the neighbourhood. Tree plantings will provide
shade and weather protection for the expanded streetscape.
Plant materials are expected to be native or non-invasive
perennial species, drought resistant and tolerant of urban
conditions.
5.3.1.2 Central Neighbourhoods
Central Neighbourhoods are defined in the UDM as
established communities with character and significance
from a variety of eras and styles. The Central
Neighbourhoods section of the UDM is applicable to areas
designated low-rise residential within the Central
Neighbourhoods map, therefore these guidelines are
applicable to the Proposed Development. These Guidelines
state that while Central Neighbourhoods are established
communities, limited intensification is happening due to their
central location. Infill in these neighbourhoods should be
carefully planned and well-designed to ensure compatibility.
This section of the UDM is divided in to Community Design
and Site Design sections and provides guidance on design
matters such as: inclusive design, sustainability,
streetscapes, open spaces, built form compatibility and
heritage.
Response: The Proposed Development follows the general
intent of the Central Neighbourhoods Design Guidelines by
being a sensitive form of intensification within an established
neighbourhood. The two proposed stacked townhouse
buildings are oriented towards the public street and include
individual unit entrances and pathways to the sidewalk. At
3.5 storeys, the Proposed Development is human -scaled and
is compatible with the surrounding neighbourhood as it is a
similar height to surrounding buildings. Parking is located to
the rear of the Site, away from public view. Natural
surveillance of the public and private realms are increased
through the provision of a high level of glazing on the front
and rear elevations. Balconies further increase visibility and
add variation to the facades. Architectural detailing such as
colours and materials take inspiration from the surrounding
vernacular while providing originality and contemporary
design. Entrances are highly visible and inviting, and there
are clear paths of circulation from the public street to all units
and the parking area.
An amenity area is provided to the rear of the Site, between
one of the townhouse buildings and the parking area. It is
highly visible from the rear -facing townhouse units,
increasing its safety. Waste disposal and recycling is
provided in deep well storage, reducing its visual impact
within the Site. Landscaping will be designed to prioritize
native, perennial species that enhance the streetscape and
amenity areas. Buffer plantings will be provided along the
Site boundaries adjacent to neighbouring properties.
5.3.1.3 Low Rise
Stacked townhouse blocks are categorized as "Cluster
Townhouses" in the Low -Rise Multi -Residential Guidelines of
Part A of the UDM. They are defined as being typically 2 to 4
storeys in height and have stacked units vertically and/or
horizontally, typically oriented to a public or private street.
The Guidelines are intended to ensure that low-rise multi -
residential buildings are carefully designed to activate the
streetscape and help create a transition between mid- or
high-rise buildings and lower density neighbourhoods. The
Guidelines include considerations in areas such as: massing,
scale, architectural design, safety, open spaces and
landscaping.
Response: The Proposed Development follows the general
intent of the Low -Rise Multi -Residential guidelines by
providing stacked townhouse buildings that enhance the
Vanier Drive streetscape. At 3.5 storeys in height, the
Proposed Development is compatible with its surroundings
as it is a similar height and appropriately sited in related to
abutting properties. Elevations are highly articulated through
a regular rhythm of vertical and horizontal elements such as
fenestration and material variation. Balconies and a high
level of glazing increase natural surveillance of the public
realm and parking area.
Unit entrances are clearly defined and are recessed on the
front elevation and below canopy on the rear elevation for
weather protection. The units facing Vanier Drive have direct
accesses to the public sidewalk. Parking is located to the rear
of the Site, away from public view and there are units with
accesses facing the parking area, also accessible from the
public sidewalk via a walkway.
The outdoor amenity area is provided to the rear of the Site,
between one of the townhouse buildings and the parking
area. Landscaping will include native trees and low
maintenance, non-invasive perennial species. Other specific
elements such as outdoor furniture will be defined for the
common amenity area at the Site Plan Approval stage.
The Site has been designed to maintain clear visibility lines
and movement paths, and the CPTED Report to be required
at the Site Plan Approval stage will confirm that lighting,
landscaping and circulation comply with all applicable safety
standards.
5.3.1.4 Major Transit Station Areas
The Site is located within 800 metres of the Block Line ION
Station, however it is not within the intensification areas
established by the Planning Around Rapid Transit Stations
(PARTS) project. The Major Transit Station Areas Guidelines
are only applicable to intensification areas within station
areas that are not covered by other sections of the UDM.
Additionally, while the City has prepared more detailed
guidelines for other Major Transit Station Areas, the PARTS
plan for the Block Line Station Area has not been completed
at this time.
5.3.2 Parts C
Part C contains design standards that provide specifications
on technical details. Many detailed design standards
sections are applicable to the Proposed Development,
including design standards for access to roads, surface
parking facilities, outdoor lighting, barrier -free accessibility,
pedestrian and transit -supportive development, emergency
services, outdoor amenity areas, and landscape design.
Many of the technical aspects of the detailed design will be
evaluated at a later stage of the review process as conditions
of Site Plan Approval. The following design standards are
incorporated in the preliminary Site Plan:
Orientation of the buildings to the street;
7.6 metre wide driveway access, appropriately sited
related to adjacent driveways and nearby intersections;
Surface parking grades, aisle widths, stall sizes, surface
treatment and curbing;
Barrier -free accessible paths of travel and parking;
A direct pedestrian connection from the public sidewalk
to building entrances;
Turnaround for emergency vehicle access;
• Six bicycle parking stalls located internal to the Site;
• Surface parking located in the rear yard;
• An outdoor amenity area; and
• Opportunities for landscaped areas and tree planting
along the streetscape, rear yard and side yards.
Ex. Residential .... 1... - .
Building �
y f
C F 1 7 Ex. Resi�enii i
euadn,g
B irrw�rrrru�t��n �w�����n
D
C
A Me iso®
Angular Plane Analysis of Adjacent Properties
6.0 Shadow Study
The analysis herein is being provided to evaluate the shadow
impacts of the Proposed Development and inform the Application
process. This analysis uses the following Shadow Study test dates
and times:
• Spring shadows, March 21 (equinox): 10:00 am, 12:00 pm,
2:00 pm, 4:00 pm, 6:00 pm;
• Summer shadows, June 21 (solstice): 10:00 am, 12:00 pm,
2:00 pm, 4:00 pm, 6:00 pm;
• Autumn shadows, September 21 (equinox): 10:00 am, 12:00
pm, 2:00 pm, 4:00 pm, 6:00 pm; and
• Winter shadows, December 21 (solstice): 10:00 am, 12:00 pm,
2:00 pm.
The shadow impact diagrams are based on the plans and elevations
supplied by Schickler Design and modelled by GSP Group with
geolocation and terrain information from Google Earth and
SketchUp. It is important to note that this analysis is intended to
provide a general indication of the shadow impacts of the Proposed
Development on its surroundings. Any measurements contained
herein are estimations obtained with the information provided.
Generally, shadow impacts are considered acceptable if the "four
hour equivalency principle" is demonstrated. This principle is
satisfied when one of the two following conditions is satisfied:
• At least 50% or more of any property is not shaded for more
than two interval times (a four hour equivalency); or
• At least 50% of any property is in full sun for at least two
interval times (a four hour equivalency).
The shadow impacts from the Proposed Development on the
surrounding properties on each of the test dates are as follows:
March 21
On the March 21s' Equinox, the north townhouse block of the
Proposed Development casts a shadow over the residential
backyard of 111 Vanier Drive at the 10:00 am test time. The
shadow decreases significantly by the 12:00 pm test time and
has moved completely outside of the property by the 2:00 pm test
time. At this time, both townhouse blocks start to cast shadows
along the Vanier Drive frontage of the Site, increasing eastward
until sunset.
The four hour equivalency principle is satisfied on this test date
as there are no properties impacted by shadows from the
Proposed Development Concept for a period of at least 4 hours
in the morning and afternoon.
June 21
On the June 21s' Solstice, the shadows cast by the Proposed
Development have minimal impact on adjacent properties
throughout the day. The only minor impacts happen at the 10:00
am test time on 111 Vanier Drive.
On June 21St, the four-hour equivalency principle is satisfied as at
least 50% of all properties is in full sun for at least two interval times.
September 21
On the September 21s' Equinox, the north townhouse block of the
Proposed Development Concept casts a shadow over the residential
backyard of 111 Vanier Drive at the 10:00 am test time. The shadow
decreases significantly by the 12:00 pm test time and has moved
completely outside of the property by the 2:00 pm test time. At this
time, both townhouse blocks start to cast shadows along the Vanier
Drive frontage of the Site, increasing eastward until sunset.
The four-hour equivalency principle is satisfied on this test date as
there are no properties impacted by shadows from the Proposed
Development Concept for a period of at least 4 hours in the morning
and afternoon.
December 21
On the December 21 St Solstice, the shadow from the north block of
the Proposed Development Concept affects 111 Vanier Drive to the
north during each of the three test times. However, the amount of
shadow impact on 111 Vanier Drive decreases as the day goes on.
The four-hour equivalency principle is satisfied on this test date as
more than 50% of the property is affected only during the 10:00 am
test time, and less than 50% of the property is affected during the
12:00 and 2:00 pm test times.
The Proposed Development Concept satisfies the four-hour
equivalency principle for shadow impacts. There are minimal shadow
impacts to 111 Vanier Drive to the north on each of the test dates,
however, the four-hour equivalency is satisfied because at least 50%
of the property is not impacted for two test times on each date.
Based on the foregoing, the extent of shadow impacts associated
with the Proposed Development is appropriate.
SHADOW ANALYSIS
N JUNE 21st
I SHADOW ANALYSIS
N DECEMBER 21st
7.0 Recommendations for Site Plan
Implementations
7.1 Site Specific Zoning Provisions
The purpose of the proposed application for Zoning By-law
Amendment is to rezone the site to Residential Six (R-6) with
the following Site -Specific Regulations:
• Maximum front yard setback of 6.0 metres; and
• Maximum Floor Space Ration (FSR) of 0.75.
7.2 Design Guidelines
The following implementation guidelines are intended to guide
detailed Site and building design during the Site Plan Approval
stage.
7.2.1 Site Design
The Site Design guidelines are intended to ensure that the
overall organization of buildings, parking and amenity areas
within the Site follow the objectives and direction established
in previous sections of this report. The following principles
should be applied to ensure an adequate Site layout:
• Stacked townhouse buildings should be oriented along
the Vanier Drive frontage of the Site to frame the public
street;
• Individual unit entrances should be provided along the
Vanier Drive elevation and along the rear elevation,
increasing activity and natural surveillance of both sides;
• Parking should be located to the rear of the Site, away
from public view;
• Access to parking should be provided through a driveway
located between the two townhouse blocks, providing a
break in building mass;
• Utility metering should be located on side or rear
elevation to minimize visual impact from the street; and
• Common amenity areas should be located interior to the
Site, adjacent to one of the townhouse buildings.
7.2.2 Architectural Features
The guidelines for Architectural Features are intended to
ensure that the Proposed Development achieves a high level
of design that complements the surrounding neighbourhood.
The following principles should be applied to ensure a
cohesive and attractive architectural design:
• High quality contemporary architecture should be
prioritized with inspiration taken from the surrounding
neighbourhood;
• Visual variety should be applied in architectural design to
create an interesting and attracting streetscape;
• Front and rear elevations should be highly articulated
through a regular rhythm of facade detailing such as
fenestration, materials and colours;
• The architectural detailing of both stacked townhouse
buildings should be consistent with one another;
• Balconies should be incorporated along Vanier Drive to
increase natural surveillance of the public streetscape
and visual interest to and from the units; and
• Building entrances should be prominent and weather
protected by canopy or recessed in the facade.
7.2.3 Fencing & Landscaping
A detailed landscape plan has not been prepared at this time
but will be required as part of the detailed site plan designed.
The landscape design should emphasize common amenity
areas, internal pedestrian walkways and the interface of the
Proposed Development with surrounding residential uses.
The proposed Site layout provides opportunities for:
Streetscape treatment along Vanier Drive which may
include large deciduous trees, barrier free pedestrian
connections to each unit, as well as to the back amenity
area, and deciduous/coniferous landscaping at each unit
that will provide year round visual interest;
High branching trees will be considered along the Vanier
Drive streetscape to maintain natural surveillance
sightlines to the property;
The Site boundaries shared with abutting residential
properties to be planted with a combination of deciduous
and coniferous landscaping as well as privacy fencing
for screening purposes;
A common amenity area that may contain a combination
of hard surfaces (patios and walkways), plantings (trees,
shrubs, and foundation plantings), and amenities (shade
structures, sitting areas) that provide a passive use
space; and,
The internal driveway edge, and internal walkway edges
planted with deciduous trees (where space permits) and
supported by additional ground landscaping.
8.0 Conclusion
The Proposed Development offers an attractive, new
development of stacked townhouse dwellings in the
Kingsdale neighbourhood of Kitchener. The applicant is
seeking a Zoning By-law Amendment to allow the
development which will contribute to the variety of housing
forms present in the neighbourhood. The Site is accessible
to a variety of community amenities and transit infrastructure.
The Proposed Development fits with the urban design
framework of the Official Plan, Urban Design Manual and
Zoning By-law by providing a low-density form that enhances
the public realm and is compatible with the surrounding area.
NOTICE OF PUBLIC MEETING Attachment C
for a development in your neighbourhood IL
KiTc�ivFR
117 ft 133 Vanier Drive
Have Your Voice Heard!
Date: November8,2021
Time: 7:00 p.m.
Location: Virtual Zoom Meeting
To view the staff report, agenda,
meeting details or to
appear as a delegation, visit:
kitchener.ca/meetings
For more information about this
Concept drawing application, includingyour
appeal rights, visit:
13 0
www.kitchener.ca/
planningapplications
or contact:
2 Multiple 36 Dwelling Floor Space Andrew Pinnell, Senior Planner
Dwellings Units Ratio of 0.75 519.741.2200 x 7668
andrew.pinnell@kitchener.ca
The applicant is requesting a Zoning By-law Amendment to change the zoning
117 & 133 Vanier Drive, to permit the development of two multiple dwellings,
one containing 20 dwelling units and the other containing 16 dwelling units, for
a total of 36 units in the form of stacked townhouses. A site specific provision is
also requested that would require:
• A maximum front yard setback of 6.0 metres;
• A minimum interior side yard setback of 2.5 metres; and
• A maximum floor space ratio (FSR) of 0.75.
The development proposal complies with all vehicle and bicycle parking
requirements.
Attachment D
Andrew Pinnell
From: Victoria Grohn
Sent: Thursday, August 20, 2020 5:24 PM
To: Andrew Pinnell
Subject: FW: Circulation for Comment - Proposed Zoning By-law Amendment (117-133 Vanier
Drive)
Attachments: Dept -Agency Letter.pdf
Hi Andrew,
No cultural heritage issues or concerns.
Victoria
Victoria Grohn
Planner (Heritage) I Planning Division I City of Kitchener
519-741-2200 ext. 7041 1 TTY 1-866-969-9994 1 victoria.grohn(aa)kitchener.ca
From: Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: Tuesday, August 11, 2020 4:14 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 - Planning (planning@grandriver.ca)
<planning@grandriver.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango
<landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson @kitchener.ca>; K -W Hydro - Greig Cameron
<gcameron@kwhydro.on.ca>; Lesley MacDonald<Lesley.MacDonaId@kitchener.ca>; Linda Cooper
<Linda.Coo per@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; MTO - Allan Hodgins
(allan.hodgins@ontario.ca) <allan.hodgins@ontario.ca>; MTO - Bonnie Baker <Bonnie.L.Baker@ontario.ca>; Ontario
Power Generation<Executivevp.lawanddevelopment@opg.com>; Park Planning (SM) <Park.Planning@kitchener.ca>;
Parmi Takk <Parmi.Takk@kitchener.ca>; Region - Planning <PlanningApplications@regionofwaterloo.ca>; Property Data
Administrator (SM) <PropDataAdmin@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder
<Steven. Ryder@ kitchener.ca>; LIW - 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: Andrew Pinnell <Andrew.Pinnell@kitchener.ca>
Subject: Circulation for Comment - Proposed Zoning By-law Amendment (117-133 Vanier Drive)
Please see attached. Questions or comments should be directed to Andrew Pinnell, Senior Planner (copied on this
email).
Christine Kompter
Administrative Assistant I Planning Division I City of Kitchener
200 King Street West, 6th Floor I P.O. Box 1118 Kitchener ON N2G 4G7
519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.kompter@kitchener.ca
r
City of Kitchener
COMMENT FORM
Project Address: 117-133 Vanier Drive
Date of Meeting: n/a
Application Type: Zoning By-law Amendment Application ZBA20/010/V/AP
2385235 Ontario Ltd., Theadore Connolly, and Brian Gile
Comments Of: Urban Design
Commenter's Name: Lenore Ross
Email: lenore.ross@kitchener.ca
Phone: 519-741-2200 ext 7427
Date of Comments: September 8, 2020
Urban Design Report 117-133 Vanier Drive prepared by` S roup for Gilcon Holdings Inc. dated April
2020
A Revised Urban Design Report is required..
1. pdf pg. 4 - The KitchenerOffical PI f* es an Urban Design Report as an "urban design document that
/0„ . ,
�,,. o,
may be required of an owner/applicant to demonstrate how a development application implements the
City's Urban Design Manual ';.which'~ does not require Council approval'. The UDR will be endorsed by
/D//
Council as part`ofth /M application
2. pdf pg. 4 - therefdrences to>the supporting studies and materials should be updated to reflect the final
documents referenced;
3. pdf pg. 13,1 1= The bicycle rack calculations should be revised to reflect 2019-051 Class A and Class
,B bicycle pa eking requirements 15 (A) + 6 (B). The Class A spaces will need to be accommodated
ither"indoors or in bike lockers.
4. pdf .134. , 2 also pdf pg.33 Section 7.1— the noted building height of 10.8m and 11.2m to the
parapet is beyond the maximum building height permitted in By-law 85-1 of 10.5m. By-law 2019-
051 regulations for Res -5 reference 11.0m and a maximum of 3 storeys; site specific regulations may
be required or a different zoning category
5. pdf pg. 13 4.2 — private patio areas for all at -grade units should be included in the site design
6. pdf pg. 13-18 4.2 and 4.3 Built Form and Architectural Expression. The preliminary building
elevations require revisions to incorporate many of the elements shown on the precedent images;
articulated facades (side and rear elevations); generous window openings; coordinated building
elements e.g. incongruous peaked rear entrances on a contemporary building. Although final
A City for Everyone
Working Together— Growing Thoughtfully — Building Community
building elevations will be approved through site plan approval, the proposed design and
proportions of various maGN@sneed to be refined and eased in the Urban Design Report; an
example o a more coherent de%n B attached below and does no have any greater proportions o
%xpens&e material/.
i
.0
ƒ
� \
«
Vegetation Management Plan LO.0 prp \ed($yG PGrupnory date 19 February 22
£ The submitted Man is incomplete /nd/ revs, ed submission c consistent with email discussions m June
i»
20O&rq@ed.Emm|e GSPGop 6p82O2.
a>% y
NO %
ACity for Everyone
Working Together —Growing Thoughtfully — Building Community
Internal memo
Development Services Department
Kt f Nr_R
www.kitchener.ca
Date: September 24, 2020
To: Andrew Pinnell, Senior Planner, Kitchener Planning
From: Carrie Musselman, Senior Environmental Planner, Kitchener Planning
cc: Lenore Ross, Urban Designer, Kitchener Planning
Subject: Zoning Bylaw Amendment ZBA20/010/V/AP
117 & 133 Vanier Drive
2385235 Ontario Ltd. (Theadore Connolly, and Brian Giles)
Supporting • Vegetation Management Plan (Dwg. L0.0). 19 February 2020 by GSP Group.
Studies: • Planning Justification Report, 117 to 133 Vanier Drive. May 2020 by GSP Group.
I have reviewed the supporting studies as noted above that have been submitted as part of a complete
application for a zoning bylaw amendment at 117 & 133 Vanier Drive, to permit 36 stacked townhouse
units with associated surface parking facilities and a private common amenity area and provide the
following:
1) There are no natural heritage features or functions of local, Regional, Provincial or national
significance on or adjacent to the subject property. Neither are there any areas regulated by the
G RCA.
2) As per the pre -submission consultation comments, a General Vegetation Overview (GVO) would be
required as part of a complete application for the ZBA. We advised at that time that the proponent
should combine the requirements of the GVO and the requirements of the Tree Preservation /
Enhancement Plan (aka Tree Management Plan, Urban Design Manual - Part C, Section 13) as the
more site specific detail of would be required for the Site Plan application.
a) It is noted that only a Vegetation Management Plan that would be required at the site plan
stage has been submitted.
b) It is recommended that the Planning Justification Report include a component that would
address the City's Tree Management Policy requirements for the GVO.
c) It is recommended that the Vegetation Management Plan be amended to accurately show the
driplines of the trees; identify the species, condition of the tree, impact of development on the
tree and show the existing and proposed grades. The methods for protection must be clearly
identified and accurately shown on the plan.
If approved, the proposed ZBA will permit a redevelopment that will encompass the majority of the site
and the possibility of tree retention will be nominal.
Regards,
Carrie Musselman, B.Sc., Dip.
Senior Environmental Planner
Internal memo
Development Services Department
www.kitchener.ca
Date: September 24, 2020
To: Andrew Pinnell, Senior Planner, Kitchener Planning
From: Carrie Musselman, Senior Environmental Planner, Kitchener Planning
cc: Lenore Ross, Urban Designer, Kitchener Planning
Subject: Zoning Bylaw Amendment ZBA20/010/V/AP
117 & 133 Vanier Drive
2385235 Ontario Ltd. (Theadore Connolly, and Brian Giles)
Supporting • Application for Zoning By-law Amendment — Sustainability Statement, 117 to 133
Studies: Vanier Drive, dated 8 May 2020, prepared by Kristen Barisdale, MCIP, RPP at GSP
Group.
I have reviewed the sustainability statement as noted above that has been submitted as part of a
complete application for a zoning bylaw amendment at 117 & 133 Vanier Drive, to permit 36 stacked
townhouse units with associated surface parking facilities and a private common amenity area and
provide the following:
1) Although the Ontario Building Code (OBC) is progressive, going forward all developments will need
to include more energy reduction measures as the City (and Region) strive to achieve our
greenhouse gas reduction target.
— This new development should identify target(s) and measures beyond OBC that would further
energy conservation, generation, operation and could be of benefit for future residents/
users. A means of doing this would be to incorporate components of Energy Star, R-2000, Built
Green, Passive House, LEED or Net Zero to conserve energy and reduce greenhouse gas
emissions.
2) An updated Sustainability Statement will be required. We would advise the applicant to explore
and confirm which options would be best suited to the site. Potential items to include in a revised
statement could be:
— A'Bird-Friendly Building Design'
— Independent metering of energy and water usage for units
— Parking area that includes permeable pavers
— A'water conservation system' such as grey water recycling, rainwater harvesting systems,
cisterns or rain barrels being incorporated into the development
— Using low or no VOC paints and finishes to improve air quality
— Incorporating several components of Energy Star, R-2000, Built Green, Passive House, LEED or
Net Zero that would conserve energy and reduce greenhouse gas emissions.
— Proving electrical vehicle parking and/or charging.
— Installing solar
— If not installing solar, the roof should be designed and built to be solar ready.
— Having a light / white colour roof for solar reflectivity / reduced heat absorption.
Andrew Pinnell
From: Steven Ryder
Sent: Tuesday, October 20, 2020 9:53 AM
To: Andrew Pinnell
Cc: shawn_callon@wrdsb.ca
Subject: RE: 117 & 133 Vanier Drive - Parking Reduction
Hi Andrew,
No concerns or issues with the parking justification letter that Kristen submitted, it is acceptable for the application.
Also, given the school areas in the vicinity of this proposed development, if any issues arise during the construction of
the development, as well as once it is completed and occupied, the school and the Board should feel free to let
Transportation staff know and we can investigate appropriately.
I can reply directly to Kristen's email if you would like, let me know!
Regards,
Steven Ryder, C.E.T.
Traffic Planning Analyst I Transportation Services I City of Kitchener
519-741-2200 ext 71521 TTY. 1-866-969-9994 1 Steven. R ergkitchener.ca
b, Please consider the environment before printing this e-mail.
From: Andrew Pinnell <Andrew.Pinnell @kitchener.ca>
Sent: Friday, October 16, 2020 4:40 PM
To: Steven Ryder <Steven.Ryder@kitchener.ca>
Cc: shawn_callon@wrdsb.ca
Subject: FW: 117 & 133 Vanier Drive - Parking Reduction
Hi Steven,
Please let me know your thoughts when you've had a chance to review.
Thanks and have a great weekend.
Andrew Pinnell, MCIP, RPP
Senior Planner I Planning Division I City of Kitchener
519-741-2200 x7668 I TTY 1-866-969-9994 1 andrew.pinnell(@_kitchener.ca
Andrew Pinnell
From: Katie Wood
Sent: Monday, August 17, 2020 1:39 PM
To: Andrew Pinnell
Subject: 117-133 Vanier Drive
Hey Andrew,
I have had a chance to review the Functional Servicing Report that was submitted with this ZC application. I can confirm
that Engineering and KU can support the zone change from R3 -R6. I had the Info SWMM model run the sanitary flows
proposed (1.1L/s) and there are no concerns identified as a capacity restriction in the area.
Please note that I am in support of the ZC based on the sanitary and water flows. Some of the other items identified in
the report (like stormwater management) must be updated with the current requirements through the site plan
process. Therefore, the servicing report has not been approved.
Please let me know if you have any questions or need anything else from me.
Sincerely,
Katie Wood C.E.T.
Project Manager) Development Engineering I City of Kitchener
519-741-2200 ext. 7135 1 TTY 1-866-969-9994 1 katie.wood @)kitchener.ca
.R Tube
CITY DEPARTMENT & AGENCY COMMENT FORM
Zoning By-law Amendment Application ZBA20/010N/AP
Address: 117 & 133 Vanier Drive
Owner: 2385235 Ontario Ltd., Theadore Connolly, and Brian Giles
If you have NO concerns or comments, please complete, detach and return to the writer.
Department/Agency
Al"I � z�
Date I
Please return to:
Andrew Pinnell, Senior Planner
Planning Division
City Hall, 6'h floor
P.O. Box 1118, Kitchener, Ontario, N2G 4G7
Email: andrew.pin nell@kitchener.ca
Name of Representative (please print)
— P 7)
Signature of resentative
Andrew Pinnell
From: Parmi Takk
Sent: Wednesday, August 12, 2020 7:56 AM
To: Andrew Pinnell
Cc: David Paetz
Subject: FW: Circulation for Comment - Proposed Zoning By-law Amendment (117-133 Vanier
Drive)
Attachments: Dept -Agency Letter.pdf
Hi Andrew,
We have no concerns related to this zoning amendment. The existing gas services to each of the properties will need to
be abandoned prior to the commencement of construction/demolition activities,
Thanks,
Parmi
1
Region of Waterloo
Andrew Pinnell
Senior Planner
City of Kitchener
200 King Street West, 6th Floor
P.O. Box 1118, Kitchener, ON
N2G 4G7
Dear Mr. Pinnell,
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
Community Planning
150 Frederick Street 8th Floor
Kitchener Ontario N2G 4A Canada
Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4466
www.regionofwaterloo.ca
Melissa Mohr 1-226-752-8622
File: C14/2/20010
November 6, 2020
Re: Proposed Zoning By-law Amendment ZBA 20/010
117-133 Vanier Drive
GSP Group Inc. on behalf of 2385235 Ontario Ltd.
(Theodore Connolly and Brian Giles)
CITY OF KITCHENER
GSP Group Inc. has submitted a Zoning By-law Amendment for a development
proposal at 117-133 Vanier Drive (subject lands) in the City of Kitchener.
The applicant is proposing 36 stacked townhouse units within two buildings (Multiple
Residential Buildings). Each building is proposed to be 3.5 storeys in height. Parking is
proposed as at grade parking at the rear of the site.
The site is located in the `Urban Area' of the City of Kitchener and is designated 'Built -
Up Area' within the Regional Official Plan. The site is located in a Major Transit Station
Area of the City of Kitchener and is designated Low Rise Residential within the City of
Kitchener Official Plan.
The site is currently zoned Residential 3 (R3) Zone in the City of Kitchener Zoning By-
law. The applicant is proposing a site specific Zoning By -Law Amendment to rezone
the site from the Residential 3 (R3) Zone to a Residential 6 (R6) Zone to permit the
stacked townhouses on site with special provisions to permit a maximum front yard
setback of 6m and to permit a maximum floor space ratio of 0.75.
The Region has had the opportunity to review the proposal and offers the following:
Document Number: 3454935 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 Low Rise Residential in the City of Kitchener Official Plan. Regional
staff understand that the proposal contributes to the density in the Built -Up Area and
that the density proposed through this development will exceed 160 persons and
jobs/ha required within the Major transit Station Area.
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 500-800
metres of an ION stop and therefore the Region is supportive of increased 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:
Corridor Planning
Environmental Noise:
Highway 7/8 and Courtland Avenue (RR #53) are located 322 metres and 194 metres
from the proposed development respectively. Based on distance and the intervening
land uses between these roads/highways and the subject lands, environmental noise
from Highway 7/8 and Courtland Avenue is not anticipated.
Please note that the development may be impacted from traffic noise on Vanier Drive.
Therefore, the Region proposes the following conditions, which are to be implemented
through a registered agreement with the City of Kitchener as a Regional Condition of a
future plan of condominium application:
a) The proposed residential buildings/units shall be designed with the provision of
air conditioning.
b) All residential units within the buildings shall be advised of the following Noise
Warning Clause(s) through the registered agreement with the City of Kitchener,
Condominium Declaration and Offers of Purchase and Sale/Lease/Rental
Agreements:
Noise Warning Clause "A".-
"The
A"."The purchasers/tenants are advised.that the sound levels due to increasing traffic
on Vanier Drive / Courtland Avenue / Highway 7/8 may occasionally interfere with
some activities of the dwelling occupants as the sound levels exceed the sound level
Document Number: 3454935 Version: 1
limits of the Region of Waterloo and the Ministry of the Environment, Conservation
and Parks (MECP)."
Noise Warning Clause "C".-
"This
C"."This unit has been designed with the provision of adding central air conditioning at
the occupant's discretion. Installation of central air conditioning by the occupant in
low and medium density developments will allow windows and exterior doors to
remain closed, thereby ensuring that the indoor sound levels are within the sound
level limits of the Region of Waterloo and the Ministry of the Environment,
Conservation and Parks (MECP)."
The above conditions shall be implemented through the design and construction of the
buildings and secured through a development agreement between the developer and
the City of Kitchener through a Regional Condition of the future Plan of Condominium or
consent application. In addition, the Noise Warning Clauses must be included in all
purchase and sale/lease/rental agreements and be included in the Condominium
Declaration. Alternatively, the Owner shall undertake and implement a detailed
environmental noise study.
Transit Planning:
Please be advised that GRT service on Vanier Drive has been removed with the ION
launch and replaced with a revised Route 6 on Courtland Avenue. Therefore, the
closest transit stop to this development is on Courtland Avenue at the Walton/Hayward
intersection, approximately 450m from the proposed development.
To improve access to the transit stop noted above, Regional staff recommend that the
City of Kitchener install a sidewalk along Vanier Drive that connects to the sidewalk on
Walton Avenue to improve pedestrian access to/from the transit stop on Courtland
Avenue. .
Region of Waterloo International Airport:
These lands are located within the Approach Surface of the Region of Waterloo
International Airport and are subject to Airport Zoning and Federal Aviation Regulations.
Furthermore, the Owners and/or tenants of the development will be subject to aircraft
noise and visual presence from the aircrafts. An agreement and noise warning
clause(s) to address airport noise shall be required through the future plan of
condominium application. For additional information regarding Airport Zoning and
Federal Aviation Regulations, please contact Kevin Campbell at 519.648.2256 ext. 8511
or by email at Kcampbell(a-)-regionofwaterloo.ca.
Risk Management/Clean Water Act
The subject lands are within the Part IV area under the Clean Water Act and within
Wellhead Protection Sensitive Area 8 (WPSA 8) of the Grand River Source Protection
Plan therefore, a valid Notice of Source Protection Plan Compliance (Notice) is
required as part of the complete application for the Zoning By-law Amendment.
Document Number: 3454935 Version: 1
Please be advised that a Risk Management Plan for storm water management may be
required if any engineered infiltration features are proposed. Please be advised that the
Region of Waterloo does not support infiltrating salty runoff from parking lots in chloride
contributing areas, and requires applicants to design storm water management systems
that avoid this approach.
Please visit the Region's TAPS website at: https://taps.regionofwaterloo.ca to
determine all applicable requirements and contact the Risk Management Official at
rmo(aD_regionofwaterloo.ca as required. In addition, please consider the timeframe
required to negotiate a Risk Management Plan, as the Notice shall not be issued until a
signed Risk Management Plan is complete. Please note that the Notice must be
completed in full and accurately describe the project. An incomplete or incorrect
notice may cause a delay in processing the application.
Fees
By copy of this letter, the Region of Waterloo acknowledges receipt of the Zoning By-
law Review fee of $1,150.00.
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.
The Region has no objection to the application, subject to receipt of a signed and
valid Notice of Source Protection Plan Compliance. The signed valid Source
Protection Plan Compliance must be received to the satisfaction of the Region of
Waterloo prior to a recommendation being made to City of Kitchener Council.
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. 2385235 Ontario Ltd. C/O Ted Connolly (Owner)
GSP Group Inc. C/O Kristen Barisdale (Applicant)
Document Number: 3454935 Version: 1
Andrew Pinnell
From: Risk Management Official<RiskManag ementOfficial@reg ionofwaterloo.ca>
Sent: Wednesday, October 6, 2021 5:35 PM
To: Andrew Pinnell; Melissa Mohr
Cc: Rebecca McIntosh; Joginder Bhatia
Subject: [EXTERNAL] RE: Regional Comments regarding ZBA 20-010 (117-133 Vanier Street)
Hi Andrew,
Regarding the Zone Change application - a Section 59 Notice was submitted today by the applicant with a date that was
within one year of the initial submission of the Zone Change application, so we can consider it valid. The Notice should
have been submitted and included with the application well before now, but this is a procedural matter.
I trust that is what you need.
Eric Thuss
Risk Management Official I Region of Waterloo
region ofwaterloo.ca/sourceprotection
Andrew Pinnell
From: Naomi Moore <nmoore@grandriver.ca>
Sent: Wednesday, August 12, 2020 10:00 AM
To: Andrew Pinnell
Subject: [EXTERNAL] Zoning By-law Amendment (117-133 Vanier Drive)
Good morning Andrew,
The subject property is not regulated by the GRCA under Ontario Regulation 150/06. As such, we will not be
providing comments on this application.
Kind regards,
Naomi
Naomi Moore
Resource Planning Technician
Grand River Conservation Authority
400 Clyde Road PO Box 729
Cambridge, ON N1R5W6
519.621.2763 ext. 2293
www.grandriver.ca
Andrew Pinnell
From: Shawn Callon <shawn_callon@wrdsb.ca>
Sent: Thursday, September 3, 2020 10:08 AM
To: Planning
Cc: Andrew Pinnell; Christine Kompter
Subject: [EXTERNAL] Re: Circulation for Comment - Proposed Zoning By-law Amendment
(117-133 Vanier Drive)
Hi Andrew,
The Waterloo Region District School Board has no comments on or concerns with this application.
Thanks,
Shawn Callon
Principal Planner
On Tuesday, 11 August 2020 16:14:16 UTC -4, Christine Kompter wrote:
Please see attached. Questions or comments should be directed to Andrew Pinnell, Senior Planner (copied on this
email).
Christine Kompter
Administrative Assistant I Planning Division I City of Kitchener
200 King Street West, 6th Floor I P.O. Box 1118 1 Kitchener ON N2G 4G7
519-741-2200 ext. 7425 1 TTY 1-866-969-9994 1 christine.kompter@kitchener.ca
EUMEHUREE i
Attachment E
Andrew Pinnell
From:
Sent: Tuesday, September 22, 2020 6:57 PM
To: Andrew Pinnell
Subject: [EXTERNAL] comments on ZBA20/010/N/AP
To Andrew Pinnell, Senior Planner
andrew.pinnell@kitchener.ca
Our comments regarding the zoning by-law amendment ZBA20/010/V/AP are as follows,
Increasing the density in a long established(60+years), appropriately zoned, single family homes community
doesn't provide any benefits to existing homeowners but does present the probability of negative
consequences such as, more parking problems, in particular on Vanier Dr. any overflow parking will have to be
accommodated by less available on- street parking now that bicycle lanes have been created so surrounding
residential streets will also feel the pressure.
Possible resulting increased enrollment at Rockway Public School seems incompatible with the increased
pressure for smaller class sizes.
None of the above noted consequences would be likely to result if these properties were used for several
single family homes or even for moderately sized multiple dwellings but nowhere near 36 units.
In addition to our objection to this particular much higher density residence, we also are concerned about the
precedent it appears to set, particularly with a site specific zoning regulation, which we presume to mean
allowing changes that do not conform to regular zoning, which would tend to make any larger than average
lot(meaning many corner lots in this area) a very likely target for multiple dwelling unit status.
Yours truly
102 Massey Ave
Kitchener, Ont
N2C 1M5
Andrew Pinnell
From:
Sent: Monday, September 28, 2020 10:36 AM
To: Andrew Pinnell
Subject: [EXTERNAL] Building Project at 117 and 133 Vanier Drive
Hello Andrew,
I appreciate the opportunity to voice my thoughts and concerns with regard to this project.
I own 156 Kipling Avenue which backs directly onto this project at 117 and 133 Vanier Drive.
I oppose this building project as it stands. Three and a half storey buildings directly adjacent to my property and others
close by would take away any and all privacy presently enjoyed. Proposed tenants would have direct line of site into our
windows and yards.
The numerous apartment buildings already in the direct vicinity is quite enough. The police constantly patrol the streets
now in an attempt to manage the crime and drug related issues with regard to the apartments next door.
The existing apartments in our area are two and a half storeys each which already creates an untenable density issue.
Adding another floor and the extra apartments that it represents is unreasonable.
Please keep me informed with regard to this project.
Thank you,
Andrew Pinnell
From:
Sent: Thursday, August 27, 2020 11:47 AM
To: Andrew Pinnell
Cc: John Gazzola
Subject: [EXTERNAL] RE: Re -Zoning amendment 117 & 133 Vanier Drive ZBA20/010/V/AP
Hi Andrew,
Thank you for the response. Lots of information to read and understand. Easier to explain to the neighbours as we have
informal chit chats up and down the street.
Yes, we understand it's a proposal by the owner and has been for awhile and while it may not be proposal by the City,
you are the final answer to this and input from the neighbourhood it affects. But depending on the where things are
proposed, it can fall on deaf ears. Example: our Vanier Street reconstruction: The city had its mind made up to do the
changes and than had the nerve to slip in bicycle lanes that are not used because they think the new sidewalk is easier.
Now we have to wait another year to get the speed bumps back and have weekly racing 24/7
In schools zone that are not posted. But traffic can put Radar Speed Signs on Wilson but not on Vanier where people use
it a freeway to by-pass the LRT.
But back to the proposal. Right now there is no need for any virtual meeting but when the time comes you may want to
think of a venue where people can safely social distance, listen and take part so that everyone is on the same page. Not
everyone is computer savvy.
Sincerely,
From: Andrew Pinnell
Sent: Wednesday, August 26, 2020 10:27 AM
To
Cc: John Gazzola
Subject: RE: Re -Zoning amendment 117 & 133 Vanier Drive ZBA20/010/V/AP
Thanks for your interest in this proposal. Please keep in mind that this is a proposal by a private owner — this is not being
proposed by the City. In response to your below inquiry, please see the below response:
• The regulations for the residential zones you have requested can be found here.
® The definitions can be found here.
® At this early stage (zone change stage), the applicant/owner does not need to confirm/proposed details such as
ownership/rental, number of bedrooms, etc; however, I took the liberty to call the owner and ask him. He told
me that it is his intention that the development will be condominiumized. He also advised that most of the units
are 1 -bedroom units, though there are some 2 -bedroom units.
® Regarding parking, the applicant will either have to meet minimum zoning requirements or justify a parking
reduction as part of this zone change application (parking is currently under review).
I hope this response helps. If you have more questions, please let me know and I would be pleased to set up a virtual
meeting with you.
Sincerely,
Andrew Pinnell, MCIP, RPP
Senior Planner I Planning Division I City of Kitchener ,
519-741-2200 x7668 1 TTY 1-866-969-9994 1 andrew.pinnell kitchener.ca
From:
Sent: Monday, August 24, 2020 2:20 PM
To: Andrew Pinnell <Andrew.Pinnell@kitchener.ca>
Cc: John Gazzola <John.Gazzola@kitchener.ca>
Subject: [EXTERNAL] Re -Zoning amendment 117 & 133 Vanier Drive ZBA20/010/V/AP
Mr. Andrew Pinnell. It was only a matter of time till we saw this coming. Before I do anything, I
would like specific definitions of exactly what Residential Three Zone is?... single detached
dwellings, Residential Four Zone.. I am guessing is semi-detached; Residential Six Zone
condos/townhomes or multi plex? Residential Nine Zone... Large apartment buildings. If you
can clarify this it would help.
What you have failed to do is to give definition to all the homes along Vanier Drive and the
neighbouring streets of Massey, Boniface, Shelley, Kipling and Highpark Ave. of the number of
Duplexes' that are on these streets legal and not .... Now this may take a bit of homework on
your part but it is very much part of our daily lives within this section of neighbourhood.
Besides giving very little detail on what 36 Stacked townhouse are: Rental, Owned, 2-3-4
bedroom, the potential for the multiple of cars that will impact this residential area. More
comments are coming but for now this is what is needed.
Look forward to your reply with the answers that have been requested.
Sincerely,
Andrew Pinnell
From:
Sent: Tuesday, September 15, 2020 10:09 AM
To: Andrew Pinnell
Subject: [EXTERNAL] Application ZBA20/010/V/AP
I strongly object to the zone change to R-6 so 32 stacked town -houses can be built on that small, shallow area. The
proposed number will not allow adequate parking for the possible 72+ cars that would be in the complex. Traffic from
the driveway will make it more dangerous for the students of Rockway School as well as the children in the complex as
the driveway will be very near the corner of Vanier and Walton. As bike lanes have been added, parking removed from
one side of Vanier Dr., and most of the space in front of the proposed complex "school -zoning", no extra street parking
will be available for the complex or for parents to drop off students for the school. The height of the proposed buildings
is higher than the apartments behind on Kipling and certainly doesn't fit in with the surrounding bungalow homes. If the
zoning is approved I feel the number of townhomes must be reduced so the children in the neighborhood can be safe.
Andrew Pinnell
From: 00100
Sent: Friday, September 25, 2020 3:42 PM
To: Andrew Pinnell
Subject: [EXTERNAL] Zoning bylaw
I am not in agreement for additional 36 town houses to be built on Vanier.
My big concern is with the additional traffic / pollution.
Vanier is already a busy street with all the cars taking students to school and after school.
From already busy Courtland, onto already busy Walton to busy Vanier......... We do not need more traffic.
Sent from my iPad
Andrew Pinnell
From:
Sent: Wednesday, August 26, 2020 1:18 PM
To: Andrew Pinnell
Subject: [EXTERNAL] Zoning By-law Amendment Application ZBA20/010/V/AP
Hello
We manage the property at 140 Kipling Avenue in Kitchener.
Please note that we do not have any concerns with this By-law Amendment.
Regards
KRAFA CONSULTANTS & MANAGEMENT INC.
Andrew Pinnell
From:
Sent: Wednesday, August 26, 2020 9:06 AM
To: Andrew Pinnell
Subject: [EXTERNAL] Zoning Request on Vanier Drive, Kitchener
Good morning Mr. Pinnell
I writing to you because some of my neighbours were discussing a notice they received regarding a request for zoning
changes for property development on Vanier Drive. I have not received any information on this proposal at this time. Is
it possible for you to either email or get a copy to my mailbox?
Thank you in advance
205 Vanier Dr, Kitchener, ON N2C 1.17
Andrew Pinnell
From:
Sent: Monday, August 31, 2020 9:09 AM
To: Andrew Pinnell
Subject: [EXTERNAL] zoning amendment on Vanier Drive
My name is' own the house at 190 Vanier Drive. I have read your letter of Aug. 10 over several
times and in general I think it is a terrible idea.
More specifically, my main objection to the plan is the addition of (approx) 36 more cars. The ONLY way this
plan could stand any chance of going through would be with a guarantee that the Region would put a traffic
light at the intersection of Walton and Courtland. Also those extra vehicles would all be entering Vanier Drive
directly across from a busy school zone where parents all try to park as close to the school as possible to drop
off and pick up their kids.
Because of the two high-rise apartments at the top of Vanier Dr plus the smaller units on Walton plus two
schools the intersection at Walton and Courtland is already a major source of danger and aggravation,
especially at peak times when the parents of school kids are picking them up or dropping them off at Rockway.
Many times impatient drivers cut through the KW Springs parking lot to jump ahead of the line of cars waiting
to turn onto Courtland.
The other traffic problem is Vanier Drive itself. Since the re -construction the speed bumps are gone and Vanier
Drive has once again become a speedway.
Another issue is the fact that GRT has re -located the route 8 bus line which used to travel up and down Vanier
Drive. This new housing development would mean that more people have to walk across Courtland Ave to get
to the bus and ION stops. I've done it. It's not easy to get across Courtland on foot and because there is no
traffic control at Walton most people jay -walk across Courtland wherever they get a gap in the traffic.
Andrew Pinnell
From:
Sent: Friday, August 28, 2020 3:17 PM
To: Andrew Pinnell
Subject: [EXTERNAL] No way
Hi
I got a letter from city of Kitchener. I do not accept for our community to have another condo building because too
many apt and crowded with others. Thk u
14 Highpark Ave
Sent from my Whone
Andrew Pinnell
From:
Sent: Wednesday, September 23, 2020 8:35 PM
To: Andrew Pinnell
Subject: [EXTERNAL] Zoning By -Law application - ZBA20/010/V/AP
Good Day Andrew,
Re: Zoning By -Law application - ZBA20/010/V/AP
We have been home owners living in this area for 27 years. The letter received regarding the building of 36 stacked
townhouses was not pleasing. We oppose this redevelopment for the following reasons (and probably more)
- There are already 2 large apartment buildings at the end of Vanier Drive.
- There are multiple 5 and 6 story buildings surrounding Walton and Kipling Avenues.
- Vanier and cross streets are already busy traffic areas.
- It's very difficult to turn left onto Courtland Ave from Walton Ave, especially at certain times of the day. When
someone is trying to turn left the traffic gets backed up Walton Ave. It's very frustrating when you're needing to
make a right hand turn. Having additional people using cars in the neighbourhood, will certainly increase the
delays. There should already be a left hand turning lane installed.
- The highway has become 35-40% busier over the last 27 years. This had led to noise pollution and transmissions
pollution. Adding another 36 units (34 minus the existing 2 homes) will increase the traffic & human noise,
increase the traffic congestion and increase pollution.
- Our current neighbourhood utilities cannot accommodate an additional 36 unit Townhome complex.
- There is concern over more 'Low Income Housing' in the neighbourhood. There has been no indication of this,
but there has also been no indication these are 'higher end' Townhomes.
- There will be more 'light' pollution. The look and feel of the neighbourhood would not be the same. Less
greenery and more concrete. It's not appealing at all.
- Would this increase our taxes?
- There are already enough vacant spots in the city where townhouses could be built. Please don't mess with our
neighbourhood.
The bottom line is we don't want more traffic, more pollution, more lights or more noise!
We hope you take these concerns into consideration when making a decision to redevelop the area.
Sincerely,
76 Massey Ave
Kitchener, Ontario
N2C 1M3
Andrew Pinnell
From:
Sent: Sunday, September 6, 2020 3:24 PM T -
To: Andrew Pinnell
Cc:
Subject: [EXTERNAL] Zoning By -Law Amendment Application ZBA20/010/V/AP
Good Afternoon Mr. Pinnell,
We write to you today with respectful confidence in the matter of the zoning amendment request as noted in
the subject line of this email. I would request that you please "reply to all" in any future correspondence
regarding this application by the property owners 2385235 Ontario Ltd., Theadore Connolly, and Brian Giles.
We would like to be notified of any further developments regarding this application (including council
meetings, discussions and written correspondence), however, your letter indicates that City Hall is currently
closed, but we are to send a letter there? That is in and of itself not conducive to proper communication and
we find this to be rather troublesome. We would ask that you forward this email to the appropriate party(ies)
as our official notification in lieu of writing to City Hall due to the aforementioned closure - please confirm
once this has been done. To note, we are firmly against this zoning change for the following reasons:
• The drawing that you have sent along with the notification is not a draft plan of survey and is
extremely vague. Our property abuts 133 Vanier Drive in the rear yard for approximately 59ft. The
drawing included most certainly does not reflect this and is somewhat deceptive.
• As noted above in this vague rendering, there are no setbacks noted for the rear yards, only the front,
which is not to municipal code, and we therefore oppose this setback change request as well.
• Kipling Avenue and Vanier Drive are both traffic calming streets. With the addition of 36 units (with at
least 1-2 vehicles per) this would heavily increase traffic on both streets. This is problematic for several
reasons. First and foremost, there is an elementary school and crossing within the direct vicinity of this
project. Secondly, many vehicles already use Kipling Avenue as a thru-fair to get to Courtland Avenue
via Kipling, Highpark, and Hillmount as it is extremely difficult to turn left onto Courtland Avenue from
Walton Avenue without a traffic light present, and it is understood that no traffic light may be installed
here due to the proximity of the light at Hanson Avenue. This causes more concern for children and
cyclists in the area.
• Stacked townhomes (be it condominium or freehold) pose a greater fire risk than single or semi-
detached homes.
• This area is already struggling with high density and high crime rates.
• It is assumed with great confidence that projected buyers of such a proposed unit style will be
investors, using the units to rent out as investment properties. Generally, renters are found to be less
likely to maintain their property and any common areas that may be associated with the proposed
project. As such, it is anticipated that owners/tenants will leave the property unkempt with minimal
maintenance, and potential debris ending up on our property for us to clean up.
• There is no mention, or visualization in your drawing regarding a retaining wall or berm to be installed
behind/beside the property to control noise. With 36 proposed units, this will increase the noise to
great levels. In addition, the land is not conducive to the construction of any such retaining wall or
berm, unless considerably altered grading occurs, which could then cause significant ground water
issues for existing residential homes; many of which were built in the 1960's and/or moved from the
current site of the Conestoga Expressway. These homes do not have sump pits or pumps, soaker pits or
french drains.
Modern stacked townhomes do not fit in with the current architectural features of the community.
With the number of units and a fair guesstimate of selling prices based on current market conditions
and the target buyer, we would anticipate a huge increase in our property taxes as a result of the
proposed project.
Two storey, single or semi-detached homes with attached, unexcavated garages would be an
acceptable option, only so long as not one unit has interior ceilings greater than 8ft in height.
We have lived in, and enjoyed our property and community since 1971. This proposed project would destroy
our sight line to the fields of Rockway Public Elementary School; shield the sun from our garden which we
have tended to for more than 49 years, and tremendously decrease our own privacy and the ability to enjoy
our property as we have for so many years.
Regards,
Sent from Outlook
Andrew Pinnell
From:
Sent: Tuesday, September 22, 2020 11:44 AM
To: Andrew Pinnell
:
SuMning
�Subject: EXTERNAL] By-law Amendment Application ZBA20/010/V/AP
RE: 117 & 133 Vanier Drive, Kitchener
2385235 Ontario Ltd., Theodore Connolly and Brian Giles
Dear Mr. Pinnell
We are writing to you in regards to the above application to
change/amend zoning by-law.
We have been living at 14 Erie Avenue, Kitchener since January 1976. We have been very happy
living in this neighbourhood.
Our neighbourresiding at 11 Highpark Avenue, Kitchener are
also very much concerned with the propose c anges to above location.
We are very concerned with this application as it would change this area completely. The price of our
houses will decrease if we get this kind of development to happen especially if they build 36 units
which look like for low income potential owners/renters. The traffic will increase with the additional
cars also making it more dangerous for the two schools that are located in our area. The
development, providing it's granted, will take at least a year to complete therefore making it very noisy
and dirty for us with the workmen and machinery that would be involved during construction.
We already have two low income multiple rental properties in this area and do not need any more.
There are many senior residence that live in this area (most houses on my street) and it would be
disruptive to our way of life. We are not against people trying to make profit of this development but
not at the cost of my house losing it's value which would happen if this project and zoning is allowed
and granted.
We trust that the council will take our concerns into consideration when making their decision.
We also would like to be notified of the decision of the City of Kitchener in respect of these
applications and when the meeting would be scheduled.
11 Highpark Avenue, Kitchener, ON N2C 2C1
Andrew Pinnell
From: oft
Sent: Sunday, December 20, 2020 1:54 PM
To: Andrew Pinnell; John Gazzola; Christine Bailey; STEVE RENON
Subject: [EXTERNAL] Re: Post -Engagement Survey and Request for Written Comments
Good Afternoon Mr. Pinnell,
We have completed the Engagement Survey as requested. Please, also find our formal response below.
Thank you for taking the time to provide further details on the plans for 117-133 Vanier Drive
Based on the virtual meeting held on December 15th, there were several points made by area residents that need to be
addressed with the "shoe horning" of this project onto the property.
It was very apparent from the presentation the parking provided is not adequate for the project. The extra cars will park
on the side streets and the traffic will increase on Vanier Drive/Walton Ave and Kipling Ave. The solution of "calling By -
Law enforcement" that was given is not an adequate response to this and just pushes the problem around the
neighbourhood as the cars will still need a place to park. It should not be the job of residents to continuously "police"
the parking and by-laws in the neighbourhood. There already appears to be a parking issue with the apartment and
condominium units on Vanier Drive north of Walton Avenue. The comment about the developer hoping the proximity of
the LRT station at Block Line would lower the number of cars is a wish and not realistic in our opinion. Also, during the
call, it was stated the distance to the LRT station at Block Line was 600 meters. Any pedestrian route would be a
minimum of 850 meters. It is a long walk and may dissuade people from using the station, especially if there is an issue
with mobility. It is not as convenient as it was made out to be during the presentation.
The grading / water drainage needs to be addressed. Although during the meeting, people spoke of the property being
"flat to the naked eye", Vanier Drive slowly slopes downwards from just north of Walton Ave. to the creek on the other
side of Shelley Drive. Unless proper precautions are taken, the run-off will flow towards the houses on Vanier Drive and
into the backyards on Kipling Avenue. Also, having confirmed during the meeting that there is no storm water retention
tank being installed on the site; rather, there will be "other measures" to be potentially implemented, including the use
of infiltration galleries is of huge concern. The installation of infiltration galleries will simply increase ground water flow
that is already sloping towards the houses on Vanier Drive and into the backyards on Kipling Avenue.
We feel it is unreasonable to present the neighbourhood with a concept to justify a zoning change request as opposed
to a proper draft site plan.
On our personal level, there were little to no solutions provided to address our concerns. To recap, our main concerns
are:
The sight lines that are currently there permit an open view of the sports fields at Rockway Public
Elementary School. This will disappear.
There will be excess light pollution caused by the outside lights present on the buildings and the
lighting needed to ensure parking lot safety. From the concept drawings provided, it appears the
parking lot will be approximately 40' from our house itself.
There will be an increase in noise associated due to the large number of units proposed for the
immediate area. The increase in noise will completely eliminate the enjoyment and privacy we have
had for almost 50 years. We also fear the increase in noise (as well as the increase in light pollution)
will cause an interruption of our sleep/rest.
® Not brought up during meeting: The potential for residents to cut through the property on 162 Kipling
Ave. to get to the LRT station at Block Line. This would be the shortest distance for people to access the
LRT station from the new units. Without an adequate barrier in place, people will tend to take the
shortest distance between two (2) points. This will cause unwanted people trespassing on our property
causing us to feel vulnerable and unsafe.
• In addition, we firmly believe that this unsightly project in our backyard will have a significant and
negative impact on the resale value of our property, while at the same time, increasing our property
taxes based on the sale of 36 units given the current market conditions.
When we asked for an 8' fence in place of a 6' fence during the meeting, one of the panelists indicated that 8' fences
were less stable in "their experience". (Maybe time for a new contractor for their fences!)
At this point, at a minimum, we expect an 8' fence (with 6"X 6" posts or even better, a sound wall) around the parking
lot, with landscaping and trees to immediately obscure the view of the new units and the associated parking lot. The
landscaping will also help with the light pollution and the increased noise levels.
Include directional, lower -level lighting in the site plans to limit the amount of light pollution escaping from the
proposed property development.
Construction projects like this take a significant amount of time (usually a minimum of 2 years plus any additional special
seasonal items and ongoing repairs and adjustments until the site is assumed by the City of Kitchener) and create a
significant amount of dust, dirt and debris run-off. We would anticipate a silt fence would be a proposed solution,
however, this is not an acceptable way to prevent the dust from occurring. Due to the proximity of the construction to
the property line and the increased noise levels, we can say with confidence we will need to keep our windows closed
due to the noise and the dust, contrary to our current, normal spring/summer/fall habits of keeping our windows open.
Since our windows will need to remain closed during the construction process as well as upon completion of the project,
we insist that central air, and all the associated costs related to the installation of the central air and restoration of
interior finishing our home that may be needed be assumed by the group developing the project.
We have been in our house for almost 50 years with quiet and peace in our neighbourhood. We feel these requests are
reasonable based on the current and minimalistic information provided and not difficult to accommodate as they are
interrupting and changing our quiet neighbourhood .... we did not ask for them to develop this property.
Regards,
Af-5Z4i. - I.1.Kd ..P.•
'� �° � :�„j�.._-�"�2:_. --C/Y�CaF -l�� �c:�%.�-►-CSL .�.. .
..... . ;. ��'� . �!�,CC/�f��i � _ � .Gtvi°�� � C' "'. _" cL�-.1.LJ� c�-�f i.'�l_ ✓.._,.i� """"." ... _. _ ';,jJ�,[7j�G/'� ...�.��,.. .__ -----
eat
.. Z-v-l�,� Cvl,v . ✓'i2iA�Z{1, � .!�'•Y,��,,�. GF�u� .�j �C,�
-Zl
sire.
y
.f
-' � / � � ��'- G%c'?;P�;' ./tel G�.��-/J '✓c.4/% :/al�4Zei-,���Ci�
C�
�D
4e Ad�
- `