HomeMy WebLinkAboutDSD-2022-195 - Official Plan Amendment OPA-21-012-O-CD - Zoning By-law Amendment ZBA-21-018-O-CD - 20 Ottawa Street NorthStaff Report
Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: May 16, 2022
SUBMITTED BY: Bustamante, Rosa - Director of Planning, 519-741-2200 ext. 7319
PREPARED BY: Dumart, Craig — Senior Planner, 519-741-2200 ext. 7073
WARD(S) INVOLVED: Ward 10
DATE OF REPORT: April 13, 2022
REPORT NO.: DSD -2022-195
SUBJECT: Official Plan Amendment OPA/21/012/0/CD
Zoning By-law Amendment ZBA/21/018/0/CD
20 Ottawa Street North
20 Ottawa GP Inc.
RECOMMENDATION:
That Official Plan Amendment Application OPA/21/012/0/CD for 20 Ottawa GP Inc. requesting
a land use designation change from `Neighbourhood Mixed Use Centre with Special Policy
Area 3' to `Mixed Use Corridor' to permit a mixed use development on the lands specified and
illustrated on Schedule `A', be adopted, in the form shown in the Official Plan Amendment
attached to Report DSD -2022-195 as Appendix `A', and accordingly forwarded to the Region
of Waterloo for approval; and
That Zoning By-law Amendment Application ZBA21/018/0/CD for 20 Ottawa GP Inc. be
approved in the form shown in the `Proposed By-law', and `Map No. 1, attached to Report
DSD -2022-195 as Appendix `A'; and further
That in accordance with Planning Act Section 45 (1.3 & 1.4), applications for minor variances
shall be permitted for lands subject to Zoning By-law Amendment Application
ZBA21/018/0/CD.
REPORT HIGHLIGHTS:
The purpose of this report is to evaluate and provide a planning recommendation regarding
the Official Plan Amendment and Zoning By-law Amendment applications for the property
located at 20 Ottawa Street North. It is planning staffs recommendation that the Official Plan
and Zoning By-law Amendments be approved.
Community engagement included:
• circulation of a preliminary notice letter to property owners and residents within 240
metres of the subject site;
installation of a large billboard notice sign on the property;
follow up one-on-one correspondence with members of the public;
Neighbourhood Meeting held on February 24, 2022;
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
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• postcard advising of the statutory 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 Meetings;
• notice of the public meeting was published in The Record on April 22, 2022.
This report supports the delivery of core services.
EXECUTIVE SUMMARY:
The owner of the property addressed as 20 Ottawa Street North is proposing to change the Official
Plan designation from `Neighbourhood Mixed Use Centre with Special Policy Area 3' to `Mixed Use
Corridor' in the King Street East Secondary Plan, and to change the zoning from `Neighbourhood
Shopping Centre Zone (C-2) with Special Use Provision 2U' in Zoning By-law 85-1 to `High Intensity
Mixed Use Corridor Zone (MU -3)' in Zoning By-law 85-1 with a Site Specific Provision to further
regulate parking; to regulate building heights adjacent to low rise residential zones; to increase the
visual barrier requirement; allow for dwelling units and commercial uses to both be located on the
ground floor; and to apply a Holding Provision to require remediation of site contamination and an
updated noise study. Staff recommend that the applications be approved.
BACKGROUND:
20 Ottawa GP Inc. has made applications to the City of Kitchener for an Official Plan Amendment
and Zoning By-law Amendment proposing to change the land use designation and zoning of the
lands at 20 Ottawa Street to permit the lands to be developed with a mixed use development
consisting of a 26 storey tower with a 5 storey podium, and two mid rise buildings that are proposed
to be 4 and 6 storeys in height. The proposed development includes surface parking and parking
located underground and internal to the buildings. The lands are designated `Neighbourhood Mixed
Use Centre with Special Policy Area 3' in the City of Kitchener King Street East Secondary Plan and
zoned `Neighbourhood Shopping Centre Zone (C-2) with Special Use Provision 2U' in Zoning By-
law 85-1.
The existing zoning permissions include:
• Dwelling units and a wide range of commercial and institutional uses are permitted uses;
• The maximum building height is 15.0 metres, except that the height may be increased beyond
the maximum of 15.0 metres provided that the building is located so that its distance from
any lot line is equal to or greater than its building height;
• Requirement for 1.25 parking space for each dwelling unit over 51 square metres of floor
area;
• 0.165 parking spaces for each dwelling unit having a floor area of 51.0 square metres or less
(capped at 40% of the units); and
• Special Use Provision 2U permits the sale, rental, service, storage or repair of motor vehicles
and major recreational equipment.
Site Context
The subject lands are addressed as 20 Ottawa Street North and are located near the intersection of
King Street East and Ottawa Street North. The subject property has a lot area of 1.23 hectares (3.04
acres) with 147 metres of frontage along Ottawa Street North. 20 Ottawa Street North is currently
occupied by a commercial building and a large surface parking area which was formerly used as a
car dealership. The surrounding neighbourhood consists of a variety of uses including commercial
buildings, medium -rise residential uses, single detached dwellings, low-rise multiple dwelling
buildings, and institutional buildings. Directly to the north of the property is a commercial plaza, to
the south is a commercial property, and across the street to the west are commercial and institutional
properties. Uses on lands to the east of the subject lands include single detached dwellings and
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institutional uses (fronting on Onward Avenue). The subject lands are located within 500 metres of
the Borden ION LRT station stop, which is located at the intersection of Charles Street East and
Borden Avenue South.
REPORT:
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Figure 1 - Location Map: 20 Ottawa Street North
The applicant is proposing to develop the subject lands with a mixed-use development consisting of
a 26 storey tower with a 5 storey podium, and two mid rise buildings which are 4 and 6 storeys in
height. The proposed development consists of 476 residential units, 15 of which are proposed as
three bedroom, 2 storey live -work units located along Ottawa Street, with a roof top terrace on the
second level, and 315 parking spaces located both underground and internal to the building and on
the surface. The proposed development includes 3 buildings, one of which is a 26 storey tower with
a 5 storey podium located along Ottawa Street North. The two mid rise buildings which are 6 and 4
storeys in height are proposed to be located behind the tower, at the rear of the property closest to
existing low-rise residential uses. The 6 storey building is proposed to be located to the adjacent
Religious Institution property and directly abuts a surface parking lot whereas the 4 storey mid rise
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is located adjacent to low rise residential single detached dwellings located on Onward Avenue. The
principal entrance to the development is proposed to be located directly on the Ottawa Street North
frontage, providing access on a Regional road. The proposed development has situated the 26
storey tower and massing towards the north east portion of the site along Ottawa Street which is
approximately 90 metres from the low rise residential properties. The proposed mid rise buildings
located at the rear of the subject lands will provide a compatible transition to the low rise residential
neighbourhood.
Through the processing of the applications, a revised development proposal was prepared. The
original development proposed 464 dwelling units (1 and 2 bedrooms only) with 343 parking spaces
and one floor of underground parking, internal spaces and surface parking spaces. In response to
comments provided by Planning staff and the public, the applicant has amended the proposed
development and is now proposing a mix of residential unit types with 2 storey three bedroom live -
work units situated along Ottawa Street North. A large second floor amenity area is now proposed
which will provide for adequate amenity space for future residents of the development and will not
put further pressures on nearby existing parks and open spaces.
Table 1 below provides a comparison of the development concepts and Figures 2 and 3 show the
revised development concept site plan and a rendering of the revised development proposal.
Table 1. Development Concept Comparison Table
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Original Development Concept
Revised Development Concept
Number of Units
464 residential units
476 residential units
Parking Spaces
343 parking spaces
315 parking spaces
Parking Rate
0.74 spaces per unit.
0.74 spaces per unit
7% for visitor
0.165 spaces for dwelling units
having a floor area of 51.0 square
metres or less
7% for visitor
Underground
230 Parking Spaces
163 Parking Spaces
Parking Levels
Floor Space Ratio
3.0
3.0
Internal parking
21 Parking Spaces
103 Parking Spaces
spaces
Surface Parking
92 Parking Spaces
49 Parking Spaces
Spaces
Purpose built 2
Not provided
15
storey three
bedroom live -work
units
Unit Types
1 bedroom units
(290) 1 bedroom units
1 bedroom + den units
(112) 1 bedroom + den units
2 bedroom units
(59) 2 bedroom units
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Figure 2 — Revised Development Concept Site Plan
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(15) 3 bedroom units (designed for
live -work)
Second level
Not Provided
2635 square metres (28,362 sq. ft)
Amenity Area
of landscaped amenity space
Podium Design
2 Sections
3 Sections broken up by pocket
LANDSCAPE
parks
Building Heights
Building A: 26 storeys with 4 storey
Building A: 26 storeys with 5 storey
podium
podium
Building B: 6 storeys
Building B: 6 storeys
Building C: 6 storeys
Building C: 4 storeys
Figure 2 — Revised Development Concept Site Plan
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LANDSCAPE
AMENITY
BUILDING C
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LANDSCAPE
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AMENITY
BUILDING B
16 STOREYS]
RAISED LANDSCAPE
POCKET
AMENITY CouRTYARD
PARK 8
BIK'YCLE
PARKING
ACCESS
POCKET
POCKET
PARK 8
PARK A
COVERED
COVERED
BUILDING A
PARXING
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BIpILDING A
BUILDING A
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Figure 2 — Revised Development Concept Site Plan
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Figure 3 — Revised Development Rendering
The revised development concept includes changes in direct response to public and staff comments.
The revised proposed development includes a broader mix of unit types (including fifteen larger 3
bedroom units, which are designed as purpose built two storey live -work units to allow for residents
to run offices or commercial uses from their homes). The podium height has been increased by one
floor, and the massing of the podium has been broken up into three sections with pocket parks and
landscaping which will enhance the public realm. Furthermore, Building C which is located at the
rear of the property adjacent to low rise residential single detached dwellings has decreased the
building height from 6 storeys to 4 storeys.
To facilitate the redevelopment of 20 Ottawa Street North with the proposed development concept,
an Official Plan Amendment and a Zoning By-law Amendment is proposed to change the land use
designation and zoning of the subject lands. The lands are currently designated `Neighbourhood
Mixed Use Centre with Special Policy Area 3' in the City of Kitchener King Street East Secondary
Plan and zoned `Neighbourhood Shopping Centre Zone (C-2) with Special Use Provision 2U' in
Zoning By-law 85-1.
The owner is proposing to change the land use designation to `Mixed Use Corridor' in the King Street
East Secondary Plan and the zoning to `High Intensity Mixed Use Corridor Zone' (MU -3) with Special
Regulation Provision 777R and Holding Provision 92H' in Zoning By-law 85-1, to permit residential
uses and commercial uses on the ground floor; reduce the required parking; require an increased
visual barrier; and regulate building height adjacent to low rise residential zones. A Holding Provision
is also proposed to be added to the property to prevent the development of the site with sensitive
uses, including residential uses, until the site contamination has been remediated and a revised
noise study is completed to the satisfaction of the Region of Waterloo.
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Planning Analysis:
Planning Act, R.S.O. 1990, c. P.13 25.
Section 2 of the Planning Act establishes matters of provincial interest and states that the Minister,
the council of a municipality, a local board, a planning board and the Tribunal, in carrying out their
responsibilities under this Act, shall have regard to, among other matters, matters of provincial
interest such as,
f) The adequate provision and efficient use of communication, transportation, sewage and
water services and waste management systems;
g) The minimization of waste;
h) The orderly development of safe and healthy communities;
j) The adequate provision of a full range of housing, including affordable housing;
k) The adequate provision of employment opportunities;
p) The appropriate location of growth and development;
q) The promotion of development that is designed to be sustainable, to support public transit
and to be oriented to pedestrians;
r) The promotion of built form that,
(i) Is well-designed,
(ii) Encourages a sense of place, and
(iii) Provides for public spaces that are of high quality, safe, accessible, attractive and
vibrant;
s) The mitigation of greenhouse gas emissions and adaptation to a changing climate.
These matters of provincial interest are addressed and are implemented through the Provincial
Policy Statement, 2020, as it directs how and where development is to occur. The City's Official Plan
is the most important vehicle for the implementation of the Provincial Policy Statement, 2020 and to
ensure Provincial policy is adhered to.
Provincial Policy Statement, 2020:
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest
related to land use planning and development. Section 1.4.3(b) of the PPS promotes all types of
residential intensification, and sets out a policy framework for sustainable, healthy, liveable and safe
communities. The PPS promotes efficient development and land use patterns, as well as
accommodating an appropriate mix of affordable and market-based residential dwelling types with
other land uses, while supporting the environment, public health and safety. Provincial policies
promote the integration of land use planning, growth management, transit -supportive development,
intensification, and infrastructure planning to achieve cost-effective development patterns,
optimization of transit investments, and standards to minimize land consumption and servicing costs.
To support provincial policies relating to the optimization of infrastructure, transit and active
transportation, the proposed designation and zoning facilitate a compact form of development which
efficiently uses the lands, is in close proximity to transit options including bus, rapid transit, and
makes efficient use of both existing roads and active transportation networks. The lands are serviced
and are in proximity to parks, trails and other community uses. Provincial policies are in support of
providing a broad range of housing. The proposed multiple dwelling development represents an
attainable form of market-based housing.
Planning staff is of the opinion that the proposed application will facilitate the intensification of the
subject property with a multiple dwelling development that is compatible with the surrounding
community, helps manage growth, is transit supportive and will make use of the existing
infrastructure. No new public roads would be required for the proposed development and
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Engineering staff have confirmed there is capacity in the sanitary sewer to permit intensification on
the subject lands.
Based on the foregoing, staff is of the opinion that this proposal is in conformity with the PPS.
A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth Plan):
The Growth Plan supports the development of complete and compact communities that are designed
to support healthy and active living, make efficient use of land and infrastructure, provide for a range
and mix of housing types, jobs, and services, at densities and in locations which support transit
viability and active transportation. Policies of the Growth Plan promote growth within strategic growth
areas including major transit station areas, in order to provide a focus for investments in transit and
other types of infrastructure.
Policy 2.2.6.1(a) states that municipalities will support housing choice through the achievement of
the minimum intensification and density targets in this plan by identifying a diverse range and mix of
housing options and densities, including additional residential units and affordable housing to meet
projected needs of current and future residents.
Policies 2.2.1.4 states that complete communities will:
a) feature a diverse mix of land uses, including residential and employment uses, and
convenient access to local stores, services, and public service facilities;
b) improve social equity and overall quality of life, including human health, for people of all
ages, abilities, and incomes;
c) provide a diverse range and mix of housing options, including additional residential units
and affordable housing, to accommodate people at all stages of life, and to accommodate
the needs of all household sizes and incomes;
d) expand convenient access to:
i. a range of transportation options, including options for the safe, comfortable and
convenient use of active transportation;
ii. public service facilities, co -located and integrated in community hubs;
iii. an appropriate supply of safe, publicly -accessible open spaces, parks, trails, and
other recreational facilities; and
iv. healthy, local, and affordable food options, including through urban agriculture;
e) provide for a more compact built form and a vibrant public realm, including public open
spaces;
f) mitigate and adapt to the impacts of a changing climate, improve resilience and reduce
greenhouse gas emissions, and contribute to environmental sustainability; and
g) integrate green infrastructure and appropriate low impact development.
The Growth Plan supports planning for a range and mix of housing options and, in particular, higher
density housing options that can accommodate a range of household sizes in locations that can
provide access to transit and other amenities.
Policy 2.2.4 requires that planning be prioritized for MTSAs on priority transit corridors, including
zoning in a manner that implements the policies of the Growth Plan. MTSAs on priority transit
corridors will be planned for a minimum density target of 160 residents and jobs combined per
hectare for those that are served by light rail transit or bus rapid transit. The Region of Waterloo's
ION is a form of light rail transit and the ION stations are Major Transit Station Areas (MTSAs) that
are required to achieve the minimum density target of 160 residents and jobs combined per hectare.
The subject lands are located within the City's delineated built up area, and within a Major Transit
Station Area. The lands are identified as a MTSA in the 2014 Kitchener Official Plan. In the City's
Official Plan on Map 2 — Urban Structure the lands appear within the MTSA circle for the Borden
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station. The Region of Waterloo commenced the Regional Official Plan Review project and as part
of that work, revised MTSA boundaries were endorsed by Regional Council and these lands are
within the Borden Station MTSA. The proposed development represents intensification and will help
the City achieve density targets in the MTSA. The proposed designation and zoning will support a
higher density housing option that will help make efficient use of existing infrastructure, parks, roads,
trails and transit. The proposed development is also proposing to include several unit types with
direct access to Ottawa Street, increasing the variety of housing options for future residents.
Planning staff is of the opinion that the applications conform to the Growth Plan.
Regional Official Plan (ROP):
Urban Area policies of the ROP identify that the focus of the Region's future growth will be within the
Urban Area. The subject lands are designated Built -Up Area in the ROP. The proposed development
conforms to Policy 2.D.1 of the ROP as this neighbourhood provides for the physical infrastructure
and community infrastructure to support the proposed residential development, including
transportation networks, municipal drinking -water supply and wastewater systems, and a broad
range of social and public health services. Regional policies require Area Municipalities to plan for a
range of housing in terms of form, tenure, density and affordability to satisfy the various physical,
social, economic and personal support needs of current and future residents.
The Region of Waterloo has identified that the subject lands are located within potential
intensification corridor as part of the Reginal Official Plan review and are an appropriate location for
prime intensification. Major Transit Station Area (MTSA) boundaries were endorsed by Regional
Council and these lands are within the MTSA. The Region of Waterloo have indicated they have no
objections to the proposed application or to higher density within the MTSA area. (Appendix `D').
Planning staff are of the opinion that the applications conform to the Regional Official Plan.
City of Kitchener Official Plan (OP)
The City of Kitchener OP provides the long-term land use vision for Kitchener. The vision is further
articulated and implemented through the guiding principles, goals, objectives, and policies which are
set out in the Plan. The Vision and Goals of the OP strive to build an innovative, vibrant, attractive,
safe, complete and healthy community.
The subject lands are designated `Neighbourhood Mixed Use Centre" (Map 10) in the 1994 Official
Plan with Special Policy Area No. 3 applying to subject lands. The existing Neighbourhood Mixed
Use Centre land use designation permits a full range of commercial and institutional uses and
Special Policy Area No. 3 allows for the sale, rental, service, storage and repair of motor vehicles.
The applicant is proposing to change the land use designation to `Mixed Use Corridor' in the King
Street East Secondary Plan. The Mixed Use Corridor land use designation provide residential
redevelopment opportunities together with appropriate commercial and institutional uses that
primarily serve adjacent residential neighbourhoods. Over time it is intended that the Mixed Use
Corridors shall intensify and provide a balanced distribution of commercial, multiple residential and
institutional uses. A maximum floor space ratio of 4.0 is permitted
Urban Structure
The Official Plan establishes an Urban Structure for the City of Kitchener and provides policies for
directing growth and development within this structure. Intensification Areas are targeted throughout
the Built-up Area as key locations to accommodate and receive the majority of development or
redevelopment for a variety of land uses. Primary Intensification Areas include the Urban Growth
Centre, Major Transit Station Areas, Nodes and Corridors, in this hierarchy, according to Section
3.C.2.3 of the Official Plan. The subject lands are located within a Major Transit Station Area. The
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planned function of the Major Transit Station Areas is to provide densities that will support transit,
and achieve a mix of residential, office, institutional and commercial uses. They are also intended to
have streetscapes and a built form that is pedestrian -friendly and transit -oriented.
Policies also require that development applications in Major Transit Station Areas give consideration
to the Transit -Oriented Development policies contained in Section 13.C.3.12 of the Official Plan.
Generally, the Transit -Oriented Development policies support a compact urban form, that supports
walking, cycling and the use of transit, by providing a mix of land uses in close proximity to transit
stops, to support higher frequency transit service and optimize transit rider convenience. These
policies also support developments which foster walkability by creating safe and comfortable
pedestrian environments and a high-quality public realm. Staff is of the opinion that the proposed
development will help to increase density in an area well served by nearby transit and rapid transit
while being context sensitive to surrounding lands and provides excellent access to off-road
pedestrian and cycling facilities.
Staff is of the opinion that the proposed Official Plan Amendment and Zoning By-law Amendment
will support a development that not only complies with the City's policies for a Major Transit Station
Area but also contributes to the vision for a sustainable and more environmentally -friendly city.
PARTS Rockway Plan
The subject lands are located within the PARTS Rockway Plan which is a guiding document that
made recommendations for land uses within and around rapid transit station stops. The PARTS
Rockway Plan made recommendation for amendments to the Secondary Plans within the MTSA,
which have not yet been implemented. Some of the primary recommendations are to encourage the
development of underutilized sites with higher density live -work environments and to increase
housing supply with multi -unit residential while protecting existing stable neighbourhoods. The
proposed development provides for a range of housing options and the proposed amendment is in
keeping with the PARTS Rockway vision for development within and around the ION stops.
Neighbourhood Planning Review (NPR)
20 Ottawa Street North is within the King East Neighbourhood Planning Review (NPR) area. A
statutory public meeting was held December 9, 2019 regarding draft amendments to the plan. Under
the proposed Neighbourhood Planning Review, the proposed Official Plan designation for the site is
Commercial and the proposed zoning is Major Transit Station Area Commercial (COM -5) which
proposed to allow commercial uses and permit a maximum floor space ratio of 6.0. The NPR project
is under review and updated draft land use designations and zoning will be considered later this
year.
Urban Desian
The City's urban design policies are outlined in Section 11 of the City's OP. In the opinion of staff,
the proposed development meets the intent of these policies, specifically: Streetscape; Safety;
Universal Design; Site Design; Building Design, and Massing and Scale Design. To address these
policies, an Urban Design Brief and Design Report was submitted and has been reviewed by City
staff. The Urban Design Brief outlines the vision and principles guiding the site design and informs
the proposed zoning by-law regulations.
Streetscape — A key design feature of the proposed development are active street frontages. The
ground floor units along the entirety of Ottawa street are proposed to incorporate balconies and
raised patio. These units are purpose built 2 storey live -work units that will allow for the conversion
of the ground floor into commercial uses in the future. These units will have direct pedestrian
connections to the sidewalk to animate the street.
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Safety — As part of the site plan approval process, staff will ensure Crime Prevention Through
Environmental Design (CPTED) principles are achieved and that the site meets the Ontario Building
Code and the City's Emergency Services Policy.
Universal Design —The development will be designed to comply with Accessibility for Ontarians with
Disabilities Act and the Ontario Building Code.
Skyline — The proposed tower will provide a new feature on the City's skyline. The proposed building
will create visual interest from several different vantage points.
Site Design, Building Design, Massing and Scale — The subject site is designed to have a
development that will be developed at a scale that is compatible with the existing and planned built
form for the surrounding neighbourhood. The mid rise buildings are oriented towards the rear of the
subject lands which provide a transition from the tower located along Ottawa Street to existing low
rise residential dwellings located on Onward Avenue. The 5 storey podium along Ottawa Street is
broken up into three sections with pocket parks and includes raised patios and enhanced
landscaping to enhance the public realm.
Tower Design
The proposed building tower is classified as a "Compact Slab" as the proposed tower floor plate is
less than 850 square metres in area. The tower placement has been oriented towards Ottawa Street
to minimize overlook to adjacent properties. The tower massing is broken up vertically by variation
and the articulation of building materials. Furthermore, balconies for the residential units are included
on all street -facing elevations.
Shadow Impact Study
The owner has completed a Shadow Impact Study in addition to the Urban Design Report. Staff
have reviewed the study and are satisfied the shadow study meets the minimum requirements, with
respect to shadow impacts, as noted in the City of Kitchener Urban Design manual.
Wind Study
A wind study was prepared for the consideration of this development proposal and reviewed by staff.
The wind conditions surrounding the proposed development are generally suitable. The submitted
Preliminary Wind Study indicates less than ideal wind conditions near the south entrances of Building
B2 due to flow channeling. Wind control features were recommended in the report to improve
pedestrian comfort at this specific area. A full Wind Assessment will be reviewed at the site plan
application stage.
Tall Building Guidelines
The proposed development has also been reviewed for compliance with the City's Design for Tall
Buildings Guidelines. 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;
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promote development that responds to the physical environment, microclimate and the
natural environment including four season design and sustainability; and,
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. City staff has
confirmed that the proposed tower is generally consistent with and meets the overall intent of the
City's Design for Tall Building Guidelines. More specifically, the proposed development meets the
onsite and offsite separation distance requirements of the Tall Building Guidelines.
Transportation Policies:
The Official Plan supports an integrated transportation system which incorporates active
transportation, allows for the movement of people and goods and promotes a vibrant, healthy
community using land use designations and urban design initiatives that make a wide range of
transportation choices viable. The subject lands are located along the LRT line and in close proximity
to the Borden ION station stop. The building has excellent access to cycling networks, including
existing on and off-street cycling facilities and is located in close proximity to the downtown cycling
grid, and the Iron Horse Trail. The location of the subject lands, in the context of the City's integrated
transportation system, supports the proposal for transit -oriented development on the subject lands.
Policy 3.C.2.22 states that until such time as Station Area Plans are completed and this Plan is
amended accordingly, in the interim, any development application submitted within a Major Transit
Station Area will be reviewed generally in accordance with the Transit -Oriented Development
Policies included in Section 13.C.3.12
The proposed Official Plan Amendment and Zoning By-law Amendment applications support a more
dense residential development. The location of the proposed buildings, secured through the
proposed site-specific provisions, will result in a built form that fosters walkability within a pedestrian -
friendly environment that allows walking to be safe, comfortable, barrier -free and a convenient form
of urban travel.
At future site plan approval processes, the design of the buildings will have to feature a high quality
public realm to enhance the identity of the area and create gathering points for social interaction,
community events and other activities. Additionally, secured and visitor bicycle parking is required
as part of the Zoning By-law.
Housing Policies:
Section 4.1.1 of the City's Official Plan contains policies with the primary objective to provide for an
appropriate range, variety and mix of housing types and styles, densities, tenure and affordability to
satisfy the varying housing needs of our community through all stages of life. The proposed
development increases the range of dwelling units available in the city. The development is
contemplated to include a range of unit types including, one and two bedrooms, with and without
dens and three-bedroom units. The wide range of units will meet appeal to a variety of household
needs.
Sustainable Development
Section 7.C.4.1 of the City's Official Plan ensures developments will increasingly be sustainable by
encouraging, supporting and, where appropriate, requiring:
a) compact development and efficient built form;
b) environmentally responsible design (from community design to building design) and
construction practices;
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c) the integration, protection and enhancement of natural features and landscapes into
building and site design;
d) the reduction of resource consumption associated with development; and,
e) transit -supportive development and redevelopment and the greater use of other active
modes of transportation such as cycling and walking.
Development applications are required to demonstrate that the proposal meets the sustainable
development policies of the Plan and that sustainable development design standards are achieved.
As part of the revised development submission, the Applicant has provided a letter outlining
sustainable development initiatives that will be further explored at the site planning stage.
Official Plan Conclusions
The Official Plan Amendment application requests that the land use designation as shown on Map
10 — King Street East Secondary Plan in the 1994 Official Plan be changed from `Neighbourhood
Mixed Use Centre with Special Policy 3' to `Mixed Use Corridor'. Based on the above policy and
planning analysis, staff is of the opinion that the proposed Official Plan Amendment represents good
planning and recommends that the proposed Official Plan Amendment be approved in the form
shown in Appendix "A".
Proposed Zoning By-law Amendment:
The subject lands are zoned `Neighbourhood Shopping Centre Zone' (C-2) with Special Use
Provision 2U in Zoning By-law 85-1. The existing zoning permits a range of commercial and
institutional uses with a maximum building height of 15.0 metres, except that the building height may
be increased beyond the maximum of 15.0 metres provided that the building is located so that its
distance from any lot line is equal to or greater than its building height. The existing zoning also
requires 1.25 parking spaces for each dwelling unit over 51 square metres of floor area and 0.165
spaces for each dwelling unit having a floor area of 51.0 square metres or less (capped at 40% of
the units). The applicant has requested an amendment to Zoning By-law 85-1 to change the zoning
from `Neighbourhood Shopping Centre Zone' (C-2) with Special Use Provision 2U' to `High Intensity
Mixed Use Corridor Zone (MU -3) in Zoning By-law 85-1 with Special Regulation Provision 777R and
Holding Provision 92H" in Zoning By-law 85-1.
Official Plan policies indicate that where special zoning regulations are requested for residential
intensification or a redevelopment of lands, the overall impact of the site specific zoning regulations
will consider compatibility with existing built form; appropriate massing and setbacks that support
and maintain streetscape and community character; appropriate buffering to mitigate adverse
impacts, particularly with respect to privacy; avoidance of unacceptable adverse impacts by
providing appropriate number of parking spaces and an appropriate landscaped/amenity area.
The applicant is seeking to amend the Zoning By-law to add Special Regulation Provision 777R to
Zoning By-law 85-1. The proposed Special Regulation Provision is to allow for residential and
commercial uses to both be located on the ground floor, regulate building heights adjacent to low
rise residential zones, increase the visual barrier requirement and reduce the required parking rate.
Staff offer the following comments with respect to the proposed Special Regulation Provision 777R:
a) Dwelling units shall be permitted to be located on the ground floor with non-residential uses.
The purpose of this regulation is to allow for both residential uses and non-residential uses to be
located on the ground floors of all the buildings on the subject land. The current zoning of the property
does not allow for both. It only allows for dwelling units to be located on the ground floor if the
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development is entirely residential but does not if there are non-residential uses. The proposed
regulation will allow for commercial uses on the ground floor of the live -work units and to facilitate
the conversion of ground floor units in the future to either residential or non-residential uses.
b) That parking be provided at a rate of 0.74 spaces per dwelling unit. 7% of the required parking
spaces shall be shared for visitor parking and non-residential uses. Bicycle and electric vehicle
parking are to be provided in accordance with By-law 2019-051.
The purpose of this regulation is to provide for a parking rate which is appropriate for the
development as well as require adequate bicycle parking spaces and future electric vehicle charging
parking spaces. The proposed ratio results in a parking rate of 0.74 spaces per dwelling unit
(inclusive of visitor spaces). The subject lands will have adequate access to public transit and
pedestrian/cycling networks and adequate bike storage will be provided within the development for
residents. Planning and Transportation Services staff is of the opinion that the parking rate is
appropriate for the subject lands.
c) The minimum rear yard setback shall be 15.0 metres, for any portion of the building 5 or more
storeys in height, abutting any Residentially Zoned Property.
The purpose of this regulation is to regulate the building height adjacent to low rise residential properties
and to ensure that there is an appropriate transition in height to the adjacent low rise residential
properties. This regulation aligns with the building height transition requirement in Zoning By-law 2019-
051.
d) The minimum yard setback abutting any Institutional zone property shall be 4.5 metres
The purpose of this regulation is to provide an adequate setback and area for landscaping and private
patios for units that are located adjacent to the institutional property and adjacent surface parking lot.
e) The minimum and maximum height of the required visual barrier shall be 2.44 metres.
The purpose of this regulation is to increase the required visual barrier height from 1.8 metres to
2.44 metres to reduce visual impacts of the proposed development and screen the surface parking
lot from adjacent low rise residential properties. This is directly in response to community comments.
Staff offer the following comments with respect to Holding Provision 92H:
Official Plan policies require that holding provisions will be applied in those situations where it is
necessary or desirable to zone lands for development or redevelopment in advance of the fulfillment
of specific requirements and conditions, and where the details of the development or redevelopment
have not yet been fully resolved. A Holding provision may be used in order to facilitate the
implementation of the `MU -3' zone and special regulation provision. The City will enact a by-law to
remove the holding symbol when all the conditions set out in the holding provision have been
satisfied, permitting development or redevelopment in accordance with the zoning category
assigned.
Holding Provision 92H
Planning staff are recommending the following holding provision as part of the Zoning By-law
Amendment:
i. No residential use shall be permitted until such time as a Record of Site Condition is
submitted and approved to the satisfaction of the Ministry of the Environment and Climate
Change. This Holding Provision shall not be removed until the Region of Waterloo is in receipt
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of a letter from the Ministry of the Environment and Climate Change (MOECC) advising that
a Record of Site Condition has been completed to their satisfaction.
No residential use shall be permitted until such time as a Road Traffic and Stationary Noise
Study is submitted and approved to the satisfaction of the Regional Commissioner of
Planning, Housing and Community Services, if necessary. This Holding Provision shall not
be removed until the City of Kitchener is in receipt of a letter from the Regional Commissioner
of Planning, Housing and Community Services advising that such noise study or studies has
been approved and an agreement, if necessary, has been entered into with the City and/or
Region, as necessary, providing for the implementation of any recommended noise
mitigation measures
There is an environmental threat located on and adjacent to the subject lands in accordance with
the Region's Threats Inventory Database (TID) due to past and current land uses. A Record of Site
Condition (RSC) and Ministry Acknowledgement Letter shall be required in accordance with the
Region's Implementation Guidelines. Until such time that the RSC and Ministry Acknowledgement
letter have been received by the Region, residential redevelopment of the site is not permitted. A
noise study was prepared in support of the proposed Zoning By-law and reviewed by the Region of
Waterloo. Additional building noise mitigation measures will be reviewed through the site plan design
and approvals process and an addendum to the noise study will be required prior to removal of the
Holding Provision.
Proposed Zoning By-law Amendment Conclusions
Staff is of the opinion that the proposed Zoning By-law Amendment to change the zoning of the
subject lands to `High Intensity Mixed Use Corridor Zone (MU -3)' with Site Specific Provision 777R
and Holding Provision 92H represents good planning as it will facilitate the redevelopment of the
lands with a mixed-use development that is compatible with the existing neighbourhood, which will
add visual interest at the street level and skyline, provide enhanced landscaping that will contribute
to the streetscape, and which will appropriately accommodate on-site parking needs. Staff are
supportive of the proposed development and recommend that the proposed Zoning By-law
amendment be approved as shown in Appendix "A".
Department and Agency Comments:
Circulation of the Official Plan Amendment and Zoning By-law Amendment was undertaken in
December 2021 to all applicable City departments and other review authorities. No major concerns
were identified by any commenting City department or agency and any necessary revisions and
updates were made. Copies of the comments are found in Appendix "C" of this report.
The following Reports and Studies were considered as part of this proposed Official Plan
Amendment and Zoning By-law Amendment:
• Planning Justification Report
Prepared by: MHBC Planning, November, 2021
• Planning Justification Report Addendum Letter
Prepared by: MHBC Planning, April, 2022
• Design Report
Prepared by: Edge Architects, April, 2022
• Shadow Study
Prepared by: Edge Architects, January, 2022
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• Urban Design Brief
Prepare by: MHBC Planning, 2021
• Vegetation Management Report
Prepared by: Hill Design Studio, September 2021S
• Existing Conditions and Grading Plan
Prepared by: MTE, April, 2021
• Functional Servicing and Stormwater Management Report
Prepared by: MTE, October, 2021
• Hydrogeological Investigation and Dewatering Report
Prepared by: MTE, September, 2021
• Geotechnical Report
Prepared by: MTE, October, 2021
• Transportation Impact Study
Prepared by: Paradigm Transportation Solutions, October, 2021
• Sustainability Statement
Prepared by: MHBC Planning, January, 2022
• Wind Study
Prepared by: RWDI, August, 2021
• Noise Impact Study
Prepared by: Acoustic Engineering, May, 2021
Community Input & Staff Responses
Staff received written responses from 25 residents with respect to the proposed development. These
are included in Appendix `D'. A Neighbourhood Meeting was held on February 24, 2022. In addition,
staff had follow up one-on-one correspondence with members of the public. A summary of what we
heard, and staff responses are noted below.
What We Heard
Staff Comment
Concerns the proposed
A Traffic Impact Study was submitted and reviewed by
development will create traffic that
Regional Transportation staff who did not identify any
existing roads can not handle.
major traffic concerns as a result of the proposed
development.
In direct response to residents' comments, Building C
6 storeys is too tall to adjacent low
(which directly abuts residential dwellings fronting Onward
rise residential neighbourhood
Avenue) has been decreased in height from 6 storeys to 4
storeys.,
A Shadow Study has been submitted. Staff have reviewed
Loss of day light
the study and are satisfied the shadow study meets the
minimum requirements, as related to shadow impacts and
will have minimal impacts on adjacent properties.
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Planning Conclusions
In considering the foregoing, staff are supportive of the proposed Official Plan Amendment and
Zoning By-law Amendment to permit 20 Ottawa Street North to be developed with a mixed-use
development. Staff is of the opinion that the subject applications are consistent with policies of the
Provincial Policy Statement (2020), conform to Growth Plan for the Greater Golden Horseshoe, the
Page 19 of 130
Parkland dedication will be further explored through the
site plan approval process. In addition to the possibility of
parkland being attained through the site plan process to
Concerns with lack of park space
alleviate pressures on existing public park spaces, the
within the neighbourhood.
proposed development includes 2,635 square metres
(28,362 sq. ft) of landscaped amenity space located on the
second level as well as at grade pocket parks and amenity
spaces for future residents.
The 26 storey tower has been oriented along Ottawa Street
North and is located approximately 90 metres away from
the low rise residential properties located on Onward
The building is too tall and residents
Avenue. Mid -rise buildings which are 4 and 6 storeys in
have concerns with privacy into rear
height will be located so as to provide a transition from the
yards.
tower to the low-rise residential neighbourhood. In
addition, the site-specific regulation will be required for a 8
foot high (2.44 metre) visual barrier (fence) to screen the
surface parking lot from adjacent properties and provide
for some privacy.
Trail connection should be provided
The feasibility of developing a formal trail connection and
from Onward Avenue to the site.
public parkland will be further explored through the site
plan application process.
A Parking Justification Study was submitted and reviewed
by Transportation Services staff who support the proposed
Not enough parking is being
parking rate of 0.74 spaces per dwelling unit. Unbundled
provided.
parking is proposed as well as 0.5 Class A bicycle parking
spaces per dwelling unit will be required as a
Transportation Demand Management (TDM) measure.
Larger three bedroom units should
In direct response to public comments, the applicant has
be provided rather than just all one
revised the development to include fifteen, 3 bedroom
and two bedroom units.
units.
Engineering and Water Utilities staff have confirmed there
Concerns that there is not adequate
is capacity in the sanitary sewer to permit intensification on
services for the site.
the subject lands and adequate water services available
and that they have no concerns with the proposed
development.
The City's Stormwater Management Policy requires the
Concerns the development will
management of pre-existing to post development
create flooding onto adjacent
conditions on the site. Additionally the first 12.5 mm of
properties.
rain needs to retained on site. This will need to be
demonstrated that it can meet the City's Stormwater
Management Policy at the site plan approval stage.
Planning Conclusions
In considering the foregoing, staff are supportive of the proposed Official Plan Amendment and
Zoning By-law Amendment to permit 20 Ottawa Street North to be developed with a mixed-use
development. Staff is of the opinion that the subject applications are consistent with policies of the
Provincial Policy Statement (2020), conform to Growth Plan for the Greater Golden Horseshoe, the
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Regional Official Plan, and the City of Kitchener Official Plan and represent good planning. It is
recommended that the applications be approved.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The recommendation of this report supports the achievement of the City's strategic vision through
the delivery of core service.
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget — The recommendation has no impact on the Operating Budget.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance of the
Council / Committee meeting. A large notice sign was posted on the property and information
regarding the application was posted to the City's website in December of 2021. Following the initial
circulation referenced below, an additional postcard advising of the statutory public meeting was
circulated to all residents and property owners within 240 metres of the subject lands, those
responding to the preliminary circulation and who attended the Neighbourhood Meetings. Notice of
the Statutory Public Meeting was also posted in The Record on April 22, 2022 (a copy of the Notice
may be found in Appendix B).
CONSULT—The proposed Official Plan Amendment and Zoning By-law Amendment were circulated
to residents and property owners within 240 metres of the subject lands on December 7, 2021. In
response to this circulation, staff received written responses from 25 members of the public, which
were summarized as part of this staff report. Planning staff also had one-on-one conversations with
residents on the telephone and responded to emails.
PREVIOUS REPORTS/AUTHORITIES:
• Planning Act, R.S.O. 1990, c. P.13
• Growth Plan, 2020
• Provincial Policy Statement, 2020
• Regional Official Plan, 2015
• City of Kitchener Official Plan, 1994
• PARTS Rockway Plan
• City of Kitchener Zoning By-law 85-1
REVIEWED BY: Stevenson, Garett — Manager of Development Review, Planning Division
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
— Public Comments
Appendix F —
Development Concept Design Report
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AMENDMENT NO. X TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
20 Ottawa Street North
Page 21 of 130
AMENDMENT NO. X TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
20 Ottawa Street North
INDEX
SECTION 1 TITLE AND COMPONENTS
SECTION 2 PURPOSE OF THE AMENDMENT
SECTION 3 BASIS OF THE AMENDMENT
SECTION 4 THE AMENDMENT
APPENDICES
APPENDIX 1 Notice of the Meeting of Planning & Strategic Initiatives
Committee of May 16, 2022
APPENDIX 2 Minutes of the Meeting of Planning & Strategic Initiatives
Committee
APPENDIX 3 Minutes of the Meeting of City Council
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AMENDMENT NO. 15 TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER
SECTION 1 —TITLE AND COMPONENTS
This amendment shall be referred to as Amendment No. X to the Official Plan of the City of Kitchener
(1994). This amendment is comprised of Sections 1 to 4 inclusive.
SECTION 2 — PURPOSE OF THE AMENDMENT
The purpose of the Official Plan Amendment is to amend:
• Map 10 — Secondary Plan - King Street East Neighbourhood Plan For Land Use by
redesignating lands, municipally addressed as 20 Ottawa Street North from `Neighbourhood
Mixed Use Centre with Special Policy Area 3' to `Mixed Use Corridor'.
• Amend Part 3, Section 13.2.3 by deleting Policy 13.2.3.3.
SECTION 3 — BASIS OF THE AMENDMENT
Planning Analysis:
Planning Act, R.S.O. 1990, c. P.13 25.
Section 2 of the Planning Act establishes matters of provincial interest and states that the Minister,
the council of a municipality, a local board, a planning board and the Tribunal, in carrying out their
responsibilities under this Act, shall have regard to, among other matters, matters of provincial
interest such as,
f) The adequate provision and efficient use of communication, transportation, sewage and
water services and waste management systems;
g) The minimization of waste;
h) The orderly development of safe and healthy communities;
j) The adequate provision of a full range of housing, including affordable housing;
k) The adequate provision of employment opportunities;
p) The appropriate location of growth and development;
q) The promotion of development that is designed to be sustainable, to support public
transit and to be oriented to pedestrians;
r) The promotion of built form that,
(i) Is well-designed,
(ii) Encourages a sense of place, and
(iii) Provides for public spaces that are of high quality, safe, accessible, attractive
and vibrant;
s) The mitigation of greenhouse gas emissions and adaptation to a changing climate.
These matters of provincial interest are addressed and are implemented through the Provincial
Policy Statement, 2020, as it directs how and where development is to occur. The City's Official
Plan is the most important vehicle for the implementation of the Provincial Policy Statement, 2020
and to ensure Provincial policy is adhered to.
Provincial Policy Statement, 2020:
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest
related to land use planning and development. Section 1.4.3(b) of the PPS promotes all types of
residential intensification, and sets out a policy framework for sustainable, healthy, liveable and
safe communities. The PPS promotes efficient development and land use patterns, as well as
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accommodating an appropriate mix of affordable and market-based residential dwelling types with
other land uses, while supporting the environment, public health and safety. Provincial policies
promote the integration of land use planning, growth management, transit -supportive
development, intensification, and infrastructure planning to achieve cost-effective development
patterns, optimization of transit investments, and standards to minimize land consumption and
servicing costs.
To support provincial policies relating to the optimization of infrastructure, transit and active
transportation, the proposed designation and zoning facilitate a compact form of development
which efficiently uses the lands, is in close proximity to transit options including bus, rapid transit,
and makes efficient use of both existing roads and active transportation networks. The lands are
serviced and are in proximity to parks, trails and other community uses. Provincial policies are in
support of providing a broad range of housing. The proposed multiple dwelling development
represents an attainable form of market-based housing.
Planning staff is of the opinion that the proposed application will facilitate the intensification of the
subject property with a multiple dwelling development that is compatible with the surrounding
community and will make use of the existing infrastructure. No new public roads would be required
for the proposed development and Engineering staff have confirmed there is capacity in the
sanitary sewer to permit intensification on the subject lands.
Based on the foregoing, staff is of the opinion that this proposal is in conformity with the PPS.
A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth Plan):
The Growth Plan supports the development of complete and compact communities that are
designed to support healthy and active living, make efficient use of land and infrastructure, provide
for a range and mix of housing types, jobs, and services, at densities and in locations which
support transit viability and active transportation. Policies of the Growth Plan promote growth
within strategic growth areas including major transit station areas, in order to provide a focus for
investments in transit and other types of infrastructure.
Policy 2.2.6.1(a) states that municipalities will support housing choice through the achievement
of the minimum intensification and density targets in this plan by identifying a diverse range and
mix of housing options and densities, including additional residential units and affordable housing
to meet projected needs of current and future residents.
Policies 2.2.1.4 states that complete communities will:
a) feature a diverse mix of land uses, including residential and employment uses, and
convenient access to local stores, services, and public service facilities;
b) improve social equity and overall quality of life, including human health, for people of
all ages, abilities, and incomes;
c) provide a diverse range and mix of housing options, including additional residential units
and affordable housing, to accommodate people at all stages of life, and to accommodate
the needs of all household sizes and incomes;
d) expand convenient access to:
i. a range of transportation options, including options for the safe, comfortable and
convenient use of active transportation;
ii. public service facilities, co -located and integrated in community hubs;
iii. an appropriate supply of safe, publicly -accessible open spaces, parks, trails,
and other recreational facilities; and
iv. healthy, local, and affordable food options, including through urban agriculture;
Page 24 of 130
e) provide for a more compact built form and a vibrant public realm, including public open
spaces;
f) mitigate and adapt to the impacts of a changing climate, improve resilience and reduce
greenhouse gas emissions, and contribute to environmental sustainability; and
g) integrate green infrastructure and appropriate low impact development.
The Growth Plan supports planning for a range and mix of housing options and, in particular,
higher density housing options that can accommodate a range of household sizes in locations
that can provide access to transit and other amenities.
Policy 2.2.4 requires that planning be prioritized for MTSAs on priority transit corridors, including
zoning in a manner that implements the policies of the Growth Plan. MTSAs on priority transit
corridors will be planned for a minimum density target of 160 residents and jobs combined per
hectare for those that are served by light rail transit or bus rapid transit. The Region of Waterloo's
ION is a form of light rail transit and the ION stations are Major Transit Station Areas (MTSAs)
that are required to achieve the minimum density target of 160 residents and jobs combined per
hectare.
The subject lands are located within the City's delineated built up area, and within a Major Transit
Station Area. The lands are identified as a MTSA in the 2014 Kitchener Official Plan. In the City's
Official Plan on Map 2 — Urban Structure the lands appear within the MTSA circle for the Borden
station. The Region of Waterloo commenced the Regional Official Plan Review project and as
part of that work, revised MTSA boundaries were endorsed by Regional Council and these lands
are within the Borden Station MTSA. The proposed development represents intensification and
will help the City achieve density targets in the MTSA. The proposed designation and zoning will
support a higher density housing option that will help make efficient use of existing infrastructure,
parks, roads, trails and transit. The proposed development is also proposed to include several
unit types with direct access to Ottawa Street, increasing the variety of housing options for future
residents. Planning staff is of the opinion that the applications conform to the Growth Plan.
Regional Official Plan (ROP):
Urban Area policies of the ROP identify that the focus of the Region's future growth will be within
the Urban Area. The subject lands are designated Built -Up Area in the ROP. The proposed
development conforms to Policy 2.D.1 of the ROP as this neighbourhood provides for the physical
infrastructure and community infrastructure to support the proposed residential development,
including transportation networks, municipal drinking -water supply and wastewater systems, and
a broad range of social and public health services. Regional policies require Area Municipalities
to plan for a range of housing in terms of form, tenure, density and affordability to satisfy the
various physical, social, economic and personal support needs of current and future residents.
The Region of Waterloo has identified that the subject lands are located within potential
intensification corridor as part of the Reginal Official Plan review and are an appropriate location
for prime intensification. Major Transit Station Area (MTSA) boundaries were endorsed by
Regional Council and these lands are within the MTSA. The Region of Waterloo have indicated
they have no objections to the proposed application or to higher density within the MTSA area.
(Appendix `D'). Planning staff are of the opinion that the applications conform to the Regional
Official Plan.
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City of Kitchener Official Plan (OP)
The City of Kitchener OP provides the long-term land use vision for Kitchener. The vision is further
articulated and implemented through the guiding principles, goals, objectives, and policies which
are set out in the Plan. The Vision and Goals of the OP strive to build an innovative, vibrant,
attractive, safe, complete and healthy community.
The subject lands are designated `Neighbourhood Mixed Use Centre" (Map 10) in the 1994
Official Plan with Special Policy Area No. 3 applying to subject lands. The existing Neighbourhood
Mixed Use Centre land use designation permits a full range of commercial and institutional uses
and Special Policy Area No. 3 allows for the sale, rental, service, storage and repair of motor
vehicles.
The applicant is proposing to change the land use designation to `Mixed Use Corridor' in the King
Street East Secondary Plan. The Mixed Use Corridor land use designation provide residential
redevelopment opportunities together with appropriate commercial and institutional uses that
primarily serve adjacent residential neighbourhoods. Over time it is intended that the Mixed Use
Corridors shall intensify and provide a balanced distribution of commercial, multiple residential
and institutional uses. A maximum floor space Ratio of 4.0 is permitted
Urban Structure
The Official Plan establishes an Urban Structure for the City of Kitchener and provides policies
for directing growth and development within this structure. Intensification Areas are targeted
throughout the Built-up Area as key locations to accommodate and receive the majority of
development or redevelopment for a variety of land uses. Primary Intensification Areas include
the Urban Growth Centre, Major Transit Station Areas, Nodes and Corridors, in this hierarchy,
according to Section 3.C.2.3 of the Official Plan. The subject lands are located within a Major
Transit Station Area. The planned function of the Major Transit Station Areas is to provide
densities that will support transit, and achieve a mix of residential, office, institutional and
commercial uses. They are also intended to have streetscapes and a built form that is pedestrian -
friendly and transit -oriented.
Policies also require that development applications in Major Transit Station Areas give
consideration to the Transit -Oriented Development policies contained in Section 13.C.3.12 of the
Official Plan. Generally, the Transit -Oriented Development policies support a compact urban
form, that supports walking, cycling and the use of transit, by providing a mix of land uses in close
proximity to transit stops, to support higher frequency transit service and optimize transit rider
convenience. These policies also support developments which foster walkability by creating safe
and comfortable pedestrian environments and a high-quality public realm. Staff is of the opinion
that the proposed development will help to increase density in an area well served by nearby
transit and rapid transit while being context sensitive to surrounding lands and provides excellent
access to off-road pedestrian and cycling facilities.
Staff is of the opinion that the proposed Official Plan Amendment and Zoning By-law Amendment
will support a development that not only complies with the City's policies for a Major Transit Station
Area but also contributes to the vision for a sustainable and more environmentally -friendly city.
PARTS Rockway Plan
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The subject lands are located within the PARTS Rockway Plan which is a guiding document that
made recommendations for land uses within and around rapid transit station stops. The PARTS
Rockway Plan made recommendation for amendments to the Secondary Plans within the MTSA,
which have not yet been implemented. Some of the primary recommendations is to encourage
the development of underutilize sites with higher density live -work environments and to increase
housing supply with multi -unit residential while protecting existing stable neighbourhoods. The
proposed development provides for a range of housing options and the proposed amendment is
in keeping with the PARTS Rockway vision for development within and around the ION stops.
Neighbourhood Planning Review (NPR)
20 Ottawa Street North is within the King East neighbourhood planning review area. A statutory
public meeting was held December 9, 2019 regarding draft amendments to the plan. Under the
proposed neighbourhood planning review the proposed Official Plan designation for the site is
Commercial and the proposed zoning is Major Transit Station Area Commercial (COM -5) which
proposed to allow commercial uses and permit a maximum floor space ratio of 6.0. The NPR
project is under review and updated draft land use designations and zoning will be considered
later this year.
Urban Design
The City's urban design policies are outlined in Section 11 of the City's OP. In the opinion of staff,
the proposed development meets the intent of these policies including: Streetscape; Safety;
Universal Design; Site Design; Building Design, and Massing and Scale Design. To address these
policies, an Urban Design Brief and Design Report was submitted and has been reviewed by City
staff. The Urban Design Brief outlines the vision and principles guiding the site design and informs
the proposed zoning by-law regulations.
Streetscape —A key design feature of the proposed development are active street frontages. The
ground floor units along the entirety of Ottawa street are proposed to incorporate balconies and
raised patio. These units are purpose built 2 storey live -work units that will allow for the conversion
of the ground floor into commercial uses in the future. These units will have direct pedestrian
connections to the sidewalk to animate the street.
Safety — As part of the site plan approval process, staff will ensure Crime Prevention Through
Environmental Design (CPTED) principles are achieved and that the site meets the Ontario
Building Code and the City's Emergency Services Policy.
Universal Design — The development will be designed to comply with Accessibility for Ontarians
with Disabilities Act and the Ontario Building Code.
Skyline — The proposed tower will provide a new feature on the City's skyline. The proposed
building will create visual interest from several different vantage points.
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Site Design, Building Design, Massing and Scale — The subject site is designed to have a
development that will be developed at a scale that is compatible with the existing and planned
built form for the surrounding neighbourhood. The mid rise buildings are oriented towards the rear
of the subject lands which provide a transition from the tower located along Ottawa street to
existing low rise residential dwellings located on Onward Avenue. The 5 storey podium along
Ottawa street is broken up into three sections with pocket parks and includes raised patios and
enhanced landscaping to enhance the public realm.
Tower Desian
The proposed building tower is classified as a "Compact Slab" as the proposed tower floor plate
is less than 850 square metres in area. The tower placement has been oriented towards Ottawa
Street to minimize overlook to adjacent properties. The tower massing is broken up vertically by
variation and the articulation of building materials. Furthermore, balconies for the residential units
are included on all street -facing elevations.
Shadow Impact Study
The owner has completed a Shadow Impact Study in addition to the Urban Design Report. Staff
have reviewed the study and are satisfied the shadow study meets the minimum requirements,
as related to shadow impacts, as noted in the City of Kitchener Urban Design manual.
Wind Study
A wind study was prepared for the consideration of this development proposal and reviewed by
staff. The wind conditions surrounding the proposed development are generally suitable. The
submitted Preliminary Wind Study indicates less than ideal wind conditions near the south
entrances of Building B2 due to flow channeling. Wind control features were recommended in the
report to improve pedestrian comfort at this specific area. A full Wind Assessment will be reviewed
at the site plan application stage.
Tall Building Guidelines
The proposed development has also been reviewed for compliance with the City's Design for
Tall Buildings Guidelines. 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, microclimate and the
natural environment including four season design and sustainability; and,
• promote tall building design excellence to help create visually and functionally pleasing
buildings of architectural significance.
Page 28 of 130
The proposed development has been designed with these objectives in mind. City staff has
confirmed that the proposed tower is generally consistent with and meets the overall intent of the
City's Design for Tall Building Guidelines. More specifically, the proposed development meets the
onsite and offsite separation distance requirements of the Tall Building Guidelines.
Transportation Policies:
The Official Plan supports an integrated transportation system which incorporates active
transportation, allows for the movement of people and goods and promotes a vibrant, healthy
community using land use designations and urban design initiatives that make a wide range of
transportation choices viable. The subject lands are located along the LRT line and in close
proximity to the Borden ION station stop. The building has excellent access to cycling networks,
including existing on and off-street cycling facilities, is in close proximity to the downtown cycling
grid, and the Iron Horse Trail. The location of the subject lands, in the context of the City's
integrated transportation system, supports the proposal for transit -oriented development on the
subject lands.
Policy 3.C.2.22 states that until such time as Station Area Plans are completed and this Plan is
amended accordingly, in the interim, any development application submitted within a Major
Transit Station Area will be reviewed generally in accordance with the Transit -Oriented
Development Policies included in Section 13.C.3.12
The proposed Official Plan Amendment and Zoning By-law Amendment applications support a
more dense residential development. The location of the proposed buildings, secured through the
proposed site-specific provisions, will result in a built form that fosters walkability within a
pedestrian -friendly environment that allows walking to be safe, comfortable, barrier -free and a
convenient form of urban travel.
At future site plan approval processes, the design of the buildings will have to feature a high
quality public realm to enhance the identity of the area and create gathering points for social
interaction, community events and other activities. Additionally, secured and visitor bicycle
parking is required as part of the Zoning By-law.
Housina Policies
Section 4.1.1 of the City's Official Plan contains policies with the primary objective to provide for
an appropriate range, variety and mix of housing types and styles, densities, tenure and
affordability to satisfy the varying housing needs of our community through all stages of life. The
proposed development increases the range of dwelling units available in the city. The
development is contemplated to include a range of unit types including, one and two bedrooms,
with and without dens and three-bedroom units. The wide range of units will meet appeal to a
variety of household needs.
Sustainable Development
Section 7.C.4.1 of the City's Official Plan ensures developments will increasingly be sustainable
by encouraging, supporting and, where appropriate, requiring:
a) compact development and efficient built form;
Page 29 of 130
b) environmentally responsible design (from community design to building design) and
construction practices;
c) the integration, protection and enhancement of natural features and landscapes into
building and site design;
d) the reduction of resource consumption associated with development; and,
e) transit -supportive development and redevelopment and the greater use of other active
modes of transportation such as cycling and walking.
Development applications are required to demonstrate that the proposal meets the sustainable
development policies of the Plan and that sustainable development design standards are
achieved.
As part of the revised development submission, the Applicant has provided a letter outlining
sustainable development initiatives that will be further explored at the site planning stage.
Conclusion
The amendment as proposed herein is consistent with the objectives of the Provincial Policy
Statement, conform with Policies of the Growth Plan for the Greater Golden Horseshoe, and
conforms to the Regional Official Plan and policies of the City's Official Plan. Staff are of the
opinion that the proposed Official Plan Amendment represents good planning, and recommends
that the proposed Official Plan Amendment be approved.
SECTION 4—THE AMENDMENT
The City of Kitchener Official Plan (1994) is hereby amended as follows
a) Amend Map No. 10 — Secondary Plan - King Street East Neighbourhood Plan For
Land Use by designating the lands, municipally addressed as 20 Ottawa Street
North, as `Mixed Use Corridor' instead of `Neighbourhood Mixed Use Centre with
Special Policy Area 3', as shown on the attached Schedule `A';
b) Amend Part 3 — Section 13.2.3 by deleting Policy 13.2.3.3.
10
Page 30 of 130
APPENDIX 1: Notice of the Planning & Strategic Initiatives Committee Meeting (May 16, 2022)
NOTICE OF PUBLIC MEETING �
fora development in your neighbourhood%\
0 Ottawa Street North.I'I'I i
Have Y ur Voi a Heard!
Concept drawing
0
26 storeys
F�
{1� 'f
Increased
Density
AA13hk
e� :;: 15
Mixed . Use
Building
Date: May 1 f, 2022
Time: 7:00 p.m.
Location: Virtual Zoom Meeting
To view the staff report, agenda,
find meeting details or to
appear as a delegation, visit:
kitch ener*cam eeti n,s
To learn more about this project,
including information on your
appeal rights, visit
www.kitcheneLca/
planningapplications
or contact:
Craig Durnark, Senior Ptanner
519.741.2210 x 7073
craig.durnart akitchener.ca
Official Plan Amendment and Zoning By-law Amendment applications will be
considered to permit a mixed used development with three buildings, 4, 6 and
26 storeys in height with reduced parking and permission to locate dwelling
units and commercial uses both on the ground floor.
Page 31 of 130
APPENDIX 2: Minutes of the Planning & Strategic Initiatives Committee Meeting (May 16, 2022)
12
Page 32 of 130
APPENDIX 3 - Minutes of the Meeting of City Council (May 30, 2022)
13
Page 33 of 130
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PROPOSED BY — LAW
2022
BY-LAW NUMBER
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a by-law to amend By-law 85-1, as amended, known as
the Zoning By-law for the City of Kitchener
— 20 Ottawa GP Inc. — 20 Ottawa Street North)
WHEREAS it is deemed expedient to amend By-law 85-1 for the lands specified above;
NOW THEREFORE the Council of the Corporation of the City of Kitchener enacts as
follows:
1. Schedule Number 143 of Appendix "A" to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the parcel of land specified and illustrated as Area 1 on
Map No. 1, in the City of Kitchener, attached hereto, from Neighbourhood Shopping Centre
Zone (C-2) with Special Use Provision 2U to High Intensity Mixed Use Corridor Zone (MU -3)
with Special Regulation Provision 777R and Holding Provision 92H.
2. Schedule Number 143 of Appendix "A" to By-law Number 85-1 is hereby further amended
by incorporating additional zone boundaries as shown on Map No. 1 attached hereto.
3. Appendix "D" to By-law 85-1 is hereby amended by adding Section 777 thereto as follows:
"777. Notwithstanding Sections 5.11, 6.1.2, and 55.2.1 of this By-law within the lands zoned
MU -3 and shown as being affected by this subsection on Schedule Number 143 of
Appendix `A' the following special regulations shall apply:
a) Dwelling units shall be permitted to be located on the ground floor with non
residential uses.
b) On-site Parking shall be provided as follows:
Page 36 of 130
i) Parking for multiple dwellings shall be provided at a rate of 0.74 for
units over 51 square metres.
ii) Visitor Parking shall be sharable with non-residential uses and be
provided at a rate of 7% of the required parking.
c) The minimum rear yard setback shall be 15.0 metres for any portion of the
building 5 or more storeys abutting any Residentially Zoned Property.
d) The minimum yard setback abutting any Institutional zone property shall be 4.5
metres.
e) The minimum and maximum height of the required visual barrier shall be 2.44
metres."
4. Appendix "F" to By-law 85-1 is hereby amended by adding Section 92H thereto as follows:
"92. Notwithstanding Section 17 of this Bylaw, within the lands zoned MU -3 and shown
as being affected by this Subsection on Schedule 143 of Appendix "A":
i) No residential use shall be permitted until such time as a Record of Site
Condition is submitted and approved to the satisfaction of the Ministry of
the Environment and Climate Change. This Holding Provision shall not be
removed until the Region of Waterloo is in receipt of a letter from the
Ministry of the Environment and Climate Change (MOECC) advising that a
Record of Site Condition has been completed to their satisfaction.
ii) No residential use shall be permitted until such time as a Road Traffic, and
Stationary Noise Study is submitted and approved to the satisfaction of the
Regional Commissioner of Planning, Housing and Community Services, if
necessary. This Holding Provision shall not be removed until the City of
Kitchener is in receipt of a letter from the Regional Commissioner of
Planning, Housing and Community Services advising that such noise study
or studies has been approved and an agreement, if necessary, has been
entered into with the City and/or Region, as necessary, providing for the
implementation of any recommended noise mitigation measures."
Page 37 of 130
5. This By-law shall become effective only if Official Plan Amendment No. _, (20 Ottawa
Street North) 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
Page 38 of 130
NOTICE OF PUBLIC MEETING
fora development in your neighbourhood
20 Ottawa Street North,
Have Your Voice Heard!
Concept drawing
26 storeys Increased Mixed Use
Density Building
Date: May 16, 2022
Time: 7:00 p.m.
Location: Virtual Zoom Meeting
To view the staff report, agenda,
find meeting details or to
appear as a delegation, visit:
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:
Craig Dumart, Senior Planner
519.741.2200 x7073
craig.dumart@ kitchener.ca
Official Plan Amendment and Zoning By-law Amendment applications will be
considered to permit a mixed used development with three buildings, 4, 6 and
26 storeys in height with reduced parking and permission to locate dwelling
units and commercial uses both on the ground floor.
Page 39 of 130
City of Kitchener
Zone Change Comment Form
Address: 20 Ottawa Street North
Application: OPA/ZBA
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: January 20, 2022
❑ 1 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
• Urban Design Brief- MHBC Planning
• Wind Study — RWDI
• Shadow Study- Edge Architects, Apr 2022
• Design Report, Edge Architects, Apr 2022
2. Site -Specific Comments & Issues:
I have reviewed the updated documentation (as listed above) to support a Zoning By -Law Amendment to
allow a mixed-use development with three buildings consisting of 464 residential units and an increased
floor space ratio of 3.0 rather than 1.0. There are some design modifications that must be addressed for
the site plan application process to ensure the project fits in the context of the neighborhood as detailed
below:
• While the concept of residential intensification on this site is positive and many previous staff
comments have been incorporated into the proposal, some design modifications must be addressed
in the site plan application to create a development proposal that is well designed and appropriate
for this site and neighbourhood.
• The tall building design guidelines are an excellent compatibility test for proposals exceeding their
zoning permissions. The proposal meets the tall building guidelj'nes, specifically with regards to
separation.
• The proposed corner treatment is to be further enhanced to create visual interest at the street
edge. This could be achieved by special massing and architectural treatments on both streets to give
prominence along the frontages and visually distinguish these sites.
• The tower should step back from its base a minimum of 3m along any street -facing elevations.
• The building facades fronting on Ottawa St should contain an appropriate amount of glazing and
articulation, particularly along the lower 5m where the building addresses the sidewalk.
• This project should play a significant role in reinforcing the character of King Street. There is a need
for public art at the corner, well integrated into the architecture of the building, and suggest the
following as options.
o Public Art (sculpture, mural, digital)
o Living wall (interior or exterior, but visible/prominent)
A City for Everyone
Working Together— Growing Thoughtfully— Building Community
Page 1 of 3
Page 40 of 130
City of Kitchener
Zone Change Comment Form
o Enhanced architecture at the corner
o Community -oriented space
o Enhanced exterior lighting (coloured, programmable, pattered, etc.)
• The city is supportive of the approach to use balconies to add a pattern to the tower, to articulate
the facades and break down tower massing. Refining these balconies to create the best possible
architectural expression for the tower will be critical. Podium levels along Ottawa Streets would
benefit from balconies for residential units, adding natural surveillance and a greater sense of street
life.
• The proposed towers should have unique top features that are architecturally excellent, highly
visible and make a positive contribution to the image of Kitchener developing skyline.
• Towers are highly visible elements of the urban environment and must meet Kitchener's highest
standards for design excellence. The building should be designed and clad with different materials
and colors so that they read as distinct from one another.
• Reconfirmation to be provided that the proposal maintained access to at least 5 hours of cumulative
direct sunlight to nearby residential, sidewalks and open spaces as part of the site plan approval
process.
• All at -grade parking should be wrapped with active uses.
• Provide multiple above grade rooftops and podium amenities with a minimum of
(2 sq.m X # units) + (2.5 sq.m x # bedrooms - # units) = outdoor amenity space. The amenity space
• Provide natural surveillance by employing high percentages of glazing, active uses at ground level
and incorporate more units with windows and balconies on the main facade with views onto the
street
• Provide materiality and texture shifts at the podium and across the towers and incorporate
variations in tower setbacks from the base to distinguish the tower form from the podium.
3. Comments on Submitted Documents
The following comments should be addressed at the time of site plan.
Urban Design Brief, MHBC Planning
• Floor plan including the parking layouts, retail spaces and unit layouts to be provided
• Provide details on the proposed pedestrian realm and how does the provided physical
separation between the buildings contributes to the public realm and streetscape?
• Additional details to be provided for the pedestrian entrance, architectural style, elements,
detailing and material selection.
• Details of the streetscape are to be provided. Any streetscape elements proposed are to be
reviewed and approved.
• The property is located very close to the major transit station area; therefore the site should be
designed to prioritize people, pedestrians and cyclists.
• Balconies may be staggered in a creative pattern to lighten the structure and provide
private outdoor space for the units.
A City for Everyone
Working Together— Growing Thoughtfully— Building Community
Page 2 of 3
Page 41 of 130
City of Kitchener
Zone Change Comment Form
• The proposed tower may be expressed with alternating solid cladding around balconies and
glass curtain walls around living areas.
• Microclimate analysis— separation analysis that verifies how the proposed design meets the Tall
building design guidelines.
• Wind assessment and Noise feasibility study required for outdoor amenity and the pedestrian
realm.
• The underground parking structure should have sufficient setback from the property lines to
accommodate the necessary soil volume to support required large-statured, high canopy trees.
Perimeter trees should not be located on the garage slab roof. Within the site, required tree
plantings can be accommodated on the garage slab but will still require standard minimum soil
volumes.
• The area between the building's face and the property line should be well integrated with the
street and public realm to deliver high quality and seamless private, semi -private and public
spaces.
• Updated urban design brief to be provided.
• Wind Study - Pedestrian Level Wind Assessment- RWDI
• Updated Wind study to be provided for the revised layout.
The submitted Preliminary Wind Study indicates less than ideal wind conditions near the south entrances
of Building B2 due to flow channeling. Wind control features were recommended in the report to improve
pedestrian comfort at these areas. A full Wind Assessment should be provided for review at the site plan
application stage. A revised design proposal should be developed that addresses the wind impacts
outlined in the submitted wind study.
A wind tunnel study should be provided at the site plan application stage to quantify these conditions and
to refine any conceptual wind mitigation measures presented herein.
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 3 of 3
Page 42 of 130
March 17, 2022
Erica Bayley, P. Eng.
Senior Project Manager
Paradigm Transportation Solutions
5A-150 Pinebush Road
Cambridge, ON N1 R 8J8
Dear Ms. Bayley:
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
150 Frederick Street, 8th Floor
Kitchener ON N2G 4A Canada
Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4449
www.regionofwaterloo.ca
File No.: C14-60/04 URBAN
ZEHR GROUP
Re: OPA 21/012/0/CD and ZBA 21/018/0/CD, 20 Ottawa LP (Zehr Group), 20
Ottawa Street North, City of Kitchener — Transportation Study Review
Comments
Region of Waterloo staff have reviewed the Transportation Impact Study (TIS) entitled
"20 Ottawa Street North — Transportation Impact Study, Parking Study, and Access and
Circulation Review" dated October 2021 in support of the proposed Official Plan
Amendment (OPA 21/12/O/CD) and Zoning By-law Amendment (ZBA 21/18/0/CD) for
20 Ottawa Street North, Kitchener, and provide the following comments:
• While the study does not recommend any transportation related improvements to
Regional Road 04 (Ottawa Street North), please be advised that if further re-
development of existing adjacent land parcels occur in the future, Region of
Waterloo staff may require a review/analysis of the overall vehicular access
design to Ottawa Street North. This future analysis may necessitate the
movement of any vehicular access locations to align directly across from
Rosedale Avenue, and may require improvements to the Municipal Road network
at the cost of the developer.
The study has used the Highway Capacity Manual (HCM) 2010 signal report for
the subject intersection analysis tables. As noted in the Region of Waterloo
Transportation Impact Study Guidelines (updated July 2014) the intersection
analysis tables should be completed using only the Synchro Lanes, Volumes and
Timing Report.
For the Ottawa Street North & King Street East intersection, the study identifies
that left -turn queues for certain movements exceed available left -turn lane
storage. They study does not include any consideration for extending the left -turn
lanes. The study should note what storage would be required to accommodate
Document Number: 3975918
Page 43 of 130
the 95th percentile queue lengths, and provide recommendations to address the
storage deficiencies.
• For the Ottawa Street North & Weber Street East intersection, the study identifies
that left -turn queues for certain movements exceed available left -turn lane
storage. They study does not include any consideration for extending the left -turn
lanes. The study should note what storage would be required to accommodate
the 95th percentile queue lengths, and provide recommendations to address the
storage deficiencies.
Region of Waterloo/Grand River Transit staff also provide the following Transportation
Demand Management (TDM) advisory comments:
• Regional staff generally support the reduced parking supplies and provision of an
unbundled parking plan and surplus bike parking.
• Regional staff recommend the applicant provide a better pedestrian connection
from the proposed development to Crescent Avenue. This is an important
pedestrian link between the Ottawa Street North transit corridor and the
surrounding neighbourhood.
• Subsidized Transit Passes were listed in the study as a proposed TDM measure,
and the applicant should be made aware of the following important information if
these measures are to be considered as a condition of a parking
reduction/approval:
• This initiative requires a commitment from the owner/applicant to manage,
administer, and fund the full cost of monthly transit passes for residents. If
this is to be considered by the applicant, further consultation and
confirmation of expectations between all three parties (Applicant, City,
Region (GRT) is required as soon as possible.
• Car share was included under Alternative Strategies. The most established car -
sharing program in the Region of Waterloo is Communauto. They offer a unique
programming to "launch" a car share vehicle through a business agreement with
the property owner.
• The applicant should contact Janet MacLeod 'macleod communauto.ca
to learn more about opportunities available locally.
A memo to address the TIS related Regional comments must be provided. Overall the
Region of Waterloo has no major concerns with the conclusions and recommendations
of the study and recommend that the OPA/ZBA application move forward. Under future
Site Plan application(s), Region of Waterloo staff will work with the developer to
complete any necessary applications.
Page 44 of 130
Yours Truly,
Jason Wi leswort
g9 h, C.E.T.
Transportation Planner
(519) 505-4536
CC: Steven Ryder, C.E.T. — City of Kitchener
Craig Dumart, MCIP, RPP — City of Kitchener
Dave Aston, MCIP, RPP — MHBC
Melissa Mohr, MCIP, RPP — Region of Waterloo
Greg Proctor, C.E.T. — Region of Waterloo
Paula Sawicki, P. Eng. — Region of Waterloo
Page 45 of 130
Region of Waterloo
Craig Dumart
Senior Planner (Urban Design)
City of Kitchener
200 King Street West, 6th Floor
P.O. Box 1118, Kitchener, ON
N2G 4G7
Dear Mr. Dumart,
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
Community Planning
150 Frederick Street 8th Floor
Kitchener Ontario N2G 4A Canada
Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4466
www.regionofwaterloo.ca
Melissa Mohr 226-752-8622
File: D 17/2/21012
C14/2/21018
February 10, 2022
Re: Proposed Official Plan Amendment OPA 21/012 and
Zoning By-law Amendment ZBA 21/018
20 Ottawa Street North
MHBC Planning on behalf of 20 Ottawa LP
CITY OF KITCHENER
MHBC Planning on behalf of 20 Ottawa LP has submitted an Official Plan Amendment
and Zoning By-law Amendment for a development proposal at 20 Ottawa Street North
in the City of Kitchener.
The applicant is proposing a mixed-use development with three (3) buildings (two (2) six
(6) storey buildings and one 26 storey building) consisting of 464 residential units with
.04 acreof land.
Proposed from the north portion of the property with pedestr and
ground floor commercial space on a 1.23 ha (3access pOne access is
oints to Ottawa
Street North through an above `bridge' connection. Parkette space and landscaping are
proposed around the periphery of the subject lands. Surface parking is also is also
proposed on site.
The subject lands are located in a Major Transit Station Area of the City of Kitchener
Urban Structure, designated Neighbourhood Mixed Use Centre with Special Policy Area
3. In addition, the subject lands are Zoned Neighbourhood Shopping Centre (C-2) Zone
with Special Provision 2U in the City of Kitchener Zoning By-law. The Official Plan
Amendment is required to permit an increase in FSR of 3.0 whereas a maximum FSR of
Document Number: 3951311
Version: 1
Page 1 of 6
Page 46 of 130
1.0 is permitted. The Zoning By-law Amendment is required to rezone the lands from
the C-2 Zone to the Commercial Residential (C-4) Zone with special provisions toemit
a minimum rear yard of 3.0m, residential units on the ground floor of a building, and a
parking rate of 0.66/unit for residents and a visitor -parking rate of 4.8%.
The Region has had the opportunity to review the proposal and offers the following
this time:at
Regional Comments
Consistency with Provincial Legislation and Regional Official Plan Conformit
The subject lands are designated "Urban Area" and "Built -Up Area" on Schedule 3a
the Regional Official Plan (ROP) and the site is located in the Major Transit Station of
Arr
of the City of Kitchener and is designated Neighbourhood Mixed Use Centre with ea
Special Policy Area 3 in the City of Kitchener Official Plan.
Planned Communit Structure.
The Urban Area designation of the ROP has the physical infrastructure and community
infrastructure to support major growth and social and public health services ROP
Section 2.D). The ROP supports a Planned Community Structure based on a system
Nodes, Corridors and other areas that are linked via an integrated transportation syof
stem
(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 Grlude
Centres (UGC's) and Major Transit Station Areas (MTSA's). °h
Most of the Region's growth will occur within the Urban Area and Township Urban
Area
designations, with a substantial portion of this growth directed to the existingUp
Built -
Area of the Region through reurbanization. Focal points for reurbanization include
Urban Growth Centres, Township Urban Growth Centres, Major Transit Station Are
Reurbanization Corridors and Major Local Nodes (ROP Section 2.13). as,
Regional staff acknowledge that the subject lands are located within 500-800
Borden ION Stop and is located in the Regional Council Endorsed Borden Major Transit
m of the
Station Area (endorsed by Regional Council through the ongoing Regional Municipal
Comprehensive Review). In addition, Regional staff acknowledge J men
is located on an Existing Transit Corridor and a planned cycling route.
g that the development
applicant has proposed a higher density development with a reduced park ng rate and e
increased bike storage on site.
Land Use ComatibiIity:
Regional staff acknowledge that the subject lands are within the potential area of
influence from Industrial land uses to the south and agree with the classification of
those
land uses as Class II industrial land uses. The minimum setback from the Class II
industrial land uses shall be 70 m and regional staff acknowledge that the subject I
are beyond 70 metres from the Class II industrial land uses. J ands
Document Number: 3951311
Version: 1
Page 2 of 6
Page 47 of 130
Noise:
Regional staff are currently reviewing the noise study entitled "Road Traffic and
Stationary Noise Impact Study, 20 Ottawa Street North, Kitchener, Ontario" dated May
3, 2021; completed by JJ Acoustics Engineering Ltd. Comments regarding the
suitability of the proposal based on the review of the noise study from both a Road and
Stationary Noise perspective will follow separately. It is required that these
comments be received and that the Region accepts both the Road and Stationary
Noise aspects of the report prior to a final recommendation regarding the
development proposal by Regional staff.
In addition to the above, the Region wishes to advise the applicant of the following
technical comments related to the proposal:
Environmental Threats/Record of Site Condition:
According to the Regions Threats Inventory Database, there are medium and high
environmental threats on and adjacent to the subject lands. Regional staff understand
that the applicant is proposing a more sensitive land use; therefore, a Record of Site
Condition is required in accordance with the Region's Implementation Guidelines for the
Review of Development Applications on or Adjacent to Known and Potentially
Contaminated Sites (Section 2.G.18 of the ROP). The Region shall accept a Holding
Zone provision until the Record of Site Condition has been completed and the
Ministry Acknowledgement letter has been issued; all to the satisfaction of the
Regional Municipality of Waterloo. Please ensure that any lands to be dedicated
to the Region of Waterloo through the site plan process (road dedication lands)
are excluded from any Record of Site Condition (RSC) for the proposed
development.
Corridor Planning
Access Permit/TIS/Access Regulation:
The subject lands have access to Ottawa Street North via two full movement accesses.
Through the concept plan provided, the applicant is proposing to close these accesses
and re -construct a single full movement (full moves) access to Ottawa Street North at
the easterly limit of the property. Regional staff have no objection to the proposed
access at this stage and detailed comments regarding the access shall be reviewed and
provided through a future site plan application. In addition, please be advised that a
Regional Road Access Permit application and fee (currently $230.00) shall be required
through a future site plan application.
The Transportation Impact Study, Parking Study and Transportation Demand Study
(TIS/TDM) entitled "20 Ottawa Street North, Transportation Impact Study, Parking Study
and Access and Circulation Review" dated October 2021, prepared by Paradigm
Transportation Solutions Limited is under review. Comments will be sent under
separate cover. Please be advised that if any improvements to the Regional Road
Document Number: 3951311 Version: 1
Page 3 of 6
Page 48 of 130
network are identified through the study and approved by the Region of Waterloo, the
developer shall be responsible for any financial and property requirements associated
with the road improvements. Regional staff must accept the Traffic Impact Study
prior to a recommendation being made on the application.
Stormwater Management & Site Grading:
The report entitled "20 Ottawa Street North, Functional Servicing and Stormwater
Management Report" dated October 27, 2021, completed by MTE Consultants Inc. has
been received and is currently under review by Regional staff.
The Region must be satisfied with the Functional Servicing and Stormwater
Management Report prior to a recommendation being made on this application by
the Region or City of Kitchener.
Regional Road Dedication:
While the Road dedication is not required to be transferred at the Official Plan and
Zoning By-law Amendment stage, Regional staff require the dedication to be shown
correctly on the concept plans and for the proposal to be designed with the Road
dedication incorporated into the concept plans. Based on the plans submitted in
support of the Official Plan and Zoning By-law Amendment Applications, it is hard to tell
if the road widening has been shown appropriately. Region of Waterloo staff have
estimated the road widening along Ottawa Street North at approximately 1.22m (4ft).
Please update all plans accordingly.
The exact amount of road dedication must be determined by an Ontario Land Surveyor
(OLS) in consultation with the Region's Transportation Planner. Furthermore, the land
must be dedicated to the Region of Waterloo for road allowance purposes, and must be
dedicated without cost and free of encumbrance through the site plan application
process.
A Phase I ESA, and possibly a Phase II ESA based on the findings of the Phase I, will
be required for the portion of lands to be dedicated to the Region of Waterloo. Please
ensure that any lands to be dedicated to the Region of Waterloo are excluded from any
Record of Site Condition (RSC) for the proposed development.
Transit Planning:
Grand River Transit (GRT) currently operates numerous Routes along this section of
Ottawa Street North with existing transit stops in close proximity to the subject lands.
GRT staff have been circulated the associated transportation studies related to this
development and comments will be provided under separate cover.
Region of Waterloo Transportation Capital Program:
This section of Ottawa Street North is identified in the Region of Waterloo's 10 -Year
Transportation Capital Program (TCP) as up for reconstruction in 2022. For more
Document Number: 3951311 Version: 1
Page 4 of 6
Page 49 of 130
information regarding this project please contact Mr. Greg Proctor
(gproctor(ci)regionofwaterloo ca).
Housing Services
The Region supports the provision of a full range of housing options, including
affordable housing. The Region's 10 -Year Housing and Homelessness Plan contains an
affordable housing target for Waterloo Region. The target is for 30% of all new
residential development between 2019 and 2041 to be affordable to low and moderate
income households. Staff recommend that the applicant consider providing a number of
affordable housing units on the site. Staff recommend meeting with Housing Services to
discuss the proposal in more detail and to explore opportunities for partnerships or
Programs.
For the purposes of evaluating the affordability of an ownership unit (based on the
definition in the Regional Official Plan), the purchase price is compared to the least
expensive of.
Housing for which the purchase price results in annual
accommodation costs which do not exceed 30 percent of gross
annual household income for low and moderate income $368,000
households
Housing for which the purchase price is at least 1=the
below the average purchase price of a resale unit
regional market area`Based on the most recent infation available from the PPS Housing Tabl).
In order for an owned unit to be deemed affordable, the maximum affordable house
price is $368,000.
For the purposes of evaluating the affordability of a rental unit (based on the definition of
affordable housing in the Regional Official Plan), the average rent is compared to the
least expensive of:
A unit for which the rent does not exceed 30 per ce�ofhegross annual household income for low and moderaome
renter households $1,420
A unit for which the rent is at or below the average market rent Bachelor: $863
(AMR) in the regional market area
1 -Bedroom: $1,076
2 -Bedroom: $1,295
3 -Bedroom: $1,359
'Based on the most recent information available from the PPS Housing Tables (2020) 4+ Bedroom: $1,359
In order for a unit to be deemed affordable, the average rent for the proposed units must
be at or below the average market rent in the regional market area, as listed above.
Document Number: 3951311
Version: 1
Page 5 of 6
Page 50 of 130
In addition, in order for affordable housing to fulfill its purpose of beinga
those who require rents or purchase prices lower than the regular market
there should be an agreement in place with conditions e affordable to
the people who can rent or own the homes as well as conditionsstablishing the income levels of
provides,
units need to remain affordable. A security should be registered not t eVtoong those
affordable units are maintained over the term of the agreement. ensure the
Fees
By copy of this letter, the Region of Waterloo acknowledges receipt of th
$7,400.00.e review fees of
General Comments/Follow U :
Based on comments above, the following items are required to be addressed
satisfaction of the Region prior to final comments being issued by the Region and any
recommendation by the City of Kitchener on the development to the
proposal:
• Acceptance of the Environmental Noise Study
• Acceptance of the Functional Servicing and Stormwater Management Re
• Acceptance of the Traffic Impact Study port
• Update to the Concept plan to show the Correct Road dedication
Once the above has been addressed to the satisfaction of the Region
Waterloo, a Holding Zone shall be required to address the al Municipality of
following:
• Receipt of the Record of Site Condition (RSC) and Ministry Acknowl
letter to the satisfaction of the Regional Municipality of Waterloo. edgement
Any future development on the lands subject to the above -noted a
subject to the provisions of Regional Development Charge By-law 1 -
successor thereof. application will be
Y 9 037 or any
Please accept this letter as our request for a co
sed not hesitatethe decision to contact to this
application. Should you have any questions, ple
Yours truly, tact me.
} 1, -n�_
Melissa Mohr, MCIP, RPP
Principal Planner
C. 20 Ottawa LP (Owner)
Dave Aston, MHBC Planning (Applicant)
Document Number: 3951311
Version: 1
Page 6 of 6
Page 51 of 130
Craig Dumart
From: Melissa Mohr <MMohr@regionofwaterloo.ca>
Sent: Friday, April 8, 2022 12:04 PM
To: Craig Dumart
Cc: Shilling Yip; Jason Wigglesworth
Subject: [EXTERNAL] Regional Comments- Noise Aspects of OPA21/12 and ZBA 21/18 (20
Ottawa Street North)
Good Morning Craig,
Please note that the Transportation and Stationary Noise aspects of the Noise Report entitled "Road Traffic and
Stationary Noise Impact Study, 20 Ottawa Street North, Kitchener, Ontario" prepared by JJ Acoustic Engineering Ltd.
dated May 3, 2021 (Reference No. JJ-00315-N1S1) togetherwith JJAE April 7, 2022 response to Region comments have
been reviewed and deemed acceptable by the Region of Waterloo at the Official Plan and Zoning By-law Amendment
stage. Regional staff shall require a Holding Zone until such time as a detailed transportation and stationary noise study
has been received to the satisfaction of the Regional Municipality of Waterloo.
The detailed noise study shall be required to address transportation and stationary impacts once the design details are
known.
In addition to the above, once the detailed Noise study has been received and accepted, all accepted mitigation and
implementation measures shall be implemented through the site plan stage and through a Registered Agreement on title
between the Owner/Developer and the Regional Municipality of Waterloo and/or the City of Kitchener at the future
condominium stage.
I trust the above is satisfactory. Please do not hesitate to contact me should you have any additional questions.
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
mmohL@regionofwaterloo 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 52 of 130
Craiq Dumart
From:
Katie Wood
Sent:
Wednesday, February 2, 2022 11:33 AM
To:
Craig Dumart
Cc:
Nathan Katerberg; 'Rebecca Kerr'
Subject:
20 Ottawa St N
Hello Craig,
I received the information I needed from the consultant to support the zone change proposed for 20 Ottawa St N.
Kitchener Utilities have also reviewed and accepted the water distribution report. Engineering and KU have no further
concerns at this time. Let me know if you need anything else.
Sincerely,
ark",a-ti WO C.E.T.
Project Manager) Development Engineering I City of Kitchener
519-741-2200 ext. 7135 1 TTY 1-866-969-9994 1 katie.wood Cabkitchener ca
Page 53 of 130
Craig Dumart
From: Dave Seller
Sent: Thursday, January 13, 2022 1:55 PM
To: Craig Dumart
Subject: OPA/ZBA comments - 20 Ottawa Street North
City of Kitchener
Application Type: Official Plan and Zoning By-law Amendments
Application: OPA21/012/0/CD & ZBA21/018/0/CD
Project Address: 20 Ottawa Street North
Comments of: Transportation Services
Commenter's Name: Dave Seller
Email: dave.seller@kitchener.ca
Phone: 519-741-2200 ext. 7369
Date of Comments: January 13, 2022
a. After reviewing the Transportation Impact Study, Parking Study and Access and Circulation Review (October
submitted by Paradigm Transportation Solutions Ltd., Transportation Services offer the followin 2021)
g commentsnts.
This site is proposing three residential towers ranging in height from 6 to 26 storeys with a total of 464 units.
development is estimated to generate 121 AM and 144 PM peak hour vehicle trips, with one access Point
se This
the site along the Ottawa Street North (Regional Road 4) frontage. There was no intersection analysis t servicing
the City of Kitchener, as it relates to the Regional road network. However, a review of the site access point wascompleted by
completed for the 2026 Total Traffic Operations scenario. p nt was
The site access vehicle turning movements were expressed as an average vehicle delay - Level of Service
volume to capacity (v/c) ratios. Under the forecasted 2026 Total Traffic Operations, the site access iso eratin and
a LOS C and v/c ratio of 0.33 in the AM peak hour and LOS C and v/c ratio of 0.21 in the PM peak hour. I e1he with
scenario, there is acceptable vehicle delay and sufficient vehicle capacity. tr 2026
As part of the submitted report, a parking study was completed in support of reducing the current 85-1 zo
law parking rate of 1.25 space per unit to the proposed 0.74 spaces per unit. The development is proposing Hing by-
es
g 343
parking spaces, where the current zoning by-law parking requirement is 580 spaces, this equates to a arki
shortfall of 237 spaces or a 41% parking reduction. p ng
As part of the Parking Justification in Section 6, Parking Demand Forecasts were analyzed that focused on
following, ITE Parking Generation, area specific vehicle ownership, comparable site parking demands a the
Transportation Demand Management (TDM) measures that are beingnd
proposed for this development.
The ITE Parking Generation for this type of development suggests the peak parking demand is 242 spaces, where
this development is proposing 343 parking spaces. This equates to a 101 parking space surplus. The area
vehicle ownership for apartment dwellers is approximately 0.55 vehicle per household with a need for6 parki25 pparki
ng
spaces. This equates to an 87 parking space surplus. The parking rates of six comparable sites all located within
City of Kitchener concluded an average peak parking demand of 0.68 parking spaces per unit. This equates the
parking surplus of 27 spaces. q s to a
1 Page 54 of 130
TDM measures being proposed for this development include unbundled parking from t
secure Class A and 20 Class B bicycle parking spaces and providing subsidized Grand River Transit
he cost of a unit, 239 indoor
period of two years after full build -out. Also, the use of existing sidewalks on both sides of GRT
pedestrian walkability, existing GRT routes (2, 7, 8, 205) and ION route (GRT) for a
roads in the area for
600m from the site. 301 (Borden Station), which are all less than
It should be noted that, while there are no on -street cycling facilities in the immediate area, there are plans for
future cycling facilities along Ottawa Street North and along City of Kitchener roadways in the area.
Visitor parking should be provided at a minimum rate of 10% which would follow the intent of the future zoning by-
law for this type of development. Based on the proposed parking of 343 spaces, a minimum of 35 parking spaces
must be allocated on-site for visitor parking.
The truck turning movement plan submitted as part of Paradigms report for the TAC design vehicle HSU (Heavy
Single Unit) is acceptable.
Provided that the proposed TDM strategies mentioned above (unbundled parking, Class A/B bike parking, GRT
g
transit passes) are provided, Transportation Services feel that the proposed parkin rate of 0.74 parking spaces per
unit for the residential component would service this site adequately, based on the review
2021 report. of Paradigms October
Dave Seller, C.E.T.
Traffic Planning Analyst I Transportation Services I City of Kitchener
519-741-2200 ext. 7369 1 TTY 1-866-969-9994 1 dave.seller kitchener.ca
am-
From:
Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: Monday, December 06, 20214:42 PM
To: _DL _#_DSD_Planning <DSD-PlanningDivision@kitchener.ca>; Aaron McCrimmon-Jo
mmon-
Jones@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Dave Seller <D
ave Feds <vped@feds.ca>; GRCA - Planning nes tchene .ca>; avid P
ave.Seller@kitchener.ca>; David Paetz
<planning@grandriver.ca>; Greg Reitzel <Greg.Rca>; CA -Planning (planning@grandriver.ca)
<landuseplanning@hydroone.com>; Jim Edmondson <JJiim.Edmondson @kilt h; Hydro o er.ca>; Ka Deine H
<Katherine.Hughes@kitchener.ca>; K -W Hydro - Greig Cameron <gcameron@kwh dro.o
<Linda.Cooper@kitchener.ca>• ,Katherine Hughes
Mike Seiling <Mike.Seiling@kitchener.ca>; Ontario Powe Generation lnda Cooper
<Executivevp.lawanddevelopment@opg.com>; Park Planning (SM) <Park.Plannin
Rober<PlanningApplications@regionofwaterloo.ca>; Property Data Administrator (SM) <Pro
Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder <Stev g@kitchener.ca>; Region -Planning
t
Eastman Robert.M .ca> pDataAd ylvie Eastman stmanr.ca>;
WCDSB - Planning <plannin b.ca>; e RDSB henerd Se retar Eastman
(elaine_burns@wrdsb.ca) <elaine burns g@wcdsb.ca>; WRDSB -Board Secretary
Cc: Craig Dumart <Craig.Dumart@kitcheneca>b'ca>; WRDSB -Planning <planning@wrdsb.ca>
Subject: Circulation for Comment - OPA/ZBA (20 Ottawa Street North)
Please see attached letter. Additional documentation is saved in AMANDAfolders 21-134393 and 21-134397) for
internal staff reference & Sha_ r_ eFile for external agencies. Comments or questions should be directed to Craig Dumart,
AMANDA(
folders Planner (copied on this email).
2
Page 55 of 130
Craig Dumart
From: Craig Dumart
Sent: Tuesday, April 19, 2022 10:15 AM
To: Lenore Ross
Subject: RE: 20 Ottawa st n - revised concept
Hi Lenore,
As discussed, updated design details and amenity features will be deferred to the site plan process. The applicant is
aware that an updated design brief is required as part of a complete site plan approval application.
Thanks for reviewing and providing comments.
Craig Dumart, BES, MCIP, RPP
Senior Planner I Planning Division I City of Kitchener
(519) 741-2200 ext 7073 1 TTY 1-866-969-9994 1 craig.dumartrci)kitchener ca
From: Lenore Ross <Lenore.Ross@kitchener.ca>
Sent: Monday, April 11, 2022 11:53 AM
To: Craig Dumart <Craig.Dumart@kitchener.ca>
Subject: RE: 20 Ottawa st n - revised concept
Hi Craig,
Thank you for the revised development concept for OPA21/012/0/CD and ZBA21/018/0/CD at 20 Ottawa St N. (Edge
Architects Design Report dated 2022.03.30).
The incorporation of a central on-site landscaped amenity space on the structured parking podium between Buildings A
and B is positive as there is little active public parkland in the immediate King East neighbourhood.
The Planning Justificaton Report and Urban Design Brief (MHBC documents) should be updated to reflect a revised
conceptual layout which includes a robust on-site outdoor amenity space with good solar access and protection from
wind. The PJR and UDB should include commentary on how the immediate park needs of the proposed residents will be
met on-site and include specific amenity space components along with representative images and description of
anticipated facilities including seating and play equipment for residents of all ages and abilities.
As part of the Site Plan application supporting Urban Design studies (assessment of shadows, solar access, a full wind
tunnel model) should include on-site amenity spaces, at -grade pedestrian spaces, the adjacent public realm and any lands
dedicated for parkland.
Once acceptable updates to the OPA/ZBA supporting documents have been provided, Parks and Cemeteries can support
the OPA/ZBA. As per previously provided comments, Parkland Dedication will be deferred at the OPA and ZBA and
assessed at the Site Plan Application and taken as a combination of land and cash -in -lieu of land and will be assessed
Page 56 of 130
based on the land use class(es) and density approved through the OPA and ZBA and required as a condition of Site Plan
Approval. Dedication requirements are subject to the Parkland Dedication Policy current at the time of a formal site plan
application.
Further discussions are required with Parks and Cemeteries staff regarding suitable land for parkland dedication. A
conceptual land dedication area of approximately 1200m2 is shown below. The File Planner, Urban Design staff and
Development Engineering should be included in discussions.
Regards
Lenore
Lenore Ross MSc, MCIP, RPP
Parks Planning and Development Project Manager
Design & Development I Parks and Cemeteries City of Kitchener
519-741-2200 ext 7427 1 TTY 1-866-969-9994 Lenore. Ross@Kitchener.ca
Discover nature in the city: www.kitchener.ca/parks
A City for Everyone — Working Together — Growing Thoughtfully — Building Community
"00100000
2 Page 57 of 130
Craig Dumart
From: Mike Seiling
Sent: Monday, December 6, 2021 4:49 PM
To: Craig Dumart
Subject: FW: Circulation for Comment - OPA/ZBA (20 Ottawa Street North)
Attachments: Department & Agency Letter - 20 Ottawa St N.pdf
Building; no concerns
From: Christine Kompter <Christine.Kompter@kitchener.ca>
Sent: Monday, December 6, 20214:42 PM
To: _DL_#_DSD_Planning <DSD-PlanningDivision@kitchener.ca>; Aaron McCrimmon-Jones <Aaron.McCrimmon-
Jones@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Dave Seller <Dave.Seller@kitchener.ca>; David Paetz
<David.Paetz@kitchener.ca>; Feds <vped@feds.ca>; GRCA - Planning (planning@grandriver.ca)
<planning@grandriver.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango
<landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; 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>; Sylvie Eastman
<Sylvie.Eastman@kitchener.ca>; WCDSB - Planning <planning@wcdsb.ca>; WRDSB - Board Secretary
(elaine_burns@wrdsb.ca) <elaine_burns@wrdsb.ca>; WRDSB - Planning <planning@wrdsb.ca>
Cc: Craig Dumart <Craig.Duma rt@kitchener.ca>
Subject: Circulation for Comment - OPA/ZBA (20 Ottawa Street North)
Please see attached letter. Additional documentation is saved in AMANDA (folders 21-134393 and 21-134397) for
internal staff reference & ShareFile for external agencies. Comments or questions should be directed to Craig Dumart,
Senior Planner (copied on this email).
Christine Kompter
Administrative Assistant I Planning Division I City of Kitchener
200 King Street West, 6t" Floor I P.O. Box 1118 Kitchener ON N2G 4G7
519-741-2200 ext. 7425 1 TTY 1-866-969-9994_c_hristine.kompter@kitchener.ca
000 0000%1
Page 58 of 130
Craig Dumart
From: Trevor Heywood <theywood@grandriver.ca>
Sent: Thursday, December 9, 2021 12:06 PM
To: Craig Dumart
Subject: [EXTERNAL] RE: Circulation for Comment - OPA/ZBA (20 Ottawa Street North)
Hey Craig,
This is not regulated by the GRCA and we have no comment.
regards,
Trevor Heywood
Resource Planner
I" Grand River Conservation Authority
theywood@grandriver.ca
From: Christine Kompter <Christine. Kom pter@ kitchener.ca>
Sent: Monday, December 6, 20214:42 PM
To: _DL_#_DSD_Planning <DSD-PlanningDivision@kitchener.ca>; Aaron McCrimmon-Jones <Aaron.McCrimmon-
Jones@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Dave Seller <Dave.Seller@kitchener.ca>; David Paetz
<David.Paetz@kitchener.ca>; Feds <vped@feds.ca>; Planning <planning@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.Seilin 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>; Sylvie Eastman <SVIvie. Eastman@ kitchener.ca>; WCDSB - Planning
<planning@wcdsb.ca>; WRDSB - Board Secretary (elaine burns@wrdsb.ca) <elaine burns@wrdsb.ca>; WRDSB -
Planning <planning@wrdsb.ca>
Cc: Craig Dumart <Craig.Dumart@kitchener.ca>
Subject: Circulation for Comment - OPA/ZBA (20 Ottawa Street North)
Please see attached letter. Additional documentation is saved in AMANDA (folders 21-134393 and 21-134397) for
internal staff reference & ShareFile for external agencies. Comments or questions should be directed to Craig Dumart,
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
TI;„ t =+�►
Page 59 of 130
Craig Dumart
From: Karen <i
Sent: Friday, January 7, 2022 11:22 AM
To: Craig Dumart
Cc: Sarah Marsh; dalton@mhbcplan.com
Subject: [EXTERNAL] Development of 20 Ottawa st N
My thoughts
There is to be 464 Residential units, but only 343 parking spaces,what are the other 121 supposed to do for parking?
Do the parking spaces noted include ones for the mix use development?
What exactly is meant by "reduced rear yard setbacks"? Sounds like gobble -d -gook to me.
If indeed a high rise is incorporated, shouldn't it be towards the back of the property?
Why is a high rise necessary? Just add units to the low rise units and keep them all at the same level.
Does mixed use include the likes of a repair garage, or a unit where gas, oil, torches are used?
Karen Binkert
Sent from my Pad
Page 60 of 130
Craiq Dumart
From: Paul Hopkins
Sent: Wednesday, January 26, 2022 7:19 AM
To: Craig Dumart
Subject: [EXTERNAL] Fwd: Application for development 20 Ottawa.
Hello Craig,
I sent this last night but I had you email address wrong. Nevertheless, I'll assume it was received by your colleague,
Sarah Marsh, and Dave Aston by the Jan 25th deadline.
Thank you and have nice day!
Paul
Begin forwarded message:
From: Paul Hopkins
Subject: Application for development 20 Ottawa.
Date: January 25, 2022 at 9:17:47 PM EST
To: craig.dumant(a.kitchener ca, sarah.marsh(cr�kitchener ca, daston(c)mhbcplan.com
Hello Craig and others,
I live , house is located at the -onto the
planned development at 20 Ottawa st. (The enormous Manitoba maple next to Crescent street across from
the church parking lot is in my backyard.),I'm writing to express questions and concerns about the
development.
I've reviewed the documentation. For the most part, I am impressed and appreciative with the consideration
that has gone into the concept drawing with regards to houses and residents currently living next to the
former used car lot. The 6 storey buildings seem reasonable and in my case. And the overdosing still allows
for space and lights to break through. I am am very supportive of the mixed use development and the
initiative to create amore pedestrian friendly neighbourhood.
So of my concerns are as follows:
Vegetation Management Report (Project 2021-33) Pages L1 and L2
• The note section of drawing L1 proposes to remove the following trees: 24, 26A, 27, 28 and 29.
These are all healthy, beautiful, and mature maple trees that provide privacy, noise, and pollution
reduction features for the four homes along southwest Onward Avenue and the general community.
Understanding these are private property trees located on the proposed development, it would be a
shame to remove them without an extraordinary justification.
Crescent Street (between Onward Avenue and the Proposed Development)
Page 61 of 130
Pedestrian traffic. There is a considerable pedestrian traffic between Ottawa Street and Crescent.
People cross through the old used car lot frequently, as they should. It's a natural short cut,
saving roughly 10 minutes, if one were to be walking between, say, the Tim Hortons on Ottawa
street and downtown Kitchener. Has this been considered in the plans? It seems like it would be
good opportunity to formalize and encourage pedestrian traffic and a direct walking path between
Ottawa and King st.
Temporary homeless shelters. There's lots of people that make temporary shelters behind the
currently vacant building on the lot, including behind the church next to me. There have been
numerous times that the police, have had to go in and clear people out. Has there been
consideration for this problem? And are there any reasons for us to be concerned that once the
development is completed the design will encourage more temporary shelters to get set up? Or
will the design encourage more of them? Or will these temporary shelters start getting set up in
my backyard? 1 hope not, but I'm wondering if this unfortunate fact of life at the end of Crescent
street has been taken into considered in the development plans? Or does the city has a plan to
deal with this unfortunate aspect of our neighbourhood? (I believe that if the throughway between
the mall were formalized with a well -lite walkway, it would dissuade people from setting up
temporary shelters. Also, it would encourage more legitimate foot traffic and people to take
advantage of this short cut which currently feels like a trespassing violation when walking through it.)
My last concern is more personal professional matter. I earn my living as an actor and a voiceover
artist. With the arrival of COVIDI9, I have become more and more dependant on my home as a work
space. I have a professional grade sound studio where I record voiceover for clients all over the
world. I also regularly generate work through self -tape auditions in my back room, right next to
where the construction will be taking place. I worried that I'll be living next to a construction site,
through no choice of my own, for two or three years and I won't be able to generate an income for
myself. My question is, what rights do I have with regards to sound levels and construction? This is
going to have a considerable impact on my ability to earn a living.
Thanks for the consideration and for allowing us the opportunity to respond to the development plans. I'm
excited and encouraged that a mix -.use development is going up and I think it's a great step forward towards
making Kitchener a much more vital and pedestrian friendly city. Aside from the concerns above, I am very
supportive of the initiative.
All the best,
Paul
Paul Hopkins
Page 62 of 130
Craig Dumart
From: Doug Fitzgibbons ;>
Sent: Wednesday, January 26, 2022 7:27 PM
To: Craig Dumart
Subject: [EXTERNAL] Re: Proposed development application for 20 Ottawa St. N
Hi Craig.
Thank you for forwarding the information to us.
I commend the applicants for putting so much thought into placement of the buildings especially as it relates to the
home owners who will be most affected by the development. We have known for sometime that something big would
be built on that site and we appreciate that they have made concessions to minimize the impact on the properties that
are closest to the proposed buildings.
That being said we do have a few concerns with the proposal.
Increased traffic is a concern. Based on the drawings it appears that the primary access will be from Frederick St. Will
the lane way beside the Church be closed off or will the buildings have an alternate access leading to Onward Ave?
Obviously, our choice would be to have the access at Onward Ave closed off. Based on the number of planned parking
spaces parking will be an issue for our neighbourhood. Although, parking will not be an issue on Onward Ave as there is
no on street parking, the impact will be felt by all of the neighbouring streets.
The tree report mentions that 2 dead trees will be removed at the back of the lot. We are certain that those 2 trees are
directly behind our property. The trees at the back of our property (even though they haven't always been in the best of
shape) have provided a buffer zone between us and the property behind us especially in the summer when the trees are
full. We are wondering if consideration could be given to replacing the trees that will be removed?
It is also difficult to tell from the documents and drawings what the back of the property will look like. I notice in one of
the documents that retaining walls are mentioned. Will the elevation of the property be raised? If so, how will this
impact the neighbouring properties in terms of drainage and how it will look? Are the retaining walls planned for the
back or sides of the property? Will the back edge of the property come to our fence line or will there be a space
between the back of the proposed development and our fence line? Will the residents along the back be able to
continue using their back gates as almost all of the properties have a gate that leads to the parking lot? There is also
mention of landscaping at the back of the property. Again, based on the documents it is difficult to visualize what this
might look like. Will the landscaping incorporate the existing trees? Can the planned landscaping include larger trees
and plantings to minimize the visual impact on the bordering properties?
It was interesting to read the noise impact study. Unfortunately, the sole focus was on the impact on the residents of
the proposed buildings with no mention of the impact on the bordering residents. Just some food for thought regarding
future proposals.
These concerns may well be answered at the upcoming public meeting regarding the proposed development and we
look forward to attending and getting more details.
Regards,
Jane and Doug
Page 63 of 130
Craig Dumart
From: Bobby Pepall <
Sent: Sunday, February 6, 2022 10:50 AM
To: Craig Dumart
Subject: [EXTERNAL] New Development
Hi Craig, my feedback on the new potential development between Ottawa and Onward is that I don't care
much. It looks so huge that something else would have to be torn down. If it affects me at all it will just be a
huge pain with all the roads shut down again due to construction.
Page 64 of 130
Craig Dumart
From: Bill Cressman
Sent: Thursday, February 10, 2022 2:50 PM
To: Craig Dumart
Cc: Sarah Marsh; Mayor; LLindo-QP@ndp.on.ca; mike.morrice@parl.gc.ca
Subject: [EXTERNAL] Opposition to Application - OPA21/012/0/CD - 20 Ottawa Street North,
Kitchener ON
Hello Mr. Dumart,
I am writing as a private citizen, resident, and owner of the Ward 10 property located at
in N ) to express my vehement opposition to the proposal redevelopment per planning
application OPA21/012/0/CD as shown above at 20 Ottawa Street North, Kitchener ON.
The Eastwood neighbourhood within which I live is a quiet and serene neighbourhood consisting of mainly
single-family dwellings, which is the primary motivating factor in my decision to purchase my home here. This
neighbourhood would be severely impacted by not only the visual uglification of the surrounding neigbourhood
by way of impositions of tall structures on the skyline, but also by the unwanted population intensification which
will manifest itself in many ways, including but not limited to:
• Increased intensity of traffic in, out and through the community, in an area where traffic enforcement is
already lacking in its effectiveness to establish safe travel speeds and compliance with road safety
regulations.
• Increased traffic noise, again in an area where traffic enforcement is already lacking in its effectiveness to
ensure that vehicles operated in and around the community meet established legislated vehicle noise emission
standards, resulting in further worsening of street noise already above a reasonable level due to traffic both
along Highway 7 and within the community's own streets.
• Increased general noise directly caused by the population intensification in an area already plagued by noise
not only from the aforementioned lack of enforcement of established legislated vehicle noise emission
standards, but by increased air traffic in and out of the municipal international airport (YKF).
• Increased disruption by construction activities as the developer would implement planned facility.
• Increased crime due to the intensification of population in the community that this project will cause.
• Erosion of our voices as voters and as property owners within the physical boundaries of this
neighbourhood.
I ask that the City of Kitchener to:
1. Deny this application and prevent the project from going forward,
2. Withhold from use any funds from the tax base at the municipal, regional, provincial, and federal levels into
which our community residents contribute, saving those funds from being diverted away from the neglected
community standards enforcement already plaguing this community to further enhance profitability of the
commercial interests of this property owner and commercial entities working with them.
3. Reject this application with prejudice so as to set a precedence to not further entertain applications of this
nature in this community going forward by this applicant or by other applicants.
4. Not prove the ineffectiveness of democratic process by reviewing and subsequently ignoring this request.
5. BE BETTER in its proactive and EFFECTIVE informing of residents affected by proposals such as these (all
residents, at least within a 1 km radius of proposed project sites).
Sincerely,
William (Bill) Cressman
-1 2G6
Page 65 of 130
Craig Dumart
From: R Cressman <
Sent: Thursday, February 10, 2022 3:43 PM
To: Craig Dumart
Cc: Sarah Marsh; Mayor; LLindo-QP@ndp.on.ca; mike.morrice@parl.gc.ca
Subject: [EXTERNAL] Opposition to Application OPA21/012/0/CD 20 Ottawa Street North
Kitchener ON
Hello Mr. Dumart,
I am writ l i as a nr. ;{e citizen, resident, and owner of the Ward 10 property located at
in K _. - _ - Lo express my vehement opposition to the proposal redevelopment per planning
application urHz iiu iz/O/CD as shown above at 20 Ottawa Street North, Kitchener ON.
The Eastwood neighbourhood within which I live is a quiet and serene neighbourhood consisting of mainly
single-family dwellings, which is the primary motivating factor in my decision to purchase my home here. This
neighbourhood would be severely impacted by not only the visual uglification of the surrounding neigbourhood
by way of impositions of tall structures on the skyline, but also by the unwanted population intensification which
will manifest itself in many ways, including but not limited to:
• Increased intensity of traffic in, out and through the community, in an area where traffic enforcement is
already lacking in its effectiveness to establish safe travel speeds and compliance with road safety
regulations.
• Increased traffic noise, again in an area where traffic enforcement is already lacking in its effectiveness to
ensure that vehicles operated in and around the community meet established legislated vehicle noise emission
standards, resulting in further worsening of street noise already above a reasonable level due to traffic both
along Highway 7 and within the community's own streets.
• Increased general noise directly caused by the population intensification in an area already plagued by noise
not only from the aforementioned lack of enforcement of established legislated vehicle noise emission
standards, but by increased air traffic in and out of the municipal international airport (YKF).
• Increased disruption by construction activities as the developer would implement planned facility.
• Increased crime due to the intensification of population in the community that this project will cause.
• Erosion of our voices as voters and as property owners within the physical boundaries of this
neighbourhood.
I ask that the City of Kitchener to:
1. Deny this application and prevent the project from going forward,
2. Withhold from use any funds from the tax base at the municipal, regional, provincial, and federal levels into
which our community residents contribute, saving those funds from being diverted away from the neglected
community standards enforcement already plaguing this community to further enhance profitability of the
commercial interests of this property owner and commercial entities working with them.
3. Reject this application with prejudice so as to set a precedence to not further entertain applications of this
nature in this community going forward by this applicant or by other applicants.
4. Not prove the ineffectiveness of democratic process by reviewing and subsequently ignoring this request.
5. BE BETTER in its proactive and EFFECTIVE informing of residents affected by proposals such as these (all
residents, at least within a 1 km radius of proposed project sites).
Sincerely,
Rhonda Cressman
r\esiaew, vwnt,
Page 66 of 130
Craig Dumart
From:
Sent: Thursday, January 6, 2022 12:11 PM
To: Craig Dumart
Subject: [EXTERNAL] Re: 20 Ottawa St N
Thank you for your quick response!
Jeff
Sent from my iPhone
> On Jan 6, 2022, at 12:00 PM, Craig Dumart <Craig.Dumart@kitchener.ca> wrote:
> Hi Jeff,
> All supporting documents can be found online here:
> https:Happ2.kitchener.ca/AppDocs/OpenData/AMANDADataSets/Supporting_Documents_List_639837.pdf
> A neighbourhood meeting will be scheduled late- mid February.
> Craig Dumart, BES, MCIP, RPP
> Senior Planner I Planning Division City of Kitchener
> (519) 741-2200 ext 7073 1 TTY 1-866-969-9994 1 craig.dumart@kitchener.ca
> -----Original Message-----
* From: Jeff Barber
> Sent: Thursday, January 6, 2022 11:50 AM
> To: Craig Dumart <Craig.Duma rt@kitchener.ca>
> Subject: [EXTERNAL] 20 Ottawa St N
> Dear Mr Dumart
> As per the flyer distributed to some (not all residents of Onward Ave) I am writing to express my concerns about the
proposed high rise development behind my property.
> Residents whose backyard face the proposed site have significant concerns about a high rise building and how this will
impact our privacy. We have also had discussions about noise, increased traffic on a street with over 30 children, and
property values.
> We look forward to hearing how these among other concerns will be addressed. I would appreciate any information
with regards to this project, including any planned neighborhood meetings.
> With Kind Regards,
> Jeff Barber
> Sent from my iPad
Page 67 of 130
Craig Dumart
From:
Lauren Logan
Sent:
Thursday, January 27, 2022 4:54 PM
To:
Craig Dumart
Cc:
Adrian Logan
Subject:
[EXTERNAL] Regarding Development of 20 Ottawa Street North
Hello,
I know that community comments were supposed to arrive by January 25th, but I hope you will please consider
including my comments and concerns as our home will be directly impacted by this development.
We live ind I have major concerns over the impacts this will have to our property and our quality of
life.
Buildings that large, 6 stories or 26, will obscure most of the sunlight we get in a day. During the winter months, we may
not get any sunlight at all because we are already blocked on one side by the church next door. In the summer months
we likely won't see the sun until well into the afternoon.
This will impact our backyard most especially. Our plants will be impacted, as well as our enjoyment of the yard, if there
is no sunlight. There are also privacy concerns. We have a hot tub in our backyard, and our children enjoy swimming in
their kiddie pool during the warmer months. With buildings so large looming over us, the residence will be able to see
right into our yard.
The size of the proposed building project will also impact our property values. With a backyard that gets no sunlight, and
no privacy this will have an impact whenever we decide to sell our home.
Lastly, this will have a detrimental impact on our overall quality of life. My husband and I both work from home. The
reduced sunlight will have an impact on our mood. As well the construction will act as a distraction and impediment to
concentration, and sleep for our children.
Individually, these concerns may not seem like much, but all together it will have a negative impact on our lives and our
enjoyment of our home.
Thank you for taking the time to read our concerns.
Sincerely,
Lauren Logan
Page 68 of 130
Craig Dumart
From: Lauren Chlumsky
Sent: Tuesday, January 25, 2022 9:51 PM
To: Craig Dumart; Rob Chlumsky
Subject: [EXTERNAL] Development application comments - 20 Ottawa St N
Hi Craig,
We are writing to share initial considerations for the proposed development at 20 Ottawa St N, in close proximity to our
home. We believe the existing site is underutilized and this presents a great opportunity for redevelopment / intensification
to better compliment the surrounding areas. However, we have several concerns with the proposed concept, and have
listed a few examples below that we find to be inadequate / inappropriate given the site and neighbourhood context:
• scale of development, building massing, location and orientation
• transition to adjacent established residential neighbourhood
• pedestrian access through the site to the adjacent residential neighbourhood and other key destinations. Of note,
the existing site provides a very important and highly utilized informal pedestrian connection from Crescent St to
Eastwood Square
• building facades, street frontages (facing both Ottawa and Crescent St)
• park/amenity space, tree retention, and potential for tree replanting to offset removed trees
• onsite stormwater management, including volume retention
• groundwater quality and treatment during construction
• Proposed mix of uses and unit types: commercial uses should be a priority here, will there be a mix of residential
unit sizes, types & affordability?
• consistency with the PARTS Rockway plan
• there is insufficient information available for any impacts to skyview, sunlight/shadows, overlook etc. on
neighbouring areas
Is the applicant willing to consider detailed site design work concurrent to the OPA/ZBA?
We hope our comments can ultimately help lead to improvements in the development concept and look forward to further
discussion.
Thanks,
Lauren & Rob Chlumsky
Page 69 of 130
Craig Dumart
From: Phil Roberts
Sent: Thursday, February 24, 2022 6:51 PM
To: Craig Dumart
Cc: Sarah Marsh
Subject: [EXTERNAL] RE: 20 Ottawa St N - Neighbourhood Meeting
Attachments: 20 Ottawa Street development opposition.pdf
Hello again,
I would like to submit the attached enhanced written opposition to the redevelopment at 20 Ottawa Street in advance
of our neighbourhood meeting today. Please ensure that my feedback is considered and included in the decision-making
process surrounding this application.
Regards,
Phil
From: Phil Roberts
Sent: February 24, 2022 4:27 PM
To: Craig Dumart <Craig.Dumart@kitchener.ca>
Cc: Sarah Marsh <Sarah.Marsh@kitchener.ca>
Subject: RE: 20 Ottawa St N - Neighbourhood Meeting
I would like to request an investigation into the validity of the legal entity who is making this planning application, 20
Ottawa GP INC.
Ontario records indicate that this entity was incorporated on May 18, 2021, and at the time of incorporation at least one
listed Director had an Address for Service that is a non-existent address. This Director is listed as Colton Zehr with
address
At time of my inquiry, their corporate profile on January 29, 2022, the address has been changed, however the profile
indicates that the corporation now has no Officers.
I have included copies of the original and current (as of January 29, 2022) profile reports for your convenience.
I feel it is incumbent upon the City of Kitchener to ensure that the applying entity is an above board and legitimate legal
person. Please enquire.
Regards,
Phil Roberts
From: Craig Dumart <Craig.Dumart@kitchener.ca>
Sent: February 24, 2022 11:21 AM
To: Craig Dumart <Craig.Dumart@kitchener.ca>
Cc: Sarah Marsh <Sarah.Marsh@kitchener.ca>
Subject: 20 Ottawa St N - Neighbourhood Meeting
Page 70 of 130
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Page 77 of 130
Craig Dumart
From: Ann Welch <a
Sent: Friday, January 28, 2022 12:48 PM
To: Craig Dumart
Subject: [EXTERNAL] Re: Written comments against planning application 20 Ottawa St N
Kitchener On
Good afternoon Mr. Dumart
I have been trying to find the height limits on a CR4 zoning, would you know where I could find them?
I was a little surprised that the developer was requesting a zoning change from C-2 with a 2U to a
CR4. I would have thought they would want a MIX 3 or 4 since they are wanting to build a 26 story
tower.
Do you have an understanding as to why they would go in that direction?
Sincerely
Ann Welch
On Monday, January 24, 2022, 09:36:27 p.m. EST, Craig Dumart <craig.dumart@kitchener.ca> wrote:
Good evening,
I hope you had a wonderful weekend
Thank for taking the time to provide comments on the proposed development at 20 Ottawa St N. I wanted to inform you
that staff have scheduled a Neighbourhood Meeting February 24, 2022 to discuss the proposed development with
residents. You should be receiving an invitation in the mail for that meeting this week and I hope you are able to attend. If
you wanted to discuss the proposed development in advance of the Neighbourhood Meeting, please let me know a time
that would work for you.
Craig Dumart, BES, MCIP, RPP
Senior Planner I Planning Division I City of Kitchener
(519) 741-2200 ext 7073 1 TTY 1-866-969-9994 1 craig.dumart(Qkitchener.ca
Page 78 of 130
Comment Submission to Planning Department
January 24, 2022
Ann Welch
Kitchener, un N/0 ZK4
RE: purposed build 20 Ottawa St. N
Introduction:
Having been an observer to the Ontario Land Tribunal hearing of January 13th 2022 "Albrecht v.
Kitchener (City)" I have to question what really is the purpose of sharing our thoughts on this
development as it appears to me that "the fix" is in. The city decided not to represent or defend its
own planning department that spent hundreds of hours and tens of thousands of taxpayer's money to
plan the future growth of the King Street East Neighbourhood and instead supported the decision of the
volunteer committee of adjustment whose chairman is taking the city to the Ontario Land Tribunal over
his own interest.'
But residents aren't convinced the committee of adjustment is designed for public process. "If
the city planning department says it is not minor in nature, that's it," Snyder said. '?hat
should automatically mean it's not a committee of adjustment issue.
The only possible way for Mr. Albrecht to have even been taken seriously at that hearing was for him
and his neighbours to mortgage their homes to hire a lawyer and several experts to defend the City of.
Kitchener planning department's recommendations against the developer's expert, Pierre Chauvin, a
planner with MHBC Planning representing Vive, who appears to know better about what should be built
then the city's planning department. And if that is the case, why bother with the expense of a planning
department?
It is a disgrace, injustice and disrespects to all the work the planning department does and the residence
of Kitchener that pays for their work and it appears that I am not the only one feeling this way. Letters
to the editor
"It's up to citizens to preserve their mature neighbourhoodsi' - The Record January 21, 2022
"Other neighbours' commitment to oppose this development took nine months and thousands
of dollars. We fought for the integrity of the neighbourhood, all the way to the Ontario Land
Tribunal.
As homeowners with pride in our distinct neighbourhood, we were treated as underdogs by the
city. Can we count on the city to protect these neighbourhoods? When it bumps into policies
favouring intensification, don't count on their support."
' https://www.therecord.com/news/waterloo-region/2021/09/20/proposed-highrise in downtown kitchener
sparks-controversv.htmI
Denny Cybalski, the applicant behind the development, is also the volunteer chair of Kitchener's committee of
adjustment, a city -appointed committee made up of volunteers who grant variances, as well as allowing changes
to zoning bylaws such as building setbacks.
Z 10 -storey tower can move ahead on King Street block January 19th 2022
htt ps://th erecord epa per. p ress rea de r. co m/wate r1 oo-region-record/20220119/textview
' https://therecordepaper.pressreader.com/waterloo-region-record/20220121/textview
Written comments against planning application: 20 Ottawa St. N Kitchener, On Page 1
Page 79 of 130
Hysterical NIMBYism isn't driving opponents of Belmont Village development° - The Record
January 21, 2022
"Luxury condos are not needed in Belmont Village, but affordable family housing, rental
options, and green space development would be enthusiastically welcomed. That the applicant
and institutional enablers refuse to address these needs, choosing instead to ignore or
misrepresent residents' legitimate objections, speaks to the tacit NIMBYism inherent in profit -
driven planning. This, however, is conspicuously absent from the public discourse. Such analysis,
it would seem, is too long and complex a conversation to have."
In the Belmont Village case the Zehr Group knowingly designed a building that was not zoned for this
property. They never once considered a building that would meet the current zoning as it would not be
viable. Instead they are relying on a site specific zone change to address many of this projects short
falls.-'
Q: Thank you for showing us how you arrived at a 13 -storey design. If your proposal is
ultimately denied, will you still proceed with an 8 -storey building? If so, do you currently have
an 8 -storey design, and can you please share it so we can also consider this alternative?
Applicant: An 8 -storey building design has not been prepared
Q: Can't all of these great benefits you are sharing be viable with 8 stories - the only trade-off
is profits?
Applicant: The project is not viable as an 8 -storey building.
Q: This project seems to be driven by the concept of maximizing the building square footage,
forcing the proponent to go higher when increasing setbacks. Would the project remain
financially viable with a shorter building with the same building footprint as the 13 story
concept?
Applicant: The project is not viable as an 8 -storey building
Another serious issue is that developers, instead of integrating onsite low cost housing they are
"donating" money to another project on the condition of their zoning approval. (NIMBYism?)
This sort of thing might make good PR and headlines in the newspaper but in the olden day people
would have called this a bribe (money or favour given or promised in order to influence the judgment or
conduct of a person in a position of trust) but today the word is "bonusing" Yet the developer states this
is not a case of bonusing? Because it is actually a condition of site approval, no approval, no donation:
October 28, 2021 letter to Garett Stevenson Manager, Development Review6
"For consideration as part of our Zoning By-law Amendment resubmission and the request to
clarify our intent related to supporting affordable housing needs, we are confirming our support
4 httPs://www.therecord.com/opinion/letters-to-the-editors/2022/01/21/hysterical nimbyism isnt driving
s
opponents of-belmont-village-development html letter to editor
https://app2.kitchener.ca/AppDocs/OpenData/AMANDADataSets/593437 Comprehensive%20Engagement%20Re
port%20 %20660%20Belmont%20Avenue%20West pdf page 5
6 https:Happ2.kitchener.ca/AppDocs/Open Data/AMANDADataSets/593437_NEW%20-
20Afforda ble%2oHousing%2OLetter%20(October%2028,%202021).pdf
Written comments against planning application: 20 Ottawa St. N Kitchener, On Page 2
Page 80 of 130
to Menno Homes for their project on Bridgeport Road East at Lancaster Street (544 Bridgeport)
in Kitchener.
On behalf of our project at 660 Belmont, we are earmarking a $250,000 direct donation to the
Menno Homes project at the time of full Site Plan Approval for the 660 Belmont project. As we
understand, the donation will contribute to the development of the project's second phase, the
first phase having been completed in2021"
The planning department went to great effort and time to update the zoning, including massing models,
wind studies, shadow studies, and application of design guidelines and community input to arrive at the
current vision to grow and current zoning, only to have developers disregard the zoning and want what
they want.
To truly appreciate the work that the planning department did to find the correct balance between old
and new I recommend that you take the time to read all 631 pages of "Planning Staff Reponses to
Written and Verbal Submissions received 'Before', 'At' and'After'the Statutory Public Meeting held
on December 9, 2019 to consider Official Plan Amendment OPA19/004/COK/TMW and Zoning By-law
Amendment ZBA19/ 010/COK/TMW (Neighbourhood Planning Review Project)"'
Example: page 213
Staff Response
In responses to the comments received at the various Open Houses with respect to the
transition of medium and high-rise developments and their compatibility with adjacent low-rise
residential areas, planning staff completed extensive 3D modelling.
The purpose of this modelling was to determine the most appropriate combination/correlation
of Floor Space Ratio (FSR) with maximum building height and to determine the most appropriate
distance or setback of a medium and high-rise development from an adjacent low-rise
neighbourhood.
What Planning Staff were finding is that when a property had a maximum FSR and building
height that did not correlate the development would meet one zoning requirement first, and
put forward that they could exceed this zoning requirement because the other zoning
requirement had not been met. Both FSR and Maximum Building Height were meant to work
together, and this was not happening. The miscorrelation was being taken as an interpretation
that one of the zoning requirements could be exceeded if the other zoning requirement had not
been maxed out. For example, if the maximum FSR of a property was 4.0 and the maximum
building height was 10 storeys, a proposal for a development having a FSR of 6.0 would be put
forward because the maximum building height on the site was 10 storeys.
The fact that the MIX -4 zone does not have a maximum building height is being put forward in
the submissions, by both the development industry and the community, that this means this
zone has "unlimited" height. It does not. A development's maximum building height in the MIX -
4 zone would be limited by the amount of building floor area that would be permitted by the lot
area and the arrangement of this building floor area on the lot based on the MIX -4's setback
requirements from lot lines, including the setbacks from low rise residential zones. No maximum
building height in the MIX -4 zone does not mean unlimited height and that an FSR of 8.0, 10, or
12.0 is justified and appropriate.
https://www.kitchener.ca/en/"resourcesGeneraI/Documents/DSD PLAN DSD -2021-92 Appendix B pdf
Written comments against planning application: 20 Ottawa St. N Kitchener, On Page 3
Page 81 of 130
It is not the responsibility of the residents of Kitchener or their elected representatives to accommodate
a developer's project when they knowingly purpose a project that is not within the zoning or within the
true meaning of a minor adjustment to that zoning.
All the direction of this intensification is about supporting the LRT, adding up towards 10,000 new
residence per year but what is not talked about is all the supporting infrastructure that is already
outdated and under serious stress. Hospitals were already full before the pandemic, how and where will
the city be able expand without adequate services in hospital/fire/paramedics/ambulance
Hospitals: Dec. 18, 2021 "At Grand River Hospital, for example, patient occupancy is regularly over 95
per cent, with some key departments, such as stroke, oncology and mental health, at beyond 100 per
cent capacity, said Bonnie Camm, executive vice-president of clinical services.""
Fire: Oct 05, 2021 "The Kitchener Fire Department (KFD) says it needs more firefighters and a new
station to better handle the growing number of emergency calls they are receiving as a result of the
city's growing population." "Firefighters are very expensive and we've been doing a good job of running
efficiently and lean, but with the population growth and intensification, especially in the downtown,
now we're finding response times and getting firefighters on the scene in a timely fashion is becoming
more difficult," he said. The addition of more high-rise buildings in the city also puts a strain on
resources, Gilmore said, because more firefighters are required to safely respond.9
Paramedics/Ambulance: Jan. 18, 2022 - Region of Waterloo paramedics say code red has been issued a
lot more lately -- when there are no ambulances available to respond to an emergency call. In
December, the region's paramedics saw 11 periods of code red.lo
Comments on 20 Ottawa St N purposed build:
"The City of Kitchener Official Plan: The King Street East Neighbourhood Secondary Plan identifies the
subject property as a 'Neighbourhood Mixed -Use Centre' and Zoning By-law 85-1 zones the property as
'Neighbourhood Shopping Centre' (C-2) with special use provision 2U. The City's PARTS Plan identifies
the subject property as being within the'Rockway Transit Station Area'."
My first concern is this parcel of land is most likely the last piece of property that a well needed
supermarket could be built on. If the plan is intensification, people need to shop and this area will be
under served forcing people to continue to shop at Stanley Park Mall, Hiway area, Laurentian Power
Centre, Fairview Mall or even further.
Although each project has to be addressed as "site specific" and each study the developer submits will
only look at what is in place now it is really important to look at the big picture.
8 https://www.therecord.com/news/waterloo-region/2021/12/18/omicron inferno poses threat to already
overtaxed -waterloo -region -hospital -system -officials -warn html
9 htt0s://www.cbc.caZnews/canada/kitchener-waterloo/kitchener-fire department more staff new station
1.6198944
10https:Hkitchener.ctvnews ca/paramedics-battle-code-red influx in waterloo region 15745540
Written comments against planning application: 20 Ottawa St. N Kitchener, On Page 4
Page 82 of 130
20 Ottawa St N is purposing a 26 story rental tower, less than 300 meters away to the south, 1001 King
Street E is purposing a 30 story rental tower. 450 meters to the east on King 1251 King E is purposing a
24 story rental tower (see Table A)
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In this space of a couple of blocks within a well established neighbourhood there appears to be a lack of
diversity in the buildings being purposed. Based on the purposed builds known the increase of the
population in this area is now between 2,355 — 4,710 and all will be in "rental units"
• Where are the townhomes?
• Where are the low rise apartment buildings?
• Where are the stacked townhomes?
• Where are the condos?
• Where are the semi detached houses?
The demand is there but it appears that the will is not.
Lack of Diversity in housing: Jan. 11, 2022 "Townhomes we just launched this week, for 10 units we had
1,500 people sign up showing interest," said Geoff McMurdo, chief administrative officer at Activa. By
the time the list had been whittled down to serious buyers, it still had a whopping 750 names on it.11
11 https://www.therecord.com/news/waterloo-region/2022/01/11/bizarre-housing-market 1500 people sign up
to-buv-l0-new-townhomes-in-cam bridge. htmI
Written comments against planning application: 20 Ottawa St. N Kitchener, On Page 5
Page 83 of 130
Instead the King Street East neighbourhood is being treated like "low hanging fruit" by developers that
are purposing to build 1 and 2 bedroom rental "units" not family homes. And these units don't come
cheap ($1,400 to $1,800 per month) and being aimed at the $50K and above market.
1251 King Street E added 9 three bedroom rental townhomes and 20 Ottawa St N has included two six
storey buildings with 68 dwelling units each but no information how many bedrooms these units contain
or what the rental rates will be.
Floor Space Ratio (FSR): My understanding is this ratio is to find a balance between lot size and
building(s) and to prevent overbuilding. From the proposals I have seen there appears to be a push to go
up much higher then what this area was made to believe.
20 Ottawa St N almost had it right and then they had to push the envelope by including the 26 story
tower in the middle of a block surrounded by one and two story buildings.
"What Planning Staff were finding is that when a property had a maximum FSR and building
height that did not correlate the development would meet one zoning requirement first, and
put forward that they could exceed this zoning requirement because the other zoning
requirement had not been met. Both FSR and Maximum Building Height were meant to work
together, and this was not happening. The miscorrelation was being taken as an interpretation
that one of the zoning requirements could be exceeded if the other zoning requirement had not
been maxed out. For example, if the maximum FSR of a property was 4.0 and the maximum
building height was 10 storeys, a proposal for a development having a FSR of 6.0 would be put
forward because the maximum building height on the site was 10 storeys." 12
We were told during the review of the King Street East Neighbourhood that this was an example of the
type of development we should be expecting, one that blended and balanced with the existing
properties with lots of parking, green spaces and a diversity of housing. Not something that
overwhelmed the neighbourhood like this current proposal for 20 Ottawa St. N will do.13
Facilitate redevelopment of the mid-sized site bounded by
Charles St, Delta St and Sydney St.
le Noun4
II !em i i d
b k 1, e lock P.Mi�". 4� tom- Eo o1
qhb h tl
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iz https://www.kitchener.ca/en/resourcesGeneral/Documents/DSD PLAN DSD -2021-92 Appendix B pdf
" https://www.kitchener.ca/en/resourcesGeneral/Documents/CSD_PLAN_PARTS-Rockway-Preferred-
Scenario.pdf
Written comments against planning application: 20 Ottawa St. N Kitchener, On Page 6
Page 84 of 130
Currently there no "sky towers" in the area and there are actually not that many mid -rise buildings
either but several come to mind that show excellence in their development and a balance/blend within
the current neighbourhoods. The common element into blending these buildings is that they have a
small street foot print but run deep, amply parking for residents and visitors, surrounded by green space
and have a human scale.
Rockway Gardens Village - 1420 King St. E
50 unit six -story apartment building
1522 King Street East Kitchener
Eastwood Community - 1414 King St E
10 story condo underground parking
76 Sydney Street South Apartments
KW Habilitation KW Habilitation
99 Ottawa Street South 22 Unit fronting onto Sydney St S
Written comments against planning application: 20 Ottawa St. N Kitchener, On Page 7
Page 85 of 130
Sky Towers: Outside of lacking human scale, there is also a tendency to fill the building lot leaving little if
no green space at ground level. Instead those amenities are several stories above and people living in
these towers may feel a disconnected from the community. The King Street E Neighbourhood does not
have a lot of public green spaces for neighbours to gather so unless the City is willing to convert
Rockway Golf Course to a public park there isn't going to be many places for these new neighbours to
meet each other.
Table A: Approved/Purposed Builds King Street East
Address
Units
Parking
Occupancy
Floor
Floor
Building Type
Range
space
Space
Ration
Ratio
Permitted
Requested
20 Ottawa St N
464
343
464-928
1
3.00
26 story
rental tower
926-936 King St E14
98
50
98-196
n/a
n/a
10 story
rental tower
1668 King St E
616
371
616-1,232
4
7.20
two 23 -
storey rental
towers
1251- 1253 King E
332
199
341-682
5
7.15
24 storey
rental tower
9 townhouses
1001 King St E
486
286
486-972
4
8.27
30 Story
rental tower
50 Borden Ave S16
350
350-700
5
unknown
contemplate
a multi -tower
851 King Street E17
Unknown
Unknown
unknown
5
unknown
unknown
1440 King St E's
Unknown
Unknown
unknown
4
unknown
unknown
Total
1249
2,355-
,355-4,710
4,710
Parking rates: I gave up on trying to make sense of this idea that people are going to be riding bikes
everywhere, even during the winter months. Instead I think I would offer up that a great business
opportunity exists for someone to purchase land and build a parking garage for all those missing a spot
where they rent. I also think that it is incredible sad that one's car can be their last refuse when things
14 Page 385 #128
is Page 394 #e
16 https://www.kitchener.ca/en/resourcesGeneral/Documents/DSD PLAN DSD -2021-92 Appendix-
B.pdf#%56%7B%22num%22%3A1830%2C%22een%22%3A0%7D%2C%78%22name%22%3A%22XYZ%22%7D%2C70
%2C284%2C0%SD page 274 #512
17 page 448 #138
is page 274 #91
Written comments against planning application: 20 Ottawa St. N Kitchener, On Page 8
Page 86 of 130
get bad and they lose a place to live but now, even that won't be a possibility as they don't have a
parking spot.
Oct. 18, 2021 Knight said one man lived in his car and stayed in a motel for a few nights to sleep
in a bed and take a shower when he was forced to leave his unit. The landlord sold the fourplex
and the new landlord had other plans for the building, Knight said.19
I remember during the meeting of the committee of adjustments for 926-936 King St E When the
debating was about the request for reduced parking and one of the members said "if they (tenant)
wants parking then they can find another place to live" while at the same time stating that there is an
urgent need for housing.
Developers do not have us in their best interest; they are legally bound to maximize profit for their
shareholders and investors. I do not say this as a negative, it is law. That is why the planning department
and our elected representatives have been trusted as the gatekeepers and tasked with trying to find the
balance between the current residents and developers on how the King East area will evolve. This is a
new territory and we will only get one shot to get it right.
There is still a lot of land at Charles/Borden/Courtland/Kent that will come onto the market as well as
the Schneider property that will offer more than enough intensification to meet with the 160 residence
per acre and support the LRT and other transit options, so why the rush to put up all these "sky towers"
I end with that I object to the current plan for 20 Ottawa Street N and hope that the land does stay as
'Neighbourhood Shopping Centre' as it will be needed when the 1,000's of tenants move into the area.
People need homes, not "units"
Sincerely
Ann Welch
Kitchener, On
19 https://www.therecord.com/news/waterloo-region/2021/10/18/stop-the-unscrupulous-act-of-renovictions-
says-kitchener-councillor.html
Written comments against planning application: 20 Ottawa St. N Kitchener, On Page 9
Page 87 of 130
Craig Dumart
From:
Wendy March
Sent:
Thursday, January 6, 2022 1:57 PM
To:
Craig Dumart
Cc:
Sarah Marsh
Subject:
[EXTERNAL] Development
City of Kitchener
Craig Dumart, Senior Planner
Re. 20 Ottawa Street N., Kitchener, Ont.
Sir:
We are strenuously opposed to the proposed New Development Plan for 20 Ottawa St. N.,
Kitchener.
There is apparently another development, by Vibe, that is being built in the block framed by
Ottawa/King/Bordon and Charles Streets, which is a whole other travesty. Somehow we missed the
opportunity to express an opinion on that issue. Having a 32 story building plopped on top of an
neighbourhood that is composed mostly of older, single family homes, is incompatible with the area.
The Ottawa Street corridor, along with King and Weber Streets, are already heavily trafficked. That
building will add substantially to the traffic volume. Now you want to approve development of the
property at 20 Ottawa St. N. and add a 26 story building, along with 3 or 4 shorter multi storey
buildings, adding 464 new residential units to our area. Traffic will be horrendous. As well, this
proposal calls for a significant lower ratio of parking spaces to units. Although the City Officials like to
think that everyone is suddenly going to give up their vehicles to take public transit now that the ION
is in operation, that is just not the case. We have a smaller apartment building (3 floors) in our
neighbourhood that was given approval for expansion with that same thought in mind. They were
allowed to add units to the building (basement), without adding parking spaces to account for an
increase in vehicles. As a result we have tenants parking on the street in front of our homes
constantly, and sometimes for days at a time over a weekend. It would not be a stretch to imagine
that the same situation is going to occur if 121 less parking spaces are provided at this new
development. Residents will be parking all over the neighbourhood streets and walking in.
While we realize that development is going to happen no matter what, we strongly hope that these
plans are revised to cut back on the volume of units in, and the number of stories of these buildings.
Towers do not belong in our neighbourhood. However, if multi -storied units are inevitable, a cap of 6
or 8 stories would be much better than 26 stories! Ultimately, an attractive development of Town
Houses would be a much better fit for the area.
Sincerely,
Dave and Wendv March
Page 88 of 130
Craig Dumart
From: Rob C
Sent: Wednesday, March 23, 2022 9:51 PM
To: Craig Dumart
Subject: [EXTERNAL] Comments on development application at 20 Ottawa St N
Hi Craig
I am a resident on Onward Ave and was in attendance at the public session on February 24th for the development
application at 20 Ottawa St N. I would like to offer the following additional comments.
1. At the meeting, there was encouraging talk from the developer to consider a pedestrian path through the site from
Onward Ave, connecting to Ottawa Street and the adjacent properties, including the businesses in Eastwood Square.
This is critical to maintaining a walkable neighbourhood. The existing informal connection already serves an important
function on this site, and should be improved with a formal pathway on site. We look forward to being informed on
further discussion on this matter from various stakeholders, and would be happy to participate in any site walks.
2. There is a need for community amenity and park space on this site that is accessible to the entire neighbourhood.
There is an opportunity to consider this in tandem with the pedestrian pathway on site.
3. 1 would like to request a copy of the shadow study that was discussed in the meeting.
4. The building facade along Ottawa Street is very long, and should be broken up to improve flow and pedestrian
experience along Ottawa Street.
5. 1 would like more information about the proposed commercial spaces on site, such as the location, unit sizes, and
whether the commercial spaces will be secured in the zoning. It is important that ground floor units maintain sufficient
heights for long term needs. There is a need for commercial units in this neighbourhood.
Thanks,
Robert Chlumsky, MASc., P.Eng.
Page 89 of 130
Craig Dumart
From: Geoff Schwarz
Sent: Thursday, February 10, 2022 4:49 PM
To: Craig Dumart; Debbie Chapman; Katie Anderl; Sarah Marsh
Subject: [EXTERNAL] 1001 King Street E and 20 Ottawa Street North
Hello Craig, Debbie, Katie and Sarah,
am a resident in the area of both of these developments. I live at t in Kitchener. I want to
say that I openly support and welcome the development of the area. What troubles me is the constant need
to push the limits of the by-law. What is the point of having zoning by-laws in place if developers push the
limits without any sort of meaningful penalty? As a homeowner, if I want to push the limits I have to go
through the same steps and at a substantial personal cost. I get that these larger developments have greater
hoops to jump through but it seems to me that the costs of those hoops are too low as they all push the
limits.
So what concerns me about 1001 King Street is the five additional stories they are proposing. What is wrong
with the 25 in the by-law? That additional height significantly impacts the shadowing of the building to the
surrounding community. The set -back limits of 20 Ottawa do not have an effect on me but it may on my
neighbors. The reduction of parking spaces for both is fine for me as I understand that alternative transit
options are present.
I would fully support these adjustments if these developers were forced to ensure that 5 - 10% of the units
were affordable housing. Why is the City not implementing a program to force developers to have a low
percentage of units set aside for affordable housing? I don't want to see a couple of trees added in order for
them to have greater footprints and impacts on the community. What I want to see is a more diverse
community being able to live in these new buildings.
So there you have it. No support for either by-law adjustment from my household unless they have a
minimum of 5% of the units go towards affordable housing.
Cheers,
Geoff Schwarz and Ivy Holt
i
Page 90 of 130
Craig Dumart
From:
Sent: Monday, January 24, 2022 8:12 PM
To: Craig Dumart; Mayor; Sarah Marsh
Subject: [EXTERNAL] Planning Application for 20 Ottawa Street North
Good evening,
I'm writing to express my concerns with a development being proposed for the property at 20 Ottawa
Street North.
My wife and I reside on . We bought our home here in 1985 and have raised our family
here.
In 2005-2006 we attended meetings with the City of Kitchener concerning the need to replace sewers &
services on our street. The decision was made to replace services but restore the existing boulevards in
order to maintain the neighbourhood's unique character.
In 2019 we attended meetings hosted by the City of Kitchener concerning the revised King Street East
Secondary Plan. This Secondary Plan includes recognition that the Onward Avenue Neighbourhood is one
of 12 established residential neighbourhoods "of considerable value and significance" identified in the
City's 2014 listing of Cultural Heritage Landscapes. The City's Cultural Heritage Study concludes that
recognized "established neighbourhoods" etc "are worthy of being conserved".
The proposed development of 20 Ottawa Street North is literally in the backyards of the homes along the
east side of Onward Avenue and the 26 floor tower will overshadow the entire neighbourhood. The
proposed development would dramatically change the nature of the neighbourhood and significantly
impact its culture (especially for those along the east side of Onward Ave).
I have reviewed the materials submitted by the developer on the City's website and can find no mention
of the fact the Onward neighbourhood is a Cultural Heritage Landscape. There is certainly no Heritage
Impact Assessment. The only consideration I found listed for those homeowners most directly affected by
the proposed development was a plan to install fencing and landscaping (I'm curious what landscaping is
deemed sufficient to obscure a 26 floor tower?).
There are numerous other issues with the proposed development which are unacceptable such as lack of
property offsets and dramatically insufficient parking (24 visitor spaces for 464 units!) but it is the
proposed development in its entirety that we object to. This property has been deemed commercial and
has housed a series of automotive dealerships since the 1960's. Every homeowner in the neighbourhood
has purchased their property knowing that 20 Ottawa Street North was a low-rise commercial entity. To
change that now to a 26 floor high rise is unconscionable.
There are a plethora of sparsely used commercial properties (south of King Street) in the vicinity of the
LRT's Rockway Station which would be more suitable for this proposed development and which would not
affect existing single family residences or adversely impact one of the City's Cultural Heritage Landscapes.
I would suggest developments such as this be located there.
We look forward to hearing that this particular development application has been declined
Tracy Weir
Page 91 of 130
Craig Dumart
From: lean kenny <
Sent: Sunday, January 23, 2022 3:06 PM
To: Craig Dumart
Subject: [EXTERNAL] Re Ottawa Street Development
Hi
I am a neighbour behind this proposal and my wife and I are against this from proceeding.
We believe it will be detrimental to our neighborhood.
Regards
Sean Kenny
Sent from my iPhone
Page 92 of 130
Craig Dumart
From: Beth Maclntosh < »
Sent: Sunday, January 23, 2022 3:56 PM
To: Craig Dumart
Cc: Sarah Marsh; dalton@mhbcplan.com
Subject: [EXTERNAL] Re: 20 Ottawa Street North feedback and questions
Hi Craig,
I live on behind the proposed development.
I think the overall plan for 20 Ottawa Street North looks good and will improve the neighbourhood.
But, I do have some concerns and questions for you:
• Do the 6 storey buildings comply with the rear setback requirements? They look awfully close to our back
fences. I'm concerned about the increased light those buildings will provide, and I'm also concerned about
privacy.
• 1 have looked at the arborist report, but I'm unclear if any tree trimming is being proposed? We love the privacy
our big trees provide, and want to protect them. I wouldn't want trimming to decrease privacy. I'm also
concerned that the tree root systems will be affected by the development. They are big, mature trees, and if
they die, would not be able to be replaced.
• The proposed drainage looks like it addresses our concerns about flooding. We already have some flooding in
our yard due to the grading and the fact that the ground level of the yards bordering the proposed development
is much much lower than the parking lot. Can you confirm that the grading will be towards the drains on Ottawa
from the far back of the proposed development property where it borders my property to the drains on
Ottawa?
• We're concerned that the construction may damage our foundation with ground shaking. Will there be an
inspection of our properties on Onward to record the current states of the foundations in case the construction
does damage them?
• I'm unclear if the wind report indicates increased wind to our property. Can you confirm if it does or not?
My last question is, will there be a council meeting to discuss the neighbourhood concerns about the development? And
if so, when will that be?
thank you,
Beth Macintosh
On Sun, Jan 23, 2022 at 3:41 PM Beth Maclntosh le:
Hi Craig,
I live on Onward Ave, right behind the proposed development
Page 93 of 130
Craig Dumart
From:
Sent:
To:
Cc:
Subject:
Thank you for your response.
Armando Damiao
Armando D <
Monday, January 24, 2022 4:53 PM
Katie Anderl
Craig Dumart; Debbie Chapman
[EXTERNAL] Re: Application for development
my concerns are actually for both but more so on the development on Ottawa
On Mon, Jan 24, 2022 at 4:50 PM Katie Anderl <Katie.Anderl@kitchener.ca> wrote:
Hi Armando,
Thanks for providing comments with respect to the recent application. There are currently a couple of different
development proposals in this area and I just wanted to be sure that Planning staff include your comments with respect
the file you were intending to comment on (and we can include you in both processes if you wish).
There is a proposal at 1001 King St E (between King and Charles) right at the end of Onward Ave at the AutoParts
site. This is for a 30 storey mixed use development.
There is also a recent proposal at 20 Ottawa St N (between King and Weber at the car dealership and behind Onward
Ave) for a 26 storey development.
In either case, we have received and acknowledge your comments, and they will be considered and summarized in
the following ways:
® In the preparation of a 'What we heard' summary report;
® In staff's Planning analysis; and
® In a recommendation report to Council.
Can you please provide me with your complete mailing address, and I will confirm that you are on the correct
mailing list (or lists if you would like to participate in both processes). We will also reach out to you with the
1
Page 94 of 130
details of any upcoming Neighbourhood Engagement Meeting, Planning and Strategic Initiatives Meeting or
Council Meeting when they are scheduled.
Kind Regards,
Katie
Katie Ander)
Senior Planner I Planning Division I City of Kitchener
519-741-2200 x7987 I TTY 1-866-969-9994 1 katie.anderl@kitchener.ca
Mks
To learn more about development applications, share your thoughts and understand your appeal rights, visit:
www.kitchener.ca/planningapplications.
From: Armando D
Sent: Monday, January 24, 2022 4:29 PM
To: Katie Anderl <I<atie.Anderl@kitchener.ca>; Debbie Chapman <Debbie.Chapman@kitchener.ca>
Subject: [EXTERNAL] Application for development
Hello
My name is Armando Damiao and I have lived on or (26 Years). It has come to my attention
that there is a proposal for new development in Ottawa between King and Weber.
2
Page 95 of 130
I strongly believe that there is a need for rental housing in our region but having said that I am strongly opposed to a 30
story building in front of my house, and the added traffic that will cause in our neighborhood. We have young families
on our street with young children.
There will be blockage of sunlight in the morning that is vital,
I am strongly not in favor of a 30 stories building in our quiet neighborhood. This needs to be discussed with further
detail on noise pollution, traffic on our street etc
Thank you for your attention.
Am hoping that our City Councilor (Debbie Chapman) will agree with this.
Armando Damiao
Armando
Page 96 of 130
Craig Dumart
From: Josh Graham
Sent: Thursday, January 20, 2022 4:13 PM
To: Craig Dumart; Sarah Marsh; Berry Vrbanovic
Cc: kali Braden
Subject: [EXTERNAL] 20 Ottawa Street North Development -
(Josh and Kali Graham)
Good afternoon, Craig,
Thank you for allowing us to comment on this proposed development which abuts our property of
Our primary concern is the protection of our and adjacent private property trees, which provide privacy, noise, and
pollution reduction features. In addition, these mature trees support the City of Kitchener's goal of preserving and
increasing the canopy within this community.
Please see below for more detailed comments and inquiries:
Vegetation Management Report (Project 2021-33) — Pages L1 and L2
The note section of the drawing L1 proposes removing tree "23," which is on our property. Removing a
tree on private property requires approval from the owner, .and we would strongly oppose this unless
some mitigation measures were being proposed that maintain or improve what currently exists.
The note section of the drawing L1 proposes "pruning of limbs of trees #20A -22A", which are trees
located on our property. Please consider that these trees have already been pruned for the purpose of
parking. Due to the size and maturity of these trees, it will be impossible to replace them if they are
lost due to excessive trimming or root damage during excavation. Additionally, removing more limbs
will put these trees at greater risk of being lost due to the injury. We respectfully request this be
reconsidered and don't quite understand the need to remove limbs from a tree that overhangs a
"landscaped area." Removing mature, healthy tree limbs to facilitate a "landscape area" seems
counterintuitive and does not appear to support the overall goal of this area. Would you please
provide more information on the rationale for this proposed action?
The note section of drawing L1 proposes to remove the following trees: 24, 26A, 27, 28 and 29. These
are all healthy, beautiful, and mature maple trees that provide privacy, noise, and pollution reduction
features for the four homes along southwest Onward Avenue and the general community.
Understanding these are private property trees located on the proposed development, it would be a
shame to remove them without an extraordinary justification. I am assuming that this facilitates the
installation of the "Retaining Wall/Exposed Garage Wall." Still, I would respectfully request City staff
call for the developer to consider other options for the wall's foundation, including relocating the wall
further onto the property, considering other foundation options, including helical piles and micropiles
that are less invasive could save the trees. Another important consideration is that the widening of
Ottawa Street to install separated cycling facilities leaves no area within the road allowance to allow
tree installation. I understand that Mayor Vrbanovic and members of Council have expressed
concerns with the limited tree canopy within this area and along King Street, which is the gateway to
the City. Please reconsider permitting the removal of these private property trees if it is within your
authority.
Page 97 of 130
639833 Existing Conditions and Grading Plan — Drawing C2.1
A "Retaining Wall/Exposed Garage Wall" is proposed in the northeast portion of the development.
Again, we are concerned about impacts to our mature trees but more specifically, from installing this
proposed wall foundation. We are also concerned about the aesthetics of this wall, most notably the
height. Could we please review a detailed drawing for this proposed wall? Considering it is proposed
very close to the property line, do we have the right to comment on the design?
Crescent Street (between Onward Avenue and the Proposed Development)
Although not within the development scope, we wanted to inquire about pedestrian connectivity
through the 20 Ottawa Street North property from Crescent Street and Ottawa Street. Although not
formalized, many pedestrians traverse this property to access Crescent Street and Ottawa Street. Our
neighbourhood regularly uses this portion of Crescent Street for parking, especially when the streets
are full of Ranger game overflow parking. We also use it to access our backyard as our narrow driveway
limits access. We would very much appreciate keeping this parking and access. Is there any
consideration in maintaining or formalizing the connection through the proposed development? And
if so, would the City consider installing a sidewalk on Crescent Street connecting to a path through
the development leading to Ottawa Street?
Thank you very much for taking the time to consider our comments, and we look forward to being involved in the
planning stages of this development going forward.
Josh and Kali Graham
Page 98 of 130
Craig Dumart
From: hsheard hsheard
Sent: '
Thursday, January 6, 2022 2:54 PM
To: Craig Dumart
Subject: [EXTERNAL] 20 Ottawa St N Kitchener. Development
As a resident on r, I am in receipt of the Application for Development in m nei hbo
and here are my comments for the CoK and the developer. Y g urhood,
1. The City of Kitchener spent a lot of time and energy developing the REINS Report, which deals with intensification in
Established Neighbourhoods. Below is a statement from the final report that was issued February 13, 2017.
The RIENS reviews the City's current planning approval process for new development projects in the established
neighbourhoods to determine if RIENS ii Final Report February 13, 2017 changes are necessary. The RIENS also reviews
planning rules that govern development that have been established in the City's Zoning By-law. The purpose of the
RIENS is to develop a clear and fair process for approving redevelopment projects in the established neighbourhoods
that will encourage compatible development.
While the City does not want to discourage infill development, it does want to ensure that the right rules and processes
are in place to ensure that new development is as compatible as possible with existing development. The focus of RIENS
is to determine how to encourage compatible development by changing some of the zoning rules that current) a I
and the processes that are followed when applications are being considered. Y pp Y
I do not understand how the CoK can even contemplate allowing a 26 Storey condo building to be developed at this
location, given everything else in the vicinity is single storey, or at the most, a 3 storey apartment building. '
2. 1 understand that with the current bylaw zoning, the maximum Heigh allowed on this property would be 25Metres,
that is the equivalent of a 6-7 storey building, which while taller than most buildings in the area, would be a welcome
development. A 26 storey building is the equivalent of approximately 85.8Metres, which is a monstrosity and certainly is
not sympathetic to the "Established Neighbourhood".
3. My understanding is, that the current set back allowance is 7.5 Metres which is approximately 24.5 feet, by reducing
this to a 3 Metre set back, just under 10 feet, would mean that the residents who currently,live on Onward Avenue,
would have a 6 storey condo unit almost abutting their back gardens, this is not right. Even 24.5 feet is bad, but under
10 feet is ridiculous.
Page 99 of 130
4. The developer on this project is well known in the City, and has built some nice buildings, however I do not feel that
this type of development is warranted in this area. There is mention of a "donation" (bonusing) being made to a charity
to assist with affordable housing, I believe the amount stated was $250,000.00. 1 have two comments for this, number 1
- lets call this what it is, it is a bribe, a pay-off, lets make a deal and grease the palms. It may be a legal tactic but it is
what it is. In my line of business it is a pay-off and illegal. Number 2. $250k is nothing, it wont even build one (1) two
bedroom unit for a needy family and quite frankly, to the developer it is not a lot of money considering the amount of
profit they will make off of the condo's, it just sounds good that they are making a donation. As for the three bedroom
units they have agreed to incorporate into the build, are these rentable units, or for sale units, are they affordable for a
family of four making under $65k a year?
5. With all of the above being said, can you tell me why, I, as a tax paying resident of the City of Kitchener, will have my
enjoyment of life ruined, because a developer wants to build a monstrosity in my neighbourhood. Since I have lived on
Rosedale, each summer evening I sit on my front porch enjoying the evening sunset, a glass of wine and talking to the
neighbours as they walk by. This 26 storey building will now take away my sunshine in the evenings, as it will tower over
everything. Not acceptable.
6. 1 agree that the CoK needs intensification development, I will even agree that 20 Ottawa St N, is an ideal site to build
on, at the allowable height of 25Metres, 6 — 7 storeys. I also believe that the CoK should be working with developers
who are more interested in building affordable housing, not outrageously priced condo's that the average family cannot
afford to purchase, and ultimately destroy a neighbourhood in the process.
Please think long and hard before agreeing to this outrageous development, I believe it is in the best
interest of the "Established Neighbourhood" and the CoK to deny the developers request for a 26
storey building.
Thank you
Hazel Sheard
Page 100 of 130
Craig Dumart
From: Bruce Jacobs
Sent: Wednesday, January 19, 2022 12:55 PM
To: Craig Dumart
Subject: [EXTERNAL] Re: 20 Ottawa St. N.
Thank you for your response Craig.
Bruce
On Wed, Jan 19, 2022 at 12:41 PM Craig Dumart <Craig.Duma rt2kitchener.ca> wrote:
Hi Bruce,
Attached is the proposed concept site plan which illustrates the building setbacks. The proposed 3metre setback is to
the property line church property. This plan has not been approved and will be subject to change throughout the
process to address public and staff concerns. A functional servicing plan was also submitted which demonstrates that
appropriate water services and site services are available for this site and will not have any impacts on adjacent
properties.
Page 101 of 130
To: Craig Dumart <Craig.Dumart@kitchener.ca>
Subject: [EXTERNAL] 20 Ottawa St. N.
Hi Craig
I am a resident - Bruce Jacobs.
A few input concerns about the above development.
- 3 m set back ,even 7.5M is very close to properties ( as I sit in my 3.2Mx3,2M office, ha!)
- Will there be windows facing the set back? I understand that a 4 storey compared to 6 storey is more expensive to
build in the long run.
- Knowing the proposed site land is old wet land.(including end of Onward at King).The first four properties on Onward
from King have more than typical settlement due to weak soils.There are various high water tables on both sides of
Onward. On the high side of the street there is water 9 ft down. The existing buildings at Eastwood Square are on
monolithic slabs. My concern , what are the effects when the sub grade supporting structure for these proposed
buildings is put in place. How will it affect surrounding property water tables? Would there be ongoing sub water
management? With these conditions, how safe will a tower be decades from now?
-During peak demand for water usage once all proposed buildings are in place, will the existing infrastructure handle
water supply and waste or are upgrades planned?
Thanks for your time Craig.
Kind regards,
Bruce
Bruce Jacobs
Page 102 of 130
Craig Dumart
From: Murray Armstrong >
Sent: Saturday, January 22, 2022 8:52 AM
To: Katie Anderl; Craig Dumart
Cc: Debbie Chapman; Sarah Marsh; Melanie Armstrong
Subject: [EXTERNAL] Re: Development on 1001 King St E. AND 20 Ottawa St N.
Hello Ms. Anderl and Mr. Dumart,
I am a resident with a family of five i I wanted to express my concerns regarding the planned
developments at 1001 King St East. and 20 Ottawa St N.
I understand the need for housing, and for intensification. I also supported the construction of the LRT and understand
that one of the main reasons for its development was to encourage development along its corridor. I am also excited
about the mixed use plans, as I believe that is the best approach to development.
However, the size of both these projects is beyond anything reasonable. 30 Stories and 26 stories are incredibly high
buildings, and is not appropriate directly adjacent to residential neighbourhoods. 10-12 story buildings are more
reasonable like the one being built at 926 King St E. at Borden.
Additionally, the building at 1001 King St. E. in its current configuration will be almost 200 parking spots short relative to
the number of residential units. That is only 59% availability! I am not sure where the cars will go?!? I know the hope is
that people will take the ION instead, but that is a big shortfall, that will be a problem for the neighbourhood as people
look for additional parking on neighbouring streets. Add to that, the plan to build a 26 story building around the corner
at 20 Ottawa St. S. (approximately 200m away from each other) and the shortage of 131 parking being proposed there,
and the problems will be compounded. Not to mention our neighbourhood will have 2 massive buildings surrounding us
here on Onward, with no room for the cars to go.
I think it is interesting to point out that while these 2 projects are in such close proximity to each other, they are in two
different wards (9 and 10). Regardless of this fact, both building are in the same neighbourhood and should be
considered that way.
I can not support either project as they are currently planned.
Please add me to the list of concerned citizens that would like to be involved and have a voice in the next steps for both
these projects.
Thank you for your time and consideration,
Regards,
Murray Armstrong
Page 103 of 130
Craig Dumart
From:
Wendy March
Sent:
Thursday, January 6, 2022 1:57 PM
To:
Craig Dumart
Cc:
Sarah Marsh
Subject:
[EXTERNAL] Development
City of Kitchener
Craig Dumart, Senior Planner
Re. 20 Ottawa Street N., Kitchener, Ont.
Sir:
We are strenuously opposed to the proposed
Kitchener.
New Development Plan for 20 Ottawa St. N.,
There is apparently another development, by Vibe, that is being built in the block framed by
Ottawa/King/Bordon and Charles Streets, which is a whole other travesty. Somehow we missed the
opportunity to express an opinion on that issue. Having a 32 story building plopped on top of an
neighbourhood that is composed mostly of older, single family homes, is incompatible with the area.
The Ottawa Street corridor, along with King and Weber Streets, are already heavily trafficked. That
building will add substantially to the traffic volume. Now you want to approve development of the
property at 20 Ottawa St. N. and add a 26 story building, along with 3 or 4 shorter multi storey
buildings, adding 464 new residential units to our area. Traffic will be horrendous. As well, this
proposal calls for a significant lower ratio of parking spaces to units. Although the City Officials like to
think that everyone is suddenly going to give up their vehicles to take public transit now that the ION
is in operation, that is just not the case. We have a smaller apartment building (3 floors) in our
neighbourhood that was given approval for expansion with that same thought in mind. They were
allowed to add units to the building (basement), without adding parking spaces to account for an
increase in vehicles. As a result we have tenants parking on the street in front of our homes
constantly, and sometimes for days at a time over a weekend. It would not be a stretch to imagine
that the same situation is going to occur if 121 less parking spaces are provided at this new
development. Residents will be parking all over the neighbourhood streets and walking in.
While we realize that development is going to happen no matter what, we strongly hope that these
plans are revised to cut back on the volume of units in, and the number of stories of these buildings.
Towers do not belong in our neighbourhood. However, if multi -storied units are inevitable, a cap of 6
or 8 stories would be much better than 26 stories! Ultimately, an attractive development of Town
Houses would be a much better fit for the area.
Sincerely,
Dave and Wendv March
Page 104 of 130
Craig Dumart
From: Craig Dumart
Sent: Wednesday, February 2, 2022 11:10 AM
To: 'Cristina Gruszka'
Subject: RE: [EXTERNAL] neighbourhood meeting 20 Ottawa St. N.
Good morning, a recording of the meeting will be available on the City's website approximately 1 week following the
meeting.
Craig
From: Cristina Gruszka
Sent: Tuesday, February 1, 2022 1:18 PM
To: Craig Dumart <Craig.Dumart@kitchener.ca>
Subject: [EXTERNAL] neighbourhood meeting 20 Ottawa St. N.
Hello Mr. Dumart,
I am a neighbourhood business owner of the proposed development at 20 Ottawa Street North. I am interested in
attending the zoom meeting but am unable to due to my work schedule. Is it possible to receive information regarding
the meeting after it has taken place? This would be greatly appreciated.
Looking forward to hearing from you.
Thank you,
Cristina
1
Page 105 of 130
Craig Dumart
From: J. Stewart
Sent: Friday, March 11, 2022 3:04 PM
To: Craig Dumart
Cc: Sarah Marsh; Berry Vrbanovic; Laura Mae Lindo; Mike Morrice
Subject: [EXTERNAL] Opposition to Application OPA21/012/0/CD - 20 Ottawa St. N., Kitchener,
ON
RE: Opposition to Application OPA21/012/0/CD (20 Ottawa St. N., Kitchener, ON
TO: Craig.Dumart(c,kitchener.ca
Hello,
I am writing as a condominium owner of the Ward 10 property
_ _ , .. _ . ,, . ... , — ' to express my vehement opposition to the
proposal redevelopment per planning stated above.
The Eastwood neighbourhood within which I live is a quiet and serene neighbourhood
consisting of mainly single-family dwellings, which is the primary motivating factor in
my decision to purchase my home here. This neighbourhood would be severely
impacted by not only the visual uglification of the surrounding neigbourhood by way of
impositions of tall structures on the skyline, but also by the unwanted population
intensification which will manifest itself in many ways, including but not limited to:
• Increased intensity of traffic in, out and through the community, in an area where
traffic enforcement is already lacking in its effectiveness to establish safe travel speeds
and compliance with road safety regulations.
• Increased traffic noise, again in an area where traffic enforcement is already lacking
in its effectiveness to ensure that vehicles operated in and around the community meet
established legislated vehicle noise emission standards, resulting in further worsening
of street noise already above a reasonable level due to traffic both along Highway 7
and within the community's own streets.
• Increased general noise directly caused by the population intensification in an area
already plagued by noise not only from the aforementioned lack of enforcement of
established legislated vehicle noise emission standards, but by increased air traffic in
and out of the municipal international airport (YKF).
• Increased disruption by construction activities as the developer would implement
planned facility.
Page 106 of 130
• Increased crime due to the intensification of population in the community that this
project will cause.
• Erosion of our voices as voters and as property owners within the physical
boundaries of this neighbourhood.
ask that the City of Kitchener to:
1. Deny this application and prevent the project from going forward.
2. Withhold from use any funds from the tax base at the municipal, regional, provincial,
and federal levels into which our community residents contribute, saving those funds
from being diverted away from the neglected community standards enforcement
already plaguing this community to further enhance profitability of the commercial
interests of this property owner and commercial entities working with them.
3. Reject this application with prejudice so as to set a precedence to not further
entertain applications of this nature in this community going forward by this applicant or
by other applicants.
4. Not prove the ineffectiveness of democratic process by reviewing and subsequently
ignoring this request.
5. BE BETTER in its proactive and EFFECTIVE informing of residents affected by
proposals such as these (all residents, at least within a 1 km radius of proposed project
sites).
Sincerely,
Janet Stewart
Citizen, Resident and Owner
z
Page 107 of 130
Dumart
From:
Jay teasa
Sent:
To:
Tuesday, January 25, 2022 12:50 AM
Cc:
Craig Dumart
Subject:
Sarah Marsh
[EXTERNAL] OPA21/012/0/CD - Comments
Hi Craig,
I just wanted to start by saying that you handled yourself really well during the OLT hearing for 926 King St E.
(Vive/Corley Developments). It is unfortunate that the staff report was not taken more serious) b
by the Committee of Adjustment, and the outcome was not what I was hoping for. I will be very cur oh s trio ss judge, nor
Y
happens during the SPA for this site. see what
Having said all that, please see below for my comments related to the above noted development application:
Overall Comments:
One of my main concerns with the concept as shown is with the provision of public green space, or rather, the lack of
functional green space provided. Please refer to the internal document "Places and Spaces" strategy to give a better
idea of the parkland deficit in this particular neighbourhood (KENA). This is one of the most underserved areas of the
City with no public green space within its boundaries, and with each successive development application — see 926 Ki
St. E., 321-325 Courtland Ave. E. (the former Schneider property on Courtland), 1001 King St. E. 169 B ng
there is less and less green space provided, and fewer opportunities for the City to establish any substantive netwo r etc.
greenspace. ork of
In addition, when looking at this proposed development combined with other proposed dev
is the potential for an influx of over 2000 residents within a 150m radius of Onward Avenue and King Street
nts in the area there
Without also increasing the servicing and amenities this area becomes devoid of any sense of community
th East.
at gets
touted by the developers as an asset of the area. The addition of some retail and commercial at the base of this
development is positive; however, the lack of canopy cover, landscape buffers and public greens ace is a
t that
the City should find unacceptable. And despite what is stated in the Urban Design Brief, there is very little oppooitunit
for any significant landscaping within the interior of the site due to the provision of underground parking. There m
opportunity
opportunities to install soil cells and work with the structural engineers to coordinate the columns underground with
be
tree plantings above; however, this would be costly and in reality, not likely to happen without pressure from the Cit.
This leaves the exterior of the site as the most viable option for creating any significant canop
kind of si nificaless Y
however, with reduced landscape buffers along many of the property lines, these areas al y coverage;
likely
support caliper trees. I would recommend increased landscape buffers along the property boundaries oies to allow f o
minimum a single row of trees with adequate soil volume. And for the buffers adjacent to the existing low -riser at
residential, these should be increased further to allow for the full allotment of green space required by the City.
Finally, I have concerns with the potential for increased traffic along Onward and Borden. The traffic study provided f
this application states that there is a deficit of 168 parking spaces (based on the new zoning). I think it i r or
that not everyone living in this development would want or require a car, but it is also not fair to s fair to assume
be no negative impacts on parking and traffic within the surrounding neighbourhoods. Onward is a traffic -calmed s r
will
where children living in the area play in the boulevard and walk freely between friends' homes. This area has seen first
happens to
hand what happens during Kitchener Ranger games in terms of the increase in street parking, as well as what ha first
traffic when either King St or Weber St are blocked. Onward and Borden become the thruway for drivers in a rush to
where they are going. Despite the plans to widen Ottawa in this area, unless there is a light going in at the entranc get
e to
1
Page 108 of 130
the site, it will be very difficult for drivers to make a left turn out of this single entrance to the site. What happens when
future residents decide it is too difficult to turn left onto Ottawa during their morning commute, so they decide to turn
right and make their way around the block via Onward and Borden? The increased traffic when looking at the combined
developments in the area becomes unsafe and unsustainable.
The following comments are based on the Urban Design Brief completed by MHBC and follow the general for and
order within the Urban Design Brief document:
Section 3.1
Site Design:
• Changing a site from an unused former car dealership to a mixed-use development does not automatically
imply that the site is being enhanced. Enhancement of the site would include a design that is sensitive to the
impacts on surrounding low-rise residential zoning, provision of high-quality green space accessible to future
and existing residents (not leftover space as is currently proposed) and thought given to other associated
impacts to the area including traffic and parking issues, visual and acoustic impacts to adjacent residents and
provision of a comfortable public realm. From what I can see in the concepts for this development, the
developer has not proposed to "enhance" the site.
• Suddenly backing on to a 6 storey apartment building may not be considered an improvement in the
aesthetic quality for some neighbours.
o From what the concept.site plan is showing, there appear to be a lot of "dead" zones between the proposed
buildings and the adjacent low-rise residential where limited landscape buffer width, screening and vegetation
creates unsafe environments, while also being generally unusable for future residents.
• There appears to be two loading areas which abut the rear yards of the neighbouring properties - one
abutting the church parking lot and one abutting the southern -most residences along Onward Avenue. This is
not an ideal site design from a visual and acoustic perspective.
• The site is being constructed on a podium to allow for underground parking. Planting any significant
vegetation, let alone trees on a podium requires a significant investment in the structure of the podium as well
as soil cells. The only realistic way to get significant landscaping on site is to provide plantings around the
exterior within the landscape buffers, which are currently lacking adequate soil volumes.
• 1 do not see anything within the design brief that could be implemented to minimize adverse impacts to
adjacent properties.
,• The internal spaces appear to be functional from a vehicular perspective in that parking is provided for
visitors as well as commercial and retail users, and loading spaces are provided for. There is little in the. way of
any meaningful public green space beyond some planters, benches and potentially interesting paving patterns.
Building Design, Massing and Scale Design:
• The concept site design does not appear to provide a podium for the larger 26 storey tower, although it is
mentioned in numerous sections. I do not believe a 3m offset from tower face to streetscape frontage could be
considered a podium.
• This area of KENA is not a recognized cultural heritage resource; however, the homes are all close to 100
years old and the neighbourhood has a distinctive character - large central boulevard with established trees (one
of the few in the City), large street trees (which are approaching the end of their life spans) and a variety of
unique home styles. I do not believe that this concept adequately considers the impacts to this established
neighbourhood.
3.2 City of Kitchener Urban Design Manual
3.2.1 City Wide Design Guidelines
Built Form — Massing
2
Page 109 of 130
• Ido not see substantial public realm opportunity in the concept shown. As stated earlier, the podium
prevents significant landscaping, and the proximity to parking and loading, as well as the shadows cast within
the interior of the site do not provide a welcoming pedestrian environment.
0 1 do not see a podium associated with Building A that would help to create a human scaled experience along
g
Shared Spaces — Landscaping and Lighting
• Based on the concept shown and the proposed design being situated on a podium to allow for underground
parking, I do not anticipate that there will be any canopy trees in the interior of the site. And due to a reduction
in some of the landscape buffers there would be a further reduction in canopy provided.
• Soil volumes and tree establishment can only be established by using soil cells as well as coordination with
the structural columns supporting the podium - at great expense.
Site Function - Vehicular Access and Parking
• Despite what was stated during the Ontario Land Tribunal hearing for the development at 926 King Street
East, I do not believe that it is realistic nor practical to assume that there will be a 50% reduction in need for
parking in developments that are within walking distance of transit or a transit hub. A reduction can be
assumed, but it must now also be assumed that many of these -residents will not get a parking space and will
now need to park their vehicles elsewhere. The traffic study states that there is a deficit of 168 spaces based on
the new zoning by-law.
• In addition, it could likely be assumed that many of these vehicles will want to turn left onto Ottawa when
exiting the site to access the expressway and Weber; however, this could be difficult during peak traffic hours
which could lead many drivers to turn right onto Ottawa, right onto King St E, and right onto either Onward or
Borden to get them to Weber, increasing the traffic through this quiet neighbourhood.
• A single loaded entrance for the entire site seems unrealistic — residents, loading, visitors, commercial users
and employees. If this is the final design then so be it; however, I would not want to see a proposed change
where the developer asks for an access route at the rear of the site adjacent to the Rockway Mennonite Church.
3.2.2 Major Transit Station Areas
Community Design
• Stating that the development is compliant with required AODA regulations speaks nothing to community
design. The Urban Design Brief also states that there will be a range of housing options. What mechanisms are in
place to ensure that there are a variety of housing options within the development, including 3 bedrooms,
affordable (not attainable) housing, rentals, etc?
• I believe the design as shown creates an uncomfortable pedestrian environment with minimal functional
amenity space beyond benches and some planters.
• I do not believe compatibility has been addressed between the mid -rise buildings (131) and the adjacent
residential. There is little transition between the rear yards of the residential and the face of the 131 buildings.
And with little room for plantings or screening beyond board fences, this compatibility is lessened.
Site Design
• See my comment above regarding the term "enhance". This development does not "enhance" the human
scale of the site for residents that will be backing on to the development.
• Screening parking areas through landscape will be minimal as nothing substantial can be grown overtop of
the underground parking. And landscape within the interior of the site will need to be of minimal size to allow
visibility across the site.
3
Page 110 of 130
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