HomeMy WebLinkAboutDSD-2022-004 - ZBA-21-011-H-ES - 1673 Huron Road - Huron Road Apartments Kitchener 2021 Ltdi
Staff Report �T R
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REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: January 10, 2022
SUBMITTED BY: Bustamante, Rosa, Director of Planning, 519-741-2200 ext. 7319
PREPARED BY: Schneider, Eric, Senior Planner, 519-741-2200 ext. 7843
WARD(S) INVOLVED: Ward 5
DATE OF REPORT: December 8, 2021
REPORT NO.: DSD -2022-004
SUBJECT: Zoning By-law Amendment ZBA21/011/H/ES - 1673 Huron Road
Huron Road Apartments Kitchener 2021 Ltd
RECOMMENDATION:
That Zoning By-law Amendment application ZBA21/011/H/ES for Huron Road Apartments
Kitchener 2021 Ltd be approved in the form shown in the "Proposed By-law" and "Map No.
1" attached to Report DSD -2022-004 as Attachment "A"; and further,
That in accordance with Planning Act Section 45 (1.3 & 1.4) that applications for minor
variances shall be permitted for lands subject to Zoning By-law Amendment application
ZBA21/011/H/ES.
REPORT HIGHLIGHTS:
The purpose of this report is to evaluate and provide a planning recommendation to approve the
proposed Zoning By-law Amendment application for the property located at 1673 Huron Road
Community engagement included:
o Circulation of the notice of application postcard was mailed to occupants and property
owners within 240 metres of the subject property;
o Installation of 2 notice signs on the property;
o Follow up one-on-one correspondence with members of the public;
o Notice postcard advising of the Neighbourhood Meeting was circulated to all occupants
and property owners within 240 metres of the subject site;
o a Neighbourhood Meeting was held on November 4, 2021; and
o Notice of the Statutory Public Meeting was advertised in the Waterloo Region Record on
December 17, 2021.
This report supports the delivery of core services.
EXECUTIVE SUMMARY:
The owner of the property at 1673 Huron Road is requesting a Zoning By-law Amendment to add a
Site Specific Provision to the subject property to allow:
• A maximum front yard setback from West Oak Trail to be 8.4 metres whereas a maximum
front yard setback of 7.5 metres in currently permitted, and
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
• To permit a maximum building height of 17 metres whereas a maximum building height of
13.5 metres is currently permitted.
BACKGROUND:
Huron Road Apartments Kitchener 2021 Ltd. has made application to the City of Kitchener for a
Zoning By-law Amendment to establish a Site Specific Provision to allow for increased building
height and front yard building setback for a multiple residential development proposal. The owner is
proposing to construct three (3) buildings containing a total of 261 residential units. The lands are
split -designated Mixed Use One and Medium Density Residential One in the Rosenberg Secondary
Plan in the City's Official Plan and split -zoned Low Intensity Mixed Use Corridor Zone (MU -1) with
Special Use Provision 434U and Holding Provision 70H and Residential Six Zone (R-6) in Zoning
By-law 85-1. The subject application is for site specific regulations only as the use as multiple
residential is permitted under the current Zoning. No Official Plan amendment is required or
requested.
The subject site is located west of Fischer Hallman Road and north of Huron Road. The site is a
through lot, with frontages on Huron Road and West Oak Trail. The lot is 2.14 hectares in area, with
145 metres of frontage on Huron Road and 108 metres of frontage on West Oak Trail as shown in
Figure 1. The majority of the site is currently vacant, with a portion of the lands containing a single
detached dwelling near the Huron Road frontage.
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REPORT:
The applicant is proposing to develop the site with a multiple residential development containing
three (3) buildings and 261 residential units. The use (multiple dwelling) is currently permitted in
the Zoning By-law. The density, both in number of units (261) and Floor Space Ratio (1.21) also
complies with the Zoning By-law. The purpose of this application is only to establish a Site Specific
Provision to permit an increase in building height and an increased maximum front yard building
setback on the subject lands.
The application was received and circulated for comment in August 2021. Staff have reviewed the
materials submitted by the applicant, including an Urban Design Brief that details the requested
increases in height and setback regulations. The buildings have been positioned to be as far from
the existing low rise residential lands abutting the western property line as possible in order to
mitigate adverse impacts. The closest portion of proposed building is over 40 metres away from
existing residential lots, which greatly exceeds the minimum of 7.5 metre setback required by the
zoning. Lands will also be dedicated through the site planning process to the City of Kitchener to
increase the size of the adjacent park, Ferguson Heritage Green. Planning Staff is of the opinion
that this increased buffer will adequately mitigate impacts to existing residential properties that
abut the site. Staff is supportive of the proposed Zoning By-law Amendment to establish a Site
Specific Provision for an increase to building height and front yard setback.
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. Section 1.4.3(d) of the PPS promotes densities for
new housing which efficiently use land, resources, infrastructure and public service facilities. The
PPS sets out a policy framework for sustainable healthy, liveable and safe communities. The PPS
promotes efficient development and land use patterns, as well as accommodating an appropriate
mix of affordable and market-based residential dwelling types with other land uses, while supporting
the environment, public health and safety. Provincial policies promote the integration of land use
planning, growth management, transit -supportive development, intensification, and infrastructure
planning to achieve cost-effective development patterns, optimization of transit investments, and
standards to minimize land consumption and servicing costs.
Planning staff is of the opinion that the proposed application will contribute to an appropriate mix of
housing types within the suburban context of the surrounding neighbourhood. The subject lands are
within a plan of subdivision that has been planned for servicing capacity, road network capacity, and
other required infrastructure and therefore represents a cost-effective development pattern that
minimized land consumption and servicing costs.
Based on the above, staff is of the opinion that this proposal is in conformity with the PPS
A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth Plan):
The Growth Plan supports the development of complete and compact communities that are designed
to support healthy and active living, make efficient use of land and infrastructure, provide for a range
and mix of housing types, jobs, and services, at densities and in locations which support transit
viability and active transportation.
Growth Plan policy 2.2.6.1(a) requires that municipalities support housing choice through the
achievement of the minimum intensification and targets by identifying a diverse range and mix of
housing options and densities, including additional residential units and affordable housing to meet
projected needs of current and future residents.
Policy 2.2.1.4(a) states that the achievement of Complete Communities will be supported by
planning for a diverse mix of land uses, including residential and employment uses, and convenient
access to local stores, services and public service facilities.
The proposed multiple dwelling residential development will contribute to a greater mix of housing
types in the neighbourhood that is currently made up of mostly low-rise residential housing forms
such as single detached dwellings and townhouse dwellings. It will also help facilitate a Complete
Community by providing convenient access to local stores and services at the adjacent commercial
plaza at the corner of Huron and Fischer Hallman, as well as public service facilities such as RBJ
Schlegel Park located directly across Huron Road. Planning staff is of the opinion that the
development proposal conforms to the Growth Plan.
Regional Official Plan (ROP), 2010:
Urban Area policies of the ROP identify that the focus of the Region's future growth will be within the
Urban Area. The subject lands are identified as an Urban Designated Greenfield Area in the ROP.
The proposed development conforms to Policy 2.D.1 of the ROP as this neighbourhood provides for
the physical infrastructure and community infrastructure to support the proposed residential
development, including transportation networks, municipal drinking -water supply and wastewater
systems, and a broad range of social and public health services. Regional policies require Area
Municipalities to plan for a range of housing in terms of form, tenure, density and affordability to
satisfy the various physical, social, economic and personal support needs of current and future
residents. Regional staff have indicated that they have no objections to the proposed applications
(Attachment `C'). Planning staff are of the opinion that the applications conform to the Regional
Official Plan.
City of Kitchener Official Plan:
Urban Structure
The subject lands are identified as a `Community Node' in the City's Urban Structure (Map 2).
Community Nodes are located along existing or planned transit corridors. The planned function of
Community Nodes is to provide for commercial uses with a mix of residential and institutional uses
necessary to support and complete surrounding residential communities. Community Nodes
primarily serve an inter -neighbourhood market and are intended to intensify, be transit -supportive
and cycling and pedestrian -friendly.
Land Use Designation
The subject lands are split -designated Mixed Use One and Medium Density Residential One (Map
22e) within the Rosenberg Secondary Plan in 2014 Official Plan. The majority of the site is within
the Mixed Use One designation; all of the proposed buildings are located within this area. The Mixed
Use One designation permits multiple dwellings and contemplates heights between 2 and 5 storeys
(13.10.3.2)
Planning staff is of the opinion that the requested zoning by-law amendment conforms with the Mixed
Use One land use designation within the Rosenberg Secondary Plan.
Transportation
The Rosenberg Secondary Plan contains specific policies for development within the secondary plan
area:
13.10.2.8 (Policy 9) Development along Arterial and Collector Roads shall be "street-facing",
meaning that parcels will be front-lotted and buildings will have primary facades and entrances
oriented towards the public realm.
With regards to Policy 9, the proposed development concept positions the long side of the South
building along Huron Road, identified as an arterial street in the City's Official Plan. The positioning
of the building helps to achieve the objective of adequately addressing the public realm.
13.10.2.8 (Policy 11) Development will be transit-supportive and transit-oriented.
With regards to Policy 11, the subject lands are within 100 metres of a Grand River Transit stop
(Route 33). The intersection of Huron Road and Fischer Hallman is identified in the Official Plan as
the site of a "potential transit hub". Additional development surrounding this intersection, such as
additional residential units on the subject site, and further development of nearby RBJ Schlegel Park
will contribute to future demand for transit and necessity of a transit hub in the future.
Urban Design
The City is committed to achieving a high standard of urban design, architecture and place-making
to positively contribute to quality of life, environmental viability and economic vitality. Urban design
is a vital component of city planning and goes beyond the visual and aesthetic character of individual
buildings and also considers the functionality and compatibility of development as a means of
strengthening complete communities.
Urban Design policies in the 2014 Official Plan support creating visually distinctive and identifiable
places, structures and spaces that contribute to a strong sense of place and community pride, a
distinct character and community focal points that promote and recognize excellence and innovation
in architecture, urban design, sustainable building design and landscape design. The City will
require high quality urban design in the review of all development applications through the
implementation of the policies of the Official Plan and the City's Urban Design Manual.
The proposed development concept has contemplated building positioning in relation to the scale
and massing in order to address the compatibility within the surrounding area. The positioning of the
building wraps the 3 buildings in a "U" shape in order to concentrate the majority of the massing
toward the eastern property line, closest to the rear of the abutting commercial plaza and furthest
from the abutting low rise residential lands to the western property line. Large landscaped areas and
parking areas provide a buffer between the proposed buildings and the western property line. The
development concept also proposes a high level of architectural detailing, including a variety of
materials and colours that complement the architectural styles of the surrounding community.
Housinci
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.
Policy 4.C.1.12. The City favours a land use pattern which mixes and disperses a full range of
housing types and styles both across the city as a whole and within neighbourhoods.
Policy 4.C.1.22: The City will encourage the provision of a range of innovative housing types and
tenures such as rental housing, freehold ownership and condominium ownership including common
element condominium, phased condominium and vacant land condominium, as a means of
increasing housing choice and diversity.
Based on the above housing policies, staff is of the opinion that the application conforms to the
Official Plan.
Policy Conclusion
Planning staff are of the opinion that the proposed Zoning By-law amendment is consistent with
policies of the Provincial Policy Statement, conforms to the Growth Plan for the Greater Golden
Horseshoe, the Regional Official Plan and the City of Kitchener Official Plan, and represents good
planning.
Proposed Zoning By-law Amendment:
The subject lands are currently split -zoned Low Intensity Mixed Use Corridor Zone (MU -1) with
Special Use Provision 434U and Holding Provision 70H and Residential Six Zone (R-6) in Zoning
By-law 85-1.
The applicant has requested to remove the following special regulations be added as an amendment
to Zoning By-law 85-1:
774R:
Notwithstanding Section 53.2.1 of this By-law, within the lands zoned MU -1 on Schedule 97 of
Appendix `A" as affected by this section the following regulations shall apply:
a) Maximum building height shall be 17.0 metres
b) Maximum front yard setback shall be 8.4 metres.
In addition, City Staff are recommending the following special regulations to be added:
c) Minimum height of required visual barrier shall be 2.44 metres.
d) Minimum indoor secured bicycle parking shall be 0.5 spaces per unit.
e) Minimum future electric vehicle parking spaces shall be 17.5% of required parking spaces.
Staff offer the following comments with respect to the requested special regulations:
Maximum building height shall be 17.0 metres
Staff identify that the current permitted height is 13.5 metres (approximately 4 storeys), whereas the
requested building height is 17 metres (approximately 5 storeys). Staff acknowledge that the Mixed
Use One land designation within the Rosenberg Secondary Plan contemplates building heights of
up to 5 storeys. Staff has considered the request for additional building height with respect to impacts
to the adjacent low rise residential area to the west. Staff is of the opinion that impacts from building
heights are strongly related to building setback—the further a building is from an abutting property
line, the less impact it will have on the abutting lands. The proposed application contemplates
buildings to be 40 metres at minimum from the adjacent low rise residential lands to the west, with
surface parking and landscaped areas providing a buffer in between. Staff is of the opinion that the
proposed design for site layout and building positioning adequately addresses the request for a one
storey increase in height and that the increase in height will not cause adverse impacts to
neighbouring properties.
Maximum front yard setback shall be 8.4 metres.
Staff identify that the current maximum front yard setback is 7.5 metres. The objective of this
regulation is to orient buildings towards the street edges to animate the streetscape. The proposed
north building along West Oak Trail is oriented toward the street and will contribute to an active and
animated streetscape. The additional requested setback area is for enhanced landscaping and tree
plantings. Staff are supportive of the request for an increase to maximum front yard setback.
Staff are recommending the following special regulations to be added:
Minimum height of required visual barrier shall be 2.44 metres.
Through circulation, residents identified privacy as a concern in regards to the western property line
of the subject site, which abuts low rise residential lands. Residents requested a 2.44 metre high
visual barrier be installed rather than the City's minimum required height of 1.8 metres. The applicant
has agreed to provide the additional fence height to address the resident concerns. Final
consideration and design will be determined through the site plan process.
Minimum indoor secured bicycle parking shall be 0.5 spaces per unit.
The City's new by-law (19-051) requires multiple dwelling developments to provide indoor secured
bicycle parking spaces. This special regulation would bring that standard to this development as the
site is currently zoned in Zoning By-law 85-1. The applicant has agreed to provide and slightly
exceed this requirement in order to encourage active transportation and provide safe, secure bike
storage for future residents.
Minimum future electric vehicle parking spaces shall be 17.5% of required parking spaces.
The City's Zoning By-law 2019-051 requires multiple dwelling developments to provide "future
electric vehicle parking spaces". These parking spaces are installed with a conduit leading to the
electrical source so that electric vehicle charging stations can be added easily in the future as
needed. Staff are recommending this regulation be included in the site specific zoning regulation.
Removal of Holding Provision 70H
The applicant has also requested to remove Holding Provision 70H as a result of providing a Noise
Study with this application:
70H: Notwithstanding Sections 40.1, 53.1 and Section 54.1 of this Bylaw, within the lands zoned
MU -1 and MU -2 on Schedule Nos. 96,97, 108, and 109 of Appendix "A", and described as Areas 1,
2, 3 and 4 on Map No. 1 to this By-law:
Prior to Site Plan Approval of any stage, a detailed Noise Study to address road traffic and
stationary noise sources shall be submitted and approved by both the Region of Waterloo and the
City of Kitchener, and further, prior to final Site Plan approval, an agreement has been entered into
with the City and/or Region, as necessary, providing for the implementation of any recommended
noise mitigation measures.
Staff acknowledge that the applicant has submitted a detailed noise study to the Region of Waterloo
for review. Regional Staff have indicated that they have reviewed the noise study and that it is
satisfactory in their comments (Attachment C). Regional and City Planning staff do not have
objections with the requested removal of Holding Provision 70H.
Zoning of Parkland to be Dedicated to the City as Public Park Zone (P-1)
Through the Site Plan application, the applicant will be required to dedicate lands to the City for
parkland dedication. (as shown as Area 3 & 4 on Map 1). Staff is recommending that these lands be
zoned Public Park Zone (P-1). These lands will serve as an extension of the existing adjacent
Ferguson Heritage Green.
Department and Agency Comments:
Preliminary circulation of the Official Plan Amendment and Zoning By-law Amendment was
undertaken on August 30, 2021 to applicable City departments and other review authorities. No
major concerns were identified by any commenting City department or agency. Copies of the
comments are found in Attachment "C" of this report.
The following reports and studies were considered as part of this proposed Official Plan Amendment
and Zoning By-law Amendment:
0 Planning Justification Report
Prepared by GSP Group Inc., July 21, 2021
• Urban Design Brief
Prepared by GSP Group Inc., July 21 2021
• Functional Servicing and Stormwater Management Report
Prepared by MTE Consultants, June 15, 2021
• Traffic Impact Assessment
Prepared by MTE Consultants, June 15, 2021
• Fire Flow Analysis Report
Prepared by Paradigm Transportation Solutions Limited, April 30, 2021
• Vegetation Management Plan
Prepared by GSP Group Inc., June 3, 2021
• Arborist Report
Prepared by GSP Group Inc., June 8, 2021
Community Input and Staff Response:
Staff received written responses from 27 residents with respect to the proposed development. These
can be found in Attachment `D'. A Neighbourhood Meeting was held on November 4, 2021 and was
attended by 9 residents. A summary of what we heard, and staff responses are noted below.
What We Heard
Staff Comment
The building form is not appropriate
The current zoning permits this type of housing form and
for this area. We would prefer 3
density. The Official Plan permits up to 5 storeys. Planning
storey townhouses.
staff are confident that there will be no adverse impacts
from the proposed buildings onto low rise residential uses
to the west of the subject lands.
The number of units permitted on a site is related most
strongly to the Floor Space Ratio (FSR). The proposed
FSR of 1.21 is below the maximum permitted 2.0 FSR. The
Too many units are being proposed.
number of units is less than what is currently permitted and
is not the subject of this application. Adequate and
appropriate on-site amenities and parking are provided for
the proposed number of units.
The subject site is located within a planned subdivision and
located on transportation networks that were designed with
the subject development and density in consideration for
The proposed development will
future vehicular demand. The applicant has submitted a
result in an increase in traffic that
Transportation Impact Assessment that demonstrates that
will cause congestion on the roads.
the peak hour/peak directional traffic volumes on Huron
Road and West Oak Trail are well within their road
capacities, and will have minimal impacts on Huron Road
and West Oak Trail including driveway operations.
Development will affect privacy for
The building setback of 40 metres or greater to abutting
current homes on Orr Court and
residential properties will provide adequate space for
privacyand will not result in overlook or shadows. A visual
West Oak Trail that share a property
line with the subject site.
barrier in the form of a fence will be provided along the
entire western property line as well as landscaping to
provide a buffer and barrier.
The Zoning By-law requires a minimum of 1 parking space
per unit on the subject lands. The development proposal
contemplates providing 1.23 parking spaces per unit,
exceeding the minimum requirement. It is also proposing
Not enough parking provided on site
153 bicycle parking spaces, including 135 secure, indoor
and will result in on street parking on
bicycle spaces within the underground parking garage.
surrounding residential streets.
Parking on residential streets is not a long-term solution as
the maximum length is 3 hours and on -street parking is not
permitted overnight during the winter. The applicant is also
proposing to provide 53 visitor parking spaces in alignment
with the Zoning By-law to service short term visitor parking
needs on site.
Planning Conclusions:
In considering the foregoing, staff are supportive of the Zoning By-law amendment. Staff is of the
opinion that the subject applications are consistent with policies of the Provincial Policy Statement
(2020), conform to Growth Plan for the Greater Golden Horseshoe, the Regional Official Plan, and
the City of Kitchener Official Plan and represent good planning. Staff recommends that the
application be approved.
STRATEGIC PLAN ALIGNMENT:
The recommendation of this report supports the achievement of the City's strategic vision through
the delivery of core service.
FINANCIAL IMPLICATIONS:
There are no financial implications associated with this recommendation.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance of the
Council / Committee meeting. Large billboard notice signs were posted on the property and
information regarding the application was posted to the City's website in August of 2021. Following
the initial circulation referenced below, an additional courtesy notice of the public meeting was
circulated to all property owners and occupants within 240 metres of the subject lands, those
responding to the preliminary circulation and Notice of the Public Meeting was posted in the Waterloo
Region Record on December 17, 2021 (a copy of the Notice may be found in Attachment `B').
CONSULT — The proposed Zoning By-law Amendment was originally circulated to property owners
and occupants within 240 metres of the subject lands on September 1, 2021. In response to this
circulation, staff received written responses from 27 residents, which are included in Attachment `D'.
A neighbourhood meeting was held on November 4, 2021. Changes to the site specific regulations
are being recommended in response to community consultation comments.
PREVIOUS REPORTS/AUTHORITIES:
Zoning By-law 85-1
Zoning By-law 2019-051
Official Plan, 2014
• Regional Official Plan, 2010
• Provincial Policy Statement, 2020
• Planning Act, 1990
• A Place to Grow Growth Plan, 2020
REVIEWED BY: Stevenson, Garett — Manager of Development Review, Planning Division
APPROVED BY: Justin Readman - General Manager, Development Services
ATTACHMENTS:
Attachment A
— Proposed Zoning By-law Amendment
Attachment B
— Newspaper Notice
Attachment C
— Department and Agency Comments
Attachment D
— Neighbourhood Comments
follows:
DSD -2022-004 Attachment "A"
PROPOSED BY — LAW
, 2021
BY-LAW NUMBER
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a by-law to amend By-law 85-1, as amended, known as
the Zoning By-law for the City of Kitchener
- Huron Road Apartments Kitchener 2021 Ltd. — 1673 Huron
Road)
WHEREAS it is deemed expedient to amend By-law 85-1 for the lands specified above;
NOW THEREFORE the Council of the Corporation of the City of Kitchener enacts as
Schedule Number 97 of Appendix "A" to By-law Number 85-1 is hereby amended by changing
the zoning applicable to the parcel of land specified and illustrated as Area 1 on Map No. 1, in
the City of Kitchener, attached hereto, from Low Intensity Mixed Use Corridor Zone (MU -1) with
Special Use Provision 434U and Holding Provision 70H to Low Intensity Mixed Use Corridor
Zone (MU -1) with Special Use Provision 434U and Special Regulation Provision 774R.
2. Schedule Number 97 of Appendix "A" to By-law Number 85-1 is hereby amended by changing
the zoning applicable to the parcel of land specified and illustrated as Area 2 on Map No. 1, in
the City of Kitchener, attached hereto, from Residential Six Zone (R-6) to Residential Six Zone
(R-6) with Special Regulation Provision 774R.
3. Schedule Number 97 of Appendix "A" to By-law Number 85-1 is hereby amended by changing
the zoning applicable to the parcel of land specified and illustrated as Area 3 on Map No. 1, in
the City of Kitchener, attached hereto, from Residential Six Zone (R-6) to Public Park Zone (P-
1).
4. Schedule Number 97 of Appendix "A" to By-law Number 85-1 is hereby amended by changing
the zoning applicable to the parcel of land specified and illustrated as Area 4 on Map No. 1, in
the City of Kitchener, attached hereto, from Low Intensity Mixed Use Corridor Zone (MU -1) with
Special Use Provision 434U and Holding Provision 70H to Public Park Zone (P-1).
5. Appendix D of By-law 85-1 is hereby amended by adding Section 774R thereto as follows:
DSD -2022-004 Attachment "A"
774. Notwithstanding Section 53.2.1 of this By-law, within the lands zoned MU -1 as shown
on Schedule Number 97 of Appendix "A" and shown as being affected by this
subsection, the following special regulations will apply:
a) Maximum building height shall be 17.0 metres;
b) Maximum front yard setback shall be 8.4 metres;
c) Minimum height of required visual barrier shall be 2.44 metres;
d) Minimum indoor secured bicycle parking shall be 0.5 spaces per unit;
e) Minimum future electric vehicle parking spaces shall be 17.5% of required parking
spaces."
PASSED at the Council Chambers in the City of Kitchener this day of
,2021.
Mayor
Clerk
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HURON ROAD APARTMENTS
KITCHENER 2021 LTD.
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METRES OFFICIAL PLAN AMENDMENT N/A
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FILE:
DATE: DECEMBER 14, 2021 ZBA21011HES_MAP1
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ZONE LIMITS
D'
ZONING BY-LAW AMENDMENT
ZBA21/011/H/ES
0 50 100
METRES OFFICIAL PLAN AMENDMENT N/A
SCALE 1:4,000 City of Kitchener
FILE:
DATE: DECEMBER 14, 2021 ZBA21011HES_MAP1
DEVELOPME T SERVICES DEPARTMENT, PLANNING mxd
NOTICE OF PUBLIC MEETING
for a development in your neighbourhood
1673 Huron Road MMR
Have Your Voice Heard!
Date: January 10, 2022
Time: 7:00 p.m.
Location: Virtual Zoom Meeting
To view the staff report, agenda,
find meeting details or to
appear as a delegation, visit:
kitchenenca/meetings
To learn more about this project,
Concept drawing including information on your
0appeal rights, visit:
www.kitchener.ca/
■ ■ planningapplications
or contact:
5 Storeys 261 units Increased Eric Schneider, Senior Planner
Front Yard 519.741.2200 x 7843
Setback eric.schneider@kitchener.ca
The City of Kitchener has received an application for Zoning By-law Amendment for
1673 Huron Road. The application is seeking to:
• permit a maximum building height of 5 -storeys (17.0 metres),
• increase the maximum front yard building setback to 8.4 metres
• remove holding provision 70H to acknowledge the completion of a noise study.
Attachment B
Eric Schneider
From: Mike Seiling
Sent: Tuesday, August 31, 2021 10:14 AM
To: Eric Schneider
Subject: FW: Circulation for Comment - Proposed Zoning By-law Amendment (1673 Huron
Road)
Attachments: Circulation Letter .pdf; MAP1.pdf; Site Concept Plan.pdf
Hi,
Building has no concerns with this application.
Mike
From: Joanne Sutherland <Joanne.Sutherland@kitchener.ca>
Sent: Tuesday, August 31, 202110:11 AM
To: Aaron McCrimmon-Jones <Aaron.McCrimmon-Jones@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Dave
Seller <Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; DSD - Planning Division
<DSDPlanningDivision@kitchener.ca>; Feds <vped@feds.ca>; GRCA (North Kitchener) - Trevor Heywood
<theywood@grand river.ca>; GRCA (South Kitchener) - Chris Foster-Pengelly<cfosterpengeIly@grandriver. ca>; GRCA
(South Kitchener) - Jenn Simons <jsimons@grandriver.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One -
Dennis DeRango <landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; Katherine
Hughes <Katherine.Hughes@kitchener.ca>; K -W Hydro - Greig Cameron <gcameron@kwhydro.on.ca>; Linda Cooper
<Linda.Cooper@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; Ontario Power Generation
<Executivevp.lawanddevelopment@opg.com>; Park Planning (SM) <Park.Planning@kitchener.ca>; Parmi Takk
<Parmi.Takk@kitchener.ca>; Region - Planning <PlanningApplications@regionofwaterloo.ca>; Property Data
Administrator (SM) <PropDataAdmin@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder
<Steven.Ryder@kitchener.ca>; UW - SA <Steven.amirikah@uwaterloo.ca>; WCDSB - Planning <planning@wcdsb.ca>;
WRDSB - Board Secretary (elaine_burns@wrdsb.ca) <elaine_burns@wrdsb.ca>; WRDSB - Planning
<planning@wrdsb.ca>
Cc: Eric Schneider <Eric.Schneider@kitchener.ca>; Christine Kompter<Christine.Kompter@kitchener.ca>
Subject: Circulation for Comment - Proposed Zoning By-law Amendment (1673 Huron Road)
Please see attached. Additional documentation can be found in AMANDA 21-126783 (for internal staff) and
ShareFile (for external agencies). Comments or questions should be directed to Eric Schneider, Planner.
Joanne Sutherland, CPT
Program Assistant, Site Development
Planning Division / City of Kitchener
519-741-2200 ext. 7316 / TTY 1-866-969-9994
Joanne.sutherland@kitchener.ca
Eric Schneider
From: Chris Foster -Pengelly <cfosterpengelly@grandriver.ca>
Sent: Tuesday, August 31, 2021 10:23 AM
To: Eric Schneider
Subject: [EXTERNAL] RE: Circulation for Comment - Proposed Zoning By-law Amendment (1673
Huron Road)
Hi Eric,
The subject properties are not regulated by the GRCA under Ontario Regulation 150/06. As such, we will not be
providing comments.
Thank you,
Chris
Chris Foster -Pengelly, M.Sc.
P: (519) 621-2763 x2319
F: (519) 621-4844
www.grandriver.ca
From: Joanne Sutherland <Joanne.Sutherland@kitchener.ca>
Sent: Tuesday, August 31, 202110:11 AM
To: Aaron McCrimmon-Jones <Aaron.McCrimmon-Jones@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Dave
Seller <Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; DSD - Planning Division
<DSDPlanningDivision@kitchener.ca>; Feds <vped@feds.ca>; Trevor Heywood <theywood@grandriver. ca>; Chris
Foster-Pengelly<cfosterpengeIly@grandrive r.ca>; Jenn Simons <jsimons@grandriver.ca>; Greg Reitzel
<Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango <landuseplanning@hydroone.com>; Jim Edmondson
<Jim.Edmondson@kitchener.ca>; Katherine Hughes <Katherine.Hughes@kitchener.ca>; K -W Hydro - Greig Cameron
<gcameron@kwhydro.on.ca>; Linda Cooper <Linda.Cooper@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>;
Ontario Power Generation<Executivevp.lawanddevelopment@opg.com>; Park Planning (SM)
<Park.Planning@kitchener.ca>; Parmi Takk <Parmi.Takk@kitchener.ca>; Region - Planning
<PlanningApplications@regionofwaterloo.ca>; Property Data Administrator (SM) <PropDataAdmin@kitchener.ca>;
Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder <Steven.Ryder@kitchener.ca>; UW - SA
<Steven.amirikah@uwaterloo.ca>; WCDSB - Planning <planning@wcdsb.ca>; WRDSB - Board Secretary
(elaine_burns@wrdsb.ca) <elaine_burns@wrdsb.ca>; WRDSB - Planning <planning@wrdsb.ca>
Cc: Eric Schneider <Eric.Schneider@kitchener.ca>; Christine Kompter<Christine.Kompter@kitchener.ca>
Subject: Circulation for Comment - Proposed Zoning By-law Amendment (1673 Huron Road)
Please see attached. Additional documentation can be found in AMANDA 21-126783 (for internal staff) and
ShareFile (for external agencies). Comments or questions should be directed to Eric Schneider, Planner.
Joanne Sutherland, CPT
Program Assistant, Site Development
Planning Division / City of Kitchener
519-741-2200 ext. 7316 / TTY 1-866-969-9994
Joanne.sutherland@kitchener.ca
Eric Schneider
From:
Christine Goulet
Sent:
Wednesday, September 8, 2021 8:46 AM
To:
Eric Schneider
Subject:
1673 Huron Rd - ZBA comments
Hi Eric,
Engineering has reviewed the ZBA application and are in support of the zone change for a sanitary peak flow of 5.87 L/s.
Kitchener Utilities has reviewed the FSR for water distribution and have one comment. Please add in the 'conclusion'
section of the report that the needs of the proposed development must meet what is available in the existing
distribution system.
I did not review the report in detail for stormwater management, as that is a requirement of site plan and not the
ZBA. But their approach looks acceptable. They are proposing a municipal storm sewer through their property, which
would require plan and profile drawings, an ECA, design sheets and an easement in favour of the City. Their design
should account for Huron Road becoming 4 lanes and the site should take into account the overland flow route from
Huron. I will review it in more detail when they apply for a site plan application.
Thanks,
Christine Goulet, C.E.T.
Project Manager I Development Engineering
519-741-2200 Ext. 7820
From: Linda Cooper <Linda.Cooper@kitchener.ca>
Sent: Tuesday, August 31, 202110:39 AM
To: Christine Goulet <Christine.Goulet@kitchener.ca>
Subject: FW: Circulation for Comment - Proposed Zoning By-law Amendment (1673 Huron Road)
Hi,
For your review and comments.
Thanks,
Linda
Linda Cooper, L.E.T, C.E.T
Manager I Development Engineering I City of Kitchener
519-741-2200 ext. 7974 1 TTY 1-866-969-9994 1 Iinda.cooper(cOkitchener.ca
� 4a'
Eric Schneider
From:
Dave Seller
Sent:
Monday, September 13, 2021 9:44 AM
To:
Eric Schneider
Subject:
Zoning By-law Amendment comments: 1673 Huron Road
City of Kitchener
Application Type: Zoning By-law Amendment
Project Address: 1673 Huron Road
Comments of: Transportation Services
Commenter's Name: Dave Seller
Email: dave.seller@kitchener.ca
Phone: 519-741-2200 ext. 7369
Date of Comments: September 13, 2021
a. After reviewing the Transportation Impact Assessment (July 13, 2021) submitted by Paradigm Transportation
Solutions Ltd., Transportation Services offer the following comments.
The site is expected to generate approximately 88 AM and 111 PM peak hour vehicle trips, with access points
servicing the site along the frontages of Huron Road and West Oak Trail. Both Huron Road and West Oak Trail are
estimated to operate within their respective roadway capacities. The estimated traffic per day would include site
generated traffic and forecasted Huron Road and West Oak Trail traffic.
Huron Road and West Oak Trail were analyzed at the site access points and are expected to provide vehicular traffic
with an acceptable level of service, delay and queuing in the AM and PM peak hours under 2026 Total Future Traffic
conditions. Also, a left turn lane analysis was completed along Huron Road and West Oak Trail at each of the site
access points and it was determined that left turn lanes are not warranted in either the AM or PM peak hours under
2026 Total Future Traffic conditions.
Therefore, based on the analysis completed and the conclusions included within the report, Transportation Services
can support Paradigms Traffic Impact Assessment.
b. The truck movement plan submitted by MTE for garbage pick-up on drawing MS 2.1 is acceptable.
c. The residential parking rate and visitor parking percentage should be noted on drawing - Site Plan, Location Map,
Project Data on sheet number SK10.
Dave Seller, C.E.T.
Traffic Planning Analyst I Transportation Services I City of Kitchener
519-741-2200 ext. 7369 1 TTY 1-866-969-9994 1 dave.seller kitchener.ca
o�� oom
City of Kitchener
Sustainability Statement - Comment Form
Project Address: 1673 Huron Road
Application Type: Zoning By-law Amendment ZBA21/011/H/ES)
Comments of: Environmental Planning (Sustainability) — City of Kitchener
Commenter's name: Carrie Musselman
Email: carrie.musselman@kitchener.ca
Phone: 519-741-2200 x 7068
Comments requested by: September 30, 2021
Comments provided on: September 22, 2021
1. Plans, Studies and/or Reports submitted and reviewed as part of a complete application:
• 1673 Huron Road, Sustainability Statement, prepared by GSP Group, dated July 20, 2021
2, Comments & Issues:
I have reviewed the documentation (as listed above) to support a Zoning By-law Amendment to permit
the removal of the existing building and construction of three buildings (261 -unit multiple dwelling
development) with associated parking regarding sustainability and energy conservation and provided the
following:
Based on my review of the supporting study the Zoning By Law Amendment can be supported.
A sustainability statement (as per the City's Terms of Reference) will be required as part of a
complete Site Plan Application.
The sustainability statement can build upon the information already provided and can
further explore additional energy reduction measures that are best suited to the site or
buildings that would go beyond the Ontario Building Code (OBC) to conserve energy and
reduce greenhouse gas emissions.
3 Policies, Standards and Resources:
Kitchener Official Plan Policy 7.C.4.5. The City will encourage and support, where feasible and
appropriate, alternative energy systems, renewable energy systems and district energy in
accordance with Section 7.C.6 to accommodate current and projected needs of energy
consumption.
■ Kitchener Official Plan Policy 7.C.6.4. In areas of new development, the City will encourage
orientation of streets and/or lot design/building design with optimum southerly exposures. Such
orientation will optimize opportunities for active or passive solar space heating and water heating.
Kitchener Official Plan Policy 7.C.6.8. Development applications will be required to demonstrate,
to the satisfaction of the City, energy is being conserved or low energy generated.
Kitchener Official Plan Policy 7.C.6.27. The City will encourage developments to incorporate the
necessary infrastructure for district energy in the detailed engineering designs where the
potential for implementing district energy exists.
11 i' ige
City of Kitchener
Sustainability Statement - Comment Form
4. Advice:
■ As part of the Kitchener Great Places Award program every several years there is a Sustainable
Development category. Also, there are community-based programs to help with and celebrate
and recognize businesses and sustainable development stewards (Regional Sustainability
Initiative http://www.sustainablewaterlooregion.ca/our-programs/regional-sustainability-
initiative and Travel Wise - http://www.sustainablewaterlooregion.ca/our-programs/travelwise).
The 'Sustainability Statement Terms of Reference' can be found on the City's website under
'Planning Resources' at ...
• https://www.kitchener.ca/en/resourcesGeneral/Documents/DSD_PLAN_Sustainability_
Statement_Standard_Terms_of_Reference.pdf
21 Page
City of Kitchener
Zoning By-law Amendment Comment Form
Address: 1673 Huron Road
Owner: Huron Road Apartments
Application: Zoning By-law Amendment ZBA21/011/H/ES
Comments Of: Parks & Cemeteries
Commenter's Name: Lenore Ross
Email: Lenore. ross@kitchener.ca
Phone: 519-741-2200 ext 7427
Date of Comments: Sept 24 2021
❑ I plan to attend the meeting (questions/concerns/comments for discussion)
® No meeting to be held
❑ I do NOT plan to attend the meeting (no concerns)
1. Documents Reviewed: Circulation Letter dated Aug 30 2021; Map 1; Site Design Package — Zeidler
Architecture dated 2021.07.12; presubmission consultation record dated March 04 2021; GSP Group
Vegetation Management Plan L0.0 and L0.1 dated June 012021; Instrument #WR916932; 58R-18664.
2. Site Specific Comments & Issues:
I have reviewed the documentation (as listed above) to support an ZBA to. revise the existing zoning (split -
zoned Low Intensity Mixed Use Corridor (MU -1) and Residential Six Zone (R-6) with special provisions
434U and 70H) to incorporate a new special regulation provision to increase the maximum building height
to 17 metres (5 storeys), increase the maximum front yard setback to 8.4 metres, and to remove a holding
provision that requires a noise study to facilitate the construction of a 3 building, 261 -unit multiple
dwelling development. A parcel of land in the Southwest corner of the site is proposed to be dedicated as
parkland.
Parks & Cemeteries has no concerns with the ZBA application. Parkland dedication requirements and
plans submissions related to conditions of WR916932 will be satisfied through site plan applications and
other development application milestones.
3. Comments on Submitted Documents
GSP Group Vegetation Management Plan L0.0 and L0.1 dated June 012021
a) The plan submitted does not contain all required signatures
b) A revised Tree Management Plan will be reviewed and approved as part of a Site Plan
application.
4. Policies Standards and Resources:
• Kitchener Official Plan Policy
As per Section 8.C.2 — Urban Forests of the Official Plan ...
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 1 of 2
City of Kitchener
Zoning By-law Amendment Comment Form
policy 8.C.2.16., the City requires the preparation and submission of a tree management plan
in accordance with the City's Tree Management Policy (available on the City's Website), as a
condition of a development application.
policy 8.C.2.6., the City will incorporate existing and/or new trees into the streetscape or road
rights-of-way and encourage new development or redevelopment to incorporate, protect and
conserve existing healthy trees and woodlands in accordance with the Urban Design Policies
in Section 13 (Landscape and Natural Features) of the Urban Design Manual (UDM) and the
Development Manual.
Please see UDM Part C, Section 13 and www.kitchener.ca/treemanagement for detailed
submission requirements
* City of Kitchener Parkland Dedication Policy
• City of Kitchener Development Manual
* Chapter 690 of the current Property Maintenance By-law
• Parks Strategic Plan
* Multi -Use Pathways & Trails Masterplan
* Urban Design Manual
S. Anticipated Fees:
Conveyance of Lot H/Part 13 and Lot L/Part 19 as land prior to Final Site Plan Approval — see P&C
comments in the presubmission consultation record dated March 04 2021 and City of Kitchener
Development Manual for requirements prior to conveyance of land and final site plan approval.
Parkland Dedication Cash in lieu of land for the balance of the required dedication amount — see
P&C comments in the presubmission consultation record dated March 04 2021 prior to final site
plan approval
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 2 of 2
Eric Schneider
From: Victoria Grohn
Sent: Thursday, September 30, 2021 3:05 PM
To: Eric Schneider
Subject: RE: Circulation for Comment - Proposed Zoning By-law Amendment (1673 Huron Road)
Hi Eric,
Heritage Planning staff has reviewed the following in relation to the proposed Zoning By-law Amendment
application at 1673 Huron Road:
• Application Form
a Cover Letter
Existing Conditions Plan
• Site Design Package
• Planning Justification Report
Urban Design Brief
Arborist Report
Tree Management Plan
Heritage Planning staff note that Lot L and H (Parts 13 and 19 of 58R-18664) are to be conveyed to the City of
Kitchener, and that the existing trees on these lots as well as the existing trees on the adjacent heritage
property are recommended for protection and retention. Heritage Planning staff do not have concerns with the
massing and location of buildings.
Please let me know if you have any questions.
Thanks,
Victoria
Victoria Grohn (she/her)
Heritage Planner I Planning Division I City of Kitchener
519-741-2200 ext. 7041 1 TTY 1-866-969-9994 1 victoria.grohn@kitchener.ca
From: Joanne Sutherland <Joanne.Sutherland@kitchener.ca>
Sent: Tuesday, August 31, 202110:34 AM
To: _DL_#_DSD_Planning <DSD-PlanningDivision@kitchener.ca>; 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>; Feds <vped@feds.ca>; GRCA (North Kitchener) - Trevor Heywood
<theywood@grand river.ca>; GRCA (South Kitchener) - Chris Foster-Pengelly<cfosterpengeIly@grandrive r.ca>; GRCA
(South Kitchener) - Jenn Simons <jsimons@grandriver.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One -
Dennis DeRango <landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; Katherine
Hughes <Katherine.Hughes@kitchener.ca>; K -W Hydro - Greig Cameron <gcameron@kwhydro.on.ca>; Linda Cooper
<Linda.Cooper@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; Ontario Power Generation
<Executivevp.lawanddevelopment@opg.com>; Park Planning (SM) <Park.Planning@kitchener.ca>; Parmi Takk
<Parmi.Takk@kitchener.ca>; Region - Planning <PlanningApplications@regionofwaterloo.ca>; Property Data
Administrator (SM) <PropDataAdmin@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder
<Steven.Ryder@kitchener.ca>; UW - SA <Steven.amirikah@uwaterloo.ca>; WCDSB - Planning <planning@wcdsb.ca>;
WRDSB - Board Secretary (elaine_burns@wrdsb.ca) <elaine_burns@wrdsb.ca>; WRDSB - Planning
Region of Waterloo
Eric Schneider, MCIP, RPP
Planner
Planning Division, Community Services Dept.
City of Kitchener
200 King Street West
Kitchener, ON N2G 4G7
Dear Mr. Schneider:
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
Community Planning
150 Frederick Street 8th Floor
Kitchener Ontario N2G 4A Canada
Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4466
www.regionofwaterloo.ca
Shilling Yip (226) 753-1064
File: C14-60/4/20005
October 14, 2021
Re: Post Circulation Comments
ZBA 21 /011 /H/ES
1673 Huron Road
Huron Road Apartments Kitchener 2021 Ltd.
CITY OF KITCHENER
Region staff has reviewed the above -noted application and provide the following
comments for your consideration at this time. The owner is proposing to demolish the
existing building and construct a 3 building, 261 -unit multiple dwelling development. To
facilitate this development the owner has requested that a new special regulation
provision be added to the zoning by-law to increase the maximum building height to 17
metres (5 storeys), increase the maximum front yard setback to 8.4 metres, and to
remove a holding provision that requires a noise study, which has been provided with
this application. A parcel of land in the Southwest corner of the site is proposed to be
dedicated as parkland.
The lands are designated Urban Area (Designated Greenfield Areas) in the Regional
Official Plan; and designated City Urban Area (Designated Greenfield Area) and Mixed
Use One / Medium Density Residential One and Community Node within the Rosenberg
Secondary Plan area in the City of Kitchener Official Plan. Majority of the approximately
2.14 ha site is currently zoned MU -1 (Low Intensity Mixed Use Corridor) and the
balance (a small portion to along the western limit of the property) zoned R-6
Residential Six.
Document Number: 3850185 Version: 1
Water Services
We have no concern with the application(s) and offer no comments.
Hydrogeology and Source Water
The lands are designated in Wellhead Protection Sensitivity Areas 7 and 8 (WPSA) on
Map 6a, and Regional Recharge Area on Map 6g) of the Regional Official Plan (ROP).
The purpose of the WPSAs and Recharge Area and corresponding policies in Chapter 8
of the ROP is to protect the Region's long-term municipal groundwater supplies.
Geothermal wells are permitted within WPSA 7 and 8 designation but subject to further
study. The applicant must confirm whether geothermal wells will be considered as part
of this development, if so provision will need to be made as part of this ZBA or other
application(s) to secure such future studies.
The Planning Justification Report (GSP, July 21, 2021) notes the proposal includes
underground parking. How many levels of underground parking are being proposed?
Additional study may be required pursuant to Policy 8.A.8 (WPSA 7) of the ROP.
Hydrogeology and Source Water (HSW) staff has reviewed the Functional Servicing
and Stormwater Management Report (MTE, June 15, 2021). It appears storm sewer
CBMH14 shown in Figure 3 (Conceptual Site Servicing Plan) is directing parking lot
runoff to one of the proposed infiltration galleries. MTE has clarified that the pipe shown
between CBMH14 and the infiltration gallery is an overflow pipe only (so the slope arrow
on the pipe is correct, but the inverts (at detailed design) will show that there is no flow
into the gallery. No asphalt areas will drain to the galleries, only roofwater and some
landscape areas.
A Salt Management Plan will be required at time of site plan application.
Please ensure detail design for stormwater management, and salt management plans
are circulated to HSW staff for review and approval at time of site plan application.
Corridor Planning
Environmental Noise Stud
Staff has reviewed the feasibility noise report entitled "Feasibility Noise Study Proposed
Residential Development 1673 Huron Road Kitchener, Ontario" (HGC Engineering,
June 15, 2021).
Road Traffic Noise
The following comments are provided pertaining to the transportation noise component
of the report. The primary road traffic noise source is Huron Road. The study
demonstrates that the proposed development would be feasible with appropriate noise
attenuation measures. The following noise attenuation measures would be required for
the proposed development and must be secured to be implemented through a
registered agreement with the City of Kitchener or Region.
Document Number: 3850185 Version: 1
The South Building
a) All units/building will be designed and installed with a central air conditioning system
prior to occupancy, to allow the exterior windows to remain closed.
b) The south facade of the building will require special walls and window and must be
designed with minimum Acoustical Insulation Factor (AIF) of 26 for bedroom and
living/dining rooms. The report notes that any well sealed thermopane unit have a
Sound Transmission Class (STC) rating of 30, that is two 3mm panes and a 13mm
inter -pane gap will provide sufficient noise insulation as long as the window to floor
area is less than 63% for bedroom and living/dining rooms.
c) The following noise warning clauses will be required for all units:
The purchasers/tenants are advised that, despite the inclusion of noise control
features in the development and within the building unit, sound levels due to
increasing road noise traffic on Huron Road/Fischer-Hallman Road may
occasionally interfere with some activities of the dwelling occupants, as the sound
levels exceed the noise criteria of the Regional Municipality of Waterloo (RMOW)
and the Ministry of Environment, Conservation and Parks (MECP).
The dwelling unit has been supplied with a central air conditioning system, which
will allow windows, and exterior doors to remain closed, thereby ensuring that the
indoor sound levels are within the noise criteria of the Regional Municipality of
Waterloo (RMOW) and the Ministry of Environment, Conservation and Parks
(MECP).
The East and North Buildings
a) All units/building will be installed with air -ducted heating and ventilation system
suitably sized and designed for provision of a central air conditioning system at
occupant's discretion.
b) The following noise warning clauses will be required for all units:
The purchasers/tenants are advised that, despite the inclusion of noise control
features in the development and within the building unit, sound levels due to
increasing road noise traffic on Huron Road/Fischer-Hallman Road may
occasionally interfere with some activities of the dwelling occupants, as the sound
levels exceed the noise criteria of the Regional Municipality of Waterloo (RMOW)
and the Ministry of Environment, Conservation and Parks (MECP).
The dwelling unit has been fitted with a forced air -ducted heating and ventilation
system etc. has been suitably sized to accommodate a central air conditioning.
Installation of central air conditioning will allow windows and exterior doors to
remain closed, thereby ensuring that the indoor sound levels are within the noise
criteria of the Regional Municipality of Waterloo (RMOW) and the Ministry of
Environment, Conservation and Parks (MECP).
Document Number: 3850185 Version: 1
Implementation of Noise Study
As special building components are required for the South Building, the following are
recommended;
1) When detailed floor plans and building elevations are available for the South Building,
an acoustical consultant must refine the glazing requirements based on actual
window to floor area rations.
2) Prior to issuance of any Building Permit(s) the South Building, the City's building
Inspector or a qualified acoustic consultant must verify that the required noise
attenuation features are deigned and incorporated in the plans.
3) Prior to issuance of the any Occupancy Permit within the development, the City's
building Inspector or a qualified acoustic consultant must verify that the required
noise attenuation features have been installed.
Stationary Noise
Staff also provides the following comments related to the stationary noise component of
the feasibility noise study. The report assessed the impact of off-site stationary noise
sources on the subject site and concluded the upper floors of the north and east
buildings (closest to the adjacent commercial facilities) exceed the Ministry of the
Environment, Conservation and Parks' NPC -300 noise guideline objectives for a Class
1 acoustical environment by up to 4 dBA during the daytime and nighttime periods.
The Report recommends use of balcony barriers (parapet made of solid glass) or
rooftop barriers at the noise source. Both these options need to be explored further to
determine the feasibility and acceptability of the mitigation measures (for example,
discussion with adjacent landowner on mitigation at source, and details on balcony
barriers) prior to the Region supporting this noise study. The Study has also
recommended 1) that an on-site visit be conducted during the cooling season to confirm
the make and model of all mechanical equipment noted in the report, and 2) to
undertake noise measurements to confirm modelling results of the current study and to
inform final mitigation measures.
Use of a warning clause in all agreements of purchase and/or rental/lease agreements
has also been recommended. The recommended warning clause as follows,
"Purchasers/tenants are advised that due to the proximity of the existing fire station and
commercial/retail facilities, sound levels from these facilities may at times be audible."
Are there any on-site stationary noise sources that may impact on-site sensitive
receptors?
Are there any common outdoor living areas on the site plan?
Document Number: 3850185 Version: 1
Transit Planning
The nearest service on Ludolph Street is within 200m of the proposed development will
provide satisfactory transit service. There are no transit requirements for the this
development. Staff provides the following comments for the City's consideration:
• Given the scale of the proposed development the City should consider extending
the Multi -Use Trail / sidewalks on both sides of Huron Road in front of this
development towards the east and also add a mid -block crossing in order to
facilitate connectivity to the City's park and to the existing trails towards the
Huron/Fischer-Hallman roundabout.
• The plans should be designed to enhance pedestrian connectivity between the
proposed buildings; and to the adjacent municipal street system in the vicinity.
• Any TDM measures, if required by the City of Kitchener, should be circulated to
Region staff for review and comment.
Functional Servicing and Stormwater Management (Advisory Comments)
It is noted that the subject lands formed parts of original Pumpkin Patch Lands which
were subject to consent applications. The lands are surrounded by area municipal
streets and do not abut any Regional Road. As such, staff has not reviewed the
Functional Servicing and SWM Report and functional grading plans, but notes the
development must be designed in conformity with the original reports completed in
support of the overall Pumpkin Patch lands which have received prior approval by the
City and the Region.
Archaeology
Cultural Heritage staff have received and reviewed the report titled "Stage 1-2
Archaeological Assessment: 1673 Huron Road" (Stantec, June 15, 2021) in support of
the below noted Zoning By-law Amendment and have no further comments or concerns.
Housing
The Region supports the provision of a full range of housing options, including
affordable housing. The Region's 10 -Year Housing and Homelessness Plan contains an
affordable housing target for Waterloo Region. The target is for 30% of all new
residential development between 2019 and 2041 to be affordable to low and moderate
income households. Staff recommend that the applicant consider providing a number of
affordable housing units on the site.
In order for affordable housing to fulfill its purpose of being affordable to those who
require rents or purchase prices lower than the regular market provides, there should be
an agreement in place with conditions. The conditions should establish the income
levels of the households who can rent or own the homes as well as conditions on how
long those units need to remain affordable. A security should be registered on title to
ensure the affordable units are maintained over the term of the agreement.
Staff further recommends meeting with Housing Services to discuss the proposal in
more detail and to explore opportunities for partnerships or programs.
Document Number: 3850185 Version: 1
Policy 3.A.5 in the Regional Official Plan applies to this site. It states:
"Where a development application proposing residential uses is submitted for a site
containing two hectares or more of developable land, the Region and Area
Municipalities will require, wherever appropriate, a minimum of 30 per cent of new
residential units to be planned in forms other than single -detached and semi-detached
units, such as town homes and multi -unit residential buildings."
A review of the proposed unit types indicates that this proposal adheres to Policy 3.A.5.
Affordability
For the purposes of evaluating the affordability of an ownership unit, based on the
definition in the Regional Official Plan, the purchase price is compared to the least
expensive of:
Housing for which the purchase price
results in annual accommodation costs
30 per cent of the gross annual
which do not exceed 30 percent of gross
$368,000
annual household income for low and
moderate income households
income renter households
Housing for which the purchase price is
at least 10 percent below the average
$487,637
purchase price of a resale unit in the
average market rent (AMR) in the
regional market area
$1,076
*Based on the most recent information available from the PPS Housing Tables (2020).
In order for an owned unit to be deemed affordable, the maximum affordable house
price is $368,000.
For the purposes of evaluating the affordability of a rental unit, based on the definition of
affordable housing in the Regional Official Plan, the average rent is compared to the
least expensive of:
A unit for which the rent does not exceed
30 per cent of the gross annual
$1,420
household income for low and moderate
income renter households
A unit for which the rent is at or below the
Bachelor:
$863
average market rent (AMR) in the
1 -Bedroom:
$1,076
regional market area
2 -Bedroom:
$1,295
3 -Bedroom:
$1,359
4+ Bedroom:
$1,359
*Based on the most recent information available from the PPS Housing Tables (2020)
Document Number: 3850185 Version: 1
In order for a unit to be deemed affordable, the average rent for the proposed units must
be at or below the average market rent in the regional market area, as listed above.
Please do not hesitate to contact Judy Maan Miedema directly by email at
JMaanMiedema(a)-regionofwaterloo.ca should you have any questions or wish to
discuss in more detail.
Planning Fees
Pursuant to Region Fee By-law 21-01 staff acknowledges receipt of the required ZBA
planning review fee received September 30, 2021.
Regional Development Charges
Any future development on the subject lands will be subject to provisions of Regional
Development Charges By-law 19-037 or any successor thereof.
Region staff is unable to support the ZBA application at this time subject to the additional
information on source water protection and noise study noted in the comments above.
Should you have any questions, please do not hesitate to contact the undersigned.
Yours truly,
Shilling Yip, MCIP, RPP
Principal Planner
cc. Heather Price, GSP Group
Document Number: 3850185 Version: 1
Region of Waterloo
Eric Schneider, MCIP, RPP
Planner
Planning Division, Community Services Dept.
City of Kitchener
200 King Street West
Kitchener, ON N2G 4G7
Dear Mr. Schneider:
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
Community Planning
150 Frederick Street 8th Floor
Kitchener Ontario N2G U Canada
Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4466
www.regionofwaterloo.ca
Shilling Yip (226) 753-1064
File: C14-60/4/20005
December 8, 2021
Re: Revised Noise Study Comments
ZBA 21 /011 /H/ES
1673 Huron Road
Huron Road Apartments Kitchener 2021 Ltd.
CITY OF KITCHENER
Region staff provided comments dated October 14, 2021 on the above -noted
application and noise study. Since then, the applicant has submitted a revised noise
study (HGC, November 21, 2021) based on the latest site plan and to address the
Region's comments. Staff concurs with the conclusions and recommendations of the
revised Study. Our review of the revised noise study follow below.
A revised feasibility noise report entitled "Noise Feasibility Study Proposed Residential
Development 1673 Huron Road Kitchener, Ontario" (HGC Engineering, November 21,
2021) has been provided in support of the application. The following comments are
based on staff review of the transportation and stationary noise components of the
Report.
Transportation Noise
Based on the assessment made in the Report, Huron Road is the primary source of
transportation noise. Predicted noise levels are expected to exceed noise level
objectives of both the Ministry of the Environment, Conservation and Parks NPC -300
and Region of Waterloo noise guidelines for the daytime and nighttime periods. The
study demonstrates that the proposed development would be feasible with appropriate
noise attenuation measures as detailed in the following sections.
Document Number: 3893440 Version: 1
The report has recommended noise mitigation measures for all three buildings as noted
in section 3.4.3 (pp. 6-7) and summarized in Table 6 (p. 13) of the Report. These
measures, which must be secured in an agreement between the City of Kitchener and
the applicant through future planning or other application(s), include the following:
South Building
a) All units will be designed and installed with a central air conditioning system prior to
occupancy, to allow the exterior windows to remain closed.
b) All facades of the building will be designed with special walls and window with
minimum STC rating of 33 (based on bedroom and living/dining rooms windows
area of 25% and 20% of floor area). Operable elements will require tight seals
sufficient to achieve acoustical performance not more than 2 points less.
c) The following noise warning clauses will be required for all units:
The purchasers/tenants are advised that, despite the inclusion of noise control
features in the development and within the building unit, sound levels due to
increasing road noise traffic on Huron Road/Fischer-Hallman Road may
occasionally interfere with some activities of the dwelling occupants, as the sound
levels exceed the noise criteria of the Regional Municipality of Waterloo (RMOW)
and the Ministry of Environment, Conservation and Parks (MECP).
The dwelling unit has been supplied with a central air conditioning system, which
will allow windows, and exterior doors to remain closed, thereby ensuring that the
indoor sound levels are within the noise criteria of the Regional Municipality of
Waterloo (RMOW) and the Ministry of Environment, Conservation and Parks
(MECP).
East Building and the North Building
a) All units will be installed with air -ducted heating and ventilation system suitably
sized and designed for provision of a central air conditioning system at occupant's
discretion.
b) All facades of the building will be designed with special walls and window with
minimum STC rating of 33 (based on bedroom and living/dining rooms windows
area of 25% and 20% of floor area). Operable elements will require tight seals
sufficient to achieve acoustical performance not more than 2 points less.
c) The following noise warning clauses will be required for all units:
The purchasers/tenants are advised that, despite the inclusion of noise control
features in the development and within the building unit, sound levels due to
increasing road noise traffic on Huron Road/Fischer-Hallman Road may
occasionally interfere with some activities of the dwelling occupants, as the sound
levels exceed the noise criteria of the Regional Municipality of Waterloo (RMOW)
and the Ministry of Environment, Conservation and Parks (MECP).
The dwelling unit has been fitted with a forced air -ducted heating and ventilation
system etc. has been suitably sized to accommodate a central air conditioning.
Installation of central air conditioning will allow windows and exterior doors to
Document Number: 3893440 Version: 1
remain closed, thereby ensuring that the indoor sound levels are within the noise
criteria of the Regional Municipality of Waterloo (RMOW) and the Ministry of
Environment, Conservation and Parks (MECP).
Implementation
As special building components are required for the South Building, the following are
recommended;
1) When detailed floor plans and building elevations are available for the South Building,
an acoustical consultant must refine the glazing requirements based on actual
window to floor area rations.
2) Prior to issuance of any Building Permit(s) the South Building, the City's building
Inspector or a qualified acoustic consultant must verify that the required noise
attenuation features are deigned and incorporated in the plans.
3) Prior to issuance of the any Occupancy Permit within the development, the City's
building Inspector or a qualified acoustic consultant must verify that the required
noise attenuation features have been installed.
Stationary Noise
The report assessed the impact of off-site stationary noise sources on the subject site
and concluded the facades of the upper floors of the buildings (closest to the adjacent
commercial facilities) exceed the Ministry of the Environment, Conservation and Parks'
NPC -300 noise guideline objectives for a Class 1 acoustical environment. These
excesses are up to 5 dBA and 7 dBA during the daytime and nighttime periods
respectively, depending on the building and building facades.
Region staff supports the Report recommendations on the use of rooftop barriers of up
to 2.6m in height to attenuate noise from closest HVAC systems on the rooftop of the
adjacent Tepperman's Kitchener facility. The Study has also recommended 1) that an
on-site visit be conducted during the cooling season to confirm the make and model of
all mechanical equipment noted in the report, and 2) to undertake noise measurements
to confirm modelling results of the current study and to inform final mitigation measures
where needed. Region staff recommends these Study recommendations be addressed
as part of the site plan.
Use of a warning clause in all agreements of purchase and/or rental/lease agreements
has also been recommended. The recommended warning clause as follows,
"Purchasers/tenants are advised that due to the proximity of the existing fire station and
commercial/retail facilities, sound levels from these facilities may at times be audible."
Implementation of Noise Study Recommendations
Staff would usually recommend in this case, that the additional follow up work required to
fully implement the recommendations of the noise study be secured through use of a
holding provision; or as noted above, implementation of the recommendations be secured
in an agreement with the City of Kitchener. Staff notes provision has been made through
Document Number: 3893440 Version: 1
earlier Planning Act applications and agreement(s) to amend existing agreements where
necessary to provide for future noise mitigation on the lands. This should be explored
further by City staff. Alternatively, use of a holding provision is recommended.
Summary
In summary, subject to the above -noted comments together with the Region's earlier
comments of October 14, 2021, staff has no objection to City staff moving forward with a
recommendation to City of Kitchener Council on the zone change application at this time.
Should you have any questions, please do not hesitate to contact the undersigned.
Yours truly,
Shilling Yip, MCIP, RPP
Principal Planner
cc. Valerie Schmidt, GSP Group
Document Number: 3893440 Version: 1
Attachment D
Eric Schneider
From:
Sent: Friday, September 3, 2021 5:59 PM
To: Eric Schneider
Subject: [EXTERNAL] 1673 Huron Road
Hi Eric,
We received the card in the mail regarding the proposed development for 1673 Huron Road and have a couple
questions before we submit our comments as requested.
Our home is located immediately west of the property in question. It faces and originally had a municipal address on
Huron Road. Our address today i� . a property with a heritage designationfrom the City of Kitchener.
The drawings on the postcard aren't clear, is a barrier of some sort part of the proposal for the western edge of the
property? Our lot covers about half of the property line bordering the proposed development. There are two other lots
that back onto the property in question going towards Westoak. I'm assuming this type of build would have a significant
fence or barrier. Also, are there mature trees planned for the narrow green space that also runs along the west side of
the development?
What is the minimum number of parking spots the city of Kitchener requires for this type of development?
Has the Heritage Planning committee been approached for their opinions and/or comments
considering the proximity of this development to a property designated as historically significant?
Thank you for your time. The answers to these questions will help us provide comments regarding this proposed
development.
Kitchener
Get Outlook for Android
Eric Schneider
From:
Sent: Tuesday, September 7, 2021 9:17 AM
To: Eric Schneider
Cc: Kelly Galloway-Sealock
Subject: [EXTERNAL] Applications for Development - 1673 Huron Road
Hi there,
Thank you for the card that I received in the mail regarding an application for development in my
neighbourhood. I have lived in the Mattamy Wildflowers Community for the past 5 years and enjoy our
community very much, with the exception of high volume traffic. My concern with the application for another
high density housing project is that we don't have the infastructure for moving people in and out easily from
the Fischer Hallman and Huron Road area.
am opposed to having a 5-storey/17 metre building in our area. I think a 3 storey building is plenty.
If you have any further questions or would like me to do something further to express my opposition, please
let me know. I have never opposed anything like this before.
Regards,
Eric Schneider
From:
Sent: Sunday, September 12, 2021 9:44 NM
To: Eric Schneider
Subject: [EXTERNAL] Reject the application development
Hello Eric,
I hope you are doing well. I am writing regarding the development project with 261 units at 1673 Huron Road. I live on
West Oak Trail which is right behind the street where this development is located.
I strongly oppose this development project because it will massively over populate this area that it can even handle. I
remember one of my friends saying "Day by day the system is getting more and more corrupt. Monopolistic real estate
investors will buy all the land in Ontario, make smaller and smaller condos and build 'prison' like homes and stuff us in
there." Thank you for taking the time to understand.
Eric Schneider
From:
Sent: Monday, September 27, 2021 7:51 Pm
To: Eric Schneider; kelly.galloway-sealick@kitchener.ca
Subject: [EXTERNAL] Development of 1673 Huron road
Hello,
My name is and I live in the Huron road area and I would like to express my concern in the plan development
for 1673 Huron road and I am against that planning due to the fact that we already have traffic problems as it is in this
area, if the plan was to be approved it would mean more traffic and noise also people would park on the streets or the
tepperman plaza more loitering/littering, might also be uptick in crime/vandalism when you add 261 units.
Right now it's manageable even though I notice lots of loitering happening at the plaza of teppermans so please don't
grant the development of 1673 Huron road, we are trying to live a peaceful life in the outskirts of the downtown core.
Thankyou
Eric Schneider
From:
Sent: Monday, September 27, 2021 8:10 PM
To: Eric Schneider; Kelly Galloway-Sealock
Subject: [EXTERNAL] Application for development - 1673 Huron Road
Hello,
I am a resident of Netherby Lane, which is located next to the new development at 1673 Huron Road, and would like to
share my feedback.
I feel that this development should be limited to 4 stories as per the current zoning for our neighborhood.
A 5 story building will not fit the neighborhood, as currently the tallest buildings in the area are 3 stories.
Additionally, I have concerns regarding parking for 261 new units. Visitor parking is already a big issue in our
neighborhood as there is not enough street parking available. Adding so many new units will exacerbate this problem.
Please do not change the zoning and keep the limit to 4 stories.
Thank you,
Eric Schneider
From:
Sent: Monday, September 27, 2021 8:22 PM
To: Kelly Gal loway-Sealock; Eric Schneider
Subject: [EXTERNAL] Application for development
Hello
I am a resident on Postmaster Dr in Kitchener. We 100% DO NOT agree to the zoning changes that have been applied
fo r.
We DO NOT want a 3 apartment buildings, five stories high to go into our neighborhood! This neighborhood isn't built
for such a structure.
The high traffic this would cause .. having 261 units in this area would be unbearable. The flow of people would just be
too much as well. This is a quiet, safe, family neighborhood. We would like to keep it that way. We do not agree to the
zoning changes.
Thank you for your time,
A concerned resident
Sent from my iPhone
Eric Schneider
From:
Sent: Monday, September 27, 2021 8:31 NM
To: Eric Schneider, Kelly Galloway-Sealock
Subject: [EXTERNAL] Development in the Neighborhood
Hello,
We received a request requiring we submit comments for an application for a recent Development in the
neighborhood.
We have concerns about the intended plan because of parking spaces . The developer is literally allocating 1 parking per
household, which is NOT realistic for the most part and street parking is currently an issue in the environ.
In addition, this will affect the aesthetic and appearance of this area.
we politely disagree to this intended development.
Thank You,
Resident o
Eric Schneider
From:
Sent: Tuesday, September 28, 2021 8:56 AM
To: Eric Schneider; Kelly Galloway-Sealock
Cc:
Subject: [EXTERNAL] Concerned on Development on Property 1673 Huron Road Kitchener
Hi,
I agree with the concerns raised from the owner 920 Orr Court Kitchener Ontario, regarding the development of the 5
story building on 1673 Huron Road Kitchener.
Thanks
Kitchener
Eric Schneider
From:
Sent: Tuesday, September 28, 2021 9:30 AM
To: Eric Schneider
Subject: [EXTERNAL] 4 or 5 story apartment
Hi,
I am resident living in the area of tepperman plaza. I am against not only for 5 story but against 4 story as well. Due to
shortage of parking space.
Please do not let this project go through.
Regards
Concern citizen
Eric Schneider
From:
Sent: Tuesday, September 28, 2021 10:17 AM
To: Eric Schneider; Kelly Galloway-Sealock
Subject: [EXTERNAL] 1673 Huron Road development plans
Hello
I am reaching out regarding the development for 1673 Huron Road Kitchener. The development concept outlines a 261
Multiple Dwelling unit that is 5 storeys. I have been advised that the original plan for this property were 4 storey
apartments and it is currently zoned for this.
I live in the surrounding neighborhood, very close to and within eye distance of this property. If this Multiple Dwellings
unit is built, it is going to look completely disproportional to the neighborhood. This will not only negatively impact the
appearance of the neighborhood to home and business owners, but it will impede on the little privacy we currently
have.
As a resident of this neighborhood for over 5 years, I feel there is not enough infrastructure in place to currently support
people who already live here. This includes roads/parking but also schools and child care. I have 3 young children, I could
not get my oldest son into preschool at Janet Metcalfe as there were 100 kids in front of him. He has been on the list for
2 years. We have to drive him 10 minutes in towards the city to find a preschool that had the capacity to accept him.
Adding this many units to the neighborhood will only add to the overpopulation of schools/daycare facilities.
Furthermore, this is a quiet subdivision with slow traffic flow and away from busy streets. I feel that adding the 261
multiple Dwelling until will take away from this aspect of the neighborhood that many of us love. The existing roads and
parking spaces are already overwhelmed and we make due how we can.
It is my hope you can take these points and the current residents of this neighborhood into consideration. We have no
problem with the original plan for this property and hope that the original zoning can be adhered to.
Sincerely
Eric Schneider
From:
Sent: Tuesday, September 28, 2021 2:44 PM
To: Eric Schneider
Subject: [EXTERNAL] Development Concerns - Huron Rd
Hello Eric,
I am sending this email as I would like to oppose the new development plans in the Huron area.
I am a home owner nearby, and i believe the developer should adhere to the zoning regulations already set by the city of
Kitchener.
Thank you for your time,
Eric Schneider
From:
Sent: Wednesday, September 29, 2021 8:18 AM
To: Eric Schneider
Subject: [EXTERNAL] 1673 Huron Road
Good morning,
I received notice of an application for a multi dwelling development at 1673 Huron Road.
I'm really not a fan of this application. I live just a few streets over from the proposed lot and I feel it would diminish the
atmosphere of our neighbourhood.
There doesnt seem to be enough parking provided for the residents which means there will be a spill over on our streets
and parking in our neighbourhood is already getting bad, especially in winter.
Please consider rejecting this application.
Thanks,
Eric Schneider
From:
Sent: Wednesday, September 29, 2021 9:59 AM
To: Eric Schneider; Kelly Galloway-Sealock
Subject: [EXTERNAL] 1673 Huron Road
Goodmorning.
My name is . I relocated to Stratus Street in Kitchener from Galt, Cambridge in March of 2016.
Needless to say, the growth around us in less than 6 years has been staggering.
I contact you today regarding the proposed development at 1673 Huron Road.
I understand the need for more affordable housing in the region.
Having said that, this choice of location for a 261 unit apartment complex in this area is absurd. We barely have the
roads ( minimum 2 cars per home folks ) and infrastructure to handle the amount of people and cars that Mattamy and
all the other builders have attracted to this area.
if this monstrosity cannot be avoided, the zoning in place for this area has to be adhered to. Maximum 4 stories in
height.
Lastly..... Interested in buying a townhouse on Stratus Street?
Respectfully.
Eric Schneider
From:
Sent:
To:
Cc:
Subject:
Good afternoon Eric and Kelly,
Wednesday, September 29, 2021 11:22 AM
Eric Schneider; Kelly Galloway-Sealock
[EXTERNAL] Property development at 1673 Huron Rd.
We recently received notice about the building plans for 1673 Huron Rd about a potential development of a 5 story
buildings.
My partner and I agree with and we feel that a 5 story building would not be appropriate for the land and
area surrounding considering the limited parking availability, as well as the negative impacts on the aesthetics of the
area.
Please feel free to ask us any questions by email or cell:
Thank you,
Eric Schneider
From:
Sent: Wednesday, September 29, 2021 3:43 PM
To: Eric Schneider
Cc: Kelly Galloway-Sealock
Subject: [EXTERNAL] Objection to zoning change
Dear Eric and Councilor Kelly
I live on t, Kitchener, in the same subdivision of the area requesting zoning change to accommodate 5 story
apartment building. This request is should NOT be granted because the impact on the character of the neighborhood
and huge impact on already stretched parking space.
We categorically reject this proposal.
Thanks
Eric Schneider
From:
Sent: Wednesday, September 29, 2021 3:47 PM
To: Eric Schneider, Kelly Galloway-Sealock
Subject: [EXTERNAL] proposed amendment to zoning
I am writing to say that I am opposed to the amendment for the development at 1673 Huron Road in Kitchener. I live on
Stratus St and am already concerned with the density of development in the area in relation to pedestrian traffic and
lack of transit and support services. The original plan for 3 story townhomes fits with the region, 5 story is high density
for this area that is already lacking in parking spaces. It's not likely to relieve any affordable housing crisis but rather
shows a level of greed that is already consuming the development world.
My vote is no.
Store Manager / Service Manager -
Eric Schneider
From:
Sent: Wednesday, September 29, 2021 4:07 PM
To: Eric Schneider; Kelly Galloway-Sealock
Subject: [EXTERNAL] 1673 Huron Road Development/Against 5 Story Buildings
Attachments: 20210928_095314 jpg
As per the letter attached, we are also completely against the 5 story buildings to be built at 1673 Huron Road
as per the reasons in the letter.
We are totally in agreeance to the 4 story buildings according to the current
zoning.
We have been here since 2015 and have seen a lot of changes, especially the corner of Fischer-Hallman/West
Oak Trail where several townhomes are crammed in that lot.
Respectfully,
September 26, 2021
Dear Neighbours,
My family and I live in the farm house on Orr Court. We moved here In November of 2019. At that time
we were aware that the property between us and the Tepperman's,plaza would be developed, at the
time 3 story town homes similar to many In our neighborhood were planned. The zoning for this area
allows for residential structures up to 4 stories in height.
The developer for the property located at 1673 Huron Road which runs from Huron Road to West Oak
and backs onto the plaza property has applied for a variance to allow 3 apartment buildings, each with 5
stories (over 60 feet in height) for a total of 261 units.
We have no problem at all'with 4 story apartment buildings being constructed on this property
according to how it is currently zoned. The City of Kitchener is growing and rental apartments are
needed for current and future residents. However, we disagree with changing the zoning to allow for
the 5 story buildings requested by the GSP Group for the following reasons:
- 5 story buildings would be out of proportion with all of the surrounding homes and businesses.
5 story structures will have a negative impact to the appearance and aesthetics of our
neighborhood which coLaid intipact marry things including property values -
The plan allows for only 1 parking place per unit (261) and 61 guest spots. I feel this drastically
under represents the parking requirements of apartment residents. There is absolutely no
street parking available on any of the streets surrounding this development. 1 am concerned
that if this development was to get the variance requested that the parking facilities would be
easily overwhelmed and cause the residents and their guests to seek parking in erre plaza and on
streets throughout the subdivisions on either side ofFisher-Hallman. As I'm sure you'll agree,
street parking is already a problem when anyone hosts friends and family for social events.
Public transit in this area of Kitchener is inadequate to make the assumption that 2 or more
residents in each of these apartments would have one or less vehicle per unit.
I would like to see more detailed information from the developer to understand if they have
allowed for adequate charging stations for every :resident of these apartments to be able to
charge. ele"ricvchides iP the near fp ure, 1'rrr also curious if the electric grid in our
neighborhood could support this many chiarging stations Illus the many that will be regnfred in
the neighboring residential areas in the; future.
For these reasons (and more) the developer should adhere to the zoning regulations established by the
City of Kitchener when our neighborhood originally planned.
If you agree with these concerns or have any mare please email the following people by this Thursday
(September 3GS11) THIS IS CRITICAL TO ENSURE THE REQUESTED VARIANCE IS NOT GRANTED:
Eric Schneider, City of Kitchener Planner eric.schneiderftitchger.ca (51.x-741,-22DA:x7 4-
Gall oway-Sealock, Ward City Councillor kelly.Ralloway-sealockekitcheoeeica (51.9Y 741 22Q0.
If you have any questions, feel free to email me at l aThan:ks for your help with
these important concerns.
Eric Schneider
From:
Sent: Wednesday, September 29, 2021 4:28 PM
To: Eric Schneider
Cc: Kelly Galloway-Sealock
Subject: [EXTERNAL] 1673 Huron Road - comments
Hello Eric,
My name is � id I am living in the Huron area, in Mattamy Wildflowers subdivision. I would like to
provide you with some of my concerns/comments regarding the upcoming project 1673 Huron Road (5 storey buildinp-'l.
We are living close to this project site.
The zoning of this area allows only upto 4 storeys building if my understanding is correct. Considering how busy this
street (West Oak Trail) and nearby areas already is and one under construction (right opposite to the newly proposed
one), allowing another 5 story building with 261 units would be way overcrowding this area for sure.
- 5 storey buildings would be out of proportion with all of the surrounding homes and businesses. (I even think same for
4 storey buildings here, I know it is allowed per zoning regulation though)
- The plan allows for only 1 parking place per unit, I feel this drastically under -represents the parking requirement of the
residents. There is no/very little street parking available surrounding the newly proposed building. Considering the
current street parking is already a problem in our division, this will add more fuel to the problem.
For these reasons I would expect the builder to adhere to the zoning regulations established by the City when this
Mattamy wildflower subdivision was originally planned.
Sincerely,
Stay safe and Thank you,
Kitchener, N2R OJ2
Cc: City councillor: Kelly Galloway -Sea lock
Eric Schneider
From:
Sent: Wednesday, September 29, 2021 8:27 PM
To: Eric Schneider, Kelly Gal loway-Sealock; hprice@gspgroup.ca; Mayor
Subject: [EXTERNAL] 1673 Huron Road - Proposed Development
To whom it may concern,
We wish to provide comments in regards to the proposed development at 1673 Huron Road. We are the
owners and residents of an existing residential home that will share a direct property line with
this proposed development. To say we are upset at the possibility of 5 story apartment buildings is an
understatement. When we purchased our current home it was with the intention of living in a subdivision with
low traffic flow and away from busy streets. We purchased our home on a court for the additional privacy, noise
and traffic reduction. The fact that our backyard will now be home to potentially 261 units changes our entire
home life experience. It is our hope that our frustrations are considered and the proposal is kept to the
currently zoned 4 story buildings with extra barriers for both visual and purposeful means being put in place for
the existing residents to continue to enjoy some semblance of living in a quiet subdivision.
The current proposal lacks the infrastructure for sufficient parking and traffic flow. It is our understanding that
the City of Kitchener requires only 1 parking spot per unit which means that the 320 parking spots for 261 units
is inadequate for not only the residents, never mind any visitors to those residents. Given the existing
neighborhood and adjacent plaza, there is absolutely no additional parking available to residents of this
development. Our concern is that these additional vehicles of both residents and their guests will encroach on
our neighboring streets that are already poorly suited to visitor parking and are used to bypass traffic on main
streets causing them to be congested. This, combined with residents parking in existing business parking lots,
will cause those local businesses to suffer the loss of spaces. Leaving these proposed structures at the current
legal limit of 4 stories certainly won't eliminate the issues, but would lessen the severity of the concerns listed
above.
The proposed 261 units will also add to the already overpopulated neighbouring schools. The two existing
elementary schools in the area, Janet Metcalfe and Jean Steckle, along with the one public high school, Huron
Heights, are already exceeding capacity. With the new zoned school not built yet, many existing
neighbourhood children are already bussed out of their neighbourhoods and well into the city to attend schools.
The 5 stories will add to the overpopulation of all three schools and the lack of day care facilities in the area will
mean even more of the existing residents will have to send their children outside of their neighborhoods for
care.
In addition, current public transit in the area does not support this development having only one parking space
per unit, nor the necessary travel that may be involved with schooling, daycares and work. We, along with
other neighbours, also have concerns about whether or not this development is taking into consideration
sustainability measures such as adequate power and EV charging infrastructure to fulfill the Provincial and
Federal government's mandates to eliminate fossil -fueled vehicles by 2030 - 2035.
Given that our property line is shared with this proposed development we have researched the City of
Kitchener requirements for barriers between parking areas and existing residential spaces. It is our
understanding that this is typically a 6' wooden privacy fence. This is not to our liking as the noise from the
units and traffic will directly impact our living environment. Not to mention safety and privacy issues that
towering buildings encroaching on our yard will have. There is already an 8' wooden fence bordering the
proposed development along more than half of the property line and a chain link 4' fence along our section.
Ourselves along with our neighbours, would like to see the developer board and extend the existing 8' fence by
erecting an 8' wooden fence in the same style along our property line and the other properties towards
Westoak Trail. This would not only be the more cost-effective approach but would also provide a uniform look,
consistent barrier and reduction of noise pollution between the development and the four neighboring
properties. This will allow the existing neighbours to feel as though they will continue living in a neighborhood
and not a towering condo/parking lot development. Our feeling is that an 8' privacy fence would also provide us
with more security considering we would now by neighbouring a full and busy parking lot.
Given our noise, privacy and safety concerns we would also like to see a green space be included by the
developer between the property line (8' proposed fence) and the development's parking lot on its western
edge. We would like this space to accommodate mature trees and grass. We request that 16' evergreen trees
be used to provide an additional, attractive visual and sound barrier for the existing residential properties.
Considering the location of the City of Kitchener's Heritage designated property, ( �i it next door
neighbour), all neighbouring residents were contractually committed to respecting the Heritage designation in
the design of our homes. This included, but was not limited to, the design of our homes, colour selections of
our exteriors, and the landscaping of our properties. We would like the development to take this into
consideration in the design of their structures as well as providing the aforementioned aesthetic tree barrier
across the entire back of the development respectful of the Heritage Home, along with the neighbouring
homes.
We hope that the City and developer seriously consider our concerns and recommendations as they move
forward with the planning of this development. We recognize the importance of providing housing in the area
and feel that there is`a solution that addresses this need respecting the conditions and concerns of the
neighbouring properties and our neighbourhood, as a whole.
Respectfully,
Eric Schneider
From:
Sent: Wednesday, September 29, 2021 10:34 PM
To: Eric Schneider
Cc: Kelly Galloway-Sealock
Subject: [EXTERNAL] Concerns Re: Zoning Change 1673 Huron Road
Hello,
I am writing to you as a concerned resident of the Huron Park neighborhood. I live in the Netherby Lane townhouse
complex near Fisher Hallman and Huron Road, located behind the Tepperman's plaza.
It is my understanding that community feedback is currently being considered for a zoning change and prospective
property development at 1673 Huron Road. The proposed 5 storey (over 60 feet in height) 261 unit apartment buildings
would directly impact my daily life.
I strongly discourage the City of Kitchener from approving GSP Group's proposed building plans. As a resident of the area
that would become a neighbour to these 3 new apartment buildings, I do not believe that this location is ideal for a
project of this magnitude.
Firstly, with housing expansion already rampant near the surrounding Fisher Hallman/Huron Road intersection traffic
conditions have been impacted. Both main roads being only one lane could not reasonably sustain further increased
traffic flow to this area.
Secondly, the Orr Court/Netherby Lane subdivision located behind the Tepperman's plaza is already struggling to
accommodate resident and visit parking. I do not believe that there is adequate space or means for the amount of
resident and visitor parking spaces that would be required, particularly to support multi -resident dwellings, for three
entire five story apartment buildings in that particular lot on Huron Road.
Thirdly, not only would this proposed plan severely and negatively impact the daily lives of current residents of the area
due to increased traffic and parking but it would also decrease the aesthetic appeal of the subdivision and potentially
decrease our property value.
This is currently a family friendly neighbourhood which was once peaceful and safe. This community has already been
struggling with an increase in criminal activity in recent months. Increasing the population size and density further will
only intensify this issue.
There is a reason that the current zoning rules for this area are currently set at 4 stories for residential structures. I hope
that the city of Kitchener will keep it's current tax paying residents best interest in mind and will deny GSP Group's
detrimental request.
Best regards,
Eric Schneider
From:
Sent: Thursday, September 30, 2021 8:31 AM
To: Eric Schneider, Kelly Galloway-Sealock
Cc:
Subject: [EXTERNAL] 1673 huron road, kitchener
Hi Eric, Kelly,
We would like to express out concerns on the application for development of apartment buildings at 1673 Huron Rd,
Kitchener.
We live at, � and the entire neighborhood has townhouses, single and double detached homes. There
are already condo units being constructed behind our home (on West oak trail) and across from 1673 huron road. This
will bring more traffic to West Oak trail, Fisher Hallman Rd, and Postmaster Dr.
We are concerned that apartments built across from these condo, there will be too much traffic in a family friendly
neighborhood, and parking will be even more scarce.
Apartments buildings also do not fit the aesthetics of the area. We are also concerned that if this variance is approved,
even more units will be built along Hurom Road.
We ask that you please consider our concerns and ask the developer to adhere to the existing zoning regulations of our
neighborhood.
Thank you
Get Outlook for Android
Eric Schneider
From:
Sent: Thursday, September 30, 2021 12:11 PM
To: Eric Schneider; Kelly Galloway-Sealock
Subject: [EXTERNAL] 1673 Huron Road
Good afternoon Eric & Kelly,
I live in Huron/Fischer Hallman area on Postmaster Dr. I've owned this home since May 2017, enough time to
see how the neighborhood has developed.
It's been brough to my attention that 1673 Huron Road might be developed in a different zoning manor than
originally planned for. This would increase the apartments buildings from being 4. level to being 5 level. I have
multiple concerns surrounding this, such as limited parking for the residents. I foresee an outpour of parking in
surrounding streets (such as my own) to accommodate parking needs.
would request that the developer adhere to the zoning regulations established by the City of Kitchener when
our neighborhood was originally planned.
Eric Schneider
From:
Sent: Thursday, September 30, 2021 1:33 PM
To: Eric Schneider; Kelly Galloway-Sealock
Subject: [EXTERNAL] Application for development at 1673 Huron Road
To all members of the Planning Committee and City Council;
Good afternoon;
I am writing on behalf of my husband & myself. We live on West Oak Trail.
We are the original owners who purchased from Mattamy and we have already been severly let down when our street
became a thouroughfair to the mall. According to the Mattamy drawings, we bought on a dead end street! There are so
many people that use our street to avoid the roundabout, race, and some don't even stop at Ludolph Street so they can
beat the traffic & get out onto Huron Road before the ones in the roundabout. This is also very unsafe for all the children
playing at our end of the street. We have seen many close calls of a child biking or playing & almost getting hit. In
addition, there was nothing that showed the other development that is currently underway, or anything about this
one. We were told that these areas were for future expansion of the mall.
Another issue is the parking in this neigbourhood. It is very difficult to say the least & given that the mall doesn't allow
parking, it is in high demand. Current residents are already renting spots from each other. This proposed high density
dwellings will only make more parking issues, more safety issues for the kids around the cars. Additionally the current
schools are already at capacity. Aside from all of the aforementioned issues, the proposed multiple dwelling units do not
suit the neighbourhood. We firmly reject this proposal & would only accept more towns, like the current ones being
built.
Thank you for the opportunity to express our concerns.
Sincerely;
Sent from my Galaxy
Eric Schneider
From:
Sent: Thursday, September 30, 2021 2:22 PM
To: Eric Schneider; Kelly Galloway-Sealock
Subject: [EXTERNAL] 1673 Huron Road Develpment Comments
Thank You for the opportunity to comment of the proposed development on Huron Road. I would like to state first that
my wife and I are not opposed to development in general, we understand that all municipalities including the City of
Kitchener must use all of their available space where appropriate to provide for housing, commercial and industrial
opportunities. In particular we recognized the need for new apartment construction to house the growing population in
the region.
When we moved to our home in 2019, we understood that the property in question would be developed. At the time
the plan was for it to be 3 story townhomes similar to many already constructed in our neighbourhood. We now
understand that the zoning for this type of townhome is the same for 4 story apartment buildings. While we would
prefer the initial concept of homes similar to those already in the subdivision we understand that the zoning allows for
the change.
We do however believe that when a community is planned, many things are considered. The number of residents,
traffic flow, needs for public transportation, parking and schools all come to mind. Planning also includes appearance
and aesthetics. For all of these factors we believe this development is best left to what it was zoned and planned for in
the initial concept for the neighbourhood.
I have outlined some of our concerns and requests for consideration from both the City and the Developer below:
1. It is understood that the City of Kitchener requires a barrier between parking areas and existing residential space that
is usually a 6' wooden privacy fence. There is already an 8' wooden fence bordering the proposed development along
more than half of property line. I would suggest the developer board the development side of the existing fence and
erect an 8' fence in the same style at the back and side of the two properties along the property line towards
Westoak. This would provide a clean, consistent barrier between the development and the 3 neighboring properties.
3. It would be beneficial for a green space to be allowed by the developer between the property line fence and the
development's parking lot on its western edge. This space should be of appropriate size to accommodate mature trees
and grass. 16' evergreen trees would provide an additional, attractive visual and sound barrier for the existing
residential properties. It would also provide an aesthetic barrier respectful of the City of Kitchener's Heritage designated
property (our home) immediately to the west of the development.
2. The neighborhood around the proposed development on both sides of Fisher -Hallman is comprised of 2 story free
standing homes and 3 story attached town homes and condominiums. The current zoning allowing for 4 story structures
is appropriate for the neighboring homes and businesses. The proposed 5 stories would not suit the existing
neighborhood and potentially negatively impact the property values of the neighboring homes. If the master plan
originally allowed for 4 stories why is 5 even being considered?
3. The proposed development lacks sufficient parking. I understand that the City of Kitchener requires only 1 parking
place per unit. With absolutely no ancillary parking available to residents of this development this seems to be gravely
inadequate. There is no adjacent street parking at all on Huron Road, West Oak and certainly not on Fisher -
Hallman. The majority of these units will have more than one resident, this will mean an average of more than one
vehicle per unit. With 320 parking spots for 261 units, where will these vehicles be parked? My concern is that
residents and their guests vehicles will be encroaching on neighboring streets that are already poorly suited to visitor
parking for the current residents OR residents will park in existing business parking lots. Leaving these proposed
structures at the current legal limit of 4 stories will allow for an appropriate number of parking spots for residents and
their guests.
Current public transit in the area also does not support this development having only one parking place per unit.
4. With the Provincial and Federal Governments both encouraging the elimination of fossil fuel powered vehicles and
most automotive manufacturers committed to eliminating production of these vehicles in the time frame of 2030-2035
(less than 10 years away) has this development allowed for a minimum of 280 charging station for residents and guests
in their proposal?
This should be a requirement of the City of Kitchener for a development of this size. Is the power grid in this
area capable of supporting this development, all of its residents power needs AND the inevitability of many
electric vehicles being present in the near future?
5. We purchased our home from the person who restored it to the standards for which it won the 2019 Mike
& Pat Wagner Heritage Award from the City of Kitchener. It's our understanding that the standards of the
entire neighbourhood were influenced by the presence of our house. With this in mind the 4 story maximum
for buildings would make sense. We also want to ensure that Kitchener's Heritage Committee has had a
chance to review and add their input on this proposal as well.
Thank you again for the opportunity to have input in this important process. We truly hope our thoughts and
those of the other residents of the existing community near the proposed development are thoroughly
considered by the City of Kitchener.
Eric Schneider
From:
Sent: Thursday, September 30, 2021 2:25 PM
To: Eric Schneider; Kelly Galloway-Sealock
Subject: [EXTERNAL] Resident with Concerns Regarding Requested Variance at 1673 Huron Road
Hello,
My name is ;, myself and my family reside at Kitchener, Ontario. Our home overlooks
the property of 1673 Huron Road and I recently learned there has been a variance requested to build three 5 storey
apartment buildings on the property. I would like to formally express my concern with the requested variance, I believe
5 story buildings should not be allowed on the property and the developer should be required to comply with the
current zoning of the property and build no taller than 4 storey buildings. I have significant concerns regarding the large
number of units and lack of adequate parking spots proposed by the developer. There is absolutely no street parking
available on Huron Road and I believe the 1 parking spot per unit with a total of 61 guest parking spots proposed by the
developer drastically underrepresents the necessary parking requirements for such a apartment complex. Furthermore,
5 storey buildings would be out of proportion with the surrounding homes, condos and businesses which are largely 3
storeys or less.
Thank you very much for considering my concerns.
Kind regards,
Eric Schneider
From:
Sent: Thursday, September 30, 2021 10:25 PM
To: Eric Schneider
Cc: Kelly Gal loway-Sealock
Subject: [EXTERNAL] 1673 Huron- ZBA21/011/H/ES
Hello Eric
Thank you for giving me the opportunity to discuss this amendment to the zoning by-law on the application for 1673
Huron application #ZBA21/011/H/ES/
I live in the neighbourhood of this proposed project. This week I noticed the sign posted on West Oak Trail, near the
Tepperman's informing the neighbourhood about the amendment to the zoning by-law. We walk this way every few
days. The first time I saw this was on September 29th.
My concerns are;
- The neighbourhood has not had enough time to review the plans for this project. The sidewalk beside the sign is very
overgrown with weeds making it difficult for anyone to walk there and read the sign.
-The project is proposing 5 stories which is higher than any in the neighbourhood. It is also 2 floors higher than the
zoning by-law. This could create a precedent for future development in this growing area of South Kitchener, adding
strain on the infrastructure of the future neighbourhood amenities, services and parks.
-Increased height will also create more parking issues. This areas parking is already difficult to find, especially in the
winter.
Recommendations and Comments
-Extend the comment, share your thoughts time past the September 30th date giving people a chance to read all the
documents including the Urban Design Report. Please try to notify entire community of upcoming meetings.
-The Urban Design Report is very comprehensive. It has many well designed and thoughtful features.
Thank you
Eric Schneider
From:
Sent: Thursday, September 30, 2021 10:55 PM
To: Eric Schneider
Cc: Kelly Galloway-Sealock
Subject: [EXTERNAL] 1673 Huron Road
Hi Eric,
I have some concerns about the notice I received regarding the development for the property located at 1673 Huron
Road.
I have read through the Functional Servicing and Stormwater Management Report which indicates that the proposed
sanitary sewer for the Pumpkin Patch Lands has a flow rate of 5.649 L/s (as calculated by Stantec Consulting Ltd.).
However, the newly proposed 5 -storey apartments sanitary flow design anticipates peak flow rate from the site to be
5.87 L/s. This is 0.221 L/s more than what the current capacity allows for. I understand this isn't significant, but my
concern is that the current infrastructure cannot support this extra flow based on 216 units for an area of 2.19ha.
However, if the zoning by-law was not to go through and the height remained at the current allowable limit, then the
sanitary peak flow rate should be sufficient. I have concerns that the current calculations show that the current design is
already exceeding the limits of the existing infrastructure. I'm also concerned that as this project progresses (if the
zoning by-law amendment is passed), that further calculations will show that the anticipated flows calculated for the site
will be even higher than the 5.87 L/s. Is the City able to confirm at this time that downstream capacity can hold this extra
flow?
I also feel that the proposed 5 -storey apartment buildings will stick out as the tallest structures in the neighbourhood
are 3 -storey's and already stand out as it is.
For the reasons above, I am firmly against the proposed zoning amendment. I purchased my house in this
neighbourhood one year ago. My wife and I had reviewed the zoning of the land adjacent to Tepperman's Furniture
Warehouse and had been happy with the current zoning. This application for a zoning by-law amendment would have
influenced our decision to purchase our house. We live in the townhouses adjacent to the historic farmhouse and are
concerned that 5 -storeys will allow apartment building residences to look at our porches and violate our privacy.
I have one final question for the City, has there been any agreements made with the Developer to provide funding for
any future City of Kitchener projects (i.e. road widening of Huron Road in this area, or stormwater management
provisions at RBJ Schlegel Park) that are required for this project?
I would also like to be added to any contact lists available for this project to be made aware of any future public
communications.
Thank you kindly,
Eric Schneider
From:
Sent: Friday, October 1, 2021 10:02 PM
To: Eric Schneider
Subject: [EXTERNAL] 1673 HURON RD
Hi Eric
hope this e-mail reaches you well I'm one who own a property right beside the Huron rd development site and I see that
13.5 m height is just enough No need to have 17m as this will affect our privacy and the sunshine we are enjoying in our
back yards + it is planned before as to be 13.5m why we increase to the 17 m and also the place around is overcrowded
already beside the street parking issue ..
If I have the right to protest so I'm doing that now and I need that to go back as planned before "13.5 m" which I see is
enough Thank you
2rOj4 Sent from my Phone