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HomeMy WebLinkAboutDSD-2022-089 - OPA21-005-K-BB - ZBA21-008-K-BB - 890-900 King Street West - Cantiro King General Partner Ltd.Staffeeport IST` �; Ni,R Development Services Department www.kitchener.ca REPORT TO: Planning and Strategic Initiatives Committee DATE OF MEETING: March 7, 2022 SUBMITTED BY: Bustamante, Rosa - Director of Planning, 519-741-2200 ext. 7319 PREPARED BY: Bateman, Brian — Senior Planner, 519-741-2200 ext. 7869 WARD INVOLVED: Ward 10 DATE OF REPORT: February 2, 2022 REPORT NO.: DSD -2022-089 SUBJECT: Official Plan Amendment OPA21/005/K/BB Zoning By-law Amendment ZBA21/008/K/BB 890-900 King Street West Cantiro King General Partner Ltd. RECOMMENDATION: A. That Official Plan Amendment Application OPA21/005/K/BB for Cantiro King General Partner Ltd. requesting Special Policy Area 20 to permit a mixed-use development with a Floor Space Ratio of 10.1 on the parcel of land specified and illustrated on Schedule `A', be adopted, in the form shown in the Official Plan Amendment attached to Report DSD -2022-089 as Appendix "A", and accordingly forwarded to the Region of Waterloo for approval; and B. That Zoning By-law Amendment Application ZBA21/008/K/BB for Cantiro King General Partner Ltd. be approved in the form shown in the "Proposed By-law" and "Map No. 1 ", and further C. That in accordance with Planning Act Regulation 45 (1.3 & 1.4) that applications for minor variances shall be permitted for lands subject to this Zoning By-law Amendment ZBA21/008/K/BB. REPORT HIGHLIGHTS: The purpose of this report is to evaluate and provide a planning recommendation regarding an Official Plan Amendment and Zoning By-law Amendment application for subject lands located at 890-900 King Street West. It is Planning staff's recommendation that the applications be approved. Community engagement included: o circulation of a preliminary notice letter to owners of property within 120m of the subject site; o installation of billboard notice sign on the property; o a developer -led Neighbourhood Meeting (July 28, 2021) o a City -led Neighbourhood Meeting (October 6, 2021); o discussions with interested members of the public; Page 151 of 256 o notice letter advising of the public meeting was circulated to all property owners within 240 metres of the subject site, those who responded to the preliminary circulation and those who attended the Neighbourhood Information Meeting; and, o notice of the public meeting was given in The Record on February 11, 2022. • This report supports the delivery of core services. EXECUTIVE SUMMARY: Cantiro King General Partner Ltd. is seeking Official Plan and Zoning By-law amendments to build a proposed purpose-built rental development comprised of a 25 storey mixed use building with 231 residential units with retail/commercial proposed at grade and residential units above. The development proposes structured parking below grade (two levels) and above grade in the second level of the podium. A total of 108 parking spaces are proposed. The owner is seeking a partnership with the Grand River Hospital Foundation (GRHF) to provide several units for exclusive use of patient's families while seeking care at the hospital. 1-. CO �ER�ERTSr T 01� 4U A-, Q� A:, SUBJECT AREA 0"' WA G\-TE�ST Figure 1 - Location Map: 890-900 King St. W. REPORT: The subject lands are located at the corner of Pine Street and King Street West, directly across the street from Grand River Hospital (see Figure 1). The subject lands are comprised of two separate properties (890 King Street West and 900 King Street West) which are proposed to be consolidated for the purpose of redevelopment. 890 King Street West was recently used as a private surface parking lot and prior to that, was formerly used as a gas station until 1993. 900 King Street West was a three storey walk up office building previously used as a medical office. This building has Page 152 of 256 since been demolished. The subject lands are contaminated and are being remediated through the Region of Waterloo's Brownfield Incentive program. The remediation work has commenced. The surrounding area includes a mix of land uses including commercial, mixed use, residential and institutional. Surrounding land uses include a medical commercial building to the north, commercial buildings to the west, Pine Street to the east and Grand River Hospital located on the opposite site of King Street. Immediately adjacent to the subject lands, located within the King Street right-of-way, is the Grand River Hospital LRT ION transit stop. Official Plan Amendment and Zoning By-law Amendment Applications The purpose of this amendment is to add a Special Policy to the K -W Hospital Secondary Plan in the 1994 Official Plan and to amend Map 18 — K -W Hospital Secondary Plan to increase the maximum permitted density on the lands, municipally known as 890-900 King Street West, to facilitate the redevelopment for a 25 storey, mix use building with ground floor commercial, 231 residential units and 108 parking spaces. To implement the proposed development, an Official Plan Amendment (OPA) is required. The OPA is requesting that the subject lands have a maximum Floor Space Ratio of 10.1 whereas policy 13.7.3.5 of the K -W Hospital Neighbourhood Secondary Plan limits density to a Floor Space Ratio (FSR) of 4.0. In addition to the OPA, a Zoning By-law Amendment (ZBA) is required. The subject lands are zoned High Intensity Mixed Use Corridor Zone (MU -3) as per Schedule 75 of Zoning By-law 85-1. To permit the proposed development the applicant is requesting to maintain the High Intensity Mixed Use Corridor Zone (MU -3), but add site-specific provisions to implement the proposed development. These include seeking permission to: • amend Section 55.2.2.2 a) of Zoning By-law 85-1 to permit a rear yard setback from the west property line of 0.70m, whereas 14.Om is required. • amend Section 55.2.2.2 a) of Zoning By-law 85-1 to permit a side yard setback from Dodds Lane of 0.60m, whereas 1.50 m is required. • amend Section 55.2.1 of Zoning By-law 85-1 to permit a maximum Floor Space Ratio of 10.1 for the proposed building, whereas a maximum of 4.0 is permitted. • amend Section 55.2.1 of Zoning By-law 85-1 to implement a maximum building height of 81.0 metres and 25 storeys, whereas the current by-law does not contain a maximum height restriction. • amend Section 6.2.1 a) to permit parking at a rate of 0.71 per unit for Dwelling Units, greater than 51.0 sq.m. in size. • amend Section 6.2.1 a) to permit parking at a rate of 0.165 per unit for Dwelling Units less than 51 sq.m. in size. • amend Section 6.2.1 b) vi) B) to permit Visitor Parking at a rate of 10% of required parking. Visitor parking is to be shared with commercial uses. • amend Section 6.2.1 a) to allow non-residential uses without a minimum parking requirement; and • allow for canopies and stairs within 0.0 metres from the King Street property line. Page 153 of 256 Development Concept Figure 2 — Concept Plan of King Street Elevations The conceptual plan is illustrated in Figure 2 above. It consists of a base/podium, tower and top. The podium is 3 storeys in height and covers most of the site. The first floor is proposed to consist of retail/commercial uses at grade along the frontage of King Street West and Pine Street. Several entry points to commercial units are along King Street, at the corner of King Street West and Pine Street, and along a portion of the Pine Street frontage. The main floor has a 4.5m interior ceiling height with large windows along most of the frontage of King and Pine Streets. Elements such as rolling garage doors are being considered along the frontage to allow the businesses to spill out onto the outdoor patio/landscaped area along the King Street West frontage. The main entryways to the commercial and residential component of the development will be clearly defined with signage, alternative exterior finishes and canopy structures over each pedestrian entrance. The main access to the residential component of the development is off King Street. The lobby area includes access to elevators, a parcel room, mail room, common amenity area and an office area. Also on the main level are garbage and recycling areas (with collection off of Dodds Lane). The garbage/recycling pick up area will double as a loading area for residents moving in and out of the building and to service the commercial/retail units. Service areas and the building transformer are located at the back of the building and screened from view from King and Pine Streets. Storage lockers, bike maintenance, a dog washing station and mechanical room are also provided on the main level of the podium. Page 154 of 256 The primary vehicular access leading to the underground parking garage is from King Street. Bicycle parking is provided in a secure room for residents on the main level as well as in the second level of the podium. Bicycle parking for public use will be included on the site plan during the detailed Site Plan process. The second storey of the podium is for parking. Vehicular access to the second storey parking is from Dodds Lane. There are 34 parking spaces along with a bike room that are accessed by residents either through an internal staircase or elevators. Large windows are extended up to the top of the second floor and provide views out of the building. Parking planned on the second -floor podium will be screened so it is not seen from the street. The third storey of the podium level is for several hospital foundation units as well as office and amenity/lounge space. The hospital foundation units would house family members of those seeking overnight or extended care at the hospital. Floors four through twenty-four make up the compact point tower portion which is stepped backed from the podium and offset to be closer to the corner of Pine and King Streets. The tower contains 231 residential units. A mix of unit sizes are proposed including studios, one -bedroom and two- bedroom units. Each unit is proposed to have a private balcony. All units are proposed to be rental tenure. The twenty fifth storey is the top of the tower. The floorplate of the twenty fifth storey is stepped back, and it provides a common amenity space for all residents of the building. The common amenity space consists of a fitness room and lounge/cafe/kitchen. A covered outdoor terrace is planned to overlook King and Pine streets and provides views overlooking the hospital and residential areas to the west of the site and to the south towards downtown Kitchener. The proposed development prioritizes shared communal space (indoor and outdoor) which will provide residents with an opportunity to socialize. Planning Analysis: Provincial Policy Statement, 2020: The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. The PPS sets out policies to consider in building strong healthy communities. The PPS is supportive of efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term and communities that accommodate an appropriate range and mix of land uses, while promoting compact and efficient development patterns that minimize land consumption and make better use of infrastructure. The goal of the Provincial Policy Statement (PPS) is to provide a vision for land use planning in Ontario that encourages the efficient use of land, resources and public investment in infrastructure. A mix of land uses are encouraged to provide choice and diversity. A variety of transportation modes that will facilitate pedestrian movement, require less reliance on the automobile, and increase use of public transit is encouraged as a means of creating more sustainable, livable and healthy communities. The PPS encourages development that will provide for long-term prosperity, environmental health and social well-being. The PPS provides that settlement areas shall be the focus of growth and development, and their vitality and regeneration shall be promoted. Land use patterns within settlement areas shall be based on densities and a mix of land uses which efficiently use land and resources. Page 155 of 256 The PPS requires municipalities to promote healthy, livable, and safe communities by accommodating an appropriate range and mix of residential, park and other uses to meet the long term needs of the community and to encourage compact, mixed-use development that incorporates compatible employment uses to support liveable communities. Provincial land use policies establish a framework that supports transit supportive development within Urban Areas of the Region. Sections 1.1.3.2 and 1.4.3 of the PPS require land use patterns within settlement areas to be based on densities and a mix of land uses that make efficient use of land and resources, which are transit -supportive and support active transportation, and provide for an appropriate range and mix of housing options and densities to meet projected market-based and affordable housing needs of current and future residents. Moreover, 1.4.3e) directs municipalities to require transit -supportive development and prioritizing intensification in proximity to transit, including corridors and stations. Planning staff is of the opinion that the proposed applications are consistent with the PPS as they will facilitate the redevelopment of the subject property with a compact mixed-use development that is located within the Midtown Major Transit Station Area (MTSA), an identified intensification area in the Official Plan (OP). The property is adjacent to the Grand River Hospital LRT station. No new public roads will be required for the proposed development and Engineering staff has confirmed there is capacity in existing infrastructure to support the proposed development. This proposal better utilizes the subject lands as it will bring in a range of uses, including a new purpose-built rental housing option, in a form that is transit supportive and included active uses at grade, secured bicycle parking, and reduced parking rates. Growth Plan for the Greater Golden Horseshoe (Growth Plan), 2020 The Growth Plan identified and delineated built up areas as key focus areas for intensification to make efficient use of land and infrastructure to support transit viability and provide flexibility to capitalize on new economic and employment opportunities while ensuring the provision of a full range of housing options to accommodate a range of incomes and household sizes all as part of a complete community. Growth within settlement areas is focused on locations with existing or planned transit, with a priority on higher order transit where it exists or is planned. Complete communities feature a diverse mix of land uses, including residential and employment uses, and convenient access to local stores, services, and public service facilities. They also have convenient access to a range of transportation options, including options for the safe, comfortable, and convenient use of active transportation. Within complete communities, developments must be of a high quality compact built form with an attractive and vibrant public realm which includes public open spaces. Furthermore, Section 2.2.4 of the PPS requires MTSAs to be planned for a minimum density of 160 residents and jobs combined per hectare for those that are served by light rail transit. The ION light rail transit system is a Priority Transit Corridor. The subject lands are within several metres the Grand River Hospital ION station. Within all MTSAs, development will be supported, where appropriate, by planning for a diverse mix of uses, including second units and affordable housing, to support existing and planned transit service levels; by providing alternative development standards, such as reduced parking standards; and by prohibiting land uses and built form that would adversely affect the achievement of transit - supportive densities. Lands adjacent to or near existing and planned frequent transit should be planned to be transit -supportive and supportive of active transportation and should be comprised of a range of uses and activities. Page 156 of 256 It is the opinion of staff that the proposed applications are in conformity with the Growth Plan. The development of the subject lands with a high density mixed-use building - including partnering with Grand River Hospital to provide a suite of rooms for families of loved ones needing care from out of town - will contribute to the number of jobs and housing options within the MTSA and near the City's Urban Growth Centre, Uptown Waterloo, and Grand River Hospital. An underutilized surface parking lot will be redeveloped with an intensive mix of land uses, including a new housing option. The redevelopment of these lands will make better use of existing and new infrastructure such as the ION light rail transit, and is appropriate for a MTSA. The proposed development is located within an area planned for intensification. The Growth Plan prioritizes intensification within strategic growth areas which include both Major Transit Station Areas and brownfield sites, both of which applies to the subject lands. The proposed development meets the criteria of the Places to Grow Policy by planning a development for intensification within a Major Transit Station Area that is of an appropriate scale to support the transit infrastructure and utilizes existing services. Regional Official Plan (ROP): The Regional Official Plan (ROP) supports a Planned Community Structure based on a system of Nodes, Corridors and other areas that are linked via an integrated transportation system (ROP objective 2.1 and 2.2). Components of the Planned Community Structure include the Urban Area, nodes, corridors, and other development areas including Urban Growth Centers (UGC) and MTSAs. The subject lands are within a MTSA and in the Midtown PARTS plan area of the City of Kitchener. Increased densities in the form of a mix of residential, office, institutional and commercial development is encouraged within the MTSAs. The Region is supportive of the increase in density on site and the mixed-use nature of the proposal. This area contains the physical infrastructure and community infrastructure to support major growth, including transportation networks, municipal drinking -water supply systems and municipal wastewater systems, and a broad range of social and public health services. It is also well -served by the existing public transportation system including bus and light rail rapid transit, including a transit station stop immediately in front of the property on King Street. For these reasons, lands within the Urban Area have the greatest capacity to accommodate growth and serve as the primary focus for employment, housing, cultural and recreational opportunities in the region. Within the Urban Area, most of the Region's future growth will be directed to Urban Growth Centres, MTSAs, Reurbanization Corridors, Major Local Nodes and Urban Designated Greenfield Areas. In general, these areas will be planned to create a more compact urban form with a greater mix of employment, housing, and services in close proximity to each other. The proposed mix of residential, office, and commercial uses are proposed at a density that will support transit and make more efficient use of the subject lands than an underutilized parking lot and former office building would. MTSAs are planned to be developed to achieve increased densities that support and ensure the viability of existing and planned rapid transit service levels and a mix of residential, office, institutional and commercial development, wherever appropriate. Regional Planning staff has no objections to the proposed applications. The Region is currently undergoing a review of its Official Plan including the delineation of MTSA boundaries, which have been endorsed by Regional Council. The subject lands are within the draft MTSA boundaries that will be outlined in the ROP. Planning staff is of the opinion that the applications conform with the ROP as this site is appropriate for the increases in density being sought due to its proximity to the Grand River Hospital Transit ION station. Page 157 of 256 City Policy Considerations: City Official Plan (OP) The subject Iands,890-900 King Street West, are located at the north easterly corner of King Street West and Pine Street. The subject lands are located within the designated Built -Up Area and are also located within a Major Transit Station Area. The lands are designated Mixed Use Corridor in the K -W Hospital Secondary Plan, which forms part of the 1994 Official Plan. The Mixed -Use Corridor designation in the K -W Hospital Secondary Plan encourages higher density, mixed use development and redevelopment. Maior Transit Station Area (MTSA) Official Plan The OP establishes an Urban Structure for the City of Kitchener. Policies direct growth and development within this intensification area. Intensification areas are targeted as the primary locations to accommodate most of the development or redevelopment within the City. According to Section 3.C.2.3 of the OP, Primary Intensification Areas include MTSAs. These intensification areas have been identified as the areas targeted to provide a range and mix of uses at higher densities than adjacent areas. The subject lands are located within a MTSA which include lands that are generally within a ten- minute walking radius around the location of an ION station. Section 3.C.2.17 of the OP indicates that the planned function of MTSAs is to support transit and rapid transit. This is a key principle when focusing on where to accommodate growth through development, as growth is intended to support existing and planned transit including rapid transit service levels. The MTSA is integral in providing connectivity of various modes of transportation to the transit system; achieving a mix of residential, office and commercial development, and achieving streetscapes with a built form that is pedestrian -friendly and transit -oriented. In the opinion of staff, the proposed mixed-use development supports the planned function of a MTSA. The proposed uses will result in intensification of a currently underutilized parcel of land near a range of transit options, including ION. Supporting transit usage is a key objective for lands within the MTSA, and as such the proposed development has been designed at a density to support higher order transit. The site will contain several Transportation Demand Management (TDM) measures which encourage other modes of transportation, besides the automobile, with a focus on active transportation including walking and cycling. As a predominant location between Uptown Waterloo and Downtown Kitchener and along the ION transit route, the site is also located within a Mixed Use Corridor which has also been identified for intensification to direct development away from surrounding low rise residential neighbourhoods and into the station areas. In accordance with Section 3.C.2.19 of the OP, the Midtown PARTS Plan has been adopted by Council, but has not been implemented through an OPA. However, the City is currently in the process of conducting its Neighbourhood Planning Review (NPR) which is intended to implement the recommendations of the PARTS Plan. It is important to note that the NPR project has commenced but has not been finalized as this is closely tied to the ROP Review and the final delineation of the MTSAs in the ROP. Therefore, this study is on hold until the ROP review is completed. Until such time as Station Area Plans are completed, any development application submitted within a MTSA will be reviewed generally in accordance with the Station Study Areas contained in the City's PARTS Project Plan and Background Report. Section 3.C.2.22 of the OP establishes criteria for development within a MTSA. The proposed high-density mixed-use development supports the planned function of the MTSA by employing several TDM measures, is within proximity to existing public transit facilities, provides on-site amenities together with intensive residential, office and Page 158 of 256 commercial uses that will activate the streetscapes and that are both pedestrian and transit friendly. The proposed development is at a scale and intensity that is appropriate for lands located within a MTSA. Urban Structure The planned function of a MTSA, in order to support transit and rapid transit, is to: a) provide a focus for accommodating growth through development to support existing and planned transit and rapid transit service levels; b) provide connectivity of various modes of transportation to the transit system; c) achieve a mix of residential, office (including major office), institutional (including major institutional) and commercial development (including retail commercial centres), wherever appropriate; and, d) have streetscapes and a built form that is pedestrian -friendly and transit -oriented. In addition, MTSAs on priority transit station corridors shall be planned with a minimum density target of 160 residents and jobs combined per hectare for those served by light rail transit. Planning staff are recommending approval of these applications as these types of redevelopment proposals will help achieve minimum target levels. Housin Section 4. 1.1 of the OP, as one of the City's objectives concerning the provision of housing options, directs staff to provide for an appropriate range, variety and mix of housing types and styles, densities, tenure, and affordability to satisfy the varying needs of our community through all stages of life. The application for the high-density mixed-use development will provide for a variety of housing options including rentals of studio, one-, and two-bedroom units thereby meeting this policy direction of the OP. Section 4.1.4 also directs the location and integration of housing opportunities with local stores and services that are accessible by active transportation and public transit. The subject lands will integrate office and retail uses with the proposed residential uses. The site is located within a MTSA and therefore has access to higher order transit and will also provide for active transportation through the provision of bicycle storage and pedestrian and cycling linkages to nearby trails and the neighbourhood at large. Urban Design Chapter 11 of the City's OP outlines policies with respect to the direction and criteria used for urban design. To address these policies, a checklist was submitted in support of the development proposal. Policy 11 C.1.30 provides direction for the Site Plan Control process for elements that must be incorporated into the site design. These include a design that provides for a high-quality public realm, safe site circulation for all modes of transportation, site servicing components are functional but screened from view from the public realm, landscaping, site signage be integrated into the design, nighttime visibility, and safety. Policy 11.C.1.31. directs that new buildings are designed to enhance pedestrian usability, respect, and reinforce human scale, create attractive streetscapes, and contribute to rich and vibrant urban places. Policy 11.C.1.32 states that the City will require special design consideration for buildings located at priority locations. Page 159 of 256 Policy 11.C.1.33. encourages attractive building forms, compatible with surrounding buildings, infill development that contributes to the neighbourhood character, architectural innovation, and a high standard of building designs for buildings located at priority locations. In the opinion of staff, the proposed development satisfies the criteria outlined in Section 11 of the OP. the criterion for evaluation includes Streetscape; Skyline; Safety; Universal Design; Priority Locations; Site Design; and Building Design, Massing and Scale Design. The proposal includes upgrades and improvements to adjacent streetscapes to improve the public realm. The proposal includes a high-rise tower that has been evaluated with respect to the Guidelines for Tall Building Design (Urban Design Manual) and the 25 storey height of the building will provide visual interest and variation which is consistent with other high-rise proposals that have either been approved or are under evaluation with respect to the City's skyline. The floor plate is smaller to mitigate the effects of shadow. Safety and universal design are principles always considered in good site design. Given the location of the subject site within the LRT corridor a higher level of urban design is expected and has been incorporated in the overall site and building design. Wind, Shadow and Traffic Impact and Tall Buildings analyses have all been undertaken to inform building, site design, massing, and scale design of the site to promote compatibility and good planning. Final design considerations will be confirmed through the site plan approval process. Policy Framework Policy 16.D.1.4 of the OP directs that certain policies of the OP are applicable in Secondary Plan areas. Parts A, B, C, E and F of the OP are applicable policies that apply to lands within a Secondary Plan. Therefore, although the Secondary Plans have not been updated as part of the OP in the 2014, all Secondary Plans listed in Policy 16.D.1.3 including the K -W Hospital Secondary Plan, which affects these lands, are still subject to these Sections of the OP which means that the OP policies also apply to the Secondary Plan areas. K -W Hospital Secondary Plan The subject lands are currently designated as Mixed Use Corridor in the K -W Hospital Secondary Plan, which forms part of the Official Plan. Secondary Plans that are originally part of the 1994 OP, were not revised as part of the adoption of the OP in 2014 and are currently under review as part of the Neighbourhood Planning Review (NPR) with the intention of being revised as part of a separate comprehensive planning process. Therefore, the Secondary Plan policies of the K -W Hospital Secondary Plan continue to apply to the subject lands and will be amended through this process. The Mixed Use Corridor land use designation in the K -W Secondary Plan currently permits a maximum FSR of 4.0. Lands within this designation are primarily intended to serve the adjacent residential neighbourhoods and employment areas and allow for intensive transit supportive development such as the development proposed by the applicant, which will include a mix of office and commercial and retail uses together with a variety of residential uses and tenure types including affordable housing, as well as rental and condominium development. The intensification of this and other sites within the corridor is intended to support higher order transit. The high intensity mixed use development proposed for the subject lands will implement this policy direction of the K -W Secondary Plan through its provision of residential use as well as the commercial/retail employment uses on the lands that are being proposed for higher densities that will support transit. Mixed Use Corridors generally have strong pedestrian linkages to and from the surrounding residential neighbourhoods and this development proposes to support those linkages. The subject lands have the benefit of being in proximity to Uptown Waterloo and Downtown Kitchener meaning the full range of amenities are available within walking or biking distance. This includes: • Major employers (Grand River Hospital, Sun Life, etc.); • Food stores (Central Fresh Market — 700 m; Vincenzo's — 700 m; Valu -Mart, 1.3 km); Page 160 of 256 • Schools (King Edward Public School, Kitchener Waterloo Collegiate and Vocational School); • Trails; • Restaurants; • Retail; and • Recreation. The current policy framework of the City under the K -W Hospital Plan permits mixed development at floor space ratio of 4.0 whereas the proponent is requesting 10.1. These policies pre -date a number of policy documents including the current Provincial Policy Statement, the current Growth Plan, the current Regional Official Plan and the 2014 City of Kitchener Official Plan. When the City's Official Plan was updated in 2014, the Secondary Plans, including the K -W Hospital Plan, were deferred in order to complete more detailed PARTS planning and the related Neighbourhood Review process. These Secondary Plans are in the process of being updated, with final approval pending the Regional review of its Official Plan which is currently underway. To implement the proposed mixed-use development, an amendment to the Secondary Plan is required to increase the Floor Space Ratio from 4.0 to 10.1. This increase is appropriate given the location within a Major Transit Station, the adjacency to the Grand River Hospital ION stop, the location along a major Regional Road, and the ability to design the site in a manner which minimizes impacts on surrounding development. The subject lands do not directly abut low-rise residential development and are separated from the closest low-rise residential properties by Dodds Lane and other non-residential uses. It has been demonstrated the increased density across from the ION stop is supportable and compatible with the objectives of the PARTS Plans. The proposed development is consistent with the Provincial Policy Statement and conforms to the Growth Plan and the Region of Waterloo Official Plan. The proposed development implements broader policy direction as it relates to implementation, and reflects the City's 2014 Official Plan, which identifies Major Transit Station Areas as primary intensification areas. The subject lands are also a Brownfield site. Brownfields are also considered priorities for redevelopment. The City's intensification areas are intended to provide for a broad range and mix of uses in an area of higher density and activity than surrounding areas. As noted in Policy 3.C.2.17 of the Official Plan, the planned function of Major Transit Station Areas, in order to support transit and rapid transit, is to: a) provide a focus for accommodating growth through development to support existing and planned transit and rapid transit service levels; b) provide connectivity of various modes of transportation to the transit system; c) achieve a mix of residential, office (including major office), institutional (including major institutional) and commercial development (including retail commercial centres), wherever appropriate; and, d) have streetscapes and a built form that is pedestrian -friendly and transit oriented. The proposed development will support existing rapid transit service levels by providing development immediately adjacent to an existing transit stop. The proposed development provides housing adjacent to a major employer (Grand River Hospital) allowing future residents to walk to work. The development incorporates bicycle parking and will support active transportation. The development includes a mix of uses and has a streetscape and built form that is pedestrian -friendly. The Official Plan acknowledges that Major Transit Station Areas may include lands within stable residential neighbourhoods which are not the primary focus for intensification. The subject lands are outside of the stable residential neighbourhood and are already designated and zoned for high density development. Page 161 of 256 The City's Growth Management Strategy The strategy outlines where new development will take place within our city to ensure it is complementary to our community priorities and aligned with our future infrastructure investments. As it relates to the subject lands, a Priority `A' rating has been assigned, which means the City will actively work on applications towards an approval. PARTS Midtown Plan The subject lands are located within the PARTS Midtown Plan, which is a guiding document that made recommendations for land uses around rapid transit station areas. The Midtown Plan made recommendations for amendments to the Secondary Plans within the MTSA, which have not yet been implemented. One of the principal recommendations was to protect stable neighbourhoods by directing growth in the areas such as the Mixed -Use Corridors. As the subject lands are situated adjacent to the Grand River Hospital LRT station, higher density is appropriate, and it will help support transit use. Additionally, the PARTS Midtown recommended that transition regulations be implemented in zoning by-laws to protect the transition of higher density development adjacent to stable neighbourhoods. One of the key strategies is to ensure buildings are scaled to integrate within their surroundings by locating taller elements closer to the transit stops. Create a smooth transition in height down to established neighbourhoods. The tower is designed to shift massing and height closest to the transit stop and directly opposite to the commercial building in behind which is located off Pine Street. This combined with a 3 storey podium ensures transition occurs between the proposed development, the commercial lands directly behind and the residential dwellings of the Mary/Pine neighbourhood. Neighbourhood Planning Review Proposed Zoning Properties located within Secondary Plans are undergoing Neighbourhood Planning Reviews which includes updates to the Official Plan/Secondary Plans and to the proposed Zoning By-law. The City of Kitchener's recently updatedZoning By-law (2019-051) does not include lands within anticipated MTSAs or within Secondary Plan areas. As part of the NPR, the city has prepared proposed amendments to the Zoning Bylaw 2019-051, but these have not yet been considered by Council and may be subject to change. The draft zoning regulations are available on the City of Kitchener website and the proposed development is identified as a MIX -3: Medium to High Rise Mixed Use Three Zone — which plans to accommodate a variety of uses within mixed use buildings and mixed-use developments at a medium to high density. If approved, it is anticipated that the site-specific zoning contemplated in the Zoning By-law Amendment to By-law 85-1, would be carried forward into a future stage of Zoning By-law 2019-051. Urban Design Manual - Tall Buildings Guidelines Tall Buildings Guidelines are in the Urban Design Manual. The objective of this document is to: • achieve a positive relationship between high-rise buildings and their existing and planned context; • create a built environment that respects and enhances the city's open space system, pedestrian, and cyclist amenities and streetscapes; • create human -scaled pedestrian -friendly streets, and attractive public spaces that contribute to livable, safe, and healthy communities; • promote tall buildings that contribute to the view of the skyline and enhance orientation, wayfinding and the image of the city; • promote development that responds to the physical environment and microclimate and the natural environment through design, including four season design and sustainability; and Page 162 of 256 • promote tall building design excellence to help create visually and functionally pleasing buildings of architectural significance. The proposed development has been designed with these objectives in mind. Urban Design staff has confirmed that the proposed tower is generally consistent with and meet the overall intent of the guidelines. Tower separation, wind, shadow analyses are acceptable and consistent with the UDM. Detailed design elements will be implemented at the site plan approval stage. Zoning By-law Amendment A Zoning By-law Amendment has been submitted with this report to rezone the subject lands from High Intensity Mixed Use Zone (MU -3) to High Intensity Mixed Use Zone (MU -3) with special regulation provision 775R to accommodate the proposed development. Each of the recommended site-specific zoning provision is discussed in greater detail below. 1. Reduced rear yard setback of 0.73 whereas 14.0 m is required The applicant is seeking relief from Section 55.2.2.2 a) of the Zoning By-law to permit a rear yard setback from the west lot line of 0.73m. The setback applies to the 3 storey podium only as the tower is setback more than 17m from the property line. Tall mixed use developments are often comprised of a tower with a podium at the bottom. The intent of the rear yard setback is to create a separation from the neighbouring properties. Although the west property line is considered the rear yard in accordance with the Zoning By-law definition, it functions more as a side yard. The adjacent use at 904 King Street West is a Traction Powered Sub Station (TPSS). This land is owned by the Region of Waterloo and is a site that is required to power the LRT. As such, the TPSS provides additional separation between the proposed development and any development planned further west of the property. 2. Increased Floor Space Ratio of 10.1 whereas a maximum of 4.0 is permitted The applicant is seeking permission to amend Section 55.2.1 of Zoning By-law 85-1 to permit a maximum Floor Space Ratio of 10.1 for the proposed building, whereas a maximum of 4.0 is permitted. The increase to the Floor Space Ratio is appropriate for sites located within a MTSA and adjacent to an ION station. The additional Floor Space on site will accommodate additional floor area, which will be used for office, commercial, and residential uses. Concentrating high density developments adjacent to ION stations supports the significant investment that has been made in the Region of Waterloo's Rapid Transit System and is in alignment with Provincial, Regional and local policy that directs intensification to MTSAs as a priority. 3. A parking rate of 0.71 spaces per unit for Multiple Dwelling Units and 0.165 spaces per unit for Multiple Dwelling Units less than 51 sq. m The applicant is seeking permission to amend Section 6.2.1 a) to permit parking at a rate of 0.71 per unit for Multiple Dwelling Units, and 0.165 spaces per unit for Multiple Dwelling Units less than 51 sq.m. in size. The OP supports parking reductions for sites that are well served by transit and particularly by the LRT. Parking at a rate of 0.71 per unit is being requested due to the site being located adjacent to the Grand River Hospital ION station. It is anticipated that the residents will utilize existing transit and active transportation as primary modes of transportation. A Parking Justification Report has Page 163 of 256 been prepared and submitted to support the parking rate proposed as part of the ZBA and has been reviewed by Transportation staff. The Zoning By-law permits reduced parking for units less than 51 sq.m. in size for a maximum of 40% of the total units. A special regulation is proposed that would allow the reduced rate to apply to all units less than 51 sq.m. in size. This increase is being recommended given the TDM measures and proximity to high order transit options. 5. A visitor parking rate of 10% of required parking. The applicant is seeking permission to amend Section 6.2.1 b) vi) B) to permit Visitor Parking at a rate of 10% of required parking. Visitor parking is to be shared with commercial uses. By-law 2019-051 — Kitchener's new Zoning By-law — allows for shared parking arrangements in mixed use developments. The By-law does not apply to these lands, so the regulation does not apply. The 10% visitor rate is consistent with the required visitor parking for MIX zoned lands in By-law 2019-051. The City of Kitchener has also approved other applications seeking a 10% visitor parking rate. This is to recognize the fact that as overall parking is proposed to be reduced, it is appropriate to also consider reductions to visitor parking rates as visitors will be able to access the site through alternative modes of transportation. 6. Permitting commercial/retail uses without a minimum parking requirement The applicant is seeking permission to amend Section 6.2.1 a) to allow commercial/retail uses without a minimum parking requirement. The visitor parking is proposed to be shared between the residential visitor and commercial uses as noted above. It is not anticipated that the ground floor commercial/retail area will generate a significant amount of vehicular traffic. Secure bike parking is proposed for employees of the commercial units and outdoor bicycle parking will be provided for public use. 7. Permitting Hotel Parking at a rate of 0 spaces per guest room. The applicant is seeking permission to amend Section 6.2.1 a) to permit Hotel Parking at a rate of 0 spaces per guest room. The owners are seeking a partnership with the Grand River Hospital Foundation (GRHF) for the provision of suites and office space for exclusive use by GRHF to accommodate family and caregivers for those seeking treatment at the Grand River Hospital. To that end, GRHF has confirmed that there is parking available at the hospital and that no parking is required at the subject lands. The GRHF residential units would be considered a Hotel use under the Zoning By-law. In summary, to implement the proposed development plan, several site-specific regulations are being recommended given context, site location and proximity to the LRT. Staff recommend that the proposed Zoning By-law amendment be approved as shown in Appendix "C". Technical Analysis Traffic Study/Transportation Demand Management (TDM) and Parking Reduction Justification A Traffic Study, TDM and Parking Reduction Justification study was submitted to understand and assess the transportation context and infrastructure to support the proposed applications for the site. Page 164 of 256 The main conclusions reached are as follows 1. During weekday morning and afternoon periods, the proposal is estimated to generate 50 and 45 vehicle trips, respectively; 2. The site is well located for travel by transit and active transportation; 3. Bicycle parking on-site will be provided beyond current requirements; and 4. TDM measures will be incorporated into the proposal to encourage travel alternatives by transit, walking and cycling including: • Indoor secure bike parking, • Unbundled parking, and • Inclusion of a carshare vehicle on-site. In summary, based on the proposed TDM measures and the site context, the proposed development is well suited to serve pedestrians, cyclists, car share users and transit users, and as a result, the proposed parking justification is appropriate. Shadow Impact Study A Shadow Impact Analysis was completed to determine any impact that the proposed building design may have on nearby residential areas. The study provided an assessment for three periods during the day including 10:00am, 1:00pm and 4:00pm shadows for the months of March, June, September and December. The study identified that any proposed shadows cast by the tower fall within acceptable ranges for the three critical time periods of March, June, and September. During December, however, the effect of shadow is more apparent. This is a common occurrence at this time of year where the sun's angle is at its lowest and shadows cast further as a result. Winter is the least critical period because people spend most of their time indoors. Additional shadow impact was undertaken to address concerns of residents. It, too, has shown that the effects are minimal. Staff has considered the study and is generally satisfied with the results. At least five (5) hours of cumulative direct sunlight is maintained. Wind Impact Study A Pedestrian Wind Assessment was prepared for the subject lands by RWDI, dated March 26, 2021. RWDI utilized the local wind climate, surrounding buildings and experience with wind tunneling testing in their analysis. The study concluded that no unsafe or uncomfortable conditions are expected. The Wind Assessment provides the following recommendations: • Wind control concepts for the commercial entrances. • Additional wind control measures to provide appropriate conditions for outdoor dining • Rooftop terrace requires strategically located vertical wind screens and/or planters to protect the more sensitive passive use areas. • A wind tunnel study is recommended to quantify these wind conditions and to refine any conceptual wind mitigation measures presented in the Wind Assessment. This study has been reviewed and accepted by City staff. Any of the recommendations noted above are to be carried out as part of Site Plan approval. Noise and Vibration Study Page 165 of 256 A Noise and Vibration Impact Study was prepared for the subject lands by RWDI. The following noise control measures are recommended for the proposed development: Installation of central air- conditioning; the inclusion of noise warning clauses; and suite bedroom window glazing with minimum sound isolation performance of STC 36 for the south fagade. The potential vibration impacts due to the adjacent Grand River Transit ION Light Rail line was evaluated. No mitigation measures for vibration are recommended as measured levels of the Light Rail Transit passes were below applicable limits. The study recommends that the building design be further evaluated through detailed design to ensure that the acoustical design is adequately implemented to meet applicable criteria. Regional staff has reviewed the study and concur with the recommendations to undertake a detailed assessment at the site plan stage. A holding provision has been proposed at the request of Regional staff. It will have to be lifted, prior to site plan approval. Heritage Conservation The subject lands are not identified as being of cultural heritage value or interest by the City of Kitchener and do not contain any significant built heritage resources which are designated or `listed' under the Ontario Heritage Act. Servicing Considerations A Functional Servicing Report and Stormwater Management Report were prepared in support of the proposed redevelopment. The purpose of this report is to document servicing, grading and stormwater management opportunities and constraints for the subject lands. The conclusions of the study confirm that the proposed development can be adequately serviced by municipal water and sanitary infrastructure but there is no storm sewer. Plans are proposed to extend the storm sewer along Pine from Mary Street. Detailed design will be carried out as part of site plan approval. This conclusion has been corroborated by City Engineering staff. Site Plan Site Plan application SP22/011/K/BB to redevelop these lands with the concept described above was submitted in late 2021. The site plan was considered at SPRC Meeting of February 16, 2022. It is anticipated that approval in principle will be granted pending additional urban design review, overall improvements to building design, and pending Council's approval of the land use permissions. Staff has met with the project Architect, and the Project Planning Consultant on several occasions to provide input on the design of the site. Considerable improvements to the overall site and building design have occurred, including improved building elevations. Staff is generally satisfied with the building and site design. Department and Agency Comments: Preliminary circulation of the OPA and ZBA was undertaken on June 30, 2021, to applicable City departments and other review authorities. No major concerns were identified by any commenting City department or agency. Additional consideration will be addressed through the site development approval process. Copies of comments are found in Appendix `D' of this report. The following Reports and studies were considered as part of this proposed OPA and ZBA: • Planning Justification Report Prepared by: MHBC Planning, May 2021 Page 166 of 256 • Functional Servicing Letter Prepared by: Meritech Engineering, April 27, 2021 • Transportation Impact, Transportation Demand Management and Parking Justification Study Prepared by: Salvini Consulting April, 2021 • Sustainability Statement Prepared by SRM Architects Inc., April 16, 2021 • Noise & Vibration Study Prepared by: RWDI, March 30, 2021 • Shadow Study Prepared by: SRM Architects Inc., November 2, 2021 • Pedestrian Wind Assessment Prepared by: RWDI, March 26, 2021 NEIGHBOURHOOD COMMENTS AND STAFF RESPONSE: Planning staff received written submissions which are attached as Appendix "E". Comments were received following the initial circulation in July 2021 and at a Neighbourhood Meeting (NM) that was held on October 6, 2021. Approximately 37 individuals, including members of the media, attended the NM. Additional information on the comments received from community members during the consultation on these applications is described in greater detail below. Overall, comments received were generally understanding that development would take place but not at the scale and intensity being proposed. The primary issues raised were as follows: • Traffic - impact to surrounding road network • Parking — ensuring there is enough parking on-site • Compatibility — height too tall • Shadow impacts • Loss of privacy and overlook concerns • Affordable housing Traffic Traffic impacts associated with the development proposal was cited often by residents who live on Pine, Mary, and Herbert streets. To respond, the subject lands front onto both a Regional Road (King Street E.) and a Local Street (Pine Street). The principal access to the development is from King Street with a secondary access proposed off Dodd's Lane into the parking structure for visitor parking only. As a result, it is anticipated that most of the traffic generated from this development will use King Street thus avoiding direct travel through adjacent residential areas. Having access to King and Dodds Lane allows a split of the total traffic, keeping the majority off Dodds Lane at the request of comments received. The vehicle access does not dominate the fagade along King Street. The split ramp design limits ramping within the building on the ground floor, allowing more ground floor area to be used for active uses. King Street is designed to accommodate large volumes of traffic and can support the additional traffic proposed. Regional Transportation Planning staff has no concerns. While it is anticipated surrounding residential streets may experience some traffic associated with this development, Page 167 of 256 Transportation Planning staff has considered proposed traffic movements and volumes and is confident the operational capacities of these surroundings local roadways will not be exceeded. Parking Residents expressed concerns and wanted to ensure that adequate visitor parking be provided on site to avoid spillover parking onto surrounding neighbourhood streets. This is a common concern and one that staff is always trying to balance by encouraging TDM to reduce vehicle trip generation (and a need for lots of parking spaces) in favour of public transportation, cycling or walking. Staff is of the opinion this development proposal strikes a balance of providing on -street parking spaces and supporting TDM measures. Although a parking reduction is being sought, a total of 109 parking spaces will be provided while incorporating a number of TDM measures to promote and incentivize using other forms of transportation such as providing unbundled parking, transit passes, indoor cycling storage, car share spaces and active uses at grade to offset the reduction. Moreover, the location of the subject lands relative to the Grand River Hospital ION station and other retail and employment opportunities combined with the fact this is a mixed use proposal, will lead to walking, cycling, or taking public transit more often than driving for future residents of this development. The objective of TDM is to encourage a shift in behaviour from a car dominated culture towards one of using public transportation, cycling, and walking. Limiting the amount of parking helps to drive this change in behaviour. Staff is of the opinion that there is a balance of supplying enough parking for the development while providing a number of TDM measures to encourage use of public transit, cycling, and walking as this area of the community evolves and grows over the longer term. Compatibility There were a number of comments expressing concern with the compatibility of the proposal. Staff can appreciate and understand this sentiment as the proposal represents change for the area. It is acknowledged that much of the area is presently developed with low -to -mid rise forms of commercial/residential land uses. That is changing as there are several new developments underway including ones located at 690 King Street (6 storeys) and 607 King Street (Station Park — 18 to 44 storeys). Development along the King Street West Mixed Use Corridor, including existing development, recently approved developments, and current development proposals reflect the presence of LRT and the importance of providing transit supportive densities in MTSAs. Most of the lands situated within the King Street West Mixed Use Corridor have been targeted for planned growth, promoting a vision of mixed land uses of commercial/residential at a higher intensity, particularly for lands that have been consolidated into a larger parcel or do not directly back onto residentially zoned lands. The subject parcel of land would fall in the latter category as it backs onto a commercial zoned property developed with a six storey commercial building. The proximity of the subject lands to Grand River Hospital ION justifies higher density mixed-use developments to support the planned function of a MTSA. Moreover, despite the scale and density, the site has been designed to promote compatibility including a podium that is 3 storeys in height, pushed to the property edges and activated with commercial uses to provide a positive pedestrian -oriented streetscape and public realm. The tower will be step -backed from the podium so that the presence of height is minimized from the street level. The tower is shifted closer to the King and Pine Street intersection. The floor plate size of the tower is narrower to reduce impacts of wind and shadow, while promoting wayfinding and visual interest. The primary vehicular entrance/exit to the site is off King Street which is designed to carry large volumes of traffic thus vehicles do not have to travel directly through residential neighbourhoods. Shadow Impacts Given the proposed height of the building, many residents who live in the nearby residential neighbourhood are concerned with shadow impacts. The applicant prepared a Shadow Impact Page 168 of 256 Analysis, and this has been reviewed by the City's Urban Design staff. The study provided an assessment for three periods during the day including 10:00am, 1:OOpm and 4:OOpm shadows for the months of March, June, September and December. Additional shadow analysis was undertaken for earlier in the morning and into the evening hours at the request of residents. Staff has reviewed the data and support the findings of the analyses that shadow impact is minimal and acceptable based on evaluating criteria of the Tall Building Guidelines. Loss of Privacy/Overlook Concerns Some residents expressed concern for the potential of the loss of privacy with the introduction of a tall building to their community. Staff understand the concern, but it is important to note that the existing zoning permissions would permit a building of approximately 11-12 storeys in height located 1.5 metres from Dodd's Lane. The potential for overlook would still occur under the existing permissions scenario. This proposal however shifts the tower closer to King/Pine and Dodds Lane to create separation between low rise residential and the proposed tower and it brings the tower more in line with the commercial building directly behind. This measure, combined with the podium blocking views at the lower levels while incorporating inset balconies at the higher levels, will help to limit views and mitigate the concern. Affordable Housing Some residents raised the question of the provision of affordable housing. The development includes 231 purpose-built rental units comprised of a mix of studio, one and two bedroom units that will provide an immediate supply of rental housing within an intensification area identified in the OP. The residential density achieved through this development provides for a more affordable housing option than many existing housing options within the City's central neighbourhoods. The units will appeal to a broad demographic range including singles, families and seniors. Additionally, the proposal also includes a much-needed partnership with the GRHF to provide housing to families from out of town seeking medical care at Grand River Hospital. Planning Conclusions In considering the foregoing, staff are supportive of the proposed Official Plan Amendment and Zoning By-law Amendment to permit 890-900 King Street E. to be developed with a mixed-use building 25 storeys in height. Staff is of the opinion that the subject applications are in keeping with the objectives of the KW Hospital Secondary Plan, 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 applications be approved. STRATEGIC PLAN ALIGNMENT: This report supports the delivery of core services. FINANCIAL IMPLICATIONS: Capital Budget — The recommendation has no impact on the Capital Budget. Operating Budget — The recommendation has no impact on the Operating Budget. COMMUNITY ENGAGEMENT: INFORM — This report has been posted to the City's website with the agenda in advance of the Council / Committee meeting. Notice signs were posted on the property and information regarding the application posted to the City's website in the summer of 2021. Following the initial circulation Page 169 of 256 referenced below, an additional courtesy notice of the public meeting was circulated to all property owners within 240 metres of the subject lands, those responding to the preliminary circulation and who attended the Neighbourhood Meeting on October 6, 2021 and Notice of the Public Meeting was posted in The Record on February 11, 2022 (a copy of the Notice may be found in Appendix C). CONSULT — The OPA and ZBA were originally circulated to property owners within 120 metres of the subject lands on June 19, 2021. In response to this circulation, staff received written responses from 38 households, which are included in Appendix `E'. PREVIOUS REPORTS/AUTHORITIES: • Municipal Act, 2001 • Planning Act, R.S.O. 1990, c. P.13 • Provincial Policy Statement, 2020 • A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 • Regional Official Plan, 2010 • City of Kitchener Official Plan, 2014 • Kitchener Growth Management Strategy • Zoning By-law 85-1 & 2019-051 • City of Kitchener Urban Design Manual APPROVED BY: Readman, Justin - General Manager, Development Services APPENDIX Appendix A — Proposed Official Plan Amendment Appendix B — Proposed Zoning By-law Amendment Appendix C — Newspaper Notice Appendix D — Department and Agency Comments Appendix E — Community Comments Page 170 of 256 AMENDMENT NO. TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 890-900 King Street West Page 171 of 256 AMENDMENT NO. TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER 890-900 King Street West 1ill IWOVA SECTION 1 TITLE AND COMPONENTS SECTION 2 PURPOSE OF THE AMENDMENT SECTION 3 BASIS OF THE AMENDMENT SECTION 4 THE AMENDMENT Page 172 of 256 AMENDMENT NO. TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER SECTION 1 —TITLE AND COMPONENTS This amendment shall be referred to as Amendment No. XX to the 1994 Official Plan of the City of Kitchener. This amendment is comprised of Sections 1 to 4 inclusive and Schedule `A'. SECTION 2 — PURPOSE OF THE AMENDMENT The purpose of this amendment is to add a Special Policy to the K -W Hospital Secondary Plan in the 1994 Official Plan and to amend Map 18 — K -W Hospital Secondary Plan to increase the maximum permitted density on the lands, municipally known as 890-900 King Street West, to facilitate the redevelopment for a 25 storey, mix use building with ground floor commercial, 231 residential units and 108 parking spaces. The proposed development contains a single residential tower on top of a mixed use podium base. The tower has been oriented towards the intersection of King Street West and Pine Street. Ground floor commercial units are proposed facing King Street West and all parking is located underground or within the podium. The development contains a range of unit sizes and types. The primary vehicular access to the development will be from King Street West. A secondary vehicular access is provided from Dodds Lane which primarily provides access to the visitor parking. . SECTION 3 — BASIS OF THE AMENDMENT The subject Iands,890-900 King Street West, are located at the northeasterly corner of King Street West and Pine Street. The subject lands are located within the designated Built -Up Area and are also located within a Major Transit Station Area. The lands are designated Mixed Use Corridor in the K -W Hospital Secondary Plan, which forms part of the 1994 Official Plan. The Mixed -Use Corridor designation in the K -W Hospital Secondary Plan encourages higher density, mixed use development and redevelopment. The proposed development has been reviewed relative to applicable Provincial and Regional Policies. These policy documents provide the following direction: • The goals of the Provincial Policy Statement (PPS) is to provide a vision for land use planning in Ontario that encourages the efficient use of land, resources and public investment in infrastructure. A mix of land uses are encouraged to provide choice and diversity. A variety of transportation modes to facilitate pedestrian movement, less reliance on the automobile, and use of public transit is encouraged as a means of creating more sustainable, livable and healthy Page 173 of 256 communities. The PPS encourages development that will provide for long-term prosperity, environmental health and social well-being. • The PPS provides that settlement areas shall be the focus of growth and development, and their vitality and regeneration shall be promoted. Land use patterns within settlement areas shall be based on densities and a mix of land uses which efficiently use land and resources. • The proposed development is located within an area planned for intensification. The Growth Plan prioritizes intensification within strategic growth areas which include both Major Transit Station Areas and brownfield sites, both of which applies to the subject lands. The proposed development meets the criteria of the Places to Grow Policy by planning a development for intensification within a Major Transit Station Area that is of an appropriate scale to support the transit infrastructure and utilizes existing services. • The Region's Official Plan (ROP) states that most of the region's future growth should be directed to Urban Growth, Centres, Major Transit Station Areas, Reurbanization Corridors, Major Local Nodes and Urban Designated Greenfield areas. Generally, these areas should create a more compact urban form. • The ROP promotes medium and higher density development as close as possible to the transit stop to support higher frequency transit service and optimize transit rider convenience; The current policy framework of the City under the K -W Hospital Plan permits mixed development at floor space ratio of 4.0 whereas the proponent is requesting 10.1. These policies pre -date a number of policy documents including the current Provincial Policy Statement, the current Growth Plan, the current Regional Official Plan and the 2014 City of Kitchener Official Plan. When the City's Official Plan was updated in 2014 the Secondary Plans, including the K -W Hospital Plan, were deferred in order to complete more detailed PARTS planning and the related Neighbourhood Review process. These Secondary Plans are in the process of being updated, with final approval pending the Regional review of its Official Plan which is currently underway. In order to implement the proposed mixed-use development, an amendment to the Secondary Plan is required to increase the Floor Space Ratio from 4.0 to 10.1. This is increase is appropriate given the location within a Major Transit Station, the adjacency to the Grand River Hospital ION stop, the location along a major Regional Road, and the ability to design the site in manner which minimizes impacts on surrounding development. The subject lands do not directly abut low-rise residential development and are separated from the closest low-rise residential properties by Dodds Lane and other non-residential uses. It has been demonstrated the increased density across from the ION stop is supportable and compatible with the objectives of the PARTS Plans. The proposed development is consistent with the Provincial Policy Statement and conforms to the Growth Plan and the Region of Waterloo Official Plan. The proposed development implements broader policy direction as it relates to implementation, and reflect the City's 2014 Official Plan, which identifies Major Transit Station Areas as primary intensification areas. The subject land are also a Brownfield site. Brownfields are also considered priorities for redevelopment. Page 174 of 256 The City's intensification areas are intended to provide for a broad range and mix of uses in an area of higher density and activity than surrounding areas. As noted in Policy 3.C.2.17 of the Official Plan, the planned function of Major Transit Station Areas, in order to support transit and rapid transit, is to: a) provide a focus for accommodating growth through development to support existing and planned transit and rapid transit service levels; b) provide connectivity of various modes of transportation to the transit system; c) achieve a mix of residential, office (including major office), institutional (including major institutional) and commercial development (including retail commercial centres), wherever appropriate; and, d) have streetscapes and a built form that is pedestrian -friendly and transit oriented. The proposed development will support existing rapid transit service levels by providing development immediately adjacent to an existing transit stop. The proposed development provides housing adjacent to a major employer (Grand River Hospital) allowing future residents to walk to work. The development incorporates bicycle parking and will support active transportation. The development includes a mix of uses and has a streetscape and built form that is pedestrian -friendly. The Official Plan acknowledges that Major Transit Station Areas may include lands within stable residential neighbourhoods which are not the primary focus for intensification. The subject lands are outside of the stable residential neighbourhood and are already designated and zoned for high density development. An Official Plan Amendment is required to add a Special Policy to allow a maximum Floor Space Ratio (FSR) of 10.1 to facilitate the redevelopment of the subject lands with a mixed use development, 25 storeys in height, having 231 dwelling units and ground floor commercial floor space. The increase in FSR is required in order to implement the mixed-use development concept for the lands. It is noted that the podium in its entirety contributes towards the maximum permitted FSR (despite not containing residential units) and as such the existing FSR does not provide for sufficient density to provide both structured parking, commercial units and a sufficient number of dwelling units. The site has been designed to minimize the impact of the increased density on surrounding properties. This includes an increased tower setback from Dodds Lane (whereas the current zoning by-law does not require a tower setback) and the positioning of the tower towards the intersection of King and Pine. In summary, the subject lands are identified in the 2014 Official Plan as being within a Major Transit Station Area (MTSA) and are located directly across the street from Grand River Hospital and the Grand River Hospital ION Stop. The proposed development includes a high intensity mixed use development comprised of residential uses, ground floor commercial/retail uses, as well as other non-residential uses, all at a density to support both transit and active transportation. The site will include a variety of transportation demand management measures in order to encourage the use of alternative modes of transportation including public transit. To further encourage the use Page 175 of 256 of alternative modes of transportation, a parking reduction is proposed. This is consistent with Official Plan Policy 13.8.2 which encourages reduced parking space demand in support of active transportation and transit and potential redevelopment of surface parking lots especially in intensification areas. Policy 13.C.8.2 supports adjustments to parking requirements for properties within an area or areas, where the City is satisfied that adequate alternative parking facilities are available, where developments adopt transportation demand management (TDM) measures or where sufficient transit exists or is to be provided. The subject lands fulfill the criteria set out in Policy 13.C.8.2. The proposed development will implement the vision as set out in the Official Plan for lands within a MTSA as being a compact, dense and transit supportive site that has been designed with consideration to the compatibility with the established neighbourhood to the northwest. The subject lands are strategically located within the Midtown Major Transit Station Area, within a Mixed Use Corridor just minutes from the downtown core and directly along the light rail transit route. Its prominent location makes it ideal for the density proposed. The maximum Floor Space Ratio, building height, tower floor plate size, setbacks for the building, tower step backs, as well as on-site parking will be regulated in the site- specific amending zoning by-law to ensure urban design elements are implemented and onsite constraints are addressed. The proposal is consistent with the Provincial Policy Statement, conforms to the Growth Plan and complies with the Regional Official Plan, as it promotes walkability, is transit - supportive, maximizes the use of existing and new infrastructure, and assists in development of this area as a compact and complete community through the broad range of uses. The proposed development implements the redevelopment vision for the Major Transit Station Area as prescribed in both the current and newly adopted Official Plan and is, therefore, good planning. SECTION 4 —THE AMENDMENT 1. The 1994 City of Kitchener Official Plan is hereby amended as follows: a) Part 3, Section 13.7.4 Special Policies is amended by adding new Section 13.7.4.20 thereto as follows: "20. Notwithstanding the Mixed Use Corridor land use designation and policies for the lands addressed as 890-900 King Street West, the maximum permitted Floor Space Ratio shall be 10.1. b) Map 18 — K -W Hospital Neighbourhood Plan for Land Use is amended by adding Special Policy Area No. 20 to the lands, municipally known as 890- 900 King Street West, as shown on the attached Schedule A. Page 176 of 256 BY-LAW NUMBER OF THE CORPORATION OF THE CITY OF KITCHENER (Being a by-law to amend By-law No. 85-1, as amended, known as the Zoning By-law for the City of Kitchener — Cantiro King General Partner Ltd. — 890-900 King Street West) WHEREAS it is deemed expedient to amend Zoning By-law 85-1; NOW THEREFORE the Council of The Corporation of the City of Kitchener enacts as follows: 1. Schedule Numbers 39 and 75 of Appendix "A" to By-law 85-1 are hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 1 on Map No. 1, in the City of Kitchener, attached hereto, from High Intensity Mixed Use Corridor Zone (MU -3) to High Intensity Mixed Use Corridor Zone MU -3 with Special Regulation Provision 775R. 2. Appendix "D" to By-law 85-1 is hereby amended by adding Section 775R thereto as follows: "775.a) Notwithstanding Sections 5.6.1 and 5.6.2 of this By-law, for the lands zoned MU -3 as shown on Schedules 39 and 75 of Appendix "A", the following additional regulations shall apply: i) canopies and stairs shall be subject to a 0.0 metres minimum setback in relation to the King Street lot line. b) Notwithstanding Section 6 of this By-law, for the lands zoned MU -3 as shown on Schedules 39 and 75 of Appendix "A", the following additional regulations shall apply: i) required off-street parking (including visitor parking) may be shared among the permitted uses; ii) required off-street parking for multiple dwellings greater than 51.0 1 Page 178 of 256 square metres in size shall be provided at a rate of 0.71 spaces per unit; iii) required off-street parking for multiple dwellings less than 51.0 square metres in size shall be provided at a rate of 0.165 spaces per unit; iv) required off-street visitor parking shall be provided at a rate of 10 per cent of the required parking for multiple residential uses; v) no minimum off-street parking shall be required for non-residential uses; vi) a minimum of 10% of the parking spaces required for multiple dwellings shall be designed to permit the future installation of electric vehicle supply equipment; vii) where the calculation of the total required electric vehicle parking spaces or parking spaces designed to permit the future installation of electric vehicle supply equipment results in a fraction, then the requirement shall be the next lowest number; viii) for Multiple Residential uses, the minimum requirement for Class A bicycle parking stalls shall be 0.5 Class A Bicycle Stalls per unit; ix) for Multiple Residential uses, a minimum of 6 Class B Bicycle Stalls shall be provided, and these may be shared with non-residential uses; x) no Class A bicycle spaces shall be required for non-residential uses; and xi) no shower and change facilities shall be required for non-residential uses. c) Notwithstanding Section 55 of this By-law, for the lands zoned MU -3, as shown on Schedules 39 and 75 of Appendix "A", the following additional regulations shall apply: i) the rear yard setback from the westerly lot line shall be 0.70 metres; ii) the side yard setback along the northerly lot line (Dodds Lane) shall be 0.60 metres; iii) the maximum Floor Space Ratio shall be 10.1; 2 Page 179 of 256 iv) the minimum percentage of non-residential uses required shall be 0%; v) the minimum number of storeys in the Base of a Tall Building shall be 2 storeys or 7.0 metres; vi) the maximum number of storeys in the Base of a Tall Building shall be 6 storeys or 24 metres; vii) the minimum setback from Dodds Lane to the face of a building shall be 5.0 metres; viii) the maximum building height shall be 81 metres; and ix) the maximum number of storeys shall be 25 not including the mechanical penthouse." 3. This By-law shall become effective at such time as Official Plan Amendment No. _, 890-900 King Street West comes into effect, pursuant to Section 24(2) of The Planning Act, R.S.O. 1990, c. P.13, as amended. PASSED at the Council Chambers in the City of Kitchener this day of , 2022. Mayor Clerk 3 Page 180 of 256 Of 0 Z L p 0 o 'n O w �p o '21 Z 0 N JroE O_ U p LL o U Z Z N W > 0 W Q m Z:) W 0 N W 0 U N m N p U d Q Z W Z:) W 00 m m Z 0 X p LLI ZW ago X p ZO O N W Z LL1 0 Z Q m 2.- x F -Q X 0ZZ0 � Jco cOXc�~ p NO N W } ja ~0U) z W Naz ZpZ m 00 Z U) Z:) 0>X W- WQ U \ O Z m Z -(D Z�� U) N WcncnZ Of') Z J 0 Z w 0 �zzz� F? IL w UQQQQ �`hQLLI o W Q N La _ X_ N A\ H W x of of w _ U W W W W p O 0� ON N z U C70x0w co��o O Zpppp JZ N O =w W pix— 0 af ���g = a_wwww OpaW ~ Qin m W W O Of x Of J c� Z m z 0 af af af af Z 2 Q U W Z �WOf000- N�p0 p0 Nu�co �rn 0 LL Q U QQW 0 0 m --2N 2N Of Of Of N Q C+ a G _ pW Z 0 U 001 0 N O wwC > Of „ n, 1 ? �LLI Nt Q OU �� J J ui 4-0 \� N a , M, V 0 �LO e' Q � t\ N W'W Z () 0 V? > z LL OLLL tee, N O yly Cl 0 r X C') N � 1 0 � M , U w V - 1 W m LO w o w w 371103Hos �bL d W ---------- r- - �� -- - 371103Hos ------ �Ob w D $tl U 0 LI?O �A NO w C N LO , _r- LO W Z 0 � LI?� 1� N1 U Q r ►LI?■ � U) � w �3 Z w o Z az �g N S O coLO 1 LO N O co r N 0) m 0- NOTICE OF PUBLIC MEETING fora development in your neighbourhood 890 - 900 King Street West Concept drawing 10.1 Floor 25 Storeys, Reduced Side Space Ratio 231 Units Et Rear Yards KT(, -HE- INE Have Your Voice Heard! Date: March 7, 2022 Time: 6:00 p.m. Location: Virtual Zoom Meeting To view the staff report, agenda, find meeting details or to appear as a delegation, visit: kitchener.ca/meetings To learn more about this project, including information on your appeal rights, visit: www.kitchenenca/ pla n n i nga ppl ications or contact: Brian Bateman, Senior Planner 519.741.2200 x7869 brian.bateman@ kitchener.ca Applications for Official Plan and Zoning By-law Amendments will be considered to permit a 25 storey mixed use building consisting of 231 dwelling units and 108 parking spaces with a Floor Space Ratio of 10.1, reduced side and rear yard setbacks and other site-specific regulations. Page 182 of 256 Appendix D June 30, 2021 Dear City/Agency Commenting Staff: Application #: Zoning By-law Amendment ZBA21/008/K/BB Official Plan Amendment OPA21/005/K/BB Address: 890-900 King Street W. Owner: Cantiro Ward: Ward 9 Brian Bateman Senior Planner (Urban Design) DSD - Planning Division Kitchener City Hall, 6th Floor 200 King Street West, 'P.O. Box 1118 Kitchener ON N2G 4G7 Phone: 519-741-2200 ext. 7869 TTY: 1-866-969-9994 Fax: 519-741-2624 brian.bateman kitc~Iie.�lt-r,cp The City of Kitchener has received applications for Amendments to the Official Plan and Zoning By-law from IN8 Developments for the property located at 890-900 King Street W, directly across from Grand River Hospital. The subject lands are currently developed with a 3 storey commercial building and parking lot.. The application is requesting relief from setbacks, parking and density requirements to permit a 25 -storey building, including an internal parking structure, rooftop amenity terrace and a total of 231 residential dwelling units. To facilitate the redevelopment, the owner has requested to add a special policy area to the Official Plan to permit a floorspace ratio of 10.1 (as shown on the attached Schedule A), and that a special regulation provision be added to the zoning by-law to allow the for the increase density, reduced building setbacks and parking requirements. The following reports and studies have been provided in support of the application, and digital copies will be forwarded to commenting departments and agencies as requested through the Pre -Submission Consultation process. 0 Planning Justification Report Urban Design Checklist Sustainability Statement Architectural Drawings 4 Building Perspectives u TIS & Parking Justification Servicing Letter Shadow and Wind Study Site Development Concept Plan Noise Feasibility Study Before staff prepares a report on the requested Official Plan and Zoning By-law Amendments, an opportunity is being provided to City Departments and other Agencies to make comment. Written comments received prior to July 30, 2021 will be considered in the staff report. Page 183 of 256 NOTE. If you have no concerns or cioninienl_s_ with respect to this application, please indicate this in an email to my attention (brian.bateman@kitchener.ca). If a person or public body would otherwise have an ability to appeal the decision of the City of Kitchener to the local Planning Appeal Tribunal, but the person or public body does not make oral submissions at a public meeting or make written submission to the City of Kitchener prior to approval/refusal of the proposed Zoning By-law Amendment or Official Plan Amendment, the person or public body may not be entitled to appeal the decision. If you wish to be notified of the decision of the City of Kitchener with respect to applications, you must make a written request to City Clerk, Department of Corporate Services, 200 King Street West, P.O. Box 1118, Kitchener, Ontario, N2G 4G7. If you have any questions or require clarification, please feel free to contact me at 519-741-2200 x7869 Yours truly, Brian Bateman, MCIP, RPP Senior Planner Attachments: Proposed Official Plan Map Proposed Zoning Map Page 184 of 256 C7 m D, zco c �4ti CO �0 COCD Z D! r G) z IzZ G m a Co ;u r morn z m ti � IF ms`s o r� >J 0 _I D Fi m r " "" C- m yid" i SCHEDULE C ' H 74, _ R - - - SCHEDULE z ? M o m s �;� o --Io a N m a (D G7 �.i. Ori c ns tnbcn �f "n O N '" � "o .� m O z Q "c c " o C) Z nim < D G), r� m " r- r W �c ;U " n.. 5 o -0 00 .l w ZD Vic' s z m " °° � m ;coo 0 z 0\/ m � �° n o 6� W 6 N o c o c W N z rn 2 m m .0 .;1 ; 1 .;1 O m W m N > o Y m� z zm0G) m m m cmn m = m p Z O mzr- 0000z = 0 X00 -ice/� -p N N tomo m m m m cn _ c n _0 (D D W O NXz�-z{-zizl�D z K(n--a� N ,m- oDom r -r - r - r - m z z .Z z O Z Cf) -n Cf)_ m e m Z \ '� Gzi D fml't _ N - c G7 Ul U) z C) CDW co ZmN<o cn0-� OD �m NZON �Dc T� cn ONZ O X r- mzm m o XOoz W Wcom � o m W m c z 0 m O T C) h- O @m o m 0 cin O w � c C c t4 m r O O �00��30 c =x=70�Dz W D5G)0=-0 m m0=O�' m m;z�Ox Z n0m0z -" X a �m'mz O D CU L cc�c� r cn O C m m Z C0 0 m U) O m O z Page 185 of 256 CD m D C) m C t E: z N m m -n --i C) ;u J O � N O N Di N m m R cl CD m n O a m �0 m 37 ro N 0 0 (D CD_ (D m -S CC■ �« 0 (D 3 N x -p X' 0- m A (n Q- v' co c mo m o n 0 Qo DEQ cD o w PO i . 1 L9 0 T CO v 0 � N E; D 0 C a 0 0 aCL w �i �� •�1 Mi* i-.. Gy,Fc k r� 1 •ti 1 Irl''_ i..• t �:.� 'A .k� (� 1 �+'} '] .orf 1K +• � LS �-. •`ir*� .+e�i.��r+$�} H;,jp'�T+� i.''' r"'Ji�'r,sl•�41,1"ty � �h tib$ R � �� � ;; ,+s •1 ,.\� �� p �� t 5f �h.kK{rr� SF��''�.5"''} .l•;.'�'PS �'F� .� �'. 2$#fir +I` I * f *\�:'d?r.} ''''J!4 •d CS {fa �1 �`�� �r2•r ��Y �'•w.'4" rt yeti r k �.•\ �'i� ,..�rd4'� k.'� *k".y x.1'7 C wr,I t s„�•� 4ySt.� +� ira�•.\�4 *- 'S`"eJ e} '�i.ti .:s-'4.'iir ,s' .,,x !'M *s�.r i�'++a •irh,�'e,� ._ ��.. '� '�'*+'��ere r o.-. �Y•..`�.'.'? 'ti ;ilk ''-'�r'i4•}.�.}rr''�..3 t'lF'Li. 0 0 2 E�: r CL C_7 0 as C7 D v c� m 0 a 0 W s C 3 Q ED 0 m �a- m 11 X cm CD 0 p 1. e19 0 z z m n G7 0 1 z -i Ommm vozz cn co m 0-400 D T D r u0 D X o 00 r � a z z Page 186 of 256 Christine Kompter Administrative Assistant I Planning Division I City of Kitchener 200 King Street West, 6th Floor I P.O. Box 1118 Kitchener ON N2G 4G7 519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.kompter@kitchener.ca From: Christine Kompter Sent: Monday, June 28, 20213:53 PM To: Aaron McCrimmon-Jones <Aaron.McCrimmon-Jones I<itchener.ca>; Bell - c/o WSP <circulations ws .com>; Dave Seller <Dave.Seller@kitchener.ca>; David Paetz <David. Paetz@ kitchener.ca>; DSD - Planning Division <DSDPlanningDivision@I<itchener.ca>; Feds <vped@feds.ca>; GRCA (North Kitchener) -Trevor Heywood <theywood@grandriver.ca>; GRCA (South Kitchener) Chris Foster-Pengelly<cfosterpengelly@grandriver.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango <landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@I<itchener.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.Plannin kitchener.ca>; Region - Planning<PlanningApplications@regionofwaterloo.ca>; Revenue <PropDataAdmin@I<itchener.ca>; Robert Morgan <Robert.Morgan @kitchener.ca>; Steven Ryder <Steven.Ryder@kitchener.ca>; UW - SA <Steven.amiril<ah@uwaterloo.ca>; WCDSB - Planning <planning . wcdsb.ca>; WRDSB - Board Secretary (elaine burns@wrdsb.ca) <elaine burns@wrdsb.ca>; WRDSB - Planning <planning@wrdsb.ca> Cc: Brian Bateman <Brian.Bateman@kitchener.ca> Subject: Circulation for Comment - OPA/ZBA (890-900 King Street West) Please see attached. Comments or questions should be directed to Brian Bateman, Senior Planner (copied on this email). Christine Kompter Administrative Assistant ( Planning Division I City of Kitchener 200 King Street West, 6th Floor I P.O. Box 1118 Kitchener ON N2G 4G7 519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.kompter@kitchener.ca Disclaimer - This email and any files transmitted with it are confidential and contain privileged or copyright information. You must not present this message to another party without gaining permission from the sender. If you are not the intended recipient you must not copy, distribute or use this email or the information contained in it for any purpose other than to notify us. If you have received this message in error, please notify the sender immediately, and delete this email from your system. We do not guarantee that this material is free from viruses or any other defects although due care has been taken to minimize the risk. Any views expressed in this message are those of the individual sender, except where the sender specifically states them to be the views of the Waterloo Catholic District School Board. Page 187 of 256 Brian Bateman From: Planning <planning@wcdsb.ca> Sent: Thursday, July 29, 2021 2:40 PM To: Brian Bateman Subject: [EXTERNAL] RE: Circulation for Comment - OPA/ZBA (890-900 King Street West) Attachments: RE: Notice of (SP) Pre -submission Consultation Mtg - 890-900 King Street West Good Afternoon Brian, The Waterloo Catholic District School Board has reviewed the above application and have no further comments to add beyond the attached submitted for the Pre -submission Consultation. If you require any further information, please contact me by e-mail at Jordan. Neale@wcdsb.ca. Thank you, Jordan Beale Planning Technician, WCDSB 480 Dutton Dr, Waterloo, ON N2L 4C6 519-578-3660 ext. 2355 From: Christine Kompter<Christine.Kompter@kitchener.ca> Sent: Tuesday, June 29, 20214:40 PM To: Aaron McCrimmon-Jones <Aaron.McCrimmon-Jones@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Dave Seller <Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; DSD - Planning Division <DSDPIanningDivision@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>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One.- Dennis DeRango <landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; Katherine Hughes <Katherine.Hughes@kitchener.ca>;'K-W Hydro - Greig Cameron' <gcameron@kwhydro.on.ca>; Linda Cooper < Linda. Cooper@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; 'Ontario Power Generation'<Executivevp.lawanddevelopment@opg.com>; Park Planning (SM) <Park.Planning@kitchener.ca>; Region - Planning <PlanniingApplications@regionofwaterloo.ca>; Property Data Administrator (SM) <PropDataAdmin@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder <Steven.Ryder@kitchener.ca>; '.UW - SA' <Steven.amirikah@uwaterloo.ca>; Planning <planning@wcdsb.ca>; WRDSB - Board Secretary (elaine_burns @wrdsb.ca) <elaine_burns@wrdsb.ca>; WRDSB - Planning <planning@wrdsb.ca>; Christine Goulet <Christine.Goulet@kitchener.ca> Cc: Brian Bateman <Brian.Bateman@kitchener.ca> Subject: RE: Circulation for Comment - OPA/ZBA (890-900 King Street West) )n - External Email - This Message comes from an external organization. Do NOT click on unrecognized links or e your username and/or password. Please see ShareFile link to view supporting documents - https://I<itchener.sharefile.comZhome/shared/foed48e6-0132-4743-afb5-c6c3fd9e5598. Page 188 of 256 City of Kitchener CONSULTATION COMMENT FORM Project Address: 900 King Street East Date of Meeting: No Meeting Application Type: ZBA & OPA Comments Of: Transportation Services Commenter's Name: Steve Ryder Email: steven.ryder@kitchener.ca Phone: (519) 7412200 ext. 7152 Date of Comments: July 26, 2021 ❑ I plan to attend the meeting (questions/concerns/comments for discussion) ❑ I do NOT plan to attend the meeting (no concerns) 1. Site Specific Comments & Issues: Q Transportation Services offers the following comments on the Transportation Impact and Parking Study completed by Salvini Consulting: p Traffic Impact Study: o The traffic impact study completed is satisfactory and indicates that there will be no adverse impact to the existing neighbourhood (including Pine St, Mary St and Herbert St); o The bulk of the trips generated by the proposed site will utilize King St as the main access to and from the site, thus minimizing the impact to the surrounding local roadways; Parking Assessment & TDM: o The TDM Checklist indicates that the subsidized transit passes to all occupants for two (2) years will be utilized, but the text indicates that it is a potential TDM measure; Confirm whether or not this TDM measure is intended to be included in the justification as it will be implemented as part of an agreement on title for the site through the ZBA; The total required parking as noted in Table 2 is calculated at 184 spaces, however, the TDM Checklist indicates the total required parking is 174 spaces; A City for Everyone Working Together— Growing Thoughtfully— Building Community Page 189 of 256 Confirm the discrepancy — is this just due to calculations about the units under 51sq.m? o The proposed permitting system is useful for limiting the amount of people who may try to utilize the limited visitor/commercial parking on site; o Given the proposed TDM measures, the proximity to existing alternative modes of travel — cycling, walking, LRT, GRT— and the supplementary parking assessment study, Transportation Services can support the requested reduction in parking regulations for the site; o An agreement on title should be considered part of the ZBA application in order to .ensure that the proposed measures to mitigate parking demand are implemented appropriately on the site. 2. Plans Studies and Reports to submit as part of a complete Planning Act Application: Q N/A 3. Anticipated Requirements of full Site Plan Approval: 4 None 4. Policies, Standards and Resources: 12 N/A 5. Anticipated Fees: O N/A A City for Everyone Working Together— Growing Thoughtfully — Building Community Page 190 of 256 Brian Bateman From: Melissa Mohr < M Mohr@ regionofwaterloo.ca > Sent: Thursday, February 3, 2022 2:16 PM To: Brian Bateman Cc: Jason Wigglesworth Subject: [EXTERNAL] transportation Road Noise Comments - 890-900 King Street West Good Afternoon Brian, Please see the following Comments related to Transportation Noise for 890-900 King Street West: Regional Corridor Planning staff have reviewed the transportation noise aspect of the noise study entitled "900 King Street West, Kitchener, Ontario Noise and Vibration Impact Study" dated March 30, 2021 and completed by RWDL The noise study is acceptable to Regional Corridor Planning staff at the Official Plan and Zoning By-law Amendment stage. A and a detailed noise study will be required prior to Site Plan approval to address the transportation noise related noise sources. While the noise study is acceptable at this point a number of comments are identified below that must be addressed under the detailed noise study: It appears that RWDI used road traffic data (Appendix D) from the generic Region of Waterloo website and not via the approved Regional Transportation department which looks at the background traffic growth rates in the area and provides a formal traffic volume forecast. The study must be completed using the appropriate traffic data from the Region of Waterloo. This link (https://rmow.permitcentral.ca/Permit/GroupApply?groupld=3) will take you to the correct website location. Under the detailed noise study the correct traffic data must be used. The Owner's Statement and Consultant Statutory Declaration included in Appendix G of the Study are not dated and not signed. The noise study includes the out of date Region of Waterloo Noise Implementation Guidelines from 1999. The guidelines have been updated in 2019 (https://www.regionofwaterloo.ca/en/doing- business/resources/DOCS ADMIN -3127473-v3-2019 Updated Noise Policy_pd1). Please be advised that Regional Planning staff are recommending a Holding Zone to obtain the detailed noise study. Should you have any questions regarding the above, please do not hesitate to ask. Thanks in advance. Kind Regards, Melissa Melissa Mohr, MCIP, RPP Principal Planner Planning, Development and Legislative Services Region of Waterloo 150 Frederick Street, 8th Floor, Kitchener ON N2G 4J3 Cell: 1-226-752-8622 mmohraregionofwaterloo.ca Confidentiality Notice: This email correspondence (including any attachments) may contain information which is confidential and/or exempt from disclosure under applicable law, and is intended only for the use of the designated recipient(s) listed above. Any unauthorized use or disclosure is strictly prohibited. If you are not the intended recipient, or have otherwise received this message by mistake, please notify the sender by replying via e-mail, and destroy all copies of this original correspondence (including any attachments). Thank you for your cooperation. Page 191 of 256 City of Kitchener Zone Change Comment Form Address: 890-900 King St W Applicant: CANTIRO Homes Application #: Zoning By-law Amendment Comments Of: City of Kitchener— Urban Design- Planning Commenter's Name: Pegah Fahimian Email: Pegah.fahimian@kitchener.ca Phone: 519-741-2200 Ext. 7342 Date of Comments: Feb, 07, 2022 ❑ 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: ., Cover Letter Planning Justification Report- MHBC Planning- May 2021 Urban Design Brief- Scorecard Concept Plans and Elevations— SRM Architects Shadow Studies, SRM Architects, Nov, 202 i Wind Study- Pedestrian Level Wind — PreliminiryIm#ac ;,ssment. WRDI, March 26, 2021 V� 2. Site -Specific Comments & Issues: While the concept of residential intensi#ic'at'n n this bite is positive and many previous staff comments r' have been incorporated into the proposa �.�sY so a design modifications must be addressed in the site plan application to create a deve16prw propo a that is well designed and appropriate for this site and neighbourhood. �i 3. Comment; on Submfitted bocuments Urban Design Bri f' %Scorecard T e'u. [l building design guidelines are an excellent compatibility test for proposals exceeding their zoning permissions. The proposal meets the tall building guidelines, specifically with regards to separation. Shadow Studies, SRM Architects Nov 2021 D The submitted shadow analysis is acceptable as it confirms that the proposal maintained access to at least 5 hours of cumulative direct sunlight to nearby sidewalks and open spaces. A City for Everyone Working Together Growing Thoughtfully — Building Community Page 1 of 3 Page 192 of 256 City of Kitchener Zone Change Comment Form Wind St_u_dy_-_Pedestrian Level Wind Assessment- RWDI The submitted preliminary Wind Study indicates that the commercial entrances are expected to have less than ideal conditions in the winter and wind control concepts should be provided. The grade -level patio on King Street would require additional wind control to provide appropriate conditions for outdoor dining. The roof -top terrace would also require strategically located vertical windscreens and /or planters to protect the more sensitive passive use areas. A wind tunnel study should be provided at the site plan application stage to quantity thr-4 o cci iufitions and to refine any conceptual wind mitigation measures presented herein. Concept Plans and Elevations— SRM Architects Given the location of the building, the proposed tower will be a city landm6rk ana have a significant impact on the neighborhood. Due to the importance of the project, the.*anageriient team has reviewed the proposal and recommended further improvement to exterior delgn o enhance its positive contribution to the local urban context. Please review the following comments that I ad4iLtd to e ri honce the exterior design of the building: The proposed angled wall (chamfer) on the corner is not well integrated with the rest of the podium and has not been reflected in the tower design. There are three entry doers proposed along; king street with similar detailing and material. The proposed corner treatment to be furF ;° enhanced to create visual interest at the street edge by using a different material or glazed system, Here are some design options: There is an option to have a square'design on the corner, marked by the main feature of the building that projects out from the fa�ade.and links the street with the body of the building. You may use the resulti ig, recessed erhtrance on the ground floor to accentuate the main entrance proposed on the c orrier. This, along with the wrapped or extended balconies above, will provide architecture features that Enhance the corner treatment. For the podium design along King street, you may utilize different size window panels or perforated metal panels to provide further screening for the structured parking and a distinguished design. A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 2 of 3 Page 193 of 256 City of Kitchener Zone Change Comment Form Balconies may be staggered in a creative pattern to lighten the structure and provide priv-,ILu outdoor space for the units. I, The proposed tower may be expressed with alternating solid cladding aroLancl `izllconics ,,end glass curtain walls around living areas. al��dLpl� — fxf I MMI, I i A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 3 of 3 Page 194 of 256 City of Kitchener Zone Change/ Official Plan Amendment Comment Form Address: 890-900 King St W Owner: Cantiro Application: Official Plan Amendment # OPA21/005/K/BB and Zoning By-law Amendment #ZBA21/008/K/BB Comments Of: Parks and Cemeteries Commenter's Name: Lenore Ross Email: lenore.ross@kitchener.ca Phone: 519-741-2200 ext 7427 Date of Comments: July 07 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: SRM Architects Site Plan D1.1 -r2 rev#2 dated 2021-04-25 SRM Architects Floor Plans D2.0 -r2 to D2.7 -r2 (7pgs) rev#2 dated 2410 2. Site Specific Comments & Issues: I have reviewed the documentation (as listed abovg):. t p an OPA. and ZBA to allow the redevelopment of the site to 25 -storey buildin g; mclGdQhan'%internal parking structure, rooftop AVO, amenity terrace and a total of 231 residential dWelling uf•'i`�Vsy rid commercial space at grade. ii. �'111", .1 Parkland Dedication will. be deferred at the AAd ZBA applications and taken as cash in lieu of land at the site plan application ." .2 While King St W is a RLgioe l #Road .end street tree planting requirements are typically deferred to the Region 6i""teAbo for comment, it is noted that the approved PARTS Midtown Plan ncludeIftidentilie fi improvements along King StW as a key direction #1 with �:strategies to ilic , additional plantings, benches and bicycle parking in. addition to trees on th Wi< ade lopment lands. _3 There re' tin itj-owned street trees along Pine Street and new street trees will be req . d. . tee >ree Planting and Management Plan showing new street trees along Pine 5tr t ;t,� ed by a certified Landscape Architect for review and approval by Parks and r mrir , ;]` y+r to Final Site Plan approval will be required as part of the site plan 'ip��hicn ori. Tree planting shall conform to Section M of the Development Manual. Street ZI ; rr required at a ratio of 1 tree for every 10 linear metres of street frontage. 3. Comments on Submitted Documents The following comments should be considered in the development of the site plan application: 1 SRM Architects Site Plan D1.1 -r2 rev#2 dated 2021-04-25 A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 1 of 2 Page 195 of 256 City of Kitchener Zone Change / Official Plan Amendment Comment Form ajl Street trees should be accommodated along Pine Street according to the Development Manual standards and provided at the Site Plan application as Street Tree Planting and Management Plan. 4. Policies, Standards and Resources: Kitchener Official Plan Policy As per Section 8.C.2 — Urban Forests of the Official Plan ... o policy 8.C.2.16., the City requires the preparation and submission of a treea p t plan in accordance with the City's Tree Management Policy (available on the CiN # , as a ASP," condition of a development application. policy 8.C.2.6., the City will incorporate existing and/or new trees into.th e gape o road rights-of-way and encourage new development or redevelopment tnpte, protect and conserve existing healthy trees and woodlands in accordance WR t rh%an Design Policies in Section 13 (Landscape and Natural Features) of the Urban"Desigrif;Manual (UDM) and the Development Manual. c>. Please see UDM Part C, Section 13 and www.titch3.4►ieiFca/treemanagement for detailed submission requirements City of Kitchener Parkland Dedication Policy 4 City of Kitchener Development Manual a PARTS — Midtown Plan (2017) �. 5. Anticipated Fees: PARKLAND DEDICATION ESTIMATE !' 'A Residential: Parkland dedication will be required for the site plan application taken as cash -in -lieu of land at the policy standard rate of 1ha per 500 units, at a value of $1,359,000.00 per hectare as per the Multiple Residential (A§artment) land class. With its proposed residential unit count of 231. The estimated parkland dedication cash -in -lieu of land amount CaiCcilated is 5627.858.00. Calculation: (231 / 500 units) x $1,359,000.00 = $627,858.00 Cornmerc:ial: Parkland dedication is required for the application taken as cash -in -lieu of land. The policy tanrlard land valuation of $1,110,000 per hectare under the Commercial land class with a parkland dedication rate of 2% of the total site will apply The cash -in -lieu parkland dedication calculated for the proposed 0.21ha site is $4,662.00. Calculation: 0.21ha x $1,110,000 x 2% = $4,662.00 fi Total Combined: The total combined parkland dedication required for the application including both the Residential and commercial calculations is $632,520.00 Calculation: $627,858.00 + $4,662.00 = $632,520.00 A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 2 of 2 Page 196 of 256 Brian Bateman From: Christine Goulet Sent: Monday, July 26, 2021 9:55 AM To: Brian Bateman Subject: RE: Circulation for Comment - OPA/ZBA (890-900 King Street West) Hi Brian, I have reviewed their functional servicing report for the OPA/ZBA. Their proposal is approved for a sanitary peak flow of 5.9L/s. Kitchener Utilities reviewed the water servicing and found it acceptable. 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, June 29, 202111:12 AM To: Christine Goulet <Christine.Goulet@kitchener.ca> Subject: FW: Circulation for Comment - OPA/ZBA (890-900 King Street West) Can you please review and provide comments? Thanks, Linda Linda Cooper, L.E.T, C.E.T Manager I Development Engineering I City of Kitchener 519-741-2200 ext. 7974 1 TTY 1-866-969-9994 1 linda.cooper@kitchener.ca From: Christine Kompter<Christine.Kompter@kitchener,ca> Sent: Monday, June 28, 20213:53 PM To: Aaron McCrimmon-Jones <Aaron.McCrimmon-Jones@I<itchener.ca>; Bell - c/o WSP <circulations ws .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 <theVwood(T grand rive r.ca>; GRCA (South Kitchener) - Chris Foster-Pengelly<cfosterpengelly@grandrive r.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango <landuseplanning@hVdroone.com>; Jim Edmondson <Jim.Edmondson 2kitchener.ca>; Katherine Hughes<Katherine.Hughes@kitchener.ca>; K -W Hydro - Greig Cameron < cg ameron@I<whydro.on.ca>; Linda Cooper <Linda.Cooper@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; Page 197 of 256 Ontario Power Generation <Executivevp.lawanddevelopment@opg.com>; Park Planning (SM) <Park.Planning@kitchener.ca>; Region - Planning<PlanningApplications@regionofwaterloo.ca>; Property Data Administrator (SM) <PropDataAdrnin@kitchener.ca>; Robert Morgan <Robert.Morgan @kitchener.ca>; Steven Ryder <Steven.RyderRkitchener.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: Brian Bateman <Brian.Bateman@kitchener.ca> Subject: Circulation for Comment - OPA/ZBA (890-900 King Street West) Please see attached. Comments or questions should be directed to Brian Bateman, Senior Planner (copied on this email). Christine Kompter Administrative Assistant I Planning Division I City of Kitchener 200 King Street West, 61h Floor I P.O. Box 1118 Kitchener ON N2G 4G7 519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.kompter@kitchener.ca Page 198 of 256 City of Kitchener Sustainability Statement - Comment Form Project Address: 890 — 900 King Street West Application Type: Official Plan Amendment (OPA21/005/K/BB) and Zoning By-law Amendment ZBA21/008/K/BB) 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: July 30, 2021 Comments provided: July 2, 2021 1. Plans, Studies and/or Reports submitted and reviewed as part of a complete application: • 20053 — 900 King Street W., Sustainability Statement prepared by SRM Architects Inc., dated April 16, 2021 2. Comments & Issues: I have reviewed the documentation (as listed above) to support an Official Plan and Zoning By-law Amendment to permit a 25 -storey building, including an internal parking structure, rooftop amenity terrace and a total of 231 residential dwelling units regarding sustainability and energy conservation and provided the following: Based on my review of the supporting study the Official Plan and Zoning By Law Amendments can be supported. In part, as the owner has proposed a number of sustainable measures for the development, such as: Building envelope design will exceed building code minimum requirements for thermal Performance. e Durable construction materials that exceed OBC requirements and are intended to last over 50 years. Lighting that is at or below ASHRAE 90.1-2004 power density requirements. Low consumption plumbing fixtures that exceed OBC requirements. internal bike parking stalls are provided underground. a Garbage room contains designated area for recycling (glass / plastic / metal). Additionally, a Sustainability Statement (as per the City's Terms of Reference) will be required as part of a complete Site Plan Application. It can build upon the information already provided and can further explore and/or confirm which additional energy reduction measures are best suited to the site, building and development. Potential items for consideration are: Following (or incorporating components of) Energy Star, R-2000, Built Green, Passive House, LEED or Net Zero that would go beyond the OBC to conserve energy and reduce greenhouse gas emissions. 1IPage Page 199 of 256 City of Kitchener Sustainability Statement - Comment Form Irrigation water conservation measures. Providing electrical vehicle (EV) parking, charging or have space(s) EV ready. Having solar installed, or having the roof designed and built to be solar ready. Indoor bicycle storage with shower/change facilities. Material choice and detailing to address bird collision avoidance guidelines. 3. Policies, Standards and Resources: Kitchener Official Plan Policy 7.C.4.5. The City will encourage and support, where feasible and appropriate, alternative energy systems, renewable energy systems and district energy in accordance with Section 7.C.6 to accommodate current and projected needs of energy consumption. Kitchener Official Plan Policy 7.C.6.4. In areas of new development, the City will encourage orientation of streets and/or lot design/building design with optimum southerly exposures. Such orientation will optimize opportunities for active or passive solar space heating and water heating. Kitchener Official Plan Policy 7.C.6.8. Development applications will be required to demonstrate, to the satisfaction of the City, energy is being conserved or low energy generated. Kitchener Official Plan Policy 7.C.6.27. The City will encourage developments to incorporate the necessary infrastructure for district energy in the detailed engineering designs where the potential for implementing district energy exists. 4. Advice: ➢ As part of the Kitchener Great Places Award program every several years there is a Sustainable Development category. Also, there are community-based programs to help with and celebrate and recognize businesses and sustainable development stewards (Regional Sustainability Initiative - http://www.sustainablewaterlooregion.ca/our-programs/regional-sustainability- initiative and TravelWise - http://www.sustainablewaterlooregion.ca/our-programs/travelwise), ➢ The 'Sustainability Statement Terms of Reference' can be found on the City's website under 'Planning Resources' at ... a. https://www.kitchener.ca/en/resourcesGeneral/Documents/DSD_PLAN_Sustainability_ Statement—Standard—Terms—of Reference.pdf 2 1 Page Page 200 of 256 Brian Bateman From: Michelle Drake Sent: Wednesday, June 30, 2021 11:38 AM To: Brian Bateman Cc: Victoria Grohn Subject: FW: Circulation for Comment - OPA/ZBA (890-900 King Street West) No heritage planning comments. Michelle From: Christine Kompter<Christine.Kompter@kitchener.ca> Sent: Monday, June 28, 20213:53 PM To: Aaron McCrimmon-Jones <Aaron.McCrimmon-Jones@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Dave Seller <Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; DSD - Planning Division <DSDPlanningDivision@kitchener.ca>; Feds <vped@feds.ca>; GRCA (North Kitchener) -Trevor Heywood <theywood@grand river.ca>; GRCA (South Kitchener) - Chris Foster-Pengelly<cfosterpengeIly@grandrive r.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango <landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; Katherine Hughes<Katherine.Hughes@kitchener.ca>; K -W Hydro - Greig Cameron <gcameron@kwhydro.on.ca>; Linda Cooper <Linda.Cooper@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; Ontario Power Generation <Executivevp.lawanddevelopment@opg.com>; Park Planning (SM) <Park.Planning@kitchener.ca>; Region - Planning <PlanningApplications@regionofwaterloo.ca>; Property Data Administrator (SM) <PropDataAdmin@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder <Steven. Ryder@ kitchener.ca>; UW - SA <Steven.amirikah@uwaterloo.ca>; WCDSB - Planning <planning@wcdsb.ca>; WRDSB - Board Secretary (elaine_burns@wrdsb.ca) <elaine_burns@wrdsb.ca>; WRDSB - Planning <planning@wrdsb.ca> Cc: Brian Bateman <Brian.Bateman@kitchener.ca> Subject: Circulation for Comment - OPA/ZBA (890-900 King Street West) Please see attached. Comments or questions should be directed to Brian Bateman, Senior Planner (copied on this email). Christine Kompter Administrative Assistant Planning Division ( City of Kitchener 200 King Street West, 61h Floor I P.O. Box 1118 Kitchener ON N2G 4G7 519-741-2200 ext. 7425 TTY 1-866-969-9994 christine.kompter@I<itchener.ca ill w 111 r -71 Page 201 of 256 Brian Bateman From: Trevor Heywood <theywood@grandriver.ca> Sent: Monday, June 28, 2021 4:13 PM To: Brian Bateman Subject: [EXTERNAL] RE: Circulation for Comment -.OPA/ZBA (890-900 King Street West) Hey Brian, 890-900 King Street West is not regulated by the GRCA and we have no comment. Thanks, Trevor Heywood Resource Planner Grand River Conservation Authority the wood randriver.ca Y @9 From: Christine Kompter<Christine.Kompter@kitchener.ca> Sent: June 28, 20213:53 PM To: Aaron McCrimmon-Jones <Aaron.McCrimmon-Jones@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Dave Seller <Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; DSD - Planning Division <DSDPlanningDivision@kitchener.ca>; Feds <vped@feds.ca>; Trevor Heywood <theywood@grandriver.ca>; Chris Foster-Pengelly<cfosterpengeIly@grandrive r.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango <landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; Katherine Hughes <Katherine.Hughes@kitchener.ca>; K -W Hydro - Greig Cameron <gcameron@kwhydro.on.ca>; Linda Cooper <Linda.Cooper@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; Ontario Power Generation <Executivevp.lawanddevelopment@opg.com>; Park Planning (SM) <Park.Planning@kitchener.ca>; Region - Planning <PlanningApplications@regionofwaterloo.ca>; Property Data Administrator (SM) <PropDataAdmin@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder <Steven.Ryder@kitchener.ca>; UW - SA <Steven.amirikah@uwaterloo.ca>; WCDSB —Planning <planning@wcdsb.ca>; WRDSB - Board Secretary (elaine_burns@wrdsb.ca) <elaine_burns@wrdsb.ca>; WRDSB - Planning <planning@wrdsb.ca> Cc: Brian Bateman <Brian.Bateman@kitchener.ca> Subject: Circulation for Comment - OPA/ZBA (890-900 King Street West) Please see attached. Comments or questions should be directed to Brian Bateman, Senior Planner (copied on this email). Christine Kompter Administrative Assistant I Planning Division I City of Kitchener 200 King Street West, 6th Floor I P.O. Box 1118 Kitchener ON N2G 4G7 519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.kompter@kitchener.ca Page 202 of 256 Brian Batman From: Mike Seiling Sent: Monday, June 28, 2021 3:57 PM To: Brian Bateman Subject: FW: Circulation for Comment - OPA/ZBA (890-900 King Street West) Attachments: Agency Letter.pdf Building; no concerns From: Christine Kompter<Christine.Kompter@kitchener.ca> Sent: Monday, June 28, 20213:53 PM To: Aaron McCrimmon-Jones <Aaron.McCrimmon-Jones@kitchener.ca>; Bell c/o WSP <circulations@wsp.com>; Dave Seller <Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; DSD - Planning Division <DSDPIanningDivision@kitchener.ca>; Feds <vped@feds.ca>; GRCA (North Kitchener) -Trevor Heywood <theywood@grandriver.ca>; GRCA (South Kitchener) - Chris Foster-Pengelly<cfosterpengelly@grandriver.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango <landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; Katherine Hughes<Katherine.Hughes@kitchener.ca>; K -W Hydro - Greig Cameron <gcameron@kwhydro.on.ca>; Linda Cooper <Linda.Cooper@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; Ontario Power Generation <Executivevp.lawanddevelopment@opg.com>; Park Planning (SM) <Park.Planning@kitchener.ca>; Region - Planning<PlanningApplications@regio nofwaterloo.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: Brian Bateman <Brian.Bateman@kitchener.ca> Subject: Circulation for Comment - OPA/ZBA (890-900 King Street West) Please see attached. Comments or questions should be directed to Brian Bateman, Senior Planner (copied on this email). Christine Kompter Administrative Assistant I Planning Division I City of Kitchener 200 King Street West, 6th Floor I P.O. Box 1118 Kitchener ON N2G 4G7 519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.kompter@kitchener.ca Page 203 of 256 Brian Bateman From: Sent: Wednesday, July 7, 2021 12:27 PM To: Brian Bateman Subject: [EXTERNAL] RE: 890-900 King St. W Amendment Application Follow Up Flag: Follow up Flag Status: Flagged Hi Bill, We received a letter about the proposal for a Zone change for 890-900 King St. W. Although I am not opposed to some sort of structure going up on that sight, I feel a 25 storey building with 231 residential units is too high. Half that size would seem much more reasonable. One of the things we quite enjoy about this area is that we do have views of the sky over the hospital but with a building taking up that entire lot, and at that size will eliminate that natural light and I imagine darken our home signifincatly. Another concern is an increase in traffic not only on our street (Mary St) but also the flow from Herbert St on to Pine St. Mary and Herbert can already get people trying to bypass Union to get too King St. With a building of that size, the traffic flow will make traffic a concern. Also, we already struggle with street parking and residents not even having parking passes allowing us to park on the street during the day so I do worry about traffic flow and new parking issues we may face as residents. Would the city start providing parking passes to residents along Mary St. if this project does proceed? I do like the idea of commercial units along the ground floor but, if you walk up King St. and other, newer buildings such as the Cortes (222 King St S), those commercial units have never been occupied and have sat empty for years now. So yes, in theory having those spaces for retail or restaurant type spaces would be a great addition, I have seen no evidence that these spaces get occupied and as is the case with some other King St. store fronts in newer apartment/condo style residents, those establishments do not succeed and end up closing. My other question is: would these be units for purchase or for rent? If rental units, would they be considering affordable housing units? Thanks for taking the time to review this. Again, I am not opposed but my main concerns are the overall size and the traffic concerns. If you need to reach me: Page 204 of 256 Brian Bateman From: Sent: Saturday, July 24, 2021 3:38 PM To: Brian Bateman Subject: [EXTERNAL] Re: Re: Sorry to hear that about the personal situation. I am opposed to this development and don't know why they have to have so much height and so little parking. The parking I guess I could be less worried about but I don't want to see congested side streets etc. My concern is that 25 stories is out of character and the FSR of 10 doesn't make any sense to me. This scale will be intimidating at this exact location. I think that a smaller tower that was scaled back would be more appealing and appropriate. Not for us neighbours but even for traffic and passerbys. I have many concerns that the City is trying to push some of us out. Anyways, thanks for listening and enjoy your summer. Regards, On Thu, Jul 22, 2021 at 1:05 PM Brian Bateman <Brian.Bateman@kitchener.ca> wrote: Sorry for the delay in getting back to you but had a death in the family and just got back. You may have already discovered this but the information related to the development proposal is now on line. Brian From: Sent: Thursday, July 15, 202112:18 PM To: Brian Bateman <Brian.Bateman@kitchener.ca> Subject: [EXTERNAL] Re: Well thank you for the prompt and honest response. Good luck with the difficulties. I have technical difficulties every other day so I am not complaining. haha. Page 205 of 256 Brian Bateman From: Sent: Saturday, July 24, 2021 1:25 PM To: Brian Bateman Subject: [EXTERNAL] 890-900 King Street West Development Hi Brian, hope you are well. I received a piece of mail regarding the Neighbourhood Information Meeting for the development of 890-900 King Street West. I would like to be added to the mailing list regarding this project. I am also wondering if these Zoning Amendment Applications are still up for debate, or if they are set in stone. Since demolition has already begun, it seems that we have no say anymore, yet the letter we received seems to imply otherwise. Please advise. am not against increasing population density around the LRT and mid -town areas in general, but have concerns regarding the height of this building, the amount of parking (and where that parking will be), the length of time construction will take, and if genuine affordable apartments are being put in place or if these are intended to be `luxury apartments' thus leading to further gentrification of our neighbourhood and city. I also have concerns regarding the ownership of this building. Cantiro is based in Edmonton and would much rather see funds from, what will likely be, exorbitant housing prices go back into our community - not pulled out of our neighbourhood for the benefit of an elite few with no stake in our community. Best, Page 206 of 256 Brian Bateman From: Sent: Monday, July 26, 2021 6:44 PM To: Brian Bateman Subject: [EXTERNAL] 890-900 King St West Development Dear Brian, I am writing regarding the development proposal at 890-900 King St West. I am a homeowner on Mary St, just behind the proposed site between Pine and Union. I consider myself to be a Yes in my back yard person, so I was pleased to see the proposal, and I think that there are a lot of good reasons for building a large development at such a location between uptown and downtown, near the LRT and the hospital. do have some serious concerns that I hope will be addressed in the meeting or in further communications. First, and foremost, I did not see anything about maintaining affordability of rent at the proposed building. I do not think that we should continue to develop rental units that are out of reach for most of our area's residents. And I think that we should be demanding firm commitments for fair -market and affordable units in the building. I am new to the area, but I know that similar commitments at other developments have not been kept as things have changed over time. I hope to hear more about how we will be insisting on mixed income or affordable units in the building. Second, traffic is going to be a concern, and I hope you will talk with residents about our experiences on Mary street after all of the changes to traffic patterns. We already are dealing with frequent high-speed use of our street to avoid the no -left -turn on King street and to access the CTV parking lot. I know that changes are going to be made to Union street soon, too, but I have to admit that I can't figure out how you are going to provide access for 250 rental units and businesses while also keeping our street safe and usable. I want to note that this concern, traffic, is not simply about being a homeowner on this street. Mary is a thoroughfare for foot traffic from the existing apartments on Mary and the neighborhoods around us. Many folks use our street to access the walkways in the cemetery and to connect to the spur line trail. I hope you have a plan for this --and I hope to hear more about how you will manage the traffic issue. I have to admit that I can't figure it out. Also, feel free to forward this concern to the powers that be. We could really use some traffic calming on this block of Mary --maybe hte changes to Union will effect that change... Third, and this has nothing to do with opposing or supporting the building, but I'd like to hear more about the environmental studies and the plan for cleaning the site. Partly, I'm concerned about living here during the cleaning process (and we have kids here too), but I'm also aware of the wind issues surrounding similar buildings in town. The wind tunnels just up the road near Vincenzos are quite unpleasant at times. Finally, I also wonder about what the future plan for the neighborhood is as we move into a world where we continue to build up and not out. I'd like to hear about greenspace development and what kinds of parks we can expect in the area. Obviously, we have quality parks nearby with Mary -Allen, but increasing density will put a strain on that infrastructure. I also hope that things like shadow studies are being carefully considered, as this building will impact our vegetable gardens --that's not a major concern with this one building, but if a row of them appear on King street, then I would want to hear more about that concern. Page 207 of 256 In closing, I support the growth of density near my home and in our neighborhood. I'm unsure that such a large development can reasonably exist within the traffic patterns as they are constrained by the LRT, but, honestly, I hope you can persuade me that this concern is not warranted. I know that some of my neighbors are a bit more skeptical than me, so I wanted you to know that there are folks in the area who support careful, planned, and sensible growth. I hope to hear, particularly about affordability and traffic. I realize that I'm writing to you just a day or 2 before the meeting, so I appreciate your consideration. Feel free to follow up afterwards if you don't get to this before the meeting. Kind Regards, Page 208 of 256 Brian Bateman From: Sent: Tuesday, July 27, 2021 12:41 PM To: Brian Bateman; Sarah Marsh; Garett Stevenson; kwills@mhbcplan.com Subject: [EXTERNAL] Application for Plan Amendment 0PA21/005/K/BB Dear Brian, Garet, and Sarah, I am writing regarding the proposed development of the property located at 890-900 King Street West by CANTIRO. I am concerned with this development for a number of reasons including: 1) Environmental impact on surrounding properties in terms of reduced light/ sun, increased emissions from vehicle traffic to this area, and increased noise and light pollution. 2) Significant negative impact on the aesthetic of a beautiful historic neighbourhood. 3) Negative Impact on safety, traffic and parking on Mary Street which already is an issue due to high traffic from CTV and hospital. All of these above stated concerns have additional implications for the mental and physical health and well-being of the residents of our Kitchener neighbourhood, which I trust is not in keeping with the goals of the City of Kitchener and the Region of Waterloo. As such, I am not in support of this development. This is a critical time in the development of the neighbourhoods surrounding the LRT and a more thoughtful, tempered approach to developments is needed in order to preserve and promote our healthy community. I am unable to attend the community meeting on July 28, but would appreciate being added to the email list for updates regarding this issue. Thank you for your consideration. Sincerely, Sent from my iPhone Page 209 of 256 Brian Bateman From: Mary Plne Neighbourhood Association <marypineneighbourassociation@gmail.com> Sent: Tuesday, July 27, 2021 10:34 PM To: Brian Bateman Cc: Sarah Marsh Subject: [EXTERNAL] CANTIRO developement Dear Brian, On behalf of the Mary/Pine Neighbourhood Association, please find below a list of questions we would like answered regarding the CANTIRO development on 890-900 King St. List of questions concerning the process: 1. Can we get a clarification of the process and what exactly has to be submitted by July 30? 2. Is this the only meeting before the final City decision? 3. What is the intent of the letter that one needs to send to Legislated Service before the approval decision? Is it separate from the email we sent to Brian Bateman ? 4. When is the approval decision to be made? 5. Were Herbert Street residents notified of this development as well? 6. Were the residents of Mary street who live in the Waterloo section notified as well? 7. What do we have to do to be part of the process to make an appeal if necessary. 8. Is there going to be more opportunities for community consultation? Sincerely, Mary Pine Neighborhood association Chair Page 210 of 256 Brian Bateman From: Mary Pine Neighbourhood Association<marypineneighbourassociation@gmail.com> Sent: Tuesday, July 27, 2021 11:03 PM To: Brian Bateman; Sarah Marsh Subject: [EXTERNAL] Initial concerns Dear Brian, On behalf of the Mary/Pine Neighbourhood Association, please find below a list of initial concerns that we feel CANTIRO development is bound to create for the neighborhood. Firstly, we are upset that the meeting is set up in the middle of the summer vacations when most neighbours are unavailable. We should have received the notification earlier. List of initial concerns: 1 -We do not see any reason for such a drastic re -zoning of the city planning from 4 to 10.1 floor space ratio, which will change the entire structure and feeling of the neighborhood. 2-A building of 25 storeys and 82.70 m is one of the highest in the area and it is in the middle of a lively historical residential area. It sets an unhealthy precedent and opens the door to future developments of the same sort. 3 -The level of noise created through the air conditioning units and the heating units would disturb the tranquility of the neighbourhood. 4 -The shadow that this building creates would affect houses all the way to Union street on Mary street. It also affects homes on Herbert Street and across the cemetery to Moore Street as well. 5 -The shadow will also affect the heating costs of homes nearby. 6 -It reduces privacy drastically: It enables a hundred pairs of eyes to view the private moments of most houses and their backyards along Mary Street. 7 -The proposed rooftop invites gathering and parties which creates extra noise. 8 -This building creates a higher traffic volume in a very quiet street since Mary and Herbert are the only natural points of access from Waterloo. In summary, we find that this building does not have its place near such a quiet residential and historic neighborhood. Executive Member Page 211 of 256 Brian Bateman From: Mary Pine Neighbourhood Association <marypineneighbourassociation@gmail.com> Sent: Wednesday, July 28, 2021 10:14 PM To: Brian Bateman Subject: [EXTERNAL] CANTIRO Clarification Questions Dear Brian, Our neighbourhood association met after the Zoom meeting and we would like specific responses to several questions. 1) Regarding the July 30th deadline, we need to know exactly what needs to be submitted, in what format and to whom in order to be included in an appeal process as per your comment in your flyer. 2) Is it true that anyone in the affected area can have a voice in this matter (as per Andrea Sinclair's response during the meeting - ie. those who fall within the shadow area? We look forward to your timely and specific responses. Respectfully yours, MPNA Members Page 212 of 256 Brian Bateman From: Sent: Friday, July 30, 2021 8:42 AM To: Brian Bateman Cc: Sarah Marsh Subject: [EXTERNAL] 900 Pine St Development - follow up to meeting Hi Brian. I have a couple of comments after the neighbourhood meeting with the developers on Wednesday. A question was asked about a view of the proposed building from the Mary St side so I took the attached photo from my back garden. The grey building just over the top of the fence is the medical building that is currently being torn down. In it's place I will have the view of a 26 storey building - with balconies on all sides. Dodds Lane is only wide enough for one car, although it allows traffic in both directions. The building drawings show a parking entrance from Dodds Lane for some of the proposed parking spots. Is the lane wide enough for cars entering & exiting at the same time? Is there a limit to the number of parking spaces accessed from the lane given the lane's limitations? Thanks Page 213 of 256 Brian Bateman From: Sent: Friday, July 30, 2021 10:47 AM To: Brian Bateman Cc: Sarah Marsh Subject: [EXTERNAL] Proposed high rise An important matter of concern I am writing to express my complete rejection of a proposed building at the corner of King and Pine which not only exceeds outrageously any building bylaws for the area, but is adjacent to well established residential streets that would bear the brunt of all of the undesirable byproducts — shadowing, traffic, parking issues as well as privacy ones. Yes, there are other buildings in the city that are as high„ but those buildings are located in the heart of the downtown core, amidst other high rises and in strictly commercial areas. They are not located in residential neighbourhoods. Obviously something will be built on that corner, but what is being proposed is entirely inappropriate. Kitchener Page 214 of 256 Brian Bateman From: Sent: Friday, July 30, 2021 12:00 PM To: Brian Bateman Subject: [EXTERNAL] Re 900 and 890 King St W development Hi Brian. I am the property owner e i . I was unable to attend the public meeting on July 28 regarding this proposal due to work engagements that were booked before that letter was even drafted. I am the property directly beside the proposed development. First off, the letter from you states a 25 -storey development. The sign at the exterior of the property says 26 -storey. Can you please clarify? It is my belief that the existing zoning allows up to 8 storeys. Is this correct? If so, why is there so much of a variation between the existing allowable use? There has never been a high rise allowed on this side of King St. in midtown. Why is this being considered? As a property owner, I don't know if it's appropriate to have a 26 -storey building right next to my two storey building and many other similar sized buildings in the neighbourhood. Also, why is the subject property being currently dismantled when nothing has been approved? Can you please provide insight on these items? Thank you Page 215 of 256 Brian Bateman From: Sent: Friday, July 30, 2021 12:16 PM To: Brian Bateman; Christine Tarling; Sarah Marsh; garret.stevenson@kitchener.ca Subject: [EXTERNAL] Zoning By -Law Amendment Application ZBA/008/K/BB Attachments: 2021-07-30 ZBA008KBB 12MaryStreet.pdf Please see attached for signed PDF. Christine Tarling, City Clerk City of Kitchener 200 King Street West, P.O. Box 1118 Kitchener, Ontario N2G 4G7 30 July 2021 To Whom It May Concern, This letter is written to express my opposition to the Official Plan Amendment Application OPA21/005/K/BB, Zoning By -Law Amendment ApplicationZBA/008/K/BB as proposed by CANTIRO at 890-900 King Street West, Kitchener. would also like to be included and informed of any further meetings or information regarding this proposal. Respectfully yours, Name: Address EmaV Phone: Signature: Page 216 of 256 Brian Bateman From: Sent: Monday, July 26, 2021 1:20 PM To: Brian Bateman Subject: [EXTERNAL] Plan Amendment Application OPA21/005/K/BB Dear Brian, I am writing to you today with regards to your letter about the development of the property located on 890-900 King Street West. Needless to say, I am deeply concerned about how a 25 storey building will affect residents, traffic flow and the general environment of my neighbourhood should this building be developed as requested. While I understand that the city's mandate is "to expand up not out", I believe that our local community is not sufficiently equipped to handle such a large development in such a small space. Below is a list of my initial concerns. 1) Traffic Flow: To begin with, the LRT has placed limits on the ability to turn left from King St. onto Pine St. at that corner. Therefore, all traffic would have to reroute by turning right only at Pine St (moving from downtown Kitchener toward Waterloo) or make use of the adjacent streets (Herbert and Mary Streets) to provide access to the building for both tenants and employees. Considering that Union St is slated to be undergoing construction with the elimination of a left turn lane to Mary St, I am very concerned that traffic in this area will become a nightmare. As well, we are a residential area. Our street has many young families with young children and we often have to deal with cars using us as a shortcut while using excessive speeds. Allowing the development of 231 units will create a nightmare scenario of traffic congestion and the unsafe use of residential streets for frustrated motorists. Page 217 of 256 2) Property Values: We have all prided ourselves on maintaining our "oasis in the core". If we allow such a tall development, it is not unfathomable to foresee even taller buildings being built along King Street in the near future. These buildings will block sunlight, create wind tunnels and rob current residents of their enjoyment, use and backyard privacy; thus, lowering current property values for residents. 3) Environment: With increased traffic flow and the removal of vegetation for the development of this and future projects, I am also concerned for the general health of residents in this area. This tall building will pave the way for other tall buildings. It will increase traffic along with both air and noise pollution. It will reduce greenspace. It goes against everything that we know humans and animals require for a healthy existence. At this time, I would like to request a copy of the environmental report regarding contaminants on this site. I would further like to request a proposed traffic plan to deal with the mitigation of cars using both Mary and Herbert Streets as access to this proposed building. Finally,. I would like to be informed in writing of any future developments and reports regarding the development of this property. In closing, I would like to state that I do not support the application for a building of this height or capacity. look forward to hearing from you. Yours respectfully, Page 218 of 256 Brian Bateman From: Sent: Monday, July 26, 2021 12:18 PM To: kwills@mhbcplan.com; Brian Bateman Subject: [EXTERNAL] Link for meeting next Wednesday Dear Brian and Kate Can, you send me the link for the meeting next wednesday. And include me in the mailing lists. I just opened my mail and realize that this is a big deal for the neighborhood. There is no building that size nearby so that could change the entire dynamics of the residential block. Thanks, Page 219 of 256 890-900 King Street West My name is i My wife and I own properties at i, Kitchener and at in Waterloo across the street from Sun Life. We feel as such that we have a stake in what goes on in our neighbourhood and our community. Let me preface my remarks by saying up front that I am not anti -development. My son has long thought that the King Street corridor is in need of a facelift and I for one tend to agree. King Street is the major traffic corridor linking Kitchener and Waterloo. It is the street from which most new visitors get their first glimpse of K -W. As such, with the new transit system on parallel tracks to King Street and with the push from the provincial government as well as local and regional governments to intensify population at stations along this corridor we have a once in a lifetime chance of getting the planning right for the building explosion that is already taking place around us. The one complaint I've heard time and again about the proposed tower at 890-900 King Street West is that it is too tall for the surrounding neighbourhood. At 25 stories that would approximately be the same height as the Sun Life tower just down the road. This building would be built mere metres from the corner of the low-rise neighbourhood of Mary -Pine - Herbert. If we look at how the city of Waterloo has and is developing around the Allen Street transit station, the 1St station north of the Midtown transit station, it has kept development of tall buildings to the south of King Street. Mary -Allen is the low-rise neighbourhood to the north of King Street in Waterloo. From the City of Kitchener Urban Design manual for tall buildings, it reads "Towers must demonstrate compatibility with their surroundings and transition in height and scale through appropriate design of the projects built form. If a site Page 220 of 256 does not allow for sensitive transition between tower and lower -rise neighbourhoods it may not be suitable for a tall building." It goes on to say "The greatest height and massing should be located along primary corridor streets and internal to large development sites. Each corridor should also have a defined transition and built form between taller buildings located inside the corridor, and the lower rise buildings located in the surrounding neighbourhoods." In Kitchener's planning around rapid transit areas as it pertains to Midtown Station, the area surrounding this proposed development has limited public open space and/or passive or active recreation opportunities compared to the other studied areas. It goes on to say that "Midtown is anchored by a number of established stable residential neighbourhoods. These contribute to the station's live/work character and mix of housing choices, and provide a historical character to the area. As Midtown experiences growth and changes over time in response to the investment in higher order transit, these established neighbourhoods should remain stable." Let's look at the zoning changes that the developers of 890- 900 King St. W. are asking for: 1. A reduction in rear yard set -back from 14m to .7m 2. A floor pace ratio increased from a max of 4.0 to 10.1 3. To amend the parking at a rate of .71 per unit for multiple dwelling units greater than 51.0 sq. m in size 4. To permit parking at a rate of 0.165 per unit for multiple dwelling units less than 51.0 sq. m in size Page 221 of 256 5. To amend visitor parking to a rate of 10% of required parking. Visitor parking to be shared with commercial uses. 6. To amend to allow commercial/retail uses without a minimum parking requirement 7. To amend Hotel Parking to a rate of 0 spaces per guest room (if the GRHF space is provided in the final proposal) All of these amendments serve one purpose and one purpose only; that is to maximize floor space ratio to increase density, defined as people and jobs per hectare, as per the chart in section 4.2.2 of the Planning Justification Report for 890-900 King Street W. If we look at number 1 above it asks to reduce rear yard set back froml4m to 0.7m. That is no small reduction. This appears to fly in the face of the urban design manual for the City of Kitchener, which states "Increased setbacks may be considered for taller buildings (over ten stories). Additional side and rear yard setbacks may be required on tight infill sites to meet Ontario Building Code spatial separation requirements." The purpose of this amendment can only be to increase floor space ratio. That leads to number 2. This is the big ask. Increase floor space ratio from 4.O to 10.1. If we look east of Midtown Station to the development at 607-641 King Street West, which is part of Central Station, they too are seeking amendments to the official plan. Their amendments also seek to maximize floor space ratio and asks to increase density from 4 to 7.5. Now that in and of itself is quite a jump and propels this project's buildings into the 25 stories and up range. All of the tall buildings proposed and being built on this site are south of King Street as are those in Waterloo. That makes the proposed construction at 890-900 King Street an outlier. In relation to its surroundings it will stick out like a sore thumb. A better Page 222 of 256 proposal would be to develop the parking area previously owned by Sun Life into tall buildings and commercial development and scale down building heights along the north side of King Street to better suit the abutting neighbourhood. The Midtown Station study states that neighbourhoods should remain stable. It does not mention how to achieve this in an area that already has limited green space and passive recreational areas. How will our neighbourhood retain its unique character and stability when densification is coming at it from not only King Street developments but also the Spurline and Union Street developments? Policy 2.2.4.3 states that Major Transit Station Areas on priority transit corridors shall be planned with a minimum density target of 160 residents and jobs combined per hectare for those served by light rail transit. The developer cites the City of Kitchener DC. Background Study, 2014 for employment areas as projecting the total number of people and jobs per hectare on this site as planned at 2,085. I presume that site, in this context, refers to all of the Midtown Study area. In the developer's words "Significant portions of MTSA's are unlikely to achieve the minimum density targets. As such, lands that are planned for intensification provide an opportunity for increased densities to ensure that the MTSA as a whole responds appropriately to the policy direction of the Province." I repeat, these are the developer's words, not those of the city. Therefore the developer proposes that this project increase estimated density to 430 people and jobs per hectare from the minimum goal of 160 people and jobs per hectare as put forth in policy 2.2.4.3. This is an increase of 269 %. Midtown Station gets to make up for the failings of the other stations to a tune of 2.7 times the minimum goal. WOW! Of the 2,085 people and jobs per hectare total predicted for the Midtown Station Study area this developer plans to eat up 20.6%. No greed there. I get it though. Maximizing profit is the name of the game. Page 223 of 256 As I said before I am not anti -development. I own property on King Street as well as Mary Street and I stand to benefit from all this development at some future time. But I also live here and love this neighbourhood and will fight to preserve its nature and character. If a tower full of apartments is the future for the corner of Pine and King Streets at least scale it down to a size that is more suited to the neighbourhood and the buildings around it. Thank you for taking the time to read this letter and please consider seriously the issues I have raised. Page 224 of 256 Brian Bateman From: Dayna Edwards Sent: Tuesday, October 5, 2021 7:07 PM To: Brian Bateman; Rosa Bustamante Subject: Fwd: [EXTERNAL] 890 - 900 King St. W. Parking Portal on King St. Get Outlook for iOS From: Sent: Tuesday, October 5, 20213:32 PM To: kwills@mhbcplan.com Cc: Sarah Marsh; Debbie Chapman; Dayna Edwards Subject: [EXTERNAL] 890 - 900 King St. W. Parking Portal on King St. Hello Kate: Thanks for the update. I note that the parking portal remains on King St. where it will disrupt & endanger pedestrians as well as the immediately adjacent small parkette with a quiet contemplative bench - the best piece of public art in the region - where folks sit facing the hospital & contemplate the ephemeral nature of our bodily existence. The need for more public lanes to service new project parking entries in Kitchener is extreme. To disrupt the pedestrian realm in this way when Dodds lane is fully available at the rear is unconscionable. Please endeavour to make the needed plan change before presentation of the plans to city staff. Thanks Page 225 of 256 Brian Bateman From: Mary Pine Neighbourhood Association <marypineneighbourassociation@gmail.com> Sent: Monday, September 20, 2021 5:23 PM To: Brian Bateman Subject: [EXTERNAL] 890-900 King Street CANTIRO Development Follow Up Flag: Follow up Flag Status: Flagged Hi Brian, I hope you are well. Our association met last night, and would like to know if you have any updates with regards to a date for when City Council will be meeting to discuss this development. If you could let me know, I know that our group would appreciate it as many are interested in attending. Secondly, we want to invite you to have a discussion with our association about the development in person (or virtually if in-person is not possible). If you are available to meet with us, could you let us know some possible dates/times for this? I believe one of our members who lives close to the development is interested in hosting. Thanks so much for your support. Take good care, Page 226 of 256 o-� 7Z� r Gin a -let �al •�U�±/1t� r r Thank You for your support M Aw.�dA /kU. .. r. ' AV r LYc"" -r;A" +� s�te t7 . Thank You for your support ML kf-�O. Page 227 of 256 Brian Bateman From: Sent: Thursday, October 7, 2021 8:43 AM To: Brian Bateman Cc: Subject: [EXTERNAL] 890/900 King Street West redevelopment Dear Brian, Thank you for the thoughtful public meeting last night. My husband and I live near the intersection of Herbert and Roger street at with our two small children (3 years and 3 months). We're supportive of densification along King street, especially as it's adjacent to the LRT stop and thrilled to be living in a growing, energetic city. The design of the building also looks really sharp and modern. We do have some concerns that we would like to express. 1. The height seems quite imposing in midtown. A building closer to the Bauer lofts at 15 stories would be much more suitable in this section of the city rather than behemoth looking tower similar to the Barrelyards. It's quite hard to imagine a building that size fitting into the landscape, although a tower a bit smaller would make complete sense and add to the vibrancy of the community. 2. The volume and speed of cars going down Herbert street is also a big safety concern. As it is, we notice cars speeding down the street quite often and making tight turns around Roger. We're greatly concerned of one of our children or other child in the neighborhood being hit by a car. With more people, their guests etc living nearby this will only become a bigger issue. It is a growing concern with our two small children's safety. A. A stop sign at Herbert and Roger would really increase the safety and help slow down cars in this section of the road, as well as increase their visibility of oncoming pedestrians B. A sidewalk on Roger street adjacent to the cemetery would also greatly increase the safety of people, especially children. There is no sidewalk for a block. This is especially pressing considering a park (which we're thrilled about) is going to be built on Roger street and in light of the tower on King C. Lowering the speed limit to 40km/hour on Herbert and Mary street. Again, we notice cars speeding right in this section of the road near our house. There's going to be an increase in traffic on the side streets adjacent to King with the tower going up to avoid traffic on king street and 50 km/ hour is simply unsafe Thank you for your consideration, Page 228 of 256 Brian Bateman From: Sent: Wednesday, October 6, 2021 8:29 PM To: Brian Bateman Cc: Sarah Marsh Subject: [EXTERNAL] Issue to Add Following King Street Development Meeting Hi Brian, My hom J backs on to Dodds lane. I just wanted to add that I am very concerned regarding the distance between the lower part of building and Dodd's lane. I believe the presentation said it was proposed to be adjusted to less than a meter. This lower part is still quite tall (multiple stories, I think). Dodds lane is very very narrow. A building setback that small next to such a narrow lane means that this building is extremely close to my home. I do not approve of reducing the minimum building setback for this lot. Best, She/her pronouns Cell: Page 229 of 256 Brian Bateman From: Sent: Friday, October 8, 2021 11:53 AM To: Brian Bateman Subject: [EXTERNAL] 900 King St W Meeting Feedback Hi Brian, Thanks to the City of Kitchener for putting on the meeting . This development looks promising and the City and the development team were very informative and engaging. Some feedback I have about this development is that it doesn't include 3+ bedroom units. This is unfortunate as this limits options to families that want to live and grow in the heart of the city, rather than in the suburbs. I understand it would reduce the overall number of units, but it would help increase socioeconomic and community diversity. It would also help limit the pressure required on the already scarce greenfield development lands. I'd also like to provide some feedback on the meeting structure. I liked the overall meeting format, but felt there wasn't enough time in the breakout sessions. At the same time, it was a challenge in the breakout session I was in because the session got dominated by one or two topics that didn't allow for a breadth of information to be had/shared. It was, however, a good idea to have the different folks from the different areas rotate through each room. I hope you can run this format again. All the best, Page 230 of 256 Brian Bateman From: Sent: Wednesday, August 25, 2021 12:28 PM To: Brian Bateman Subject: [EXTERNAL] Re: Re: Re: Re 900 and 890 King St W development Thanks for responding, Brian, but I don't see a link in the email. Robert On Monday, August 23, 2021, 10:19:38 a.m. EDT, Brian Bateman <brian.bateman@kitchener.ca> wrote: Apologies for the delay in responding to your email as I was away last week on holidays. To respond, here's a link to the City's website that provides information on the KW Hospital/Mid-Town Secondary Plan proposed updates and status. For further information, please feel free to contact Tina Malone -Wright, Project Manager. Brian From Sent: Saturday, August 14, 2021 L: i y Pio To: Brian Bateman <Brian.Bateman @kitchener.ca> Subject: [EXTERNAL] Re: Re: Re 900 and 890 King St W development Hi Brian. In my preliminary reading of the application details, in Justification # 2 the following statement is made: The proposed development implements the vision and objectives of the draft K -W Hospital/Midtown Secondary Plan; May I have access to this plan? Regards On Friday, July 30, 2021, 03:15:39 p.m. EDT, Brian Bateman <brian.bateman(a-kitchener.ca> wrote: Page 231 of 256 Yes, they will. There will be further opportunity for engagement. City will host a meeting sometime in mid -Sept. My understanding the developer is removing that building in order to remediate the site. The property is contaminated due to an old gas station. Brian From: Sent: Friday, July 30, 2021 2:45 PM To: Brian Bateman <Brian.Bateman @kitchener.ca> Subject: [EXTERNAL] Re: Re 900 and 890 King St W development Hi Brian. Sure that would be great. And if I have objections to the material that I see presented, will it still be heard? With the current demolition of the building I feel like approval is being assumed. Also with the building next door on Pine St at King, 18 Pine to be precise, I have noticed that it has been quietly vacated. Am I to assume something similar is happening there? If so, I feel like that should be in the relevant disclosure of this process. Thanks On Friday, July 30, 2021, 01:47:48 p.m. EDT, Brian Bateman <brian.bateman(@,kitchener.ca> wrote: am Thanks for the email and I am sorry you were unable to attend the meeting. I will be posting the presentation on the City's website very soon that you can view. That may address most of the questions you have below. If not, perhaps I can call you to discuss sometime next week. Brian From: Sent: Friday, July 30, 2021 12:00 PM To: Brian Bateman <Brian.Bateman kitchener.ca> Subject: [EXTERNAL] Re 900 and 890 King St W development Page 232 of 256 Hi Brian. I am the property owner at! I ,�:, I was unable to attend the public meeting on July 28 regarding this proposal due to work engagements that were booKea oefore that letter was even drafted. I am the property directly beside the proposed development. First off, the letter from you states a 25 -storey development. The sign at the exterior of the property says 26 -storey. Can you please clarify? It is my belief that the existing zoning allows up to 8 storeys. Is this correct? If so, why is there so much of a variation between the existing allowable use? There has never been a high rise allowed on this side of King St. in midtown. Why is this being considered? As a property owner, I don't know if it's appropriate to have a 26 -storey building right next to my two storey building and many other similar sized buildings in the neighbourhood. Also, why is the subject property being currently dismantled when nothing has been approved? Can you please provide insight on these items? Thank you Page 233 of 256 7io bA cn 00c u CL '1114 ro—I r� u -0 E ru =3 o L N LL - +r � p L O ca O cr- LL J n) OTV H 'Y 0 CL as O 0 O WCCkD Z_OZ � Wm� o� W =)WLU >-Zx r. W CL 00 O O 0 = LW 0 I.d.. m 2 t' W z � O 2� A ._ � c r j O D V) H LO M N N 0 N c O � u CL o = C" �'a r s E p GJ 0 !9 .� cD � •Vr o Ln ra X 0 N 0 0 P Ow WbIl d O rn i N 0 O IL u OC � CO x 0�c�c ccv `4 E C m (n Ln m O 'p U 4�= N m r�L� u W N C Z x O ED4) %D cu c 'o c u cu @) �m c 0 in U � Ln r,4 E w F— -p 2- 3:u 3 •u �Q � 0Eo 3:.- u4 o c u� O Ln 17- O M-62 U2 C K 0 Hca 04 t -flf0c 0 Z = V) kN c au E u W.0 0-0 a; Zai Paqp.434 of 256 Brian Bateman - From: Kate Wills <kwills@mhbcplan.com> Sent: Friday, August 20, 2021 2:11 PM Subject: [EXTERNAL] 890-900 King Street- Update from Neighbourhood Public Meeting Good Afternoon, We are emailing to advise you that we are working on our summary from the neighbourhood meeting and hope to provide you a copy of the presentation along with a summary of all questions and responses by the end of August. This summary will include responses from the project consultants who were not part of the panel at the first Neighbourhood Meeting held on July 28, 2021. We would also like to advise that second Neighbourhood Information Meeting is planned for September 2021. Thank you. Kate KATE WILLS BES MCIP RPP1 Associate M H BC Planning, Urban Design & Landscape Architecture 540 Bingemans Centre Drive, Suite 200 1 Kitchener I ON I N213 3X9 I T 519 576 3650 X 751 1 C 519 635 9999 1 F 519 576 0121 ( kwills(a)-mhbcplan.com Follow us: Webpaqe I Linkedin I Facebook I Twitter ( Vimeo This communication is intended solely for the named addressee(s) and may contain information that is privileged, confidential, protected or otherwise exempt from disclosure. No waiver of confidence, privilege, protection or otherwise is made. If you are not the intended recipient of this communication, please advise us immediately and delete this email without reading, copying or forwarding it to anyone Page 235 of 256 890-900 King St. Questions and concerns 1) 1 notice that the developer is 'Edmonton' based. Is Cantiro building this 25 storey building at King and Pine for the City of Kitchener (CofK) to become the landlords or will all the rents be collected by Cantiro and CofK will get business taxes only? How does this work? 2) From the CofK's own explanation of Floor Space Ratio (FSR) i.e. building floor area (BFA) divided by lot area (LA), it is impossible to get a 'whole number answer' as the lot is always bigger than the BFA. Unless of course the calculation is done with 25 x BFA and the lot is 2.5 x BFA (to arrive at the proposed FSR of 10.0.) Please send me the calculation of FSR specifically for this development. 3) PARKING If approved this development would have 231_ units with the potential for at least 231 cars, not allowing for 2 car families. Bicycle provision: Firstly, cyclists are extremely rare on KW streets. Whilst I am in favour of encouraging cyclists, most people cycle for pleasure. For shopping, going to appointments, theatre, cinemas, restaurants and other forms of entertainment most people use a car. This will not ease the number of parking spaces required ION requirements: This development is relevant to the 'PARTS' documentation (PARTS area related to the Central Stations of the ION LRT) which states a requirement of 0.9 spaces/unit irrespective of size i.e. 208 spaces —10 GRHF spaces (no longer needed) is still 198, not including ION's requirement of 0.1 space/unit for visitors i.e. an additional 23 spaces. This would require more spaces than CofK's own By-law requirements. Car Share Vehicles on-site: Car sharing on a business site such as the Sun Life parking lot I can almost understand — different shifts, different days — but residents in a building largely work 9-5 and not on weekends, so how does car sharing work then? This will not ease the number of spaces required. In addition, according to one of your own diagrams there are no parking lots with 500m of the site. In summary, where do you think residents (a possible 100+ that don't have spaces), commercial and visitors will park when there is no space available in the site's parking — on Pine, which is already congested at times with cars parking for the medical building; on Mary, where parking is not allowed overnight nor until bpm weeknights. Underground parking Why are the developers only providing 2 below ground levels of parking, when as one the CofK's documents already acknowledges 'parking is tight' at this site? What is 'unbundled parking'? Page 236 of 256 4) With what look like extremely limited softscape* and hardscape areas, where are residents expected to relax outside and children to play? The softscape area in this development look as though they're actually the 3 storey podium! Am I right? o FYI It's almost 2 kilometres to George Lippert Park the closest park to this site. 5) Why did CANTIRO plan such an oversized building in such a low rise area? Even using the argument that K -W agreed to increasing residential density along the LRT route, Waterloo have added two new buildings — the Red and the Cortes at Allen — that back on to Mary St. However, they are only 5 storeys high. 6) "Zoning regulations are set low to allow for 'discussion'" — a comment credited to you Brian. If this is an unwritten/read between the lines understanding between councillors and planners then why are these regulations written at all? When the zoning regulations were adopted were they approved by council? Was setting them low 'to allow for discussion' minuted? "City of Kitchener documents, including official plan and guidelines are out of date" another comment credited to you Brian, if this is so then Why are they supplied as supporting documents? If there are the documents in place, approved by council, then they should be adhered to until updates are approved. Correct? 7) For future reference, does CofK go all the way down to Union on King St.? 8) This development proposes to allow for 13 units for use by GRH (<6% of the 231 units) — a contribution to the community. However, more than once we heard this development referred to as 'attainable housing', no longer 'affordable housing' as it was originally proposed? So, what would have been a significant contribution to the community is no longer being offered. What do CofK council think of this? 9) Several comments/concerns were expressed about the lack of transition between a 5 storey Medical Building (18 Pine St) or single or 2 storey houses on Mary St and a 25 storey building! Your own 'Tall building guidelines, supplied as supporting documentation talks about 'transition' building i.e. incremental increases in building heights which this development certainly is not an example of. Again why is a 25 storey building being built here, backing on to a mature residential street? A building within your required FSR, in this case 10 storeys, would be bad enough, but at least it would be in compliance with existing By-laws Page 237 of 256 Brian Bateman From: Kate Wills <kwills@mhbcplan.com> Sent: Tuesday, October 5, 2021 10:40 AM Subject: [EXTERNAL] 890-900 King Street East - Neighbourhood Information Meeting - Additional Information and Responses Good Morning, As a follow up to the Neighbourhood Meeting held in July 2021, we are pleased to provide you with a link to the following documents. https://www.dropbox.com/sh/wsi9bcikgo716aq__/AAB2HedgG5el85d5zmHQn3 xa?dl=0 Please find enclosed the following documents for your review: 1. Copy of the presentation from the July 2021 Neighbourhood Information Meeting 2. Preliminary Renderings- as seen from Mary and Dodds Lane 3. Preliminary Building Elevation Package — showing North, South, East and West Elevations 4. Summary of the Questions and Responses posed at the July 2021 Neighbourhood Information Meeting 5. Updated Shadow Study showing hourly intervals If you are seeking additional information with respect to submitted studies for the proposed development, please use the attached link to the City's website: https://app2.kitchener.ca/AppDocs/OpenData/AMANDADataSets/Supporting Documents List 623187.pdf A second Neighbourhood Meeting has been scheduled by the City for October 6, 2021, at 7:00pm via zoom. If you have not registered yet and would like to attend, please contact Lindsey Taylor, Project Manager at the City of Kitchener at 519-741-2200 x9306 or lindsey.taylor@kitchener.ca. The plans presented at the meeting tomorrow are the same plans submitted as part of the original application for Official Plan and Zoning Amendment presented at the Neighbourhood Information Meeting hosted by CANTIRO in July. The second meeting will give an opportunity to those who were not able to attend in July and will be primary led by the City of Kitchener. Thank you. Kate KATE WILLS BES MCIP RPP1 Associate MHBC Planning, Urban Design & Landscape Architecture 540 Bingemans Centre Drive, Suite 200 1 Kitchener I ON I N2B 3X9 I T 519 576 3650 X 751 1 C 519 635 9999 1 F 519 576 0121 1 kwills(aD-mhbcplan.com Follow us: Webpaqe I Linkedin I Facebook I Twitter I Vimeo Page 238 of 256 UAN I IRU urr:.n,renu.ew; ._=^- COMMERCIAL June 23, 2021 Dear Resident or Property Ov,mer. RE: Construction Activity at 690-900 ting Street West We are the owners of 890-900 King Street West and are witting in regard to the property addressed as 890-900 Icng Street 'Nest, tocated at the comer of ting Street West and Pine Street. We understand that you have received notice that Planning Applications that have been submitted to the City of Kitchener in support of a redevelopment proposal on these lands. In the nearfuture you may notice construction activity on the site, Including the demolition of the existing building and other site works. The property Is a known Brownfield site, meaning that there is existing contamination on the property. This contamination Is a result of previous activities that occurred on the site prior'to CANTIRO's purchase of the property. Regardless of the outcome of the Planning Applications, CANTIRO is committed to remediating the property and removing all contaminated soils. We wanted to reassure the public that this construction work is related only to the remediation lctean-up efforts. The proposed redevelopment is in the early stages and still requires several planning approvals including the approval of the Official Plan amendment and Zoning By-law Amendment. Should you have any questians, please do not hesitate to contact the undersigned. Sincerely, Stewart Fraser, B.Com, h1.Pl_ Sfraser@cantiro.ca Vice President, Commercial CANTIRO Page 239 of 256 Staffeeport IST` � Ni,R Development Services Department www.kitchener.ca REPORT TO: Planning and Strategic Initiatives Committee DATE OF MEETING: March 7, 2022 SUBMITTED BY: Rosa Bustamante - Director of Planning 519-741-2200 ext. 7319 PREPARED BY: Garett Stevenson — Manager of Development Review 519-741-2200 ext. 7070 WARD(S) INVOLVED: All Wards DATE OF REPORT: February 17, 2022 REPORT NO.: DSD -2022-096 SUBJECT: Significant Planning Applications Update - Quarterly Report RECOMMENDATION: For Information. BACKGROUND: Planning staff provide a quarterly update report every March, June, September, and December of each year of all current significant development applications. It is important to be providing greater transparency on significant development applications with the community and Council. REPORT: Attached to this report, the Significant Planning Applications Quarterly Report (Q1 2022) provides a summary of the current Planning applications under review at the time of the preparation of this report. The current significant development applications section includes Subdivision, Official Plan Amendment, and Zoning By-law Amendments that have not received final approval. These are the bulk of the applications that Planning Staff consult with the community on an application specific basis. Significant development applications include property specific proposals as well as new greenfield communities (subdivisions). Additional details on the development applications can be found using the online mapping tool available at www.kitchener.ca/planningapplications. STRATEGIC PLAN ALIGNMENT: This report supports the delivery of core services. FINANCIAL IMPLICATIONS: Capital Budget — The recommendation has no impact on the Capital Budget. Operating Budget — The recommendation has no impact on the Operating Budget. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 240 of 256 COMMUNITY ENGAGEMENT: INFORM — This report has been posted to the City's website with the agenda in advance of the council / committee meeting. CONSULT — Significant development application specific engagements are undertaken for Official Plan Amendment, Zoning By-law, and Subdivision applications. Engagement includes mailing postcards to property owners and occupants of all buildings within 240 metres of the subject lands, publishing a newspaper notice when the application is first circulated and when the statutory public meeting is scheduled, as well as informal community meetings including Neighbourhood Meetings and/or site walks. A large plain language sign is also posted on the property. PREVIOUS REPORTS/AUTHORITIES: There are no previous reports/authorities related to this matter. APPROVED BY: Justin Readman — General Manager, Development Services ATTACHMENTS: Attachment A — Significant Planning Applications Quarterly Report (Q1 2022) Page 241 of 256 Attachment A — Significant Planning Applications Quarterly Report (Q1 2022) Current Significant Development Applications (Subdivision, Official Plan Amendment, Zoning By-law Amendment) IiiVEI N III 528 LANCASTER ST W Proposal: A development with 5 multiple residential buildings of varying heights (i.e., 26, 20, 20, 16, and 10 storeys), and commercial uses on the ground floor of the 16 -storey building. File Number: OPA21/010/L/AP Description: The main purpose of the Official Plan Amendment is to re -designate the whole of the lands to Mixed Use and modify the Specific Policy Area to allow a maximum floor space ratio (FSR) of 5.8 and a maximum building height of 83m (26 storeys). Application Type: OPA Status: This application has been circulated and Planning staff are accepting and reviewing comments. File Number: ZBA21/015/L/AP Description: The main purpose of the Zoning By-law Amendment is to re -zone the whole of the lands to MIX -2, and to modify the site- specific provisions to allow an FSR of 5.8, a building height of 83m (26 storeys), a parking rate of 0.72 spaces per unit, among other requests for relief. Application Type: ZBA Status: This application has been circulated and Planning staff are accepting and reviewing comments. Staff Contact: Andrew Pinnell Neighbourhood Meeting Date: January 20, 2022 Owner: 528 LANCASTER STREET Applicant: WEST INC, 550 LANCASTER INC MHBC PLANNING Update Since Last Quarterly Report: A Neighbourhood Meeting was held with the community on January 20, 2022. Planning Staff and the Applicant are considering input provided at the Neighbourhood Meeting. 104 WOOLWICH ST Proposal: Two 3.5 -storey multiple dwellings (stacked townhouses) with 24 dwelling units each (total of 48 dwelling units). File Number: OP18/007/W/AP Description: The owner is requesting a Site -Specific Policy to allow an FSR of up to 0.9. Application Type: OPA Status: This application has been circulated and Planning staff are accepting and reviewing comments. File Number: ZBA18/009/W/AP Description: The owner is requesting to change the zoning from Agricultural (A-1) to Residential Six Zone (R-6) along with a Site Specific Provisions to: a) reduce the minimum front yard from 4.5 metres to 1.0 metres, b) eliminate the requirement for Private Patio Areas for at -grade dwelling units, c) increase the maximum Floor Space Ratio from 0.6 to 0.9, and d) reduce the required parking from 1.75 spaces per unit to 1.2 spaces per unit. Application Type: ZBA Status: This application has been circulated and Planning staff are accepting and reviewing comments. Staff Contact: Andrew Pinnell Neighbourhood Meeting Date: TBD Owner: 1238455 ONTARIO LIMITED Applicant: GSP GROUP INC Update Since Last Quarterly Report: No update at this time. Page 242 of 256 507 FREDERICK ST, 40-44-48 BECKER ST Proposal: An addition to the existing funeral home is proposed with a crematorium, as well as an expanded parking lot along Becker Street. File Number: OP17/003/F/GS Description: To change the land use designation of the three Becker Street properties from Low Rise Residential to Commercial, and to add a special policy in the Official Plan to permit a Crematorium/Cremator as a permitted use. Application Type: OPA Status: This application has been circulated and Planning staff are accepting and reviewing comments. File Number: ZC17/010/F/GS Description: To change the zoning of the three Becker Street properties from Residential Six (R-6) with Special Use Regulation 362U to COM -2 (General Commercial), and to add special regulation provisions to all properties to define the front yard (due to multiple street frontages), permit a reduced Floor Space Ratio (FSR) of 0.17 (a minimum of 0.6 is required), to permit a 0 metre setback from Becker Street, and to permit 11 off-site parking to be included in the development, and to add a new Special Use Regulation in the Zoning By-law to permit a crematorium/cremator on site. Application Type: ZBA Status: This application has been circulated and Planning staff are accepting and reviewing comments. Staff Contact: Garett Stevenson Neighbourhood Meeting Date: November 23, 2021 Owner: Henry Walser Funeral Home Applicant: GSP GROUP INC. LTD Update Since Last Quarterly Report: Planning Staff and the Applicant are considering input provided at the Neighbourhood Meeting. The Applicant is updating technical studies to response to comments at the Neighbourhood Meeting. New Applications 26 STANLEY AVE & 31 SCHWEITZER ST Proposal: The Site is proposed to be developed with a residential subdivision consisting of 42 single detached dwelling lots, 12 semi-detached dwelling lots (total of 24 dwellings) and a 5 -unit street -townhouse block totaling 71 residential units. The Proposed Development will be accessed by a future municipal road connecting to Stanley Avenue. File Number: 30T-21201 Description: A residential plan of subdivision consisting of single - detached, semi-detached, and townhouse dwellings, totaling 72 units. Application Type: SA Status: This application has been circulated and Planning staff are accepting and reviewing comments. File Number: ZBA21/19/S/BB Description: To change the zoning from Residential Four (R-4) and Residential Five (R-5) to the Low Rise Residential Five (RES -5) Zone with the a Site -Specific Provision to permit a maximum building height of 12.5 metres. Application Type: ZBA Status: This application has been circulated and Planning staff are accepting and reviewing comments. Staff Contact: Brian Bateman Neighbourhood Meeting Date: TBD Owner: Newo Holdings Limited Applicant: GSP Group Inc. Update Since Last Quarterly Report: This is a new application and is in circulation. Page 243 of 256 Iii%1 N QPA 1157 WEBER ST E Proposal: A mixed-use development consisting of a building with a 15 and 18 storey tower with a total of 378 residential dwelling units and ground floor commercial units. File Number: OPA21/007/W/BB Description: To change the land use designation from Commercial Status: This application has been circulated and Planning staff are accepting and reviewing comments. Corridor to Mixed Use with a Special Policy Area. Application Type: OPA Status: This application has been circulated and Planning staff are Applicant: IBI Group accepting and reviewing comments. File Number: ZBA21/010/W/BB Description: To change the zoning of the lands from Commercial Two Status: This application has been circulated and Planning staff are to High Intensity Mixed Use Corridor with Site Specific regulations Application Type: ZBA Status: This application has been circulated and Planning staff are Description: The purpose of the proposed Zoning Bylaw Amendment accepting and reviewing comments. Staff Contact: Brian Bateman Neighbourhood Meeting Date: November 9, 2021 Owner: M K G HOLDING Applicant: GSP GROUP INC. CORPORATION Application Type: ZBA Update Since Last Quarterly Report: Planning Staff and the Applicant are considering input provided at the Neighbourhood Meeting. Staff Contact: Brian Bateman 42 WINDOM RD Proposal: A stacked three storey town/multiple dwelling building containing 22 residential units. File Number: ZBA20/017/W/ES Description: To remove special regulation provision 744R (maximum 5units) to permit 22 units, FSR increase to 0.75, and a parking reduction from 1.75 per unit to 0.95 per unit Application Type: ZBA Status: This application has been circulated and Planning staff are accepting and reviewing comments. Staff Contact: Eric Schneider Neighbourhood Meeting Date: TBD Owner: WINDOM KW INC Applicant: IBI Group Update Since Last Quarterly Report: No update at this time. New Applications 142 FERGUS AVE Proposal: A 7 storey building consisting of 78 residential units with associated surface and underground parking. File Number: OPA22/002/F/BB Description: To redesignate the property from Low Rise Residential in the City of Kitchener Official Plan to Medium Rise Residential with Special Policy Area to permit a maximum FSR of 2.3. Application Type: OPA Status: This application has been circulated and Planning staff are accepting and reviewing comments. File Number: ZBA21/017/V/ES Description: The purpose of the proposed Zoning Bylaw Amendment is to rezone the Site to RES -6 Zone with a site specific regulation to permit a maximum FSR of 2.3, reduced side yard and rear yard setbacks, and a reduced vehicular parking rate. Application Type: ZBA Status: This application has been circulated and Planning staff are accepting and reviewing comments. Staff Contact: Brian Bateman Neighbourhood Meeting Date: TBD Owner: 2467491 ONTARIO INC Applicant: GSP GROUP INC. Update Since Last Quarterly Report: This is a new application and is in circulation. Page 244 of 256 Iii%1 N Cb] 4396 KING ST E Proposal: An 8 -storey residential building located on the property at 25 Sportsworld Drive and a high-density, mixed-use building featuring 18 and 30 storey towers with ground -floor commercial uses on the property at 4396 King Street East, with a total of 616 dwelling units and 1,378 m2 of commercial space. File Number: OPA21/009/K/AP Description: The Official Plan Amendment requests to redesignate the property from Commercial Campus to Mixed Use with a Specific Policy Area. Application Type: OPA Status: This application has been circulated and Planning staff are accepting and reviewing comments. File Number: ZBA21/014/K/AP Description: The applicant proposed to rezone the property from Commercial Campus (COM -4) to Mixed Use (MIX -3) and establish a site specific provision to allow a maximum building height of 99 metres (30 storeys), maximum Floor Space Ratio of 6.2, reduced parking rate of 0.85 spaces per dwelling unit (580 spaces), non- residential gross floor area reduction, among other matters. Application Type: ZBA Status: This application has been circulated and Planning staff are accepting and reviewing comments. Staff Contact: Andrew Pinnell Neighbourhood Meeting Date: TBD Owner: SPORTSWORLD SHOPPING Applicant: GSP GROUP INC. CENTRE LTD Update Since Last Quarterly Report: No update at this time. New Applications 4220 KING ST E & 25 SPORTSWORLD CROSSING RD Proposal: Three buildings are proposed including a 14 -storey, 158 -unit residential tower oriented towards Sportsworld Crossing Road, an 18 -storey, 156 -unit residential tower located towards King Street East, and a 14 -storey, 212 -unit residential tower designed in an `L' shape with stepbacks to frame the intersection of King Street East and Deer Ridge Drive. File Number: OPA22/003/K/CD Description: To redesignate the Site from Commercial Campus to Mixed Use to permit the proposed high-density residential mixed-use building with a maximum Floor Space Ratio FSR of 4.0. Application Type: OPA Status: This application has been circulated and Planning staff are accepting and reviewing comments. File Number: ZBA22/005/K/CD Description: To change the zoning to MIX -3 with special regulations to permit a FSR of 4.0, whereas the Zoning By-law currently limits the FSR to 2.0 in the MIX -3 zone; to permit a maximum building height of 18 -storeys (68.6 metres) for the site, whereas the Zoning By-law permits a maximum of 10 -storeys (32 metres); to permit a podium with a minimum height of 2 -storeys, whereas the Zoning By- law requires a minimum height of 3 -storeys; and, to permit a minimum ground floor building height of 3.5 metres, whereas the Zoning By-law requires a minimum ground floor building height of 4.5 metres. Application Type: ZBA Status: This application has been circulated and Planning staff are accepting and reviewing comments. Staff Contact: Craig Dumart Neighbourhood Meeting Date: TBD Owner: The Tricar Group Applicant: GSP GROUP INC. Update Since Last Quarterly Report: This is a new application and is in circulation. Page 245 of 256 Iii%1 N NZ! 448 NEW DUNDEE RD Proposal: A condominium development with 24 single detached houses with frontage onto a private condominium road. Description: To change the zoning to Residential Six (R-6) to permit a multiple residential dwelling. File Number: ZBA20/003/N/AP Description: the application requests to change the zoning from R-1 Staff Contact: Craig Dumart Zone (allows single detached dwellings on lots with a min. lot area of Owner: A & F GREENFIELD HOMES Applicant: IBI Group LTD 4,000 m2 and min. lot width of 30 m2) to R-6 (allows single detached No update at this time. dwellings on lots with a min. lot area of 235 m2 and min. lot width of 9 m2). Application Type: ZBA Status: This application has been circulated and Planning staff are accepting and reviewing comments. Staff Contact: Andrew Pinnell Neighbourhood Meeting Date: November 25, 2021. Owner: HAYRE PROPERTIES INC Applicant: GSP Group Inc. Update Since Last Quarterly Report: Planning Staff and the Applicant are considering input provided at the Neighbourhood Meeting. 86 PINNACLE DR Proposal: A two storey 16 -unit senior -oriented residential building. File Number: ZBA19/003/P/KA Description: To change the zoning to Residential Six (R-6) to permit a multiple residential dwelling. Application Type: ZBA Status: On hold at the request of the Owner Staff Contact: Craig Dumart Neighbourhood Meeting Date: Sept. 10, 2019 Owner: A & F GREENFIELD HOMES Applicant: IBI Group LTD Update Since Last Quarterly Report: No update at this time. Page 246 of 256 Iii%1:7IV 161 GEHL PL Proposal: A new community with up to 235 residential dwelling units and open space blocks. File Number: OP18/006/G/GS Description: Proposing amendment to the Rosenberg Secondary Plan to revise land use designations for various lands to implement the proposed plan of subdivision. Application Type: OPA Status: This application has been circulated and Planning staff are accepting and reviewing comments. File Number: ZBA18/007/G/GS Description: The proposed amendment to the Zoning By-law is to apply new zoning to the lands to implement the Rosenberg Secondary Plan (also proposed to be amended) to implement the proposed plan of subdivision. Application Type: ZBA Status: This application has been circulated and Planning staff are accepting and reviewing comments. File Number: 30T-18202 Description: A proposed Plan of Subdivision with up to 235 residential units and open space blocks. Application Type: SA Status: This application has been circulated and Planning staff are Application Type: SA accepting and reviewing comments. Staff Contact: Garett Stevenson Neighbourhood Meeting Date: N/A Owner: 2079546 ONTARIO LIMITED Applicant: SGL PLANNING & DESIGN INC Update Since Last Quarterly Report: No update at this time. 1801 BLEAMS RD Proposal: A new community with 2607 residential units, a school, green space, and parkland. File Number: OP18/005/B/GS Description: Proposing amendment to the Rosenberg Secondary Plan to revise land use designations for various lands to implement the proposed plan of subdivision. Application Type: OPA Status: This application has been circulated and Planning staff are accepting and reviewing comments. File Number: ZBA18/006/B/GS Description: The proposed amendment to the Zoning By-law is to apply new zoning to the lands to implement the Rosenberg Secondary Plan (also proposed to be amended) to implement the proposed plan of subdivision. Application Type: ZBA Status: This application has been circulated and Planning staff are accepting and reviewing comments. File Number: 30T-18201 Description: A proposed Plan of Subdivision with up to 2607 residential units, a school, green space, parkland, as well as multiple residential and mixed-use blocks. Application Type: SA Status: This application has been circulated and Planning staff are accepting and reviewing comments. Staff Contact: Garett Stevenson Neighbourhood Meeting Date: N/A Owner: 2079546 ONTARIO LIMITED Applicant: SGL PLANNING & DESIGN INC Update Since Last Quarterly Report: No update at this time. ROCKCLIFFE DR (FREURE SOUTH) Proposal: A new community with 471 new residential units including single detached, street townhouses & multiple dwellings. Parkland open space & stormwater management facilities are also proposed. File Number: OP16/001/R/KA Description: To change the designation of the easterly portion of land to high rise residential, designate a future park area as open space, and to adjust the limits of wooded areas designated as open sace. Application Type: OPA Status: This application has been circulated and Planning staff are accepting and reviewing comments. Page 247 of 256 File Number: ZC16/009/R/KA Description: To change the zoning from Restricted Business Park (B- 2) to residential and natural heritage conservation zones. Application Type: ZBA Status: This application has been circulated and Planning staff are accepting and reviewing comments. File Number: 30T-16201 Description: The plan of subdivision includes single detached, street townhouses & multiple dwellings along with parkland open space & stormwater management facilities. Application Type: SA Status: This application has been circulated and Planning staff are accepting and reviewing comments. Staff Contact: Garett Stevenson Neighbourhood Meeting Date: TBD Owner: FREURE DEVELOPMENTS Applicant: MHBC PLANNING LTD LIMITED Update Since Last Quarterly Report: No update at this time. Archeological assessment work continues. New Applications 1525 BLEAMS RD Proposal: To demolish the existing pumping station building and create 6 residential lots, which are proposed to be added to the Mattamy South Estates (30T-08206) subdivision through a subdivision modification. File Number: ZBA22/005/K/CD Description: To rezone the property to Residential Six (R-6) with site specific regulations 671 R, 672R, 673R and 674R. Application Type: ZBA Status: This application has been circulated and Planning staff are accepting and reviewing comments. Staff Contact: Tim Seyler Neighbourhood Meeting Date: TBD Owner: Mattamy (South Estates) Applicant: GSP GROUP INC. Limited, City of Kitchener Update Since Last Quarterly Report: This is a new application and is in circulation. Page 248 of 256 IiiVEI N QVA 1593 HIGHLAND RD W Proposal: A mixed-use development consisting of a 13 storey building and 16 storey building, with a total of 403 dwelling units, 1,052 square metres of ground floor commercial space, and 2 levels of underground parking. File Number: OPA20/001/H/AP Description: The Official Plan currently state that only commercial - type uses are permitted on the above properties; residential uses are not permitted. The owner is requesting to change the OP to permit up to 403 residential dwelling units within buildings containing commercial uses. Application Type: OPA Status: This application was appealed to the Ontario Land Tribunal in August 2020. The OLT appeal was held from January 24 — February 3, 2022. No decision has been received. File Number: ZBA20/004/H/AP Description: The Owner is requesting to permit up to 403 residential dwelling units within buildings containing commercial uses. Additional commercial uses are requested. The owner is also requesting to reduce front, side yard, and rear yard setbacks, increase lot coverage, and reduce parking requirements. Application Type: ZBA Status: This application was appealed to the Ontario Land Tribunal in August 2020. The OLT appeal was held from January 24 — February 3, 2022. No decision has been received. Staff Contact: Andrew Pinnell Neighbourhood Meeting Date: N/A Owner: M DEVELOPMENTS Applicant: IBI GROUP KITCHENER INC Update Since Last Quarterly Report: This application was appealed to the Ontario Land Tribunal in August 2020. The OLT appeal was held from January 24 — February 3, 2022. No decision has been received. Page 249 of 256 Iii%1 N NX: 660 BELMONT AVE W Proposal: An eleven storey (39.1 metre) mixed-use building with 910.7 square metres of ground floor commercial space and 132 residential units (including 92 one bedroom and 40 two-bedroom units). The Owner is also requesting to purchase a portion of the City -owned Belmont Lane between Belmont Avenue West and Claremont Avenue. File Number: OPA20/004/B/JVW Description: The City of Kitchener has received a revised development proposal and has been advised that an Official Plan Amendment application is no longer required. The original Official Plan Amendment application requested to increase the maximum height to 13 stores and 49 metres in height. Application Type: OPA Status: This application will be considered by Kitchener City Council on February 28, 2022. File Number: ZBA20/012/B/JVW Description: The Zoning By-law Amendment application is now requesting site specific zoning regulations for an increased building height of 11 storey and 39.1 metres (whereas 8 storeys and 25 metres is permitted), a reduced tower setback from the podium of 2.7 metres (whereas 3.0 metres is required), and a reduced podium height of two storeys (whereas a minimum of three storeys is required). Application Type: ZBA Status: This application will be considered by Kitchener City Council on February 28, 2022. Staff Contact: Garett Stevenson Neighbourhood Meeting Date: Dec. 17, 2020 & Feb. 25, 2021 Owner: 660 BELMONT LP INC, City of Applicant: GSP Group Inc. Kitchener (Belmont Lane E.) Update Since Last Quarterly Report: These applications were referred from PSIC held on February 7th and 91h to Kitchener City Council on February 28, 2022. 400 WESTWOOD DR Proposal: To demolish the existing house and create four new lots for single detached dwellings. File Number: ZBA21/012/W/ES Description: To rezone the developable portion of the lands to site specific Residential Four (R-4). Application Type: ZBA Status: This application has been circulated and Planning staff are accepting and reviewing comments. Staff Contact: Eric Schneider Neighbourhood Meeting Date: January 13, 2022 Owner: NASIR BROMAND, ZAKIA Applicant: IBI GROUP BROMAND Update Since Last Quarterly Report: A Neighbourhood Meeting was held with the community on January 13, 2022. Planning Staff and the Applicant are considering input provided at the Neighbourhood Meeting. Page 250 of 256 Iii%1 N 1W 146 VICTORIA ST S Proposal: A multi -tower, mixed use development consisting of a shared mid -rise podium of 4-6 storeys in height with 3 residential towers atop the podium, with heights of 25, 36, & 38 storeys and containing a total of 1150 residential units and 1770 square metres of commercial space. File Number: OPA21/011/V/ES Description: Proposing a Special Policy Area to increase maximum floor space ratio to 11.6 to permit a mixed-use development with commercial on the ground floor and residential above. Application Type: OPA Status: This application has been circulated and Planning staff are accepting and reviewing comments. File Number: ZBA21/017/V/ES Description: To increase maximum floor space ratio to 11. 6 and a maximum building height of 38 storeys and 122 metres to permit a mixed-use development with commercial on the ground floor and residential above. Application Type: ZBA Status: This application has been circulated and Planning staff are accepting and reviewing comments. Staff Contact: Eric Schneider Neighbourhood Meeting Date: February 8, 2022 Owner: 1936026 ONTARIO INC Applicant: GSP GROUP INC. Update Since Last Quarterly Report: A Neighbourhood Meeting was held with the community on February 8, 2022. Planning Staff and the Applicant are considering input provided at the Neighbourhood Meeting. 30 FRANCIS ST S Proposal: A 44 storey mixed-use building, containing 169m2 ground -level commercial (3 units) and 532 residential units ranging generally from 35.4m2 to 68m2 in floor space. File Number: OPA21/001/F/DE Description: The Official Plan Amendment requests to permit an increase in density (allowable floor space ratio) in the Innovation Downtown District, to permit the proposed 44 storey tower with a FSR of 18.3. Application Type: OPA Status: These applications have been scheduled for consideration at the Planning and Strategic Initiatives Committee for March 7, 2022. File Number: ZBA21/002/F/DE Description: The Zoning By-law Amendment is requested to permit the addition of site-specific regulations to the existing D-6 Downtown zone to permit the development of a 44 -storey building with a FSR of 18.3. Application Type: ZBA Status: These applications have been scheduled for consideration at the Planning and Strategic Initiatives Committee for March 7, 2022. Staff Contact: Neighbourhood Meeting Date: June 2, 2021 & December 14, 2021 Owner: 30 FRANCIS KITCHENER Applicant: GSP Group Inc. INCORPORATED Update Since Last Quarterly Report: A second Neighbourhood Meeting was held on December 14, 2021. These applications have been scheduled for consideration at the Planning and Strategic Initiatives Committee for March 7, 2022. Page 251 of 256 321 COURTLAND AVE E Proposal: A new mixed-use community with residential, commercial, and employment uses. Three existing buildings are proposed to remain, including the six storey office building, the large distribution warehouse building, and the former maintenance garage. The remainder of the buildings are currently being demolished. The existing buildings will be repurposed for a mix of employment uses. New buildings are proposed to range from three storeys along Stirling Avenue South, to five -to -seven storeys along Courtland Avenue East, and between twenty-three and thirty-five storeys along the rail line. In total, approximately 2818 residential units are proposed in various forms throughout the site. File Number: OP19/002/C/GS Description: An Official Plan Amendment is requested to implement new land use permissions for the proposed development. The existing land use designation for the subject lands is General Industrial with a site-specific policy in the Mill Courtland Woodside Park Secondary Plan. An amendment is requested to change the land use designations to Mixed Use, High Density Multiple Residential, and Neighbourhood Park. Application Type: OPA Status: This application has been circulated and Planning staff are accepting and reviewing comments. File Number: ZBA19/005/C/GS Description: The proposed subdivision application contains two medium density residential blocks, a high-density residential block, a medium density mixed use block, a mixed-use employment block, a park block, a street townhouse block, and two future development blocks. Road widening blocks are proposed along Courtland Avenue East. The blocks are arranged along a new proposed road to be named Olde Fashioned Way, running parallel to Courtland Avenue East from Palmer Avenue to Borden Avenue South. Palmer Avenue and Kent Avenue are proposed to be extended through the site to intersect with the proposed road. Application Type: ZBA Status: This application has been circulated and Planning staff are accepting and reviewing comments. File Number: 30T-19201 Description: The Zoning By-law Amendment proposes to implement the proposed land use designations with corresponding zoning. The proposed zoning is Medium Intensity Mixed Use Corridor Zone MU - 2 (a medium intensity mixed use zone that permits residential and commercial uses), Residential Nine R-9 (a high-rise residential zone), and Public Park Zone P-1 (a zone that is applied to public park spaces). Application Type: SA Status: This application has been circulated and Planning staff are accepting and reviewing comments. Staff Contact: Garett Stevenson Neighbourhood Meeting Date: Jul 15, 2019. Planning Staff will be holding a second digital information meeting to provide an update on this application as issues are resolved. Owner: 321 COURTLAND AVE Applicant: GSP Group Inc. DEVELOPMENTS INC Update Since Last Quarter) Report: No update at this time. Page 252 of 256 New Applications 1001 KING ST E & 530-564 CHARLES ST E Proposal: A 30 storey building that is 92.0 metres in height with 461 square metres of commercial space and 486 residential units. File Number: OPA21/013/C/KA File Number: OPA22/001/K/KA Description: The requested Official Plan Amendment proposes a Status: This application has been circulated and Planning staff are accepting and reviewing comments. special policy area to permit a maximum Floor Space Ratio of 8.27. Application Type: OPA Status: This application has been circulated and Planning staff are Status: This application has been circulated and Planning staff are accepting and reviewing comments. accepting and reviewing comments. File Number: ZBA22-001/K/KA Description: The main purpose of the Zoning By-law Amendment is Update Since Last Quarterly Report: to add Special Provisions to the existing High Intensity Mixed Use Corridor Zone (MU -3) to permit a maximum floor space ratio of 8.27 instead of 4.0; a dwelling unit to be located at grade (along Charles Street for live work units) in a mixed use building; and a parking rate of 0.54 spaces per unit, visitor parking at 4% of required parking, and to permit parking for a Plaza complex to be 0. Application Type: ZBA Status: This application has been circulated and Planning staff are accepting and reviewing comments. Staff Contact: Katie Anderl Neighbourhood Meeting Date: TBD Owner: King -Charles Properties Applicant: MHBC PLANNING Update Since Last Quarterly Report: This is a new application and is in circulation. 95-101 CEDAR ST S Proposal: A 24 unit stacked townhouse complex. File Number: OPA21/013/C/KA Description: To re -designate lands from Low Rise Conservation to Low Density Multiple Residential. Application Type: OPA Status: This application has been circulated and Planning staff are accepting and reviewing comments. File Number: ZBA21/022/C/KA Description: To change the zoning from Residential Drive (R-5) to Residential Seven (R-7) with special regulation provisions. Application Type: ZBA Status: This application has been circulated and Planning staff are accepting and reviewing comments. Staff Contact: Katie Anderl Neighbourhood Meeting Date: TBD Owner: St George Inc. & St Pola Applicant: MHBC Planning Inc. Group Inc. Update Since Last Quarterly Report: This is a new application and is in circulation. Page 253 of 256 Iii%1 N Im If 276 KING ST E Proposal: A 7 -storey mixed-use building. Ground floor commercial uses are proposed along with six storeys of residential above. Description: The Official Plan Amendment requests an increased File Number: OPA20/006/K/AP Description: To increase the Floor Space Ratio to 4.8 from 3.0. Application Type: OPA Status: This application has been circulated and Planning staff are accepting and reviewing comments. File Number: ZBA20/015/K/AP Description: The property is currently split zoned D-2 (King St) and Application Type: OPA D-3 (former house facing Eby St). Numerous changes are required, but the main changes are to change the zoning of the whole property File Number: ZBA21/008/K/BB to D-2, to allow FSR of 4.8 (currently, the max permitted is 2.0 / 0.75), to allow maximum building height of 28.5 metres (currently, the max Application Type: ZBA is 17.4m in D-2 and 9.Om in D-3), and to allow zero parking for the building (currently zero parking is required for commercial, and 29 Staff Contact: Brian Bateman spaces for residential). Application Type: ZBA Status: This application has been circulated and Planning staff are PARTNER LTD accepting and reviewing comments. Staff Contact: Andrew Pinnell Neighbourhood Meeting Date: April 28, 2021 Owner: 276 KING EAST INC Applicant: GSP GROUP INC. Update Since Last Quarterly Report: No update at this time. 890 KING ST W Proposal: A 25 storey mixed use building with 231 units, 728 m2 of retail/commercial and 108 parking spaces in a parking structure. Description: The Official Plan Amendment requests an increased File Number: OPA21/005/K/BB Description: This application is seeking an amendment to the K -W Application Type: OPA Hospital Neighbourhood Secondary Plan for a site-specific provision to permit a maximum Floor Space Ratio of 10.1 in a Mixed -Use File Number: ZBA21/013/K/CD Corridor Designation as opposed to the maximum of 4.0. Application Type: OPA Status: These applications have been scheduled for consideration at the Planning and Strategic Initiatives Committee for March 7, 2022. File Number: ZBA21/008/K/BB Description: The application is requesting a special zoning provision for relief from setbacks, parking, and density requirements. Application Type: ZBA Status: These applications have been scheduled for consideration at the Planning and Strategic Initiatives Committee for March 7, 2022. Staff Contact: Brian Bateman Neighbourhood Meeting Date: October 6, 2021 Owner: CANTIRO KING GENERAL Applicant: MHBC PLANNING LTD PARTNER LTD Update Since Last Quarterly Report: These applications have been scheduled for consideration at the Planning and Strategic Initiatives Committee for March 7, 2022. 1668 KING ST E Proposal: Two 23 storey buildings, consisting of 616 residential units, File Number: OPA21/008/K/CD Description: The Official Plan Amendment requests an increased Floor Space Ratio of 7.2 rather than 4.0. Application Type: OPA Status: This application has been circulated and Planning staff are accepting and reviewing comments. File Number: ZBA21/013/K/CD Description: The Zoning By-law Amendment is requested to allow a mixed-use development for two 23 storey buildings, consisting of 616 residential units, 204 square metres of commercial space with an increased Floor Space Ratio of 7.2 rather than 4.0, reduced rear yard setback of 12.0 metres rather than 14.0 metres, and reduced on-site parking to permit parking at a rate of 0.7 spaces per unit for Multiple Page 254 of 256 22 WEBER ST W Dwelling Units greater than 51.0 square metres in size, rather than 1.0 spaces per unit. Application Type: ZBA Status: This application has been circulated and Planning staff are accepting and reviewing comments. Staff Contact: Craig Dumart Neighbourhood Meeting Date: June 17, 2021 Owner: 2806399 ONTARIO INC Applicant: MHBC PLANNING LTD Update Since Last Quarterly Report: No update at this time. 22 WEBER ST W Proposal: A 19 -storey multiple residential building with 162 units, including 25 barrier free units. A total of 24 parking spaces are proposed at grade. comprised of three buildings, ranging in height from six to 26 storeys. The proposed development will provide File Number: OPA20/005/W/JVW Description: The applicant is now proposing to amend the Description: The subject property is designated Neighbourhood designation to High Density Commercial Residential with a Special Mixed Use Centres in the King Street East Secondary Plan, which Policy Area in order to permit a floor space ratio (FSR) of 7.8. Application Type: OPA Status: This application has been appealed to the Ontario Land of the Neighbourhood Mixed Use Centres designation permits Tribunal (formerly LPAT). A fourth digital case management multiple unit residential use with a floor space ratio of 1.0. The conference is scheduled for April 4, 2022 at 10:00am online and can proposed development is proposed to have a floor space ratio of 3.0. be accessed as https://global.gotomeeting.com/join/613665325. File Number: ZBA20/013/W/JVW Description: The subject lands are currently zoned Commercial accepting and reviewing comments. Residential Three (CR -3) in Zoning By-law 85-1. The applicant is Description: The proposed amendment is to change the current proposing the same base zone with site specific special regulations Neighbourhood Shopping Centre (C-2) to the Commercial to permit; an increase in height to 19 storeys, an increase in Floor Space Ratio to 7.8, To require a minimum ground floor fagade height of 4.5m, to reduce the required minimum landscaped area required from 10% to 8%, to reduce front and rear yard setbacks, and to reduce the required on-site parking to 24 spaces, including 8 visitor parking spaces. Application Type: ZBA Status: This application has been appealed to the Ontario Land Tribunal (formerly LPAT). A fourth digital case management conference is scheduled for April 4, 2022 at 10:00am online and can be accessed as https://global.gotomeeting.com/join/613665325. Staff Contact: Garett Stevenson Neighbourhood Meeting Date: Sept. 8, 2021 & March 3, 2022. Owner: 30 DUKE STREET LIMITED Applicant: MHBC PLANNING LTD Update Since Last Quarterly Report: A fourth Case Management Conference is scheduled for April 4, 2022. The HIA will be presented to the Heritage Kitchener Committee on March 1, 2022. A second Neighbourhood Meeting is scheduled for March 3, 2022. New Applications 20 OTTAWA ST NORTH Proposal: To redevelop the subject property as a mixed-use commercial and residential development comprised of three buildings, ranging in height from six to 26 storeys. The proposed development will provide a total of 464 units with 306 parking spaces and vehicular access to Ottawa Street via a private driveway. File Number: OPA21/012/0/CD Description: The subject property is designated Neighbourhood Mixed Use Centres in the King Street East Secondary Plan, which forms part of the City of Kitchener Official Plan. The land use policies of the Neighbourhood Mixed Use Centres designation permits multiple unit residential use with a floor space ratio of 1.0. The proposed development is proposed to have a floor space ratio of 3.0. Application Type: OPA Status: This application has been circulated and Planning staff are accepting and reviewing comments. File Number: ZBA21/018/0/CD Description: The proposed amendment is to change the current Neighbourhood Shopping Centre (C-2) to the Commercial Page 255 of 256 Page 256 of 256 Residential Four Zone (CR -4) to permit dwelling units as well as a variety of commercial uses. Application Type: ZBA Status: This application has been circulated and Planning staff are accepting and reviewing comments. Staff Contact: Craig Dumart Neighbourhood Meeting Date: February 24, 2022 Owner: 20 Ottawa GP INC. Applicant: MHBC Planning Ltd. Update Since Last Quarterly Report: This is a new application and is in circulation. Page 256 of 256