HomeMy WebLinkAboutDSD-2022-447 - OPA22-003-K-CD - ZBA22-005-K-CD - 4220 King Street East and 25 Sportsworld Crossing Road - Tricar Property Limited and 4220 King Street (Kitchener) LimitedStaff Report
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Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: December 12, 2022
SUBMITTED BY: Stevenson, Garett - Interim Director of Planning, 519-741-2200 ext.
7070
PREPARED BY: Dumart, Craig — Senior Planner, 519-741-2200 ext. 7073
WARD(S) INVOLVED: Ward 3
DATE OF REPORT: October 31, 2022
REPORT NO.: DSD -2022-447
SUBJECT: Official Plan Amendment OPA22/003/K/CD
Zoning By-law Amendment ZBA22/005/K/CD
4220 King Street East and 25 Sportsworld Crossing Road
Tricar Property Limited and 4220 King Street (Kitchener) Limited
RECOMMENDATION:
That Official Plan Amendment Application OPA22/003/K/CD for Tricar Property Limited and
4220 King Street (Kitchener) Limited requesting a change in land use designations from
`Commercial' and `Commercial Campus' to `Mixed Use' to permit a high intensity mixed used
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 -2022-447 as Appendix `A', and
accordingly forwarded to the Region of Waterloo for approval; and
That Zoning By-law Amendment Application ZBA22/005/K/CD for Tricar Property Limited and
4220 King Street (Kitchener) Limited be approved in the form shown in the `Proposed By-
law', and `Map No. 1, attached to Report DSD -2022-447 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
ZBA22/005/K/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 subject lands
located at 4220 King Street East and 25 Sportsworld Crossing Road. It is planning staffs
recommendation that the Official Plan and Zoning By-law Amendments be approved.
The proposed Amendments support the creation of a high intensity mix -use development in a
Major Transit Station Area. This area will transition over time, partly in advance of the extension
of ION to the Sports world station, however as an MTSA, this station area is planned to
accommodate a range of dense housing options and surrounding low-rise neighbourhoods will
not likely be the focus of further intensification.
Community engagement included:
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o circulation of a preliminary notice letter to property owners and residents within 240
metres of the subject site;
o installation of a large billboard notice sign on the properties;
o follow up one-on-one correspondence with members of the public;
o Neighbourhood Meeting held on June 7, 2022;
o 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;
o notice of the public meeting was published in The Record on November 18, 2022.
This report supports the delivery of core services.
EXECUTIVE SUMMARY:
The Owner of the subject lands addressed as 4220 King Street East and 25 Sportsworld Crossing
Road are proposing to change the Official Plan designations from `Commercial' (4220 King Street
East) and `Commercial Campus' (25 Sporstworld Crossing Road) to `Mixed Use' in the City of
Kitchener Official Plan, and to change the zoning from `Arterial Commercial (COM -3)' (4220 King
Street East) and `Campus Commercial (COM -4) with a site-specific provision (37)' (25 Sportsworld
Crossing Road) in Zoning By-law 2019-051 to `Mixed Use Three (MIX -3) with Site Specific Provision
(353) and Holding Provision 38H' to regulate the minimum commercial area, increase the Floor
Space Ratio (FSR) , increase the building height, reduce the ground floor fagade height and podium
height, regulate the maximum parking rate and to apply a Holding Provision to require a noise study
to the satisfaction of the Region of Waterloo. Staff are recommending that the applications be
approved.
BACKGROUND:
Tricar Property Limited and 4220 King Street (Kitchener) Limited have made applications to the City
of Kitchener for an Official Plan Amendment and a Zoning By-law Amendment proposing to change
the land use designation and zoning of the subject lands at 4220 King Street East and 25 Sportsworld
Crossing Road to permit the lands to be developed with high intensity mixed used development. The
proposed development will include a 14 storey mixed use building at 4220 King Street with 210
residential units and 2,269 square metres of commercial spaces and 394 parking spaces proposed
to be underground, internal to the building, and on a surface parking lot. The subject lands at 25
Sportsworld Crossing Road are proposed to be developed with a two tower building, including a
tower with a height of 15 storeys and a tower with a height of 18 storeys. The mixed-use development
will include 1,382 square metres of commercial spaces and 428 underground, structured, and
surface parking spaces. The lands are designated `Commercial' (4220 King Street East) and
`Commercial Campus' (25 Sportsworld Crossing Road) in the City of Kitchener Official Plan and
zoned `COM -3 Arterial Commercial (COM -3)' (4220 King Street East) and `Campus Commercial
(COM -4) with a site-specific provision (37)' (25 Sportsworld Crossing Road) in Zoning By-law 2019-
051.
The existing zoning permissions do not have a maximum Floor Space Ratio or building height
regulations and permit a wide range of commercial uses. The zoning does not currently permit any
residential uses.
Site Context
The proposed development includes two separate properties, 4220 King Street East and 25
Sportsworld Crossing Road that will be development separately in two phases. 25 Sportsworld
Crossing (which is proposed as phase 1) is an irregular shape parcel of vacant land with frontage
on both King Street East and Sportsworld Crossing Road. 25 Sportsworld Crossing Road has 95.8
metres of frontage along King Street East and 125 metres of frontage along Sportsworld Crossing
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Road with a lot area of 1.14 hectares (2.82 acres). 4220 King Street East (Phase 2 of the proposed
development) is a rectangular -shaped parcel of land with 75 metres frontage along King Street East
and access off a privately owned road. Both properties also have existing easements for access
over 4278 King Street East. 4220 King Street East is currently developed with a one -storey
commercial building occupied by a restaurant (Mandarin) and furniture store (Home Style Furniture)
and has a lot area of 0.90 hectares (2.23 acres). The subject lands are completely surrounding by
commercially developed lands and buildings to the north, south, east and west and are situated
within close proximity to Highway 8 and Highway 401. Furthermore, the planned Sportsworld LRT
station stop is located directly in front of the subject lands at 25 Sportsworld Crossing Road.
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REPORT:
The applicant is proposing to develop the subject lands with a mixed-use development consisting of
three towers 14, 15 and 18 storeys in height. The proposed development includes 520 dwelling units
with 3,651 square metres of commercial space and 922 parking spaces located both underground,
internal to the buildings, and on a surface lot. Vehicular access to the developments are proposed
through access off of the existing laneway (private laneway) at 4278 King Street East and access
off of Sportsworld Crossing Road and a private road.
Table 1 below highlights the development concept statistics while Figures 2, 3 and 4 show the
proposed development concept site plans and renderings of the development proposal.
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Table 1. Pronosed Develonment Concent Statistics
Figure 2 — Development Concept Site Plan 25Sportsworld Crossing Road (Phase 1)
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Development Concept
Number of towers
3 towers
Building Heights
14, 15, and 18 storeys
Number of Residential Units
520
Commercial Space
3,651 square metres
Parking Spaces
922 parking spaces
Class A (indoor secured)
Bicycle Parking
265
Class B (outdoor visitor)
Bicycle Parking
38
Floor Space Ratio
4.0
Unit Types
1 Bedroom: 177
2 Bedroom: 333
Figure 2 — Development Concept Site Plan 25Sportsworld Crossing Road (Phase 1)
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Figure 2 — Development Concept Site Plan 25Sportsworld Crossing Road (Phase 1)
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Figure 3 — Development Concept Site Plan 4220 King Street East (Phase 2)
Figure 4 —Development Rendering: The front elevations at the corner of King Street East
and Sportsworld Crossing Road.
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To facilitate the redevelopment of the subject lands with the proposed development concept, an
Official Plan Amendment and a Zoning By-law Amendment are proposed to change the land use
designation and zoning of the subject lands. The lands are currently designated `Commercial' (4220
King Street East) and `Commercial Campus' (25 Sportsworld Crossing Road) in the City of Kitchener
Official Plan and zoned `COM -3 Arterial Commercial (COM -3)'(4220 King Street East) and `Campus
Commercial (COM -4) with a Site -Specific Provision (37)' (25 Sportsworld Crossing Road) in Zoning
By-law 2019-051.
The owner is proposing to change the land use designation to `Mixed Use' in the City of Kitchener
Official Plan and to change the zoning to `Mixed Use Three (MIX -3) with Site Specific Provision (353)
and Holding Provision 38H' in Zoning By-law 2019-051 to regulate the minimum commercial area,
increase the Floor Space Ratio (FSR) , increase the building height, reduce the ground floor fagade
height and podium height, regulate the maximum parking rate and to apply a Holding Provision to
require a noise study to the satisfaction of the Region of Waterloo. Staff are recommending that the
applications be approved.
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, 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, 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
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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 mixed use 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 high intensity mixed-use development that is compatible with the surrounding
community, helps manage growth, will contribute towards a complete community, is transit
supportive 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;
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
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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 boundary for the
Sportsworld station. The Region of Waterloo commenced the Regional Official Plan Review project
and as part of that work, revised MTSA boundaries were approved in August 2022 and these lands
are within the Sportsworld Station MTSA as the planned Sportsworld LRT station stop is located
directly in front of the subject lands at 25 Sportsworld Crossing Road. 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. 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 subject lands are within the Major Transit Station Area (MTSA) boundary that was approved in
August 2022. 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 `Commercial' (4220 King Street East) and `Commercial Campus'
(25 Sportsworld Crossing Road) in the City of Kitchener Official Plan. Lands designated as
Commercial provide for a range of commercial activities and are intended to ensure that commercial
activities are well distributed, accessible and able to respond to the needs of the city's residents,
employees, businesses and visitors while lands designated as Commercial Campuses are intended
to serve the day-to-day and weekly commercial needs of the surrounding community and developed
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as comprehensively planned commercial uses functioning as a unit and consisting of individual
buildings or multi -unit building groupings.
The applicant is proposing to change the land use designation to `Mixed Use' to the subject lands.
The Mixed Use land use designation plays an important role in achieving the planned function of the
MTSA intensification area. Lands designated Mixed Use have the capacity to accommodate
additional density and intensification of uses. Development and redevelopment of lands within lands
designated Mixed Use must implement a high standard of urban design. The Floor Space Ratio
(FSR) requirements for all new residential or mixed use building development or redevelopment
within lands designated Mixed Use will be a minimum Floor Space Ratio of 0.6 and a maximum Floor
Space Ratio of 4.0 within a Major Transit Station Area.
Policy 17.E.13.1. of the City of Kitchener Official Plan require that holding provisions will be applied
in 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 implement this Plan to ensure that certain conditions, studies or requirements related to
a proposed Zoning By-law Amendment are met.
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 future rapid
transit while being context sensitive to surrounding lands and provides excellent access to off-road
pedestrian and cycling facilities.
The proposed development is located in a prime location for high intensity mixed use development.
The subject lands are located directly in front of the future Sportsworld LRT station stop. Low rise
neighbourhoods are located farther away, they will not be directly impacted by this development and
those low rise neighbourhoods will not be areas of significant intensification. The proposed
development introduces a new form of housing to the surrounding area with a mix of unit types. The
existing surrounding area is dominated by housing that is owner -occupied low rise ground oriented
dwellings in the form of single detached, semi detached and townhouse units. Housing diversity is
needed to provide a greater housing choice, and meet the needs of increasingly diverse residents
and household types such as young families, professionals, retirees, people with disabilities, all with
a various range of income. Diverse housing types for this area of the City of Kitchener will be planned
through future MTSA planning work. This application is in advance of that work and can be
considered based on urban structure and future planned function of the community. As such, staff
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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.
Urban Design Policies:
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 — All Street frontages are activated by at -grade commercial units, with a combined 3,651
square metres of commercial space proposed along the King Street East, Sportsworld Crossing
Road and the private road. Furthermore, both buildings' principal entrances and lobbies are located
at grade with direct access to public sidewalks. The three towers include podiums that have defined
bases which will enhance the streetscape.
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 buildings will provide a new feature on the City's skyline. The proposed
buildings 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 three towers have well defined podiums and building
step backs which helps enhance the public realm.
Tower Design
All three proposed towers are classified as a slab towers. All three of the towers have been oriented
towards street frontages with 2-3 storey podiums and building stepbacks. All three of the towers
massing is broken up vertically by variation and the articulation of building materials. Furthermore,
balconies for the residential units are included on the 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 City's 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 only
exception is the entrance at the southwest corner of Tower C (4220 King Street East) where higher
wind speeds and conditions are anticipated during the winter. Wind control features will be required
through the detailed design stage during the site plan application process.
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Tall Buildina 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.
The proposed development concept has been reviewed with these objectives in mind. City staff has
confirmed that the proposed towers are generally consistent with and meet 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 Design for 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 within the planned MTSA for the
Sportsworld LRT station stop which is located directly in front of the subject lands at 25 Sportsworld
Crossing Road. The proposed development also has excellent access to planned on and off-street
cycling facilities. 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, 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
compact residential development. The location of the proposed buildings, secured through the
proposed site-specific provisions, will result in a compatible 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
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contemplated to include a range of unit types including, one and two bedroom units. The wide range
of units, in this location, will 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;
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.
Sustainable development initiatives will be further explored at the site planning stage.
Proposed Official Plan Amendment Conclusions
The Official Plan Amendment application requests that the land use designation as shown on Map
3 of the 2014 Official Plan be changed from `Commercial' (4220 King Street East) and `Commercial
Campus' (25 Sportsworld Crossing Road) to `Mixed Use'. Based on the above -noted policies 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:
4220 King Street East is zoned `COM -3 Arterial Commercial (COM -3)' in Zoning By-law 2019-051
and' 25 Sportsworld Crossing Road is zoned `Campus Commercial (COM -4) with Site -Specific
Provision (37)' in Zoning By-law 2019-051. The existing zoning permissions permit wide range of
commercial uses, do not permit any residential uses and do not have maximum Floor Space Ratio
(FSR) or building height regulations.
The applicant has requested an amendment to change the zoning from `COM -3 Arterial Commercial
(COM -3)' (4220 King Street East) and `Campus Commercial (COM -4) with Site -Specific Provision
(37)' (25 Sportsworld Crossing Road) in Zoning By-law 2019-051 to `Mixed Use Three (MIX -3) with
Site -Specific Provision (353) and Holding Provision 38H' in Zoning By-law 2019-051.
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 Site -Specific Provision (353) and
Holding Provision 38H to Zoning By-law 2019-051. The proposed Site -Specific Provision will permit
an increased Floor Space Ratio (FSR), impose a maximum building height, impose a maximum
number of parking spaces, allow for a decreased ground floor fagade and podium, regulate the
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minimum required commercial space and prohibit geothermal wells. The Holding Provision will
require a noise study to be completed to the satisfaction of the Region of Waterloo.
Staff offer the following comments with respect to Site Specific Provision (353):
a) That the maximum Floor Space Ratio shall be 4.0 and shall be calculated pre -road widening.
The purpose of this regulation is to cap the Floor Space Ratio and ensure development does not exceed
the density presented in the concept plans.
b) The maximum building height shall be 70.0 metres
The purpose of this regulation is to cap the building height to ensure development does not exceed the
height shown in the concept plans.
c) The maximum number of storeys shall be 18
The purpose of this regulation is to cap the number of storeys ensure development does not exceed
the number of storeys shown in the concept plans.
d) The maximum parking rate for multiple dwelling units shall be 1.4 spaces per unit inclusive of
visitor parking.
The purpose of this regulation is to cap the number of parking spaces for a development located in a
Major Transit Station Area.
e) The minimum ground floor building height for any building with street line fagade shall be 3.0
metres
The purpose of the regulation is to provide relief to the minimum ground floor fagade height along a
street line which requires a 4.5 metre ground floor fagade height. Due to the significant grade change
along King Street the entire frontage cannot provide for 4.5 metre ground floor facade.
f) The minimum number of storeys in the base of a mid -rise building or tall building shall be 2.
The purpose of this regulation is to ensure a well defined podium base is provided that implements the
concept plans shown for the proposed development.
g) The minimum non residential gross floor area shall be 1,380 square metres
The purpose of this regulation is ensure adequate commercial space is provided for the proposed mixed
use development.
h) Geothermal Energy Systems shall be prohibited.
The Region of Waterloo has indicated Geothermal Energy Systems shall be prohibited to mitigate
the risks associated with contaminants that will remain beneath the site when the property is
redeveloped.
Staff offer the following comments with respect to Holding Provision 38H:
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
Page 332 of 410
have not yet been fully resolved. A Holding provision may be used in order to facilitate the
implementation of the `MIX -3' zone and site specific 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 38H
Planning staff are recommending the following holding provision as part of the Zoning By-law
Amendment:
"No residential use shall be permitted until such time as a 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."
Building noise mitigation measures will be reviewed through the site plan design and approvals
process. Approval of the noise study by the Region of Waterloo 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 `Mixed Use Three (MIX -3) with Site -Specific Provision (353) and Holding Provision
38H' represents good planning as it will facilitate the redevelopment of the lands with a mixed-use
development that is compatible with the existing neighbourhood and surrounding area, which will
add visual interest at the street level, 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
February 2022 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: GSP Group, January 2022
Urban Design Brief
Prepared by: GSP Group, January 2022
Elevations, Tall Building Analysis, Massing Model and Shadow Study
Prepared by: Kasian Architecture Ontario Incorporated, November 2021
Windy Study
Prepared by: RWDI, November 2021
Page 333 of 410
Environmental Noise Impact Feasibility Study
Prepared by: J.E. Coulter Associates Limited, November 2021
Traffic Impact Study:
Prepared by: Stantec Consulting Ltd, December 2021
Detailed Vegetation Plan
Prepared by: Stantec Consulting Ltd, November 2021
Functional Servicing Report
Prepared by: Stantec Consulting Ltd, November 2021
Stormwater Management Report
Prepared by: Stantec Consulting Ltd, November 2021
Phase One Environmental Site Assessment Report
Prepared by XCG Consulting Limited, December 2021
Phase Two Environmental Site Assessment Report
Prepared by XCG Consulting Limited, December 2021.
Community Input & Staff Responses
Staff received written responses from 13 residents with respect to the proposed development. These
are included in Appendix `D'. A Neighbourhood Meeting was held on June 7, 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
Support for the development
There is support for the redevelopment of the underutilized
properties.
There is not enough park space and
Parks and Cemeteries staff identified deficient parkland in
open space in the area.
the area however parkland is not being taken at this site
specifically and rather Parkland dedication in the form of
Cash -in -lieu will be required through the site plan approval
process. To alleviate pressures on existing public park
spaces, the proposed development includes 4,707.2
square metres (50,665.73 sq. ft) of landscaped amenity
space located on the third level podiums of the buildings
as well as at grade amenity spaces for future residents.
The development will result in a
A Traffic Impact Study was submitted and reviewed by
significant increase in traffic and
Regional Transportation staff who did not identify any
result in traffic congestion on local
major traffic concerns as a result of the proposed
streets.
development. Both 4220 King Street East and 25
Sportsworld Crossing Road have controlled access to King
Street with existing traffic lights and left turn lanes off of
King Street East into the private road and Sportsworld
Crossing Road where the primary vehicular access is
located. No new vehicular access points off of King Street
Page 334 of 410
are proposed. This development will be supported with the
future extension of ION with a station location immediately
adjacent to the site, offering a future transportation option.
Planning Conclusions
In considering the foregoing, staff are supportive of the proposed Official Plan Amendment and
Zoning By-law Amendment to permit 4220 King Street East and 25 Sportsworld Crossing Road 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, conform to Growth Plan for the Greater
Golden Horseshoe, the 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 February of 2022. 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 November 18, 2022 (a copy of the
Notice may be found in Appendix C).
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 February 16, 2022. In
response to this circulation, staff received written responses from 13 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
• Region of Waterloo Official Plan
• City of Kitchener Official Plan, 2014
• City of Kitchener Zoning By-law 2019-051
REVIEWED BY: Malone -Wright, Tina— Interim Manager of Development Review, Planning
Division
Page 335 of 410
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
Page 336 of 410
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AMENDMENT NO. _TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
4220 King Street East and 25 Sporstworld Crossing Road
Page 338 of 410
AMENDMENT NO. TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
4220 King Street and 25 Sporstworld Crossing Road
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 December 12, 2022
APPENDIX 2 Minutes of the Meeting of Planning & Strategic Initiatives
Committee
APPENDIX 3 Minutes of the Meeting of City Council
Page 339 of 410
AMENDMENT NO. —TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER
SECTION 1 –TITLE AND COMPONENTS
This amendment shall be referred to as Amendment No. xx to the Official Plan of the City of Kitchener
(2014). 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 3 -Land Use by redesignating lands from 'Commercial' (4220 King Street East) and
`Commercial Campus' (25 Sportsworld Crossing Road) to 'Mixed Use'
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, 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, 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
Page 340 of 410
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 mixed use 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 high intensity mixed-use development that is compatible with the
surrounding community, helps manage growth, will contribute towards a complete community, is
transit supportive 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;
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
Page 341 of 410
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 boundary for the
Sportsworld station. The Region of Waterloo commenced the Regional Official Plan Review
project and as part of that work, revised MTSA boundaries were approved in August 2022 and
these lands are within the Sportsworld Station MTSA as the planned station stop for the
Sportsworld LRT station stop is located directly in front of the subject lands at 25 Sportsworld
Crossing Road. 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. 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 subject lands are within the Major Transit Station Area (MTSA) boundary that was approved
in August 2022. 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 `Commercial' (4220 King Street East) and `Commercial
Campus' (25 Sportsworld Crossing Road) in the City of Kitchener Official Plan. Lands designated
as Commercial provide for a range of commercial activities and are intended to ensure that
Page 342 of 410
commercial activities are well distributed, accessible and able to respond to the needs of the city's
residents, employees, businesses and visitors while lands designated as Commercial Campuses
are intended to serve the day-to-day and weekly commercial needs of the surrounding community
and developed as comprehensively planned commercial uses functioning as a unit and consisting
of individual buildings or multi -unit building groupings.
The applicant is proposing to change the land use designation to `Mixed Use' to the subject lands.
The Mixed Use land use designation plays an important role in achieving the planned function of
the MTSA intensification area. Lands designated Mixed Use have the capacity to accommodate
additional density and intensification of uses. Development and redevelopment of lands within
lands designated Mixed Use must implement a high standard of urban design. The Floor Space
Ratio (FSR) requirements for all new residential or mixed use building development or
redevelopment within lands designated Mixed Use will be a minimum Floor Space Ratio of 0.6
and a maximum Floor Space Ratio of 4.0 within a Major Transit Station Area.
Policy 17.E.13.1. of the City of Kitchener Official Plan require that holding provisions will be
applied in 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 implement this Plan to ensure that certain conditions, studies
or requirements related to a proposed Zoning By-law Amendment are met.
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 future rapid transit while being context sensitive to surrounding lands and provides
excellent access to off-road pedestrian and cycling facilities.
The proposed development is located in a prime location for high intensity mixed use
development. The subject lands are located directly in front of the future Sportsworld LRT station
stop. Low rise neighbourhoods are located far away, they will not be directly impacted by this
development and those low rise neighbourhoods will not be intensification areas. The proposed
development introduces a new form of housing to the surrounding area with a mix of unit types.
The existing surrounding area is dominated by housing that is owner -occupied low rise ground
Page 343 of 410
oriented dwellings in the form of single detached, semi detached and townhouse units. Housing
diversity is needed to provide a greater housing choice, and meet the needs of increasingly
diverse residents and household types such as young families, professionals, retirees, people
with disabilities, all with a various range of income. Diverse housing types for this area of the City
of Kitchener will be planned through future MTSA planning work. This application is in advance
of that work and can be considered based on urban structure and future planned function of the
community. As such, 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.
Urban Design Policies:
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 — All Street frontages are activated by at -grade commercial units, with a combined
3,651 square metres of commercial space proposed along the King Street East, Sportsworld
Crossing Road and the private road. Furthermore, both buildings' principal entrances and lobbies
are located at grade with direct access to public sidewalks. The three towers include podiums that
have defined bases which will enhance the streetscape.
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 buildings will provide a new feature on the City's skyline. The proposed
buildings 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 three towers have well defined podiums and
building step backs which helps enhance the public realm.
Tower Design
All three proposed towers are classified as a slab towers. All three of the towers have been
oriented towards street frontages with 2-3 storey podiums and building stepbacks. All three of the
towers massing is broken up vertically by variation and the articulation of building materials.
Furthermore, balconies for the residential units are included on the street -facing elevations.
Page 344 of 410
Shadow Impact Stud
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 City's 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 only
exception is the entrance at the southwest corner of Tower C (4220 King Street East) where
higher wind speeds and conditions are anticipated during the winter. Wind control features will be
required through the detailed design stage during the site plan application process.
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.
The proposed development concept has been reviewed with these objectives in mind. City staff
has confirmed that the proposed towers are generally consistent with and meet 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 Design for 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 within the planned MTSA for the
Sportsworld LRT station stop which is located directly in front of the subject lands at 25
Sportsworld Crossing Road. The proposed development also has excellent access to planned on
and off-street cycling facilities. 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, 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
Page 345 of 410
The proposed Official Plan Amendment and Zoning By-law Amendment applications support a
more compact residential development. The location of the proposed buildings, secured through
the proposed site-specific provisions, will result in a compatible 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 bedroom
units. The wide range of units, in this location, will 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;
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.
Sustainable development initiatives will be further explored at the site planning stage.
Proposed Official Plan Amendment Conclusions
The Official Plan Amendment application requests that the land use designation as shown on
Map 3 of the 2014 Official Plan be changed from `Commercial' (4220 King Street East) and
`Commercial Campus' (25 Sportsworld Crossing Road) to `Mixed Use'. Based on the above -noted
policies 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.
Page 346 of 410
SECTION 4—THE AMENDMENT
The City of Kitchener Official Plan (2014) is hereby amended as follows:
a) Amend Map No. 3 — Land Use by:
i) Designating the lands municipally addressed as 4220 King Street East and
25 Sporstworld Crossing Road `Mixed Use' instead of `Commercial' (4220
king Street East and `Commercial Campus' (25 Sportsworld Crossing), as
shown on the attached Schedule W.
10
Page 347 of 410
APPENDIX 1: Notice of the Planning & Strategic Initiatives Committee Meeting (December 12,
2022)
NOTICE OF PUBLIC MEETING �
for a development in your nleighbourhaad
4220 King St. E. Et 25 Sportsworld Crossing Kd.
Have Your Voice Herd!
JAI
ff
0 0
Mixed Use 3 Buildings, S20 Residential
14 to 18 Units
Storeys
Date: December 12, 2022
Time: 3:40 P.M.
Location: Council Chambers,
Kitchener City Hall
20D King Street West
prVirtual Zoom Meeting
To view the staff report, agenda,
meeting details, start time of this item
or to appear as a delegation, visit:
kitchenear.ca meetings
To learn more about this project,
including information on your
appeal dghts,Asit:
www.kitchenercal
PlanningApplications
or contact
Craig Dumarty Senior Planner
519.741.2200 x 7073
craig.dumart[a kitchener.ca
Official flan Amendment and Zoning By-law Amendment applications will be
considered to facilitate a mixed-use development with three buildings 14, 15 and
18 -storeys in height providing 520 residential dwelling units, with a Floor Space Ratio
(FSI) of 4,0, a decreased podium height and decreased ground floor fa+ ade along a
street line.
11
Page 348 of 410
APPENDIX 2: Minutes of the Planning & Strategic Initiatives Committee Meeting (December 12,
2022)
12
Page 349 of 410
APPENDIX 3 - Minutes of the Meeting of City Council (December 26, 2022)
13
Page 350 of 410
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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 2019-051, as
amended, known as the Zoning By-law for the City of
Kitchener
— Tricar Properties Limited and 4220 King Street
(Kitchener) Limited — 4220 King Street East and 25
Sportsworld Crossing Road)
WHEREAS it is deemed expedient to amend By-law 2019-051 for the lands
specified above;
NOW THEREFORE the Council of the Corporation of the City of Kitchener
enacts as follows:
Schedule Numbers 278, 279, 289, and 290 of Appendix "A" to By-law Number
2019-051 are hereby amended by changing the zoning applicable to the parcel of
land specified and illustrated as Area 1 on Map No. 1, in the City of Kitchener,
attached hereto, from Arterial Commercial Zone (COM -3) to Mixed Use Three
Zone (MIX -3) with Site Specific Provision (353) and Holding Provision 38H.
2. Schedule Number 289 of Appendix "A" to By-law Number 2019-051 is hereby
amended by changing the zoning applicable to the parcel of land specified and
illustrated as Area 2 on Map No. 1, in the City of Kitchener, attached hereto, from
Campus Commercial Zone (COM -4) with Site Specific Provision (37) to Mixed
Use Three Zone (MIX -3) with Site Specific Provision (353) and Holding Provision
38H.
3. Schedule Numbers 278, 279, 289, and 290 of Appendix "A" to By-law Number
2019-051 are hereby further amended by incorporating additional zone boundaries
as shown on Map No. 1 attached hereto.
4. Section 20 of By-law 2019-51 is hereby amended by adding Holding Provision
(38) thereto as follows:
Page 352 of 410
"(38). Notwithstanding Section 7, of this By-law within the lands zoned MIX -3
and shown as being affected by this subsection on Zoning Grid Schedule
Numbers 278, 279, 289, and 290 of Appendix "A", no residential use shall
be permitted until such time as a 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."
5. Section 19 of By-law 2019-51 is hereby amended by adding Site Specific
Provision (353) thereto as follows:
"(353). Notwithstanding Section 5.6, Table 5-5 and Section 8, Table 8-2 of this
By-law within the lands zoned MIX -3 and shown as being affected by this
subsection on Zoning Grid Schedule Numbers 278, 279, 289, and 290 of
Appendix "A", the following special regulations shall apply:
a) The maximum Floor Space Ratio shall be 4.0 and shall be calculated
pre road widening.
b) The maximum building height shall be 70.0 metres.
c) The maximum number of storeys shall be 18.
d) The maximum parking rate for multiple dwelling units shall be 1.4
spaces per unit inclusive of visitor parking.
e) The minimum ground floor building height for any building with street
line fagade shall be 3.0 metres.
f) The minimum number of storeys in the base of a mid -rise building or
tall building shall be 2.
g) The minimum non residential gross floor area shall be 1380 square
metres.
h) Geothermal Energy Systems shall be prohibited."
Page 353 of 410
6. This By-law shall become effective only if Official Plan Amendment No. _ (4220
King Street East and 25 Sportsworld Crossing Road) 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
12022.
Mayor
Clerk
Page 354 of 410
NOTICE OF PUBLIC MEETING
F
fora development in your neighbourhood
4220 King St. E. Et 25 Sportsworld Crossing Rd. �r I TCHEN ,
Have Your Voice Heard!
Date: December 12, 2022
Time: 3:00 p.m.
Location: Council Chambers,
Kitchener City Hall
200 King Street West
orirtual Zoom Meeting
To view the staff report, agenda,
meeting details, start time of this item
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 ngAppl ications
or contact:
Mixed Use 3 Buildings, 520 Residential Craig Dumart, Senior Planner
14 to 18 Units 519.741.2200 x 7073
Storeys craig.dumart@kitchener.ca
Official Plan Amendment and Zoning By-law Amendment applications will be
considered to facilitate a mixed-use development with three buildings 14, 15 and
18 -storeys in height providing 520 residential dwelling units, with a Floor Space Ratio
(FSR) of 4.0, a decreased podium height and decreased ground floor facade along a
street line.
Page 355 of 410
Craig Dumart
From: Mike Seiling
Sent: Thursday, February 17, 2022 10:16 AM
To: Craig Dumart
Subject: FW: Circulation for Comment - OPA/ZBA (4220 King Street East & 25 Sportsworld
Crossing Road)
Attachments: Department & Agency Letter - 4220 King St E and 25 Sportsworld Crossing Rd.pdf;
ZBA22005KCD_MAP1.pdf; OPA22003KCD_MAP3.pdf
Building; no concerns.
From: Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: Thursday, February 17, 2022 10:14 AM
To: Enbridge - Jenny Thompson <Jenny.Thompson@enbridge.com>; _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>; Justin Readman <Justin.Read man@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 (4220 King Street East & 25 Sportsworld Crossing Road)
Please see attached . Additional documentation is saved in AMANDA (folders 22-102391 & 102392) 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
Page 356 of 410
Region of Waterloo
Craig Dumart MCIP, RPP
Senior Planner
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 U Canada
Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4466
www.regionofwaterloo.ca
Melissa Mohr 226-752-8622
September 29, 2022
Re: Noise Study Review — OPA 22/03 and ZBA 22/05
4220 King Street East and 25 Sportsworld Crossing
GSP Group Inc. (C/O Hugh Handy/Amanda Stellings) on
behalf of The Tricar Group (C/O Adam Carapella)
CITY OF KITCHENER
Stationary Noise Aspects of Review
Following the issuance of the Regions comments on the stationary noise aspects of the
report entitled "Environmental Noise Impact Feasibility Study, 4220 King St E Parcel
and 25 Sportsworld Crossing Dr., Kitchener, Ontario" dated November 26, 2021,
completed by J.E. Coulter Associates Limited associated; the Region provided
comments to the Client on July 7, 2022.
The Region has since received a noise study entitled "Environmental Noise Impact
Feasibility Study, 4220 King St E Parcel and 25 Sportsworld Crossing Dr., Kitchener,
Ontario' dated August 5, 2022, completed by J.E. Coulter Associates Limited in support
of Official Plan and Zoning By-law Amendment Applications OPA 22/03 and ZBA 22/05
at 4220 King Street East and 25 Sportsworld Crossing in Kitchener.
The study has identified a number of off-site stationary noise sources as having a
potential impact on the subject lands, including but not limited to an auto dealership and
Tim Hortons.
Finally, although detailed building designs have yet to be provided, the study identified
potential on-site noise sources such as cooling towers, exhaust fans, emergency
generators, air handling or AC equipment that may be associated with the lower floor
Document Number: 4190014 Version: 1
Page 1 of 5
Page 357 of 410
commercial uses (if any). These will require further assessment prior to Site Plan
Approval to determine any impacts to on-site and off-site sensitive receptors.
Regional Staff recommend that the assessment of these aspects of the proposal
including the mitigation detail (if any) be further studied through a detailed stationary
noise study and that a Holding Zone be implemented until this information is obtained all
to the satisfaction of the Regional Municipality of Waterloo.
Regional staff are satisfied with the conclusions and recommendations within the
Environmental Impact Noise Feasibility Study at this stage (Official Plan and Zoning By-
law Amendment stage). As the detailed design for the buildings on the subject lands
has yet to be known, a Holding Provision shall be required on the entirety of the subject
lands to obtain a detailed noise study that includes details relating to floor plans,
building elevations, mechanical drawings, and equipment selections.
Furthermore, the equipment selected shall comply with the Ministry of Environment,
Conservation and Parks (MECP) NPC -300 Noise Guideline. Finally, the detailed noise
study shall confirm mitigation measures for noise exceedance resulting from the
adjacent commercial facilities and assess the impact due to the development itself and
other residential buildings in the neighborhood.
The following noise -warning clause shall be implemented through the future site plan
agreement and through a Registered Development Agreement with the City of
Kitchener and shall be incorporated in the Site Plan Agreement and Offers of Purchase
and Sale, Lease/Rental Agreements.
Regional Staff recommends the following noise -warning clause be registered on title for
all dwelling units. It is recommended that the owner to enter into an agreement with the
City of Kitchener and that the following clause(s) be included in agreements of Offers of
Purchase and Sale, lease/rental agreements at Site Plan stage.
1. "Purchasers/tenants are advised that due to the proximity of the adjacent
commercial facilities/noise source from the development itself, sound from these
facilities/sources may at times be audible."
2. The Acoustical Consultant for the proposed development shall prepare a noise
study addendum when floor plans, building elevations and mechanical drawings
and equipment selections are available and confirm that mechanical equipment
sound emissions comply with MECP Guideline NPC -300 at the development
itself and other residential buildings in the neighbourhood.
3. That prior to the issuance of any building permits, the City of Kitchener's Building
Inspector will certify that the noise attenuation measures are incorporated in the
building plans and upon completion of construction, the City of Kitchener's
Document Number: 4190014 Version: 1
Page 2 of 5
Page 358 of 410
Building Inspector will certify that the dwelling units have been constructed
accordingly.
Transportation Noise aspects of report:
The study concludes that the main source of transportation noise is from Highway 8,
King Street East, Sportsworld Crossing Drive and Deer Ridge Drive. The report
concludes that mitigation in the form of installation of a Central Air Conditioning System,
upgrades to windows and doors, noise -warning clauses and the possibility of acoustical
barriers for the outdoor amenity areas are required to be implemented within the
development as follows:
1. All suites in Phases 1 and 2 shall require central air conditioning prior to
occupancy.
2. Upgraded glazing and Doors are required based on the exterior wall (including
spandrel panels) being rated at STC -50 in accordance with the following tables:
Table 5: Bedroom Window Requirements (Preliminary)
to Meet 40 dB Ley Nighttime/45 dB L,.q Daytime
Total Window -Area to
Floor -Area Ratio
Fixed Window/STC Rating
Operable Window/Patio Door
ISTC Rating
Up to 70%
6(13)6/STC 36
6(13)6/STC 32
71 to 90%
6(25)6/STC 39
6(13)6/STC 32
Table 6: Living/Dining Rooms Window Requirements (Preliminary)
to Meet 45 dB Leq Day/Night
Total Window -Area to
Floor -Area Ratio
Fixed Window/STC Rating
Operable Window/STC Rating
Up to 10%
6(13)6 / STC 34
6(13)6 / STC 32
11 to 25%
6(25)61 STC 36
6(13)6 / STC 32
26 to 50%
6Lam(25)6 / STC 39
6(13)6 / STC 32
51 to 80%
6Lam(25)6Lam 1 STC 40
6(13)6 / STC 32
Note: Sliding patio doors (1.8m wide) from living rooms are assumed to be rated at STC 32. Glazing
noted as 6Lam(25)6 represents 6mm laminated glass, 25mm air space and 6mm glass,
commercial window configuration. The exterior wall was assumed to have a STC rating of 50.
Higher rated sliding doors may help to reduce the window STC requirements.
3. Once the common outdoor amenity areas are located, the acoustical consultant
shall confirm whether noise control measures are required.
Document Number: 4190014 Version: 1
Page 3 of 5
Page 359 of 410
4. That the following noise warning clauses be included in the Condominium
Declaration and all purchase and sale/lease/rental agreements:
Type A:
"Occupants are advised that sound levels due to increasing road traffic may
occasionally interfere with some activities of the dwelling occupants as the sound
levels exceed the Municipality's and the Ministry of Environment, Conservation
and Parks' Noise Criteria."
Type B:
"Occupants are advised that despite the inclusion of noise control features in the
development and within the building units, sound levels due to increasing road
traffic may on occasion interfere with some activities of the dwelling occupants as
the sound levels exceed the Municipality's and the Ministry of the Environment,
Conservation and Parks noise criteria."
Type C:
"This dwelling unit has been designed with the provision for adding central air
conditioning at the occupant's discretion. Installation of central air conditioning
by the occupant in low and medium density developments will allow windows and
exterior doors to remain closed, thereby ensuring that the indoor sound levels are
within the sound level limits of the Municipality and the Ministry of the
Environment, Conservation and Parks."
Type D:
"This dwelling unit has been supplied with a central air conditioning system which
will allow windows and exterior doors to remain closed, thereby ensuring that the
indoor sound levels are within the Municipality's and the Ministry of Environment,
Conservation and Parks noise criteria."
In addition, Regional staff note that the following items must be addressed prior to site
plan approval:
1. Appendix D must be updated as the study notes tables and information from the
2009 Region of Waterloo Noise Implementation Guideline. Please update the
appendix using the 2019 guideline found here:
https://www.regionofwaterloo.ca/en/doing-business/resources/DOCS ADMIN-
3127473-v3A-Noise Policy Implementation Guideline pdf;
2. A copy of the signed Consultant Statutory Declaration is required; and,
3. There appears to be an error in the traffic volumes provided by the Region of
Waterloo versus the volumes listed in Table 1 of the report. Namely for the Deer
Ridge Drive traffic forecast. It also appears that the Stamson calculations for Tower C
adjacent to Deer Ridge Drive used the Sportsworld Crossing traffic forecast numbers.
Please revise this for the site plan application.
Document Number: 4190014 Version: 1
Page 4 of 5
Page 360 of 410
Conclusions:
Based on the above, The Region requires a Holding Provision apply to the lands in
order for Regional staff to receive a detailed noise study that assesses the proposed
rooftop and grade level mechanical ventilation equipment (i.e., cooling towers, air make-
up units, and parking garage exhaust fans). The acoustical consultant is to review and,
where applicable, provide recommendations necessary to meet the MECP's noise
criteria for stationary noise sources. This may include but is not limited to intake and
exhaust silencers, parapets, barriers, or the selection of quieter equipment. The
required wording for the Holding Provision is:
That a holding provision shall apply to the entirety of the subject lands until a detailed
stationary noise study has been completed and implementation measures addressed to
the satisfaction of the Regional Municipality of Waterloo. The detailed stationary noise
study shall review the potential impacts of the development on itself (e.g. HVAC system
on the sensitive points of reception) and the impact of the development on the adjacent
sensitive land uses.
In addition to the above, the Region requires a prohibition on geothermal energy
systems that shall be written into the zoning by-law. The required wording for the
prohibition is:
"Geothermal Wells shall be prohibited on site. A geothermal well is defined as a vertical
well, borehole or pipe installation use- d for geothermal systems, ground -source heat
pump systems, geo-exchange systems or earth energy systems for heating or cooling,
including open -loop and closed-loop vertical borehole systems. A geothermal well does
not include a horizontal system where construction or excavation occurs to depths less
than five meters unless the protective geologic layers overlaying a vulnerable aquifer
have been removed through construction or excavation."
I trust the above is of assistance.
Yours truly,
Melissa Mohr, MCIP, RPP
Principal Planner
C. Hugh Handy, GSP Group Inc. (Applicant), Amanda Stellings, GSP Group Inc. (Applicant) Amanda
Kutler, Manager, Community Planning, Richard Parent, Manager, Corridor Planning, Shilling Yip,
Principal Planner, Jason Wigglesworth, Transportation Planner, Monirul Islam, Transportation
Planner
Document Number: 4190014 Version: 1
Page 5 of 5
Page 361 of 410
Region of Waterloo
Craig Dumart, BES, MCIP, RPP
Senior Planner
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: D17/2/22003
C14/2/22005
June 9, 2022
Re: Proposed Official Plan Amendment OPA 221/03 and
Zoning By-law Amendment ZBA 22/005
4220 King Street East and 25 Sportsworld Crossing
GSP Group Ltd. (C/O Amanda Stellings) on behalf of The
Tricar Group (C/O Adam Carapella)
CITY OF KITCHENER
Development Proposal:
GSP Group Ltd. on behalf of The Tricar Group. has submitted an Official Plan
Amendment and Zoning By-law Amendment for a development proposal at 4220 King
Street East and 25 Sportsworld Crossing in the City of Kitchener.
The applicant is proposing a mixed-use development that includes three towers
described as Towers A -C to be constructed in two phases. Tower A and B are
proposed to be constructed in Phase 1 and are connected by a two storey podium with
an amenity area on the third floor (roof of the podium). Tower A is proposed as a 14 -
storey tower with an enclosed mechanical penthouse and Tower B is proposed as an 18
storey residential tower with an enclosed mechanical penthouse. At grade
commercial/retail uses are proposed within the Phase 1 podium.
Phase 2 is proposed to be constructed as a 15- storey tower with an enclosed
penthouse atop a two-storey podium. Amenity space has been proposed on the roof of
the two-storey podium with at grade commercial/retail space. In total, 520 residential
units and 5 commercial units are proposed through this development. Underground and
structured parking is proposed on site with commercial at -grade space included in the
proposal.
Document Number: 4100456 Version: 1
Page 362 of 410
The subject lands are located in the Urban Area of the Region and designated Built -Up
Area in the Regional Official Plan. The subject lands are designated Commercial
Campus in the City of Kitchener Official Plan. Furthermore, the subject lands are zoned
Arterial Commercial (COM -3) Zone and Campus Commercial (COM -4) Zone with site-
specific provision 37 in the City's Zoning By-law. The applicant has proposed the
Official Plan Amendment to amend the designation from Commercial Campus to the
Mixed Use Designation with an FSR of 4.0. The applicant has proposed to rezone the
subject lands from the COM -3 and COM -4 Zone with site-specific provision 37 to the
Mixed — Three (MIX 3) zone with special site-specific provisions to permit an increased
FSR of 4.0 (whereas 2.0 is permitted); increase the building heights from 10 storeys to
18 storeys; and, to permit a podium with 2 storeys (whereas the Zoning By-law requires
3 storeys for the podium). In addition, the applicant has proposed a minimum ground
floor building height of 3.5m (whereas the Zoning By-law requires 4.5 m).
The Regional Municipality of Waterloo has had the opportunity to review the proposal
and offers the following:
Regional Comments
Community Planning:
The subject lands are designated "Urban Area" and "Built Up Area" on Schedule 3a of
the Regional Official Plan (ROP) and the site is located designated Commercial
Campus in the City of Kitchener Official Plan. Furthermore, the subject lands are zoned
Commercial Campus (COM -4) Zone.
Mostly all of the Region's future growth will occur within the Urban Area, with a
substantial portion of this growth directed to the existing Built -Up Area of the Region
through reurbanization. Focal points for reurbanization include Urban Growth Centres,
Township Urban Growth Centres, Major Transit Station Areas, Reurbanization Corridors
and Major Local Nodes (ROP Section 2.13).
Regional staff understand that the proposal is for a higher density development that is
located within 500-800 metres of the Sportsworld ION stop in Kitchener and within
Regional Council Endorsed Sportsworld MTSA area (Sportsworld Stop). Please note
that the MTSA's have been endorsed by Regional Council, but have yet to be adopted
into the Regional Official Plan as the Regional Municipal Comphrensive Review is
ongoing. Furthermore, it is understood the development proposes to exceed the
minimum density target within the Growth Plan, which is supported in the Endorsed
Regional MTSA's. Regional staff recommend that surface parking areas be minimized
to discourage auto -oriented land uses in accordance with Chapter 2.D.7 (c) of the
Regional Official Plan.
In addition, prior to any further consideration of the Official Plan and Zoning By-law
Amendment Applications, the following technical comments related to the proposal must
be addressed to the satisfaction of the Region:
Record of Site Condition:
There are high environmental threats located adjacent to the subject lands due to past
land uses in accordance with the Region's Treats Inventory Database (TID). The
Document Number: 4100456 Version: 1
Page 363 of 410
applicant has proposed a sensitive land use on site; therefore, a Record of Site
Condition (RSC) and Ministry Acknowledgement Letter shall be required for the entirety
of the subject lands in accordance with the Region's Implementation Guidelines. The
Region shall require a holding zone until such time that the RSC and Ministry
Acknowledgement letter have been received to the satisfaction of the Regional
Municipality of Waterloo. The recommended wording for the holding provision is:
That a holding provision shall apply to the entirety of the subject lands until a Record of
Site Condition (RSC) in accordance with O. Reg. 153/04, as amended, has been filed
on the Ministry of Environment, Conservation and Parks (MECP) Environmental Site
Registry on or after July 1, 2011 and the Ministry Acknowledgement letter has been
submitted to the satisfaction of the Region.
Corridor Planning:
Official Plan and Zoning By-law Amendment Stage:
Transportation (Road) Noise:
Regional staff have reviewed the transportation noise aspects of the report entitled
"Environmental Noise Impact Feasibility Study, 4220 King St E Parcel and 25
Sportsworld Crossing Dr., Kitchener, Ontario" dated November 26, 2021, completed by
J.E. Coulter Associates Limited in support of the above noted Official Plan and Zoning
By-law Amendment Applications.
The study concludes that the main source of transportation noise is from Highway 8,
King Street East, Sportsworld Crossing Drive and Deer Ridge Drive. The report
concludes that mitigation in the form of installation of a Central Air Conditioning System,
upgrades to windows and doors, noise -warning clauses and the possibility of acoustical
barriers for the outdoor amenity areas are required to be implemented within the
development as follows:
1. All suites in Phases 1 and 2 shall require central air conditioning prior to
occupancy.
2. Upgraded glazing and Doors are required based on the exterior wall (including
spandrel panels) being rated at STC -50 in accordance with the following tables:
Table 5: Bedroom Window Requirements (Preliminary)
to Meet 40 dB Ley Nighttime/45 dB L,, Daytime
Total Window -Area to
Floor -Area Ratio
Fixed Window/STC Rating
Operable Window/Patio Door
ISTC Rating
Up to 70%
6(13)615TC 36
6(13)6/STC 32
71 to 00%
6(25)6/STC 39
6(13)6/STC 32
Document Number: 4100456 Version: 1
Page 364 of 410
Table 6: LivinglDining Rooms Window Requirements (Preliminary)
to Meet 45 dB Leq Day/Night
Total Window -Area to
Floor -Area Ratio
Fixed Window/STC Rating
Operable Window/STC Rating
Up to 10%
6(13)6 / STC 34
6(13)61 STC 32
17 to 25%
6(26)6 / STC 36
6(13)6 / STC 32
26 to 50%
6Lam(25)6 / STC 39
6(13)61 STC 32
51 to 80%
6Lam(25)6Lam / STC 40
6(13)6 / STC 32
Norte. Sliding patio doors (1.8m wide) from living rooms are assumed to be rated at STC 32. Glazing
noted as 6Lam(25)6 represents 6mm laminated glass, 25mm air space and 6mm glass,
commercial window configuration. The exterior wall was assumed to have a STC rating of 50.
Higher rated sliding doors may help to reduce the window STC requirements.
3. Once the common outdoor amenity areas are located, the acoustical consultant
shall confirm whether noise control measures are required.
4. That the following noise warning clauses be included in the Condominium
Declaration and all purchase and sale/lease/rental agreements:
Type A:
"Occupants are advised that sound levels due to increasing road traffic may
occasionally interfere with some activities of the dwelling occupants as the sound
levels exceed the Municipality's and the Ministry of Environment, Conservation
and Parks' Noise Criteria."
Type B:
"Occupants are advised that despite the inclusion of noise control features in the
development and within the building units, sound levels due to increasing road
traffic may on occasion interfere with some activities of the dwelling occupants as
the sound levels exceed the Municipality's and the Ministry of the Environment,
Conservation and Parks noise criteria."
Type C:
"This dwelling unit has been designed with the provision for adding central air
conditioning at the occupant's discretion. Installation of central air conditioning
by the occupant in low and medium density developments will allow windows and
exterior doors to remain closed, thereby ensuring that the indoor sound levels are
within the sound level limits of the Municipality and the Ministry of the
Environment, Conservation and Parks."
Type D:
"This dwelling unit has been supplied with a central air conditioning system which
will allow windows and exterior doors to remain closed, thereby ensuring that the
indoor sound levels are within the Municipality's and the Ministry of Environment,
Conservation and Parks noise criteria."
Document Number: 4100456 Version: 1
Page 365 of 410
Regional staff have no objection to the conclusions and recommendations made at this
stage of the development and require a development agreement to be implemented
through a future condominium or consent application. Furthermore, the special building
components recommend in the study shall be implemented through the future site plan
application.
In addition, Regional staff note that the following items must be addressed prior to site
plan approval:
1. Appendix D must be updated as the study notes tables and information from the
2009 Region of Waterloo Noise Implementation Guideline. Please update the
appendix using the 2019 guideline found here:
https://www.regionofwaterloo.ca/en/doing-business/resources/DOCS ADMIN-
3127473-v3A-Noise Policy Implementation Guideline.pdf;
2. A copy of the signed Consultant Statutory Declaration is required; and,
3. There appears to be an error in the traffic volumes provided by the Region of
Waterloo versus the volumes listed in Table 1 of the report. Namely for the Deer
Ridge Drive traffic forecast. It also appears that the Stamson calculations for Tower C
adjacent to Deer Ridge Drive used the Sportsworld Crossing traffic forecast numbers.
Please revise this for the site plan application.
Stationary Noise:
Regional staff have received the report entitled "Environmental Noise Impact Feasibility
Study, 4220 King St E Parcel and 25 Sportsworld Crossing Dr., Kitchener, Ontario"
dated November 26, 2021, completed by J.E. Coulter Associates Limited and are
reviewing the stationary noise aspects of the report. Comments will be sent separately.
Regional staff must be satisfied with the Stationary Noise aspects of the noise
report and mechanisms to secure mitigation. The Region shall not be in a
position to provide final comments on the applications until stationary noise has
been addressed to the satisfaction of the Regional Municipality of Waterloo.
Access Permit/TIS/Access Regulation:
The existing properties currently obtain vehicular access to the Municipal Road network
via a right-in/right-out only vehicular access to King Street East (Regional Road 08) and
two private roads (Sportsworld Crossing Road and the private road beside the Mazda
Dealership). These roads connect to King Street East via traffic -controlled
intersections. The applicant proposes to formalize multiple access locations via the
private roads and maintain the existing right-in/right-out only location to King Street
East. Regional staff have no objection to the proposed accesses associated with this
proposal.
The Transportation Impact Study (TIS) entitled "Sportsworld Site — 4220 King Street
East and 25 Sportsworld Crossing Road — Transportation Impact Study" dated May 16,
2022, prepared by Stantec Consulting Ltd. is currently under review. The Region must
be satisfied with the conclusions, recommendations and implementation
measures of the TIS prior to providing final comments on the applications.
Document Number: 4100456 Version: 1
Page 366 of 410
Furthermore, If any improvements to the Regional Road network are identified through
the study and approved by the Region of Waterloo, the developer may be responsible
for any financial and property requirements associated with the road improvements.
Transit Planning:
Grand River Transit (GRT) currently operates numerous Routes within the area of King
Street East and Sportsworld Crossing Road with existing transit stops being located in
close proximity to the proposed development. GRT staff have been circulated the
Transportation Impact Study and comments will be coordinated with the Corridor
Planning response under a separate cover.
Further to the above, Regional staff have proposed the integration of Bus Bays directly
adjacent to the site. Regional staff request that the applicant integrate the bus bays into
the site plan at the site plan application stage. Please be advised that a land dedication
for the bus bays shall be required at the site plan stage.
Stormwater Management & Site Grading:
Region of Waterloo staff have received the report entitled "4220 and 4278 King St East,
Kitchener Proposed Mixed -Use Development Functional Servicing Report" dated
November 2021, completed by Stantec Consulting Ltd. in support of the above noted
Official Plan and Zoning By-law Amendment applications and have no objections to the
report at this time. Regional staff understand that updates were requested by the City
of Kitchener and Regional staff respectfully request a copy of the updated report for
review.
Region of Waterloo 10 -Year Transportation Capital Program:
This section of King Street East has been identified in the Region's 10 -Year
Transportation Capital Program for reconstruction in 2024/2025. For more information
related to this project, please contact Peter Linn, Project Manager at
plinn(a-)-regionofwaterloo.ca or visit the following link for additional information:
https://www.regionofwaterloo.ca/en/living-here/resources/Documents/Future-
Construction/DC 05487 InfoSheet.pdf.
Hydrogeology and Sourcewater Programs:
Although the subject lands are not located in a Wellhead Protection Sensitive Area, the
subject lands are located in proximity to WHPA-D and therefore, Hydrogeology and
Sourcewater Program staff respectfully request a prohibition on geothermal energy to
be written into the Zoning By-law. The recommended wording for the prohibition is:
"Geothermal Wells shall be prohibited on site. A geothermal well is defined as a vertical
well, borehole or pipe installation use- d for geothermal systems, ground -source heat
pump systems, geo-exchange systems or earth energy systems for heating or cooling,
including open -loop and closed-loop vertical borehole systems. A geothermal well does
not include a horizontal system where construction or excavation occurs to depths less
than five meters unless the protective geologic layers overlaying a vulnerable aquifer
have been removed through construction or excavation."
Document Number: 4100456 Version: 1
Page 367 of 410
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 further recommend meeting with Housing
Services to discuss the proposal in more detail and to explore opportunities for
partnerships or programs.
In order for affordable housing to fulfill its purpose of being affordable to those who
require rents or purchase prices lower than the regular market provides, a mechanism
should be in place to ensure the units remain affordable and establish income levels of
the households who can rent or own the homes.
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
$385,500
annual household income for low and moderate income
households
Bachelor: $950
Housing for which the purchase price is at least 10 percent
1 -Bedroom: $1,134
below the average purchase price of a resale unit in the
$576,347
regional market area
3 -Bedroom: $1,538
Based on the most recent information available from the PPS Housing Tables (2021).
In order for an owned unit to be deemed affordable, the maximum affordable house
price is $385,500.
For the purposes of evaluating the affordability of a rental unit (based on the definition of
affordable housing in the Regional Official Plan), the average rent is compared to the
least expensive of:
A unit for which the rent does not exceed 30 per cent of the
gross annual household income for low and moderate income
$1,470
renter households
A unit for which the rent is at or below the average market rent
Bachelor: $950
(AMR) in the regional market area
1 -Bedroom: $1,134
2 -Bedroom: $1,356
3 -Bedroom: $1,538
4+ Bedroom: $3,997
'Based on the most recent information available from the PPS Housing Tables (2021)
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: 4100456 Version: 1
Page 368 of 410
Should affordable housing as described above be proposed, please contact Regional
staff to discuss further.
Fees:
By copy of this letter, the Region of Waterloo acknowledges receipt of the Region's
Official Plan and Zoning By-law Amendment review fees totalling $6,900.00 (received
January 26, 2022 and deposited April 28, 2022).
Items Requiring Follow Up:
The Region shall not be in a position to provide final comments until the following
has been satisfactorily addressed:
1. Regional Acceptance of the Stationary Noise Aspects of the Environmental Noise
Report; and,
2. Regional Acceptance of the Traffic Impact Study.
General Comments:
Furthermore, any future development on the lands subject to the above -noted application
will be subject to the provisions of Regional Development Charge By-law 19-037 or any
successor thereof.
Please accept this letter as our request for a copy of the decision pertaining to this
application. Should you have any questions, please do not hesitate to contact me.
Yours truly,
Melissa Mohr, MCIP, RPP
Principal Planner
C. The Tricar Group. C/O Adam Carapella (Owner)
GSP Group Inc. C/O Amanda Stellings (Applicant)
Document Number: 4100456 Version: 1
Page 369 of 410
City of Kitchener
COMMENT FORM
Project Address: 4220 King St E and 25 Sportsworld Crossing Rd
Application Type: Official Plan Amendment OPA22/003/K/CD
Zoning By-law Amendment ZBA22/005/K/CD
Comments of: Environmental Planning -City of Kitchener
Commenter's Name: Carrie Musselman
Email: carrie.musselman@kitchener.ca
Phone: 519-741-2200 X 7068
Date of Comments: March 11, 2022
Comments required no later than: March 25, 2022
1. Plans, Studies and Reports submitted as part of a complete Plan
ion:
,moi ��,, ,�
4420 and 4278 King St East, Kitchener Proposed Mixed Use Dev�e.loprnent?Detailed Vegetation Plan
VIPprepared by Stantec, dated November 5, 2021. �/,/h 0/,��
Planning Justification Report, 4220 King Street East & 25 Sp stsworlArossing Road City of Kitchener
prepared by GSP Group, dated January, 2022 / /i��� G/ �l/// %�a
II
2. Site Specific Comments & Issues:
I have reviewed the studies as noted above to si
4220 King St and 25 Sportsworld Crossing Rd, to
Mixed Use to permit a high-density mixed-us.e-d
building) with ground floor commercial spa e ar
® There are no natural heritage
4b
significance on, or adjacent tc
WIN
i official plan and zoning bylaw amendment at
-%%
rate'the lands from Commercial Campus to
ent (two 14 storey buildings, and one 18 storey
ns of local, Regional, Provincial, or national
property.
The City's Tree Manag I/ , V.,l`ic"applies, a Detailed Vegetation Plan was submitted in support of
the application. In su;mmarythe:DVP noted:
%,
0 73 trees -were inventoried,','%no rare or threatened species were found, large shrubs such as
sumac and;.bu'ckth""o„rn were not included.
0 37 trees In the inventory will be retained.
0 36 "ds in�the inventory are recommend for removal, 5 of the trees are dead and 31 will be
of the development.
`rmmendations to mitigate impacts to trees for protection have been included within the
rtncluding the provision of Tree Protection Fencing to be installed prior to the start of
on or any construction works.
Based on my review of the supporting studies the Official Plan and Zoning By Law Amendments can be
supported. Tree loss can be compensated through the Site Plan requirements (landscaping) following an
approval of the OPA/ZBA.
3. Policies, Standards and Resources:
O As per Section 8.C.2 - Urban Forests of the Official Plan ...
A City for Everyone
Working Together- Growing Thoughtfully - Building Community
Page 370 of 410
o policy &C»1E,the Cit requires the preparation and submission o a tree management
in accordance with the City'sTee Management Policy (available on the City's Website), as a
condition of adevelopment application.
o policy 8.C.2.6., the OR will incorporate existing andor new trees into ores eJB2 pe or gad
rights-of-way and encourage new development orredevelopment to incorporate, p2Gaand
conserve eiSing heath lees and woodlands in accordance with the Urban Design Policies
in Section 13 (Landscape and Natural Features) o the Urban Design Manual and the
Development Manual.
ACity for Everyone
Working Together —Growing Thoughtfully — Building Community
Page 371 0 410
Craig Dumart
From: Lenore Ross
Sent: Wednesday, August 3, 2022 2:29 PM
To: Evan Wittmann; 'Hugh Handy'
Cc: Craig Dumart
Subject: RE: 4220 King St E and 25 Sports World Crossing Rd Revised Plans
Good afternoon Evan and Hugh,
Craig has passed along your response to Parks and Cemeteries comments regarding the updated design information
The updated documentation for streetscape design and amenity areas for the proposed OPA/ZBA at 4220 King Steet E
and 25 Sportsworld Crossing Road provides good high level direction, good precedent examples and adequate
preliminary concepts for amenity space suitable for adults in both phase Land phase 2. Provision of pet -amenity space
is noted and concepts / images are provided; these are valuable components in high-density residential
complexes. Similar precedent images and commentary should be provided for children's facilities as the unit breakdown
clearly indicates that there are 337, 2 -bedroom units in the 512 unit complex — and 2 -bedroom units comprise more
than half of the unit count in each phase - children are clearly possible in this development. The Pioneer Tower East
Planning Community is currently considered a non-residential community and has no active park space; the provision of
recreational amenities suitable for all ages and abilities on-site and for each phase is critical.
Additional information regarding the at -grade amenity space is required and high level design direction and precedent
examples for children's play spaces should be been included for both phases.
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
From: Craig Dumart <Craig.Dumart@kitchener.ca>
Sent: Tuesday, August 2, 2022 11:03 AM
To: Lenore Ross <Lenore.Ross@kitchener.ca>
Subject: FW: 4220 King St E and 25 Sports World Crossing Rd Revised Plans
Page 372 of 410
From: Craig Dumart <Craig.Dumart@kitchener.ca>
Sent: Tuesday, August 2, 2022 11:03 AM
To: Lenore Ross <Lenore.Ross@kitchener.ca>
Subject: FW: 4220 King St E and 25 Sports World Crossing Rd Revised Plans
Page 372 of 410
See their response below.
Craig
From: Evan Wittmann <evanw@gspgroup.ca>
Sent: Friday, July 29, 2022 12:14 PM
To: Craig Dumart <Craig.Dumart@kitchener.ca>
Cc: Hugh Handy <hhandv@gspgroup.ca>
Subject: RE: 4220 King St E and 25 Sports World Crossing Rd Revised Plans
Hi Craig,
In response to Lenore's comments, we have designated space for an at -grade amenity area at the rear of Tower C (Phase
2), but it has not been fully designed at this time. A significant level of detail has been provided for the overall site,
between the roof top amenity areas and at -grade streetscape treatments at this stage of the OPA/ZBA process. It is our
intention that the design of the outdoor spaces will be further detailed and confirmed through the SPA process.
Therefore, we feel it is too early in the process to dedicate certain amenity areas to specific uses or users, such as
children play areas. Although the outdoor space has not been fully detailed/confirmed at this time, indoor play areas are
planned to be incorporated into the detailed design of the buildings, which we trust addresses the concerns/comments
regarding the accommodation of children's play areas.
Thank you,
Evan Wittmann
Planner
office: 519.569.8883
direct: 226.243.7340
email:
evanw(a�gspclrouo.ca
%JSPcgrOLip
72 Victoria Street South
Suite 201
Kitchener, ON N2G 4Y9
www.cLsp Oup.ca
This communication is intended solely for the named addressee(s) and may contain information that is privileged, confidential, protected or otherwise
exempt from disclosure. If you are not the intended recipient of this communication, please advise us immediately and delete this email without reading,
copying or forwarding it to anyone.
From: Craig Dumart <Craig.Dumart@kitchener.ca>
Sent: July 28, 2022 10:39 AM
To: Evan Wittmann <evanw@gspgroup.ca>
Subject: 4220 King St E and 25 Sports World Crossing Rd Revised Plans
Hi Evan,
I provided the precedent examples and preliminary concepts for amenity space to Lenore who reviewed and has follow
up comments below. Please review and respond accordingly.
Craig
From: Lenore Ross <Lenore.Ross@kitchener.ca>
Sent: Thursday, July 28, 2022 10:34 AM
To: Craig Dumart <Craig.Dumart@kitchener.ca>; Pegah Fahimian <Pegah.Fahimian@kitchener.ca>
Subject: RE: Virtual Meeting Tomorrow 12pm - 4220 King St E and 25 Sports World Crossing Rd Revised Plans
Page 373 of 410
Hi Craig,
Thank you for the additional documentation.
The applicant has provided good precedent examples and preliminary concepts for amenity space suitable for adults in
both phase 1 and phase 2. However there are no details for the at -grade amenity space nor have play spaces /
infrastructure for children been included and this is a critical aspect to be addressed on site for both phases given the
lack of proximate active park space in the Planning Community. Children's play areas should be accommodated in the
design for both phases.
Lenore
From: Craig Dumart <Craig.Dumart kitchener.ca>
Sent: Tuesday, July 26, 2022 11:48 PM
To: Pegah Fahimian <Pegah.Fahimian kitchener.ca>; Lenore Ross <Lenore.Ross@kitchener.ca>
Subject: FW: Virtual Meeting Tomorrow 12pm - 4220 King St E and 25 Sports World Crossing Rd Revised Plans
See attached the proposed streetscape design and amenity areas for the proposed OPA/ZBA at 4220 King Steet E and 25
Sporstworld Crossing Road.
Lenore, please let me know if this addresses your initial comments on the proposed opa/zba application.
Thanks
Craig
From: Hugh Handy <hhandy@gspgroup.ca>
Sent: Tuesday, July 26, 2022 6:09 PM
To: Garett Stevenson <Garett.Stevenson kitchener.ca>
Cc: Craig Dumart <Craig.Dumart@kitchener.ca>; Adam Carapella (acarapella@tricar.com) <acarapella tricar.com>;
Chris Leigh (cleigh@tricar.com) <cleigh@tricar.com>; Evan Wittmann <evanw@gsp roup.ca>
Subject: Virtual Meeting Tomorrow 12pm - 4220 King St E and 25 Sports World Crossing Rd Revised Plans
Hi Garett,
Thanks for the call just now. Please see below and attached information which was sent over this afternoon for some
additional background.
I will send out a TEAMS meeting invitation for 12pm tomorrow. Craig — hopefully you can join us.
I am also including Adam and Chris in this email and hopefully one or both of them can join our discussion.
Hugh
Hugh Handy
PACiP, RPP
Vice President
office: 519.569.8883
direct: 226.243.7296
mobile: 519.242.5351
72 Victoria Street South
Suite 201
Kitchener, ON N2G 4Y9
Page 374 of 410
Craig Dumart
From: Katie Wood
Sent: Tuesday, July 12, 2022 3:51 PM
To: 'Lad, Hitesh'
Cc: Craig Dumart
Subject: RE: 4220 King St E and 25 Sportsworld Crossing - Updated FSR
I just got word that the FSR has been approved by KU as well as Engineering no further concerns regarding the Zone
change.
Sincerely,
HO Wood"C.E.T.
Project Manager) Development Engineering I City of Kitchener
519-741-2200 ext. 7135 1 TTY 1-866-969-9994 1 katie.wood (ab kitchener.ca
From: Katie Wood
Sent: Tuesday, July 5, 20221:21 PM
To: 'Lad, Hitesh' <Hitesh.Lad@stantec.com>
Subject: RE: 4220 King St E and 25 Sportsworld Crossing - Updated FSR
Hello Hitesh,
Thank you for making the changes. I have reviewed the FSR and have no further comments. Angela is on vacation until
July 13th but I sent her the FSR to confirm it meets KU's standards now. I will let you know when I hear back from her.
Sincerely,
gcaae Wood C.E.T.
Project Manager) Development Engineering I City of Kitchener
519-741-2200 ext. 7135 1 TTY 1-866-969-9994 1 katie.wood (cbkitchen er.ca
From: Lad, Hitesh <Hitesh.Lad @stantec.com>
Sent: Wednesday, June 29, 2022 12:31 PM
To: Katie Wood <Katie.Wood@kitchener.ca>; Craig Dumart <Craig.Duma rt@I<itchener.ca>
Cc: Chris Leigh <cleigh@tricar.com>; Adam Carapella <acarapella@tricar.com>; Hugh Handy <hhandy@gspgroup.ca>;
Amanda Stellings <astellings@gspgroup.ca>; Hendriksen, Chris (Vancouver) <Chris.Hendriksen@stantec.com>
Subject: [EXTERNAL] RE: 4220 King St E and 25 Sportsworld Crossing - Updated FSR
1
Page 375 of 410
Hi Katie,
Please find the attached updated FSR for your review, as requested.
Regards,
Mesh Lad M.Eng., P.Eng.
Project Manager/Associate, Community Development
DiFGGt; 549 595-7268
Mobile: 519-498-2809
Hitesh.Lad@stantec.com
Stantec
100-300 Hagey Boulevard
Waterloo ON N2L OA4
Stantec
The content of this email is the confidential property of Stantec and should not be copied, modified, retransmitted, or used for any purpose except with Stantec's written authorization. If you are not the
intended recipient, please delete all copies and notify us immediately.
From: Katie Wood <Katie.Wood@kitchener.ca>
Sent: Thursday, June 16, 2022 9:39 AM
To: Hendriksen, Chris (Vancouver) <Chris.Hendriksen @stantec.com>; Craig Dumart <Craig.Dumart@kitchener.ca>
Cc: Lad, Hitesh <Hitesh.Lad@stantec.com>; Harris, Joe <joe.harris@stantec.com>; Chris Leigh <cleigh@tricar.com>;
Adam Carapella <acarapella@tricar.com>; Hugh Handy <hhandv@gspgroup.ca>; Amanda Stellings
<astellings@gspgroup.ca>
Subject: RE: 4220 King St E and 25 Sportsworld Crossing - Updated FSR
Hello,
Engineering and Kitchener Utilities have looked at the updated Functional Servicing Report and there is just one minor
change that is still required.
Understanding that these properties are going to remain as two separate properties, 2 services is permitted. #25 should
be services from the watermain on King St. The drawing provided is showing that the water services is teeing off
someone else's service on Sportsworld Crossing.
Once this is changed please resubmit the document for a final review.
Page 376 of 410
City of Kitchener
Zone Change Comment Form
Address: 4220 King St E, 25 Sportsworld Crossing
Owner: Enter project address.
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: MARCH 15, 2022
❑ I plan to attend the meeting (questions/concerns/comments for discussion)%
❑X No meeting to be held � '!moo„ J/d
❑ I do NOT plan to attend the meeting (no concerns) ''% "%%,,�
1. Documents Reviewed:
1. Department and Agency Circulation Letter dated Feb 16 2022J% q%,,,q,���
oj�� p�
2. Planning Justification Report — GSP Group dated Jan 2022 � ; �,.
Vb
/�/i
3. OPA and ZBA application forms �o �� ��/
4. Concept Site Plan A101— Kasian Architecture Ontario darted 2021-11-30
5. Architectural statistics and unit count SD -902 and SD`'O. dated 2021-11-30
6. Urban Design Brief —GSP Group and Kasian,Arch tecturedated January 20222
7. Wind Study — RWDI Report dated Nov 28 2021 �%
i
r� ice/
hlwa
JFFF
2. Site -Specific Comments & Issues:,,,���
I have reviewed the documentation noted bel`o„w:submitted in support of an OPA and ZBA to allow a
mixed-use development with threebuildings (tvvo;14 storey buildings, and one 18 storey building),
consisting of 526 residential units,/, 1” p" 11 floor commercial space. The applicant is proposing to
redesignate the lands from Comm pus to Mixed use to permit the high-density mixed use
development with an FSR of 4'0 and.;proposing to rezone the lands from 'Arterial Commercial Zone
%:,,.
(COM -3) and 'CampusCommercial Zone (COM -4) with site-specific provision (37) in Zoning By-law
2019-051 to 'MIX-3'jzone with site-specific provisions related to density, building height, minimum
fagade andpodium"<h;eights.
ml
There ax0key desi considerations that must be addressed through a redesign of the site plan to
VON
T20/11",
a md% fiunctional site for residents and ensure the project fits in the context of the
'neighborhood as detailed below:
® The pr..'o.posaI needs to fully meet the tall building guidelines, specifically with regard to separation as
the guidelines are an excellent compatibility test for proposals exceeding their zoning permissions.
The tower separation distance for tower A is estimated to be 15.3 m on the north-west property
line. The current layout shows 8m setback which may lead to overlooking and privacy concerns from
adjacent properties. The proposal will need to be modified by reducing building length and/or
height until the resulting built form meets its corresponding separation target. There is an
alternative to incorporate a similar step back for upper floors as you used for Tower C.
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 1 of 4
Page 377 of 410
City of Kitchener
Zone Change Comment Form
The proposed long podium (phase 1) should be broken down using enhanced detailing and
articulation or carved out to create a higher quality public space. According to Tall Building Design
Guidelines, buildings longer than 70m should demonstrate enhanced streetscaping, materials and
building articulation.
,NQ`
The proposed corner treatment to be further enhanced to create visual interest a,t street'edge.
could be achieved by special massing and architectural treatments on both streets <to give
prominence along the frontages and visually distinguish these sites.
0
This
• Integrate at -grade parking into the structure;pa`rking or underground garage and place it behind
active uses along street edges. Where visible, screen/clad above -grade structured parking using
high-quality materials consistent with'and'complementary to the overall building design.
• The area between the building's €ace andthe property line should be well integrated with the street
and public realm to deliver,,high,,q I tyand seamless private, semi -private and public spaces.
• 3 -bed units are desirable;as'they�'pr„oxide more living space for families. A higher percentage of these
units might help with community engagement.
• The currentsite andbuilding Ta show indoor amenity space in both building phases and outdoor
amenity space.only;in phase 1. Due to the lack of amenity space in this neighbourhood, outdoor
amenity space should be maximized; please see Urban Design Manual for minimum requirements
and specifications
• ,;,Provide'multlple above grade rooftops and podium amenities with a minimum of
`(2 sglm X # ;units) + (2.5 sq.m x #bedrooms - #units) =outdoor amenity space. The amenity space
should be high quality and should connect to the building. The common amenity area should include
active areas for children with equipment as well as passive amenity areas with seating and
shade
• Balconies may be staggered in a creative pattern to lighten the structure and provide private
outdoor space for the units.
• The proposed tower may be expressed with alternating solid cladding around balconies and
glass curtain walls around living areas.
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
'P%6 "Jh of 410
City of Kitchener
Zone Change Comment Form
• The significant enhanced site/landscape design of this site should be considered, particularly on the
corner of King and Sportsworld Crossing and the private amenity for residents .
• The building facades fronting on King Street and Sportsworld Crossing should contain an appropriate
amount of glazing and articulation, particularly along the lower 5m where the building addresses the
sidewalk.
• Due to frequent changes in color and material, the proposed building looks too busy visually. The
lighter materials such as glass are highly encouraged to minimize perceived mass, provide contrast,
and enhance the proposed fagade. 9.
• The underground parking structure should have sufficient setback from the pro pert jrnesto°o,/
accommodate the necessary soil volume to support required large-statured, high anopy�tree,s%
Perimeter trees should not be located on the garage slab roof. Within the site, °ite'quired tree'
o,,..
plantings can be accommodated on the garage slab but will still require standard rnFnimum soil
volumes.
o
Affiffi/11001/11
KI
3. Comments on Submitted Documents
, 000
1. Urban Design Brief —GSP Group and Kasian Architect�ure</datedaJanuary 20222
• Consider step backs for the upper storeys in thetower,`both to increase articulation/visual interest
f�/%
in the building and create room for shared outdoor amenity space. This will also facilitate the
transition to low-rise neighbourhoods.
g
• The building facades fronting on King anted%Sportsworld Crossing should contain an appropriate
amount of glazing and articulation �'
g g ,par%tcularfy1a#,ong the lower 5m where the building addresses the
:.
sidewalk. % of %
• Towers are highly visibleelernntsof'ft}�eurban environment and must meet Kitchener's highest
standards for design excell`ence�The'building should be designed and clad with different materials
and colors so that theyre;a.d a's distinct from one another.
r1l PON,
• Provide natural survea.11ance. 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
King Street ghd. Sport"s'-world Crossing.
�.. // �?
• /P:rovid'ematerialtty 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.
IV
%i j
• Wind' sessment and Noise feasibility study required for outdoor amenity and the pedestrian
realm.
• Microclimate analysis— separation analysis that verifies how the proposed design meets the Tall
building design guidelines. Maintain daily access to at least 5 hours of cumulative direct sunlight
during the winter months.
• The proposed towers should have unique top features that are architecturally excellent, highly
visible and makes a positive contribution to the image of Kitchener developing skyline.
A City for Everyone
Working Together— Growing Thoughtfully — Building Community
Pae 3 of 4
''age 379 of 410
City of Kitchener
Zone Change Comment Form
® Residential entrances should be clearly identified and offer access from both the public realm and
the private parking side of the building.
® All utilities should be coordinated with the landscape design and with building elevations to provide
a high-quality pedestrian experience with the site and from the public realm. Infrastructure should
be located within the building in mechanical/electrical rooms and exterior connections located
discretely and incorporate physical screens or landscape plating as required. Surface transformers or
,
service connections visible from the public realm are not supported. /
Wind Study — RWDI Re
p ort dated Nov 28 2021
The submitted preliminary Wind Study indicates that wind speeds at ther�nam entrance are anticipated
to be general) suitable for the intended use throughout the year. The, onl'exce tion is the entrance at
Y g Y �i Y po
the southwest corner of Tower C where higher wind speeds and con:diti'o;ns comfortable for strolling are
/,.p//// j o
anticipated during the winter. ��11/ ,
A full Wind Assessment should be provided for review at the%
proposal should be developed that addresses the w,impact
f/
> �O.
'/,
len
V /A/00014
j10
/,//�:�/j
& //
n application stage. A revised design
n'ed in the submitted wind study.
A City for Everyone
Working Together— Growing Thoughtfully — Building Community
Pftg I& of 410
Craig Dumart
From: Pegah Fahimian
Sent: Tuesday, July 12, 2022 1:20 PM
To: Craig Dumart
Subject: RE: 4220 King St E and 25 Sports World Crossing Rd Revised Plans
Hi Craig,
I have reviewed the updated plans revised on June 30, 2022, and I am generally satisfied with the changes made from an
urban design perspective. I will have more detailed comments on the proposed design and building elevations at the
Site Plan Stage.
Thanks,
Pegah Fahimian; BArch, M.Arch, MUD
Senior Urban Designer/ Planning Division /City of Kitchener
519-741-2200 ext. 7342 / TTY 1-866-969-9994
Pegah.Fahimian@kitchener.ca
From: Craig Dumart <Craig.Dumart@kitchener.ca>
Sent: Monday, July 4, 2022 11:21 AM
To: Pegah Fahimian <Pegah.Fahimian@kitchener.ca>
Cc: Lenore Ross <Lenore.Ross@kitchener.ca>
Subject: FW: 4220 King St E and 25 Sports World Crossing Rd Revised Plans
See attached the updated concept plans for 4220 King St e and 25 Sports World Crossing Road. Please review and let me
know if your initial comments are addressed.
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 .kitchener.ca
From: Evan Wittmann <evanw@gspgroup.ca>
Sent: Thursday, June 30, 2022 11:58 AM
To: Craig Dumart <Craig.Dumart@kitchener.ca>
Cc: Hugh Handy <hhandy@gspgroup.ca>
Subject: [EXTERNAL] 4220 King St E and 25 Sports World Crossing Rd Revised Plans
Hi Craig,
I
Page 381 of 410
Craig Dumart
From:
Frank Ruszer <,
Sent:
Friday, March 25, 2022 9:35 PM
To:
Craig Dumart
Subject:
[EXTERNAL] Fw: Failure Notice
Hello Craig,
I'm writing to you regarding the proposed development at 4220 King St. and 25 Sportworld Crossing Rd
I'm against this development, for a number of reasons. This will lead to the area looking like a ghetto, full of highrises, as
you already have an application for 4396 King St East. This will also set a precedent for other large developments in the
area. Visitors to the Waterloo Region who exit from the 401 will be greeted by highrises, akin to those at Mississauga and
Toronto. The difference is that the street will not be as wide as the streets in Mississauga or Toronto, the area frankly
will look ugly; there is no other world for it.
The City of Kitchener need to do their own traffic study that will consider this area with all the highrises you're
planning. May I remind you that just recently, the Ion was shut down due to icy roads, as the trains cannot navigate ice
and snow, slippery conditions. During the winter, you will have a traffic mess in the area, with cars turning off from the
401. Apparently, the Ion also does not run well during humid weather, so you may have the same problem during the
summer hot and humid days. Have the City of Kitchener seriously considered this planning?
If you wish to build highrises, please consider low rise design of 6 storey, terraced design that would be visually more
appealing and set further back in from the street.
Furthermore:
1. These developments need to be reviewed together, not separately, as their impacts will be additive.
2. They will change the character of this area of Kitchener. It is not meant to be a city centre -type environment
and in fact it was agreed when the Deer Ridge area was developed that the area would not be impacted in
terms of the character of the area. A 18 storey building is not compatible with the rest of the area.
3. For the approval of 4396 King St. building, this zoning change will lead to a precedent of further high rise
development, which is NOT consistent with the area. It is NOT a city centre.
4. It will lead to even more traffic congestion. The intersections around Sportsworld Crossing, Sportsworld Drive
and King Street are already over congested. King street itself takes too much traffic. Until an exit ramp between
Highway 8 and the 401 westwards is built, there is NO MORE capacity for traffic along King Street between the
off -ramp of Hwy 8 and the exit to the 401 in the London direction.
5. Has a recent traffic study been done by the City? You cannot rely on a study that is commissioned by the
builder. This would be like hiring the fox to design the fence around the chicken coop.
6. Our neighbourhood, Grand Hill Village relies on well water, every house has their own well and septic
system. I think the Edgehill neighbourhood is also on well water. Has a water study been done by the
City? City of Kitchener needs to make sure that these developments will not change our water supply.
I would like to also point out that consultation has not been consistent by the City i.e. some local neighbourhoods, some
people on Deer Ridge were included and notified of this development. Others, like our neighbourhood (Grand Hill Drive)
was excluded for no obvious reason.
Thank you,
Frank Ruszer
Page 382 of 410
Craiq Dumart
From: M R
Sent: Friday, Marcn ��, cvcc ,.,-, pM
To: Craig Dumart
Subject: [EXTERNAL] Fwd: 4220 King Street East and 25 Sportsworld Crossing Rd.
Hello Craig,
I'm writing to you regarding the proposed development at 4220 King St. and 25 Sportworld Crossing Rd.
I'm against this development, for a number of reasons. This will lead to the area looking like a ghetto, full of highrises, as
you already have an application for 4396 King St East. This will also set a precedent for other large developments in the
area. Visitors to the Waterloo Region who exit from the 401 will be greeted by highrises, akin to those at Mississauga
and Toronto. The difference is that the street will not be as wide as the streets in Mississauga or Toronto, the area
frankly will look ugly; there is no other world for it.
The City of Kitchener need to do their own traffic study that will consider this area with all the highrises you're
planning. May I remind you that just recently, the Ion was shut down due to icy roads, as the trains cannot navigate ice
and snow, slippery conditions. During the winter, you will have a traffic mess in the area, with cars turning off from the
401. Apparently, the Ion also does not run well during humid weather, so you may have the same problem during the
summer hot and humid days. Have the City of Kitchener seriously considered this planning?
If you wish to build highrises, please consider low rise design of 6 storey, terraced design that would be visually more
appealing and set further back in from the street.
Furthermore:
I. These developments need to be reviewed together, not separately, as their impacts will be additive.
2. They will change the character of this area of Kitchener. It is not meant to be a city centre -type environment
and in fact it was agreed when the Deer Ridge area was developed that the area would not be impacted in
terms of the character of the area. A 18 storey building is not compatible with the rest of the area.
3. For the approval of 4396 King St. building, this zoning change will lead to a precedent of further high rise
development, which is NOT consistent with the area. It is NOT a city centre.
4. It will lead to even more traffic congestion. The intersections around Sportsworld Crossing, Sportsworld Drive
and King Street are already over congested. King street itself takes too much traffic. Until an exit ramp
between Highway 8 and the 401 westwards is built, there is NO MORE capacity for traffic along King Street
between the off -ramp of Hwy 8 and the exit to the 401 in the London direction.
5. Has a recent traffic study been done by the City? You cannot rely on a study that is commissioned by the
builder. This would be like hiring the fox to design the fence around the chicken coop.
6. Our neighbourhood, Grand Hill Village relies on well water, every house has their own well and septic
system. I think the Edgehill neighbourhood is also on well water. Has a water study been done by the
City? City of Kitchener needs to make sure that these developments will not change our water supply.
I would like to also point out that consultation has not been consistent by the City i.e. some local neighbourhoods, some
people on Deer Ridge were included and notified of this development. Others, like our neighbourhood (Grand Hill
Drive) was excluded for no obvious reason.
Page 383 of 410
Craig Dumart
From: Mike and Jen Hughes
Sent: Monday, February 28, 2022 8:13 PM
To: Craig Dumart
Cc: John Gazzola
Subject: [EXTERNAL] Concern for development in our neighbourhood
Hello,
I'm writing regarding the application for development in our neighbourhood at 4220 King St. East to 25 Sportsworld
Crossing Rd. My family lives , and we already wait a very long time to get out of our neighbourhood. There
are only two ways in and out of our neighborhood onto King Street, and they are always very, very busy because King St.
is the only way for transportation to go onto the 401 west. I worry about emergency vehicles being able to get into our
already difficult -to -get -to neighbourhood. If 3 more buildings with 525 residential units were to be built, the problem
would be even more unsafe.
Please, do not develop those buildings.
Thanks for your time,
Jennifer and Michael Hughes
Page 384 of 410
Craig Dumart
From: gordon.n
Sent: Wednesday, June 1, 2022 3:21 PM
To: Craig Dumart
Subject: [EXTERNAL] Re: RE: Re: 4220 King Street East and 25 Sportsworld Crossing Road
Neighbourhood Meeting
Hello Craig
Thanks for your interest in my concerns.
Yes if you have the time I would appreciate discussing with you the problems I see with the current
approach
My telephone is
Thankyou
Gordon Nicholls
------ Original Message ------
From: Craig. Duma rt@kitchener.ca
To:
Sent: Monday, May 30, 2022 10:06 PM
Subject: RE: Re: 4220 King Street East and 25 Sportsworld Crossing Road Neighbourhood Meeting
Good evening,
Thank you for your comments and we will see you at the Neighbourhood meeting next week. If you
would like to discuss in advance of the meeting please let me know and I will set up a call for us to
discuss your concerns.
Craig
From: gordon.n
Sent: Friday, May 27, 2022 2:07 PM
To: Craig Dumart <Craig.Dumart@kitchener.ca>
Subject: [EXTERNAL] Re: 4220 King Street East and 25 Sportsworld Crossing Road Neighbourhood
Meeting
Dear Mr Dumart
I would like to participate in the meeting on June 7th.
Page 385 of 410
As you may know I participated in the meeting held by Mr Pinell and as a result of what I
learned at that meeting I have revised the letter I sent at that time
Please find attached my updated letter which sets forth a set of steps that will allow for
proper planning and citizen involvement before decisions are made to allow
construction of buildings that exceed the current ByLaw standards.
I thank you for considering my suggestions
Yours truly
Gordon Nicholls
------ Original Message ------
From: Craig.Dumart@kitchener.ca
To: Craig. Duma rt@kitchener.ca
Cc: John.Gazzola@kitchener.ca
Sent: Tuesday, May 17, 2022 9:24 PM
Subject: 4220 King Street East and 25 Sportsworld Crossing Road Neighbourhood
Meeting
Good evening,
Please see below information for the June 7th Neighbourhood Meeting to discuss the
proposed developments at 4220 King Street East and 25 Sportsworld Crossing Road.
Please click the link below to join the webinar:
https://kitchener-ca.zoom.us/m/85892624759
Page 386 of 410
27 May, 2022
Mr Craig Dumart--Planner City of Kitchener
Mr Andrew Pinell--Planner City of Kitchener
M ayor Vrabanovic, City of kitchener
City of Kitchener Council Members
Dear Misters Dumart, Pinell and Vrabanovic and members of Kitchener City Council
I write to you about the proposals for high rise buildings at 4220 and 4396 King Street in South Kitchener
In my previous letter dated 20 March, 2022, 1 stated that the request by developers to build these large New York style
city centre tall buildings without doing a major planning study for the entire area shows either a lack of forethought by
the Kitchener planning department or instructions from City Council to avoid the correct planning process.
In reply to this Mr Pinnell stated at the Zoom meeting that a new planning study would be done starting in 2023. 1 am
pleased to hear that you will indeed do a new Official Plan for this commercial car -centric area,
BUT I do not at all understand how you are prepared to receive requests for major rezoning before you do the new
Official Plan. As I stated during the Zoom meeting "You are putting the cart before the horse". I will go further and state
that if you want citizens to have confidence in and give support to the plans for a changing and growing city then please
do it in a sensible way.
I will therefore suggest you re -consider the process you have started and take the time to plan carefully by following the
steps that follow:
1. Prepare a master plan for the entire commercial area shown in the map below. Ideally this plan should contain the
fundamental planning ideas proposed by Jane Jacobs
2. This plan must be completed and past into law by the City Council before any new buildings will be approved.
4�
c
Setflers a°o
Grove Park Pioneer Tower Rd
RiverEdcge Golf Club
IM
ATS Autc
Page 387 of 410
3. The new master plan should consider the following important concepts that are consistent with Jacobs' planning
ideas:
I. How to integrate buildings that combine housing with retail and business into the current commercial mix;
II. How to introduce European style mid rise buildings of four up to eight stories high that will allow for
intensification and also allow for appropriate transition from the low rise housing that is nearby;
III. How to introduce bike and pedestrian trails so that people can move safely around this very car centred
area that has the dimensions shown on the map;
IV. Show where adequate green/park space will be created to serve the new residents who will occupy the
new residential buildings and how this park space will be acquired;
V. Do studies to determine if there will be any impact on :
(a) the aquifers that supply water to the adjacent communities of Grand Hill Village and
Pinegrove that depend on private wells and
(b) also on the potential increase in traffic on the current road system.
4. This master plan should be developed in consultation with both potential developers and also representatives of the
adjacent communities of Deer Ridge, Grand Hill Village and Pinegrove.
Thank you for your attention to these suggestions. I hope you will consider them seriously and take the actions
suggested.
Yours truly
Gordon Nicholls
CC- Councillor Gazzola
Mayor Vrabanovick and all Kitchener Councillors
Page 388 of 410
Craig Dumart
From: MJ
Sent: Sunday, February 27, 2022 2:00 PM
To: Craig Dumart
Cc: John Gazzola
Subject: [EXTERNAL] Notice of development application concerns
> Dear Mr. Dumart,
> I am writing to you as a resident of the in which GSP group has made an application for development
at 4220 King St E at 25 Sportsworld crossing Dr, Kitchener.
> We wish to express a deep level of concern for how the 18 storeys, 3 building with 525 residential units proposed
development would impact this already very busy and mixed used area.
> Dropping a high rise residential development onto the area of an ready overburdened area with traffic, busy with
Amazon, Loblaw distribution, Challenger Motor Freight traffic, Toyota plant traffic, Costco traffic, GO Transit and other
bus traffic, not to mention the Hwy 8 on/off ramps, and the exit for the 401 toward London is a recipe for DISASTER.
> That location is NOT conducive to a sudden influx of pedestrian and bicycle traffic, not to mention the strain it would
place on the local transit utilization from that location and the increase on carbon footprint.
> Politely stated, what would the city be thinking?
> There is no school, no daycare, limited grocery, no Beer store neither LCBO, no parks or open green spaces nearby. It
will only push non-resident foot and bicycle traffic into the adjacent neighborhoods (our area) thereby disrupting and
overburdening the green space and recreational infrastructure in those areas, also increasing crime that will negatively
impacting our quality of life.
> We are AGAINST this application, NOT in favour. Please record our sentiments/concerns accordingly.
> With respect
> Marie-Josee Guerin
> Slobodan Martinovic
> cc. Councillor John Gazzola
Page 389 of 410
Craig Dumart
From:
Sent: Sunday, February 27, 2022 1:22 PM
To: Craig Dumart
Subject: [EXTERNAL] Development application at king st. E & Sportsworld crossing rd.
Good afternoon Mr. Dumart,
As a resident of the area in which there has been an application for development at 4220 King St E and 25
Sportsworld Crossing Dr, Kitchener, I am writing to you with major concerns.
Having a high rise residential development will lead to many issues for local residents, as well as commuters.
This will create even more traffic in an already congested area in Kitchener. I am also very concerned about
the issues that foot and bicycle traffic could cause heading in either direction on King St., an area that has no
actual sidewalk or bike path. This is very dangerous around the highway (both highway 8 & 401) on/ off ramps
and under the bridge towards Preston.
My next concern is the lack of green space. There is absolutely no green space, parks, etc provided for this
development. This will cause a significant impact on my community, which is not designed for 500+ residents.
Our neighbourhoods were designed for what has been built here. If there is going to be a development, it
should be up to the development to provide adequate green space for their residents. If there is no green
space provided this will also lead to a significant increase in foot traffic across King St and Deer Ridge Dr., an
already busy intersection.
My last concern in regards to this development is the lack of amenities located nearby. There is no grocery
store, pharmacy, LCBO, Beer store, etc. that would be needed for this kind of development. Please note: by
grocery store and pharmacy I list that as ones with extended hours, the pharmacy in the area and Costco and
Dutchies do not provide you with the same hours as a regular grocery store or larger pharmacy would. These
are essential for a development of this size and type (lack of transportation for many).
We are not in favour of this development!
Thank you,
Jamie Kelly
Page 390 of 410
Craig Dumart
From:
Sent: Sunday, February 27, 2022 1:11 PM
To: Craig Dumart
Subject: [EXTERNAL] Application Feedback
VV I tat L'S'D highlighted Application?
ZBA221005/KIC
Address: 4220 KING ST E
Application Number: ZBA22/005!K/CD
Application Type: Zoning By -Law Amendment
Application Summary: For implementation of OPA22r'003, r'/CD,
Applicant: CSP GROUP INC
Property Owner: 4220 KING STREET(KITC:HEC{fER) LlMITED,THETFICAR
GROUP
Status Update: The application has been circulated foo public comment.
City Planning Contact: Craig Dumart, MCIP, RPP
Contact Email: Cra1g.Durnar0kitchener.ca
Contact Phone Number: 519-741-2426
Contact TTY: 1-366-969-9994
Council Meeting Information: Click He e
Ward: 3 - Find your cite councillor
Appeal Process: ria person or public bony does not make oral submissions at
a public meeting or make written submissions to, the City prior to the approval
of a development, a Trilbunal may dismiss an :appeal made in relation to the
applications. If you have any questions or require further clarification regarding,
As a resident in the i I felt to compelled to comment on this application.
I can't adequately stress who adamantly opposed to this proposal.
1
Page 391 of 410
I don't think that his development is appropriate in this area for a number of reasons.
• King Street and Maple Grove are already inadequate for the traffic load that they are carrying with the current
residential and commercial activity.
It is not unusual to sit through traffic light cycles currently trying to turn into our neighbourhood or from King
Steet onto Maple Grove. This will only exacerbate these problems.
• This area is entirely residential and low rise commercial development; this 25 and the 30 story proposal for the
corner of King and Maple Grove are entirely out of character with the neighbourhood.
• There is no allowance for recreational space or parkland in this proposal. There is park space in the Deer Ridge
development but this could put significant pressures on both the park spaces but the access roads in the
neighbourhood.
I have been a homeowner in the 'for almost twenty years and some very
specific considerations made in my decision in this area.
Avoidance of this type of development, in fact limited opportunity for any development in the area, was a major
consideration and a primary reason why I purchased here.
It is my, and many of my neighbours, opinion that this will significantly degrade the quality of life in the neighbourhood
and the value of our properties.
Scott Warnez
Virus -free. www.avq.com
Page 392 of 410
Craig Dumart
From:
Sent: Thursday, March 3, 2022 11:46 AM
To: Craig Dumart
Subject: [EXTERNAL] 4220 King St E and 25 Sportsworld Crossing Rd
Craig,
How have you been? I received a notice about an application for development at 4220 King St E and 25 Sportsworld
Crossing Rd, and saw your name as the contact. I figured it must be the same Craig that I went to school with at UW!
I know several neighbours in the Deer Ridge area are against the development (I'm sure you have already received
feedback from them), but I wanted to share a quick note that I, along with other households in the neighbourhood, are
for it. I'm not sure if you have received positive feedback yet, but a few pointers below:
Streetscape improvements needed
The streetscape on this side of King St is not great. The Mandarin building is quite old and in need of repair, and the
parcel in front of Tri -City Eye Care has been vacant too long. Some may argue that simply putting a commercial plaza is
enough, as condo towers will add too much traffic to an already busy King St. However, incorporating buildings like this
with commercial on the main floor and condos above, will create much needed height which will enhance the
streetscape from King St and the expressway. I feel that the urban design plan is well thought out, with finishes
matching the neighbourhood and the main floor commercial complementing the surrounding commercial buildings.
Support for local businesses
With the ongoing pandemic, some of our favourite neighbourhood restaurants have taken a hit (Broken Egg, Fionn
MacCools, Turtle Jacks to name a few). Especially with people working from home, office buildings in the area have been
near empty. Many of those office workers would have lunch at these restaurants, so lunch hour business (which they
depend on) has gone down significantly. As the work -from -home trend may continue, adding housing in the form of
condos would do wonders, not just for the restaurants but for our Deer Ridge Pharmacy and other businesses as well.
Again, this makes the location ideal. Businesses down Hespeler Road for example are supported well by most of
Cambridge. Homer Watson is supported by Conestoga College, Doon and Pioneer Park. Fairway is supported by
Chicopee, Stanley Park, Hidden Valley and Country Hills to name a few. However this part of King Street has most of its
support from Deer Ridge, which is not a huge community. Without growing Deer Ridge into a big suburbia like Doon and
Activa have become, adding a few well appointed condo towers as proposed would keep the "luxury" feel of the
neighbourhood, while still providing support for these local businesses that we don't want to see close down. In line
with this, I'm hopeful that Mandarin will stay close by if this project moves forward. Maybe they can take over the
former Allianz building behind Candle Crescent... They are well supported by our neighbourhood and we don't want to
see them go.
The need for housing
As someone working in real estate, I can tell you that many people downsizing from homes in Deer Ridge have nowhere
to go if they want to stay in the neighbourhood. The closest area is King St and River Rd which does not appeal to Deer
Ridge buyers, or have the same quality of construction that they are used to. Many are moving to Barrel Yards in
Waterloo or elsewhere. This also appeals to young professionals and first time buyers, who are being pushed out of the
market and can't seem to afford detached homes or even townhomes at the moment. There are options in other parts
of town, but not many options for quality condos near the 401, if any at all. So to me, this is an ideal location. Yes, there
will be more traffic, but I don't believe it will be as much of a concern as people think. You may see a few more cars
coming and going here and there, however you won't see everyone and their cars from these buildings at the same
Page 393 of 410
time. Transit will also be more prevalent with the extended LRT, and I'm also hopeful that at some point, there will be a
westbound ramp from the expressway to the 401 to alleviate traffic on King Street.
I think the main concern that Deer Ridge residents have is what an influx of so many people will have on the community.
Increased traffic, a loss of the exclusive/luxury feel of the neighbourhood, and more people using our greenspace
to name a few. People are quick to judge, and need to understand that Planners have been doing their research on this
project for quite some time. Way before the community was notified. If they have assurance that these concerns will be
addressed, I know that more residents will be in support of this project.
I would love to see this move forward.
Thanks Craig,
SETH SIEl1NARINE
Page 394 of 410
Craig Dumart
From:
Jeffrey Dow
Sent:
Tuesday, March 8, 2022 2:15 PM
To:
Craig Dumart
Cc:
Andrew Pinnell
Subject:
[EXTERNAL] 4220 KING ST E
Hi Craig,
Hope all is well. My name is Jeffrey Dow and I am a local CPA and realtor here in KW. I have lived in Deer Ridge
for quite some time now, growing up and now as an adult.
Could you please provide some information on appeal rights for this building? I am not sure if you live in the
area, but the traffic is already very dense, to the point that I struggle to get home from work in a reasonable
time frame due to high density traffic in every direction surrounding the target property for this development.
Adding another 628 units at 4220 KING ST E, in addition to the 616 units being proposed down the road at
4220 KING ST E, which I have contacted Mr. Pinnell about (and CC'd here for continuity), seems like a
disservice to those who already reside in the community.
do hope that when you are reviewing the traffic surveys on both of these properties, that this be done in
conjunction with one another and not independently. I am sure neither traffic study completed was inclusive
of the additional units being sought out down the road from each other. This will put a massive strain on the
current infrastructure and will not be able to handle this amount of development.
Any additional information you can provide would be appreciated.
Thanks,
Jeffrey Dow
Page 395 of 410
Craig Dumart
From:
Sent:
To:
Cc:
Subject:
Dear Mr. Pinell and Mr. Dumart,
Susan Leat
Saturday, March 19, 2022 11:57 AM
Andrew Pinnell; Craig Dumart
John Gazzola
[EXTERNAL] Developments at 4396 and 4220 King st.
I have been in contact with each of you individually, but I am now emailing you both regarding these two developments,
because I think that these two developments should not be considered separately - their joint impact will be greater that
each one separately.
As the President of Grand Hill Village Association, I have already registered the fact that we were not informed about
these developments and only heard through other local associations's Facebook pages and other informal means. I
heard from both of you that Kitchener used a diameter of 240 m, which is greater than the 120m required by the
Planning Act. However, I would like to point out that our ONLY access from our neighbourhood IS within 240m of the
4220 King St development. In future, if the City wishes to be more inclusive than the Planning Act (which is a good thing,
as the Planning Act is woefully inadequate in this regard), the City should consider notifying neighbourhoods and
businesses whose ACCESS is within the 240m, especially when it is an ONLY access. Impacts on traffic flow (which there
will be for these developments) is a sufficient reason for notifying local residents and businesses.
Now to address our concerns. We have the following concerns and are against the high-rise development as it is
proposed because
1. These two developments will change the character of this area of Kitchener. It is not good planning for it to
become a city centre -type environment and in fact it was agreed when the Deer Ridge area was developed that
the area would not be impacted in terms of the character of the area and that the ouses on Deer Ridge would
not be very densely placed. An 18 storey building is not compatible with the rest of the area which is currently
all low rise and it will have a large impact onthe character of the area. There is NO OTHER high rise in the area.
2. For the development at 4396, this zoning change will lead to a precedent of further high rise development,
which is NOT consistent with the area. It is NOT a city centre.
3. It will lead to even more traffic congestion and will definitely change the traffic flow. The intersections around
Sportsworld Crossing, Sportsworld Drive and King Street are already congested. King street itself takes too much
traffic. Until an exit ramp between Highway 8 and the 401 westwards is built, there is NO MORE capacity for
traffic along King Street between the off -ramp of Hwy 8 and the exit to the 401 in the London direction. The City
needs to demonstrate that there is a capacity for the increase in traffic which will occur. A new traffic study
needs to be done.
4. Has a water supply study been done? Grand Hill Village is on well water and so the City needs to demonstrate
that these two new developments (taken together) will not change our water supply.
5. What provision for green space has been made for the residents of the new developments? There is NONE in
this area at present. This should be included, as it has been demonstrated that green space leads to better
health and quality of life and is important for the environment.
6. 1 note that about 600 parking spaces are included. If the purpose of the developments is that they will be close
to a future LRT stop, why is so much parking required? Is not the expectation and plan that the residents should
use fewer cars and use the LRT more? If not, then there is no need to position it close to the LRT stop.
7. 1 see that the public meeting for 4396 is to be on-line public. I have concerns that this will severely limit the
interaction, as the interaction can be heavily controlled by the moderator, and not all voices and opinions will be
heard.
Page 396 of 410
Lastly, I will say that we are not against all development. We realise the need for development and intensification (as
opposed to sprawl). However, mid -rise development (up to 8 storeys) would be more appropriate in this area. It would
be more consistent with the area, have less impact on traffic and water, and would result in a generally more liveable
environment for all.
Jennifer Leat
Jennifer Leat
President, Grand HILL VILLage Association
Page 397 of 410
Craig Dumart
From: Susan Leat
Sent: Thursday, March 10, 2022 12:23 PM
To: Craig Dumart
Subject: [EXTERNAL] RE: Development at 4220 King St
Hi Craig,
Thanks for the offer of a personal discussion. I may take you up on that. I will let you know
Dr Leat
From: Craig Dumart <Craig.Dumart@kitchener.ca>
Sent: 10 -Mar -22 11:39 AM
To: Susan Leat <susan.leat@uwaterloo.ca>
Cc: John Gazzola <John.Gazzola@kitchener.ca>
Subject: RE: Development at 4220 King St
Hi Dr. Leat,
Any comments received are formal comments that will form part of the public comments appendix's included In the
staff report. If you would like to set up a one on one meeting to discuss the proposed development at 4220 King Street
East please let me know when you would have availability.
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.dumartakitchen er.ca
From: Susan Leat <susan.leat@uwaterloo.ca>
Sent: Thursday, March 10, 2022 11:18 AM
To: Craig Dumart <Craig.Dumart@kitchener.ca>
Cc: John Gazzola <John.Gazzola@kitchener.ca>
Subject: [EXTERNAL] RE: Development at 4220 King St
Craig,
These two properties are not part of the Grand Hill Village Association, and therefore we, as a Neighbourhood
Association, were not informed. Our Association includes the house on the loop of Grand Hill Drive and Kirksway and the
Crestway.
You didn't answer my other question about whether my email counts as a "formal response" and therefore I am on the
list.
And by the way, I do have a name. You can address me as Dr. Leat, which I used in my reply below.
Page 398 of 410
Dr Leat
From: Craig Dumart <Craig.Dumart@kitchener.ca>
Sent: 10 -Mar -22 11:02 AM
To: Susan Leat
Cc: John Gazzola <John.Gazzola@kitchener.ca>
Subject: RE: Development at 4220 King St
Good morning,
The 240m metre circulation does include houses on Grand Hill Drive, particularly 280 and 284 Grand Hill Drive. As
previously mentioned in my initial response, the Planning Act requires 120metre circulation. The City of Kitchener goes
above and beyond that and circulates 240 metres for all Official Plan Amendment and Zoning By-law Amendment
applications (this application's circulation was treated and circulated identical to the 4396 King Street East application).
No decisions have been made on either application and both are in the early stages and will be evaluated on their own
merits. If you would like to set up a one on one meeting to discuss the proposed development at 4220 King Street East
please let me know when you would have availability.
Thanks,
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 craia.dumartCcDkitchen er.ca
f =,
AL L"n i�
From: Susan Leat <
Sent: Thursday, March 10, 2022 10:44 AM
To: Craig Dumart <Craig.Dumart@kitchener.ca>
Cc: John Gazzola <John.Gazzola@kitchener.ca>
Subject: [EXTERNAL] RE: Development at 4220 King St
This circle does NOT include any houses on Grand Hill Drive. I think you are confused with Folleys Lane which is not a
part of Grand Hill Village.
I also think that the law is not adequate in this regard. And I understand from Andrew Pinnell, who is the main contact
for the other development at 4396, King st, that they went beyond the minimum requirements in that case. Perhaps it
would have been expedient if you had done so. It is obvious from an quick look at Google maps, that it is not only the
houses which are close which will be impacted, but those further down Deer Ridge and in Grand Hill Drive BECAUSE OUR
ONLY EXIT ONTO KING ST IS OPPOSITE THIS PROPOSED DEVELOPMENT. Perhaps you could have considered this.
And does an email count as formal input? How was I to know that my response meant that I would automatically be on
the list?
Dr Leat
From: Craig Dumart <Craig.Dumart@kitchener.ca>
Sent: 10 -Mar -22 10:34 AM
To: Susan Leat
Page 399 of 410
Craig Dumart
From:
Susan Leat
Sent:
Thursday, March 10, 2022 10:44 AM
To:
Craig Dumart
Cc:
John Gazzola
Subject:
[EXTERNAL] RE: Development at 4220 King St
This circle does NOT include any houses on Grand Hill Drive. I think you are confused with Folleys Lane which is not a
part of Grand Hill Village.
I also think that the law is not adequate in this regard. And I understand from Andrew Pinnell, who is the main contact
for the other development at 4396, King st, that they went beyond the minimum requirements in that case. Perhaps it
would have been expedient if you had done so. It is obvious from an quick look at Google maps, that it is not only the
houses which are close which will be impacted, but those further down Deer Ridge and in Grand Hill Drive BECAUSE OUR
ONLY EXIT ONTO KING ST IS OPPOSITE THIS PROPOSED DEVELOPMENT. Perhaps you could have considered this.
And does an email count as formal input? How was I to know that my response meant that I would automatically be on
the list?
Dr Leat
From: Craig Dumart <Craig.Dumart@kitchener.ca>
Sent: 10 -Mar -22 10:34 AM
To: Susan Leat
Cc: John Gazzola <John.Gazzola@kitchener.ca>
Subject: RE: Development at 4220 King St
Good morning,
Any residents who provide formal written comments are automatically added to the email distribution list to be notified
of upcoming public meetings. Residents and property owners within 240 metres of the subject lands were sent a
Postcard from the city notifying residents of the proposed development. I can confirm residents on Grand Hill Drive
were sent postcards. Below is a screen shot of properties within 240 metres of the 4220 King Street East that would
have been circulated.
Page 400 of 410
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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(o)kitchener.ca
From: Susan Leat
Sent: Thursday, March 10, 2022 9:35 AM
To: Craig Dumart <Craig.Dumart@kitchener.ca>
Cc: John Gazzola <John.Gazzola@kitchener.ca>
Subject: [EXTERNAL] RE: Development at 4220 King St
Importance: High
Hi Craig,
Thanks for your explanation but it still doesn't explain why people in Deer Ridge got notifications in their mailboxes and
not us in Grand Hill Drive. We are no further from the proposed development than Deer Ridge (in fact closer than most
of Deer Ridge).
2
Page 401 of 410
Also you have not replied regarding my request to put me on the list to be notified about the public meeting.
Dr. Leat
From: Craig Dumart <Craig.Duma rt@kitchener.ca>
Sent: 9 -Mar -22 5:57 PM
To: Susan Leat
Cc: John Gazzola <John.Gazzola@kitchener.ca>
Subject: RE: Development at 4220 King St
Good afternoon,
Thank you for taking time to provide comments of the proposed development application at 4220 King Street East.
Residents and property owners within 240 Metres of the application were circulated which goes above and beyond the
minimum 120 metre circulation required by the Planning Act. In addition a notice of the application was posted in the
Record. I can confirm a traffic study has been done, which is available online and being reviewed by our City
Transportation staff, Regional transportation staff and MTO Staff. Planning Staff will be scheduling a Neighbourhood
Meeting to discuss the proposed development late April 2022. We hope you are able to attend to further discuss the
proposed development application. If you wish to discuss the proposed development in advance of the neighbourhood
meeting, please let me know when a good time would be to set up a one on one meeting.
Thanks,
Craig Dumart, BES, MCIP, RPP
Senior Planner l Planning Division l City of Kitchener
(519) 741-2200 ext 7073 l TTY 1-866-969-9994 1 craig.dumartankitchener.ca
Yo
Nab
From: Susan Leat
Sent: Monday, March 7, 2022 3:30 PM
To: Craig Dumart <Craig.Dumart@kitchener.ca>
Cc: John Gazzola <John.Gazzola@kitchener.ca>
Subject: [EXTERNAL] Development at 4220 King St
Importance: High
Dear Mr Dumart,
I am writing with concerns about the notification regarding this development. One of my neighbours on Grand Hill
informed me about this, having heard from someone in Deer Ridge who had received a flyer in their mailbox. So it seems
that folk who live in Deer Ridge have been informed about this, but not residents of Grand Hill Drive. This potential
development will impact us just as much (perhaps more) as people who live in Deer Ridge, yet we were not informed
about it. I would like to know why residents of Grand Hill Village Association were not given notice. Without being made
aware, we were potentially prevented from giving our feedback.
Page 402 of 410
I would also like to make sure that you inform us of the upcoming public meeting about this. I understand from John
Gazzola that this has not been scheduled yet. Please ensure that we are added to that mailing list, so that we DO receive
notification. I am sure that many residents of GHVA will have significant concerns about this.
I would like to register my concerns which are as follows
1. It will change the character of this area of Kitchener. It is not meant to be a city centre -type environment and in
fact it was agreed when the Deer Ridge area was developed that the area would not be impacted in terms of the
character of the area. A 18 storey building is not compatible with the rest of the area which is currently all low
rise and it will impact the character of the area. There is NO OTHER high rise in the area.
2. This zoning change will lead to a precedent of further high rise development, which is NOT consistent with the
area. It is NOT a city centre.
3. It will lead to even more traffic congestion. The intersections around Sportsworld Crossing, Sporstworld Drive
and King Street are already over congested. King street itself takes too much traffic. Until an exit ramp between
Highway 8 and the 401 westwards is built, there is NO MORE capacity for traffic along King Street between the
off -ramp of Hwy 8 and the exit to the 401 in the London direction.
4. Has a recent traffic study been done?
5. 1 will also mention again that consultation has not consistent by the City i.e. some local neighbourhoods included
and other excluded for no good reason. This is not professional.
Dr. Jennifer Leat
Jennifer Leat
President, Grand HILL ViLLage Association
Page 403 of 410
Craig Dumart
From: Judy Bayly-Hanna
Sent: Friday, March 25, 2022 10:38 AM
To: Craig Dumart; Andrew Pinnell
Cc: John Gazzola
Subject: [EXTERNAL] High Rise Developments at 4396 and 4220 King St East in Kitchener
Dear Sirs,
As a resident of Grand Hill Drive for almost 30 years I consider myself very fortunate to be enjoying such a beautiful part
of Kitchener. Although the area has changed, grown, developed considerably during this time,it remains a lovely
combination of city/country living.
The most recent commercial developments along King St East/Highway 8 have resulted in a huge increasein traffic and
congestion along Highway 8 as well as Deer Ridge Drive.We already experience traffic congestion and frequent speeding
along Deer Ridge leading to Grand Hill.
The introduction of 2 high rise buildings in this area is of great concern to all of us. Both in terms of our clean water
supply (as we all use well water and septic systems) and the social and physical implications of a large increase in
population in a relatively small area without green space.
I am not against low rise apartment buildings but let's keep them below 8-9 stories.
Will a water study be done?
Will a traffic study be done?
We look forward to discussing these issues further at the March 31st Zoom meeting.
Thank you for considering my thoughts,
Judy Bayly-Hanna
Page 404 of 410
Craig Dumart
From:
ross evans
Sent:
Wednesday, March 30, 2022 9:39 AM
To:
Craig Dumart
Cc:
John Gazzola
Subject:
[EXTERNAL] Re: New Application 4220 King St E, Kitchener Ontario
Thank you Craig appreciate your quick response
Look forward to your meeting
Ross Evans
On Mar 30, 2022, at 9:19 AM, Craig Dumart <Craig.Duma rt@kitchener.ca> wrote:
Hi Ross,
I have not scheduled a neighbourhood meeting yet for 4220 King Street East. Rather there is meeting
scheduled only for the development at 4396 King Street East which has been scheduled by the File
Planner Andrew Pinnell Andrew. Pinnell kitchener.ca . Please direct all comments related to 4396 King
Street East to him. Below is a copy of the neighbourhood meeting invitation for 4396 King Street East
which includes the Zoom meeting ID to enter.
I have some time today and tomorrow to discuss the development at 4220 King Street East that I am
overseeing if you want to connect and discuss that file.
Thanks,
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&kitchener.ca
Page 405 of 410
From: ross evans
Sent: Wednesday, March 30, 2022 7:48 AM
To: Craig Dumart <Craig.Dumart@kitchener.ca>; John Gazzola <John.Gazzola@kitchener.ca>
Subject: [EXTERNAL] FW: New Application 4220 King St E, Kitchener Ontario
Good morning gentlemen,
I was looking for the note regarding the timing and invitation for a zoom meeting to discuss this and
other new developments on King Street. Can you help me out and direct me to the invite or feel free to
call me any time to review my note previously sent.
Regards,
Ross Evans
From: ross evan<
Date: Wednesday, March 9, 2022 at 7:07 PM
To: Craig Dumart <Craig.Dumart kitchener.ca>
Subject: Re: New Application 4220 King St E, Kitchener Ontario
Craig thanks for reaching out and yes as a concerned neighbour I would appreciate the opportunity to
talk to you ahead of time. Let me know what works for you and we can set up a discussion.
And yes I plan to attend the meeting at the end of the month
Talk to you soon
Ross Evans
On Mar 9, 2022, at 6:00 PM, Craig Dumart <Craig.Dumart kitchener.ca> wrote:
Good afternoon,
Thank you for taking time to provide comments of the proposed development
application at 4220 King Street East. Staff will be scheduling a Neighbourhood Meeting
to discuss the proposed development late April 2022. We hope you are able to attend to
further discuss the proposed development application. If you wish to discuss the
proposed development in advance of the neighbourhood meeting, please let me know
when a good time would be to set up a one on one meeting.
3
Page 406 of 410
Thanks,
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.dumartdkitchener.ca
From: ross evans <
Sent: Wednesday, March 2, 2022 1:12 PM
To: Craig Dumart <Craig.Dumart@kitchener.ca>; John Gazzola
<John.Gazzola@kitchener.ca>
Subject: [EXTERNAL] New Application 4220 King St E, Kitchener Ontario
Application # ZBA22/005/K/CD
Good afternoon, I'm writing today in regard to the property listed above for
zoning bylaw Amendment for listed property. I"m sure everyone in City Hall
knows this short strip of King Street is one of the most congested roads in
Kitchener due to Highway 8 exit, for the residents here in Deer Ridge AND all the
west bound 401 Traffic that uses this section of road to exit from HWY 8 to re-
enter 401 West. Plus traffic, cars, buses, and large trucks use this strip of King
Street to exit off 401 East to get into the Cambridge Industrial areas or continue
further to enter onto Hwy 8 into Kitchener.
As you know the residents in Deer Ridge area only have 1 area of park land to
speak of (Pioneer Tower), no schools in the entire area and no trails. The traffic
issue that is not going to get better any time soon, without a flyover to 401. This
is the second developer asking to rezone a property (first one at Sportsworld and
King Street). The first application is 3 towers with an excess of 500+ new
families. Tricar Group's application is also for 3 towers and 525 new families.
There are no parks for these people to visit so in the car they go or on the future
LRT system. The closest park to us is Riverside Park and that's in Cambridge.
FYI, the LRT is going to create even more headaches for people travelling
through this zone and its current residents.
I would like to formally ask both these applications should be turned down at
least until a 401 overpass has been completed.
Thank you for your time and look forward to staying in the loop for this
application.
Page 407 of 410
Craig Dumart
EMINNN
From: tony BOCCHINO
Sent: Wednesday, June 15, 2022 1:33 PM
To: Craig Dumart
Cc: John Gazzola
Subject: [EXTERNAL] Re: 4220 King St. E. & 25 Sportsworld Crossing Rd.
Full disclosure Craig...
I've spent the last quarter century helping to develop the Deer Ridge Estates Custom Built Community through
architectural control and restrictive covenants. Obviously, I've collaborated with the City and Region so I'm fully aware
of this community's evolution. I'm not interested in wasting anyones time, my interest is to fully understand the .
potential future real estate developments of our neighbourhood and community so I can assess any potential impact on
my families real estate investment and community values from a safety perspective.
Thanks again for keeping me updated.
Tony.
On Jun 15, 2022, at 10:18 AM, Craig Dumart <Craig.Duma rt kitchener.ca> wrote:
Hi Tony,
There were no technical difficulties on the Cities end it may have just been the resident who was having
issues on his end.
The Official Plan contains policy that allow for applications to proceed in advance of the Secondary
Plans. In advance of the completion of Station Area Plans, it is recognized that not all lands within a
possible influence area of a ten minute walking radius centered around the location of a proposed Rapid
Transit Station Stop should be the focus for intensification and development. In the interim the City has
completed Phase 1 of the Planning Around Rapid Transit Station Areas (PARTS) Project to identify Major
Transit Station Study Areas including the preliminary identification of areas, based on a high level of
technical analysis, in which to focus intensification in and which could support transit oriented and
transit -supportive development and redevelopment (Section 3.C.2.20. of the City of Kitchener Official
Plan)
Until such time as Station Area Plans are completed and the Official 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 Station Study Areas contained in the City's Planning Around Rapid
Transit Station Areas (PARTS) Project Plan and.Background Report; a) in areas that are intended to be
the focus for intensification, development applications will support the planned function of Major
Transit Station Areas and have regard for the following: i) the Regional Official Plan and the Transit -
Oriented Development Policies included in Section 13.C.3; ii) new non -transit -supportive uses such as
low density uses and/or autooriented uses will be discouraged; iii) appropriate pedestrian and public
transit facilities may be required with all major development or redevelopment proposals; iv) vehicular
access points will be controlled to minimize disruption to traffic flow and new development may be
Page 408 of 410
required to share common driveways and provide for maneuverability between sites. Any such
applications that do not fully meet a) i) through iv) above, may be permitted, provided the
owner/applicant demonstrates, to the satisfaction of the City and the Region, that the proposed
development is designed in such a way that subsequent phases or infilling would meet the Transit -
Oriented Development Policies. Existing developments within areas intended to be the focus for
intensification that do not meet a) i) through iv) above, will be encouraged to redevelop in a manner
consistent with these policies. b) in areas that are intended to remain stable, development applications
will have regard for the policies included in Sections 4,11 and 12 and support and maintain the existing
character and planned function of the stable area.
Craig Dumart, BES, MCIP, RPP
Senior Planner i Planning Division i City of Kitchener
(519) 741-2200 ext 7073 i TTY 1-866-969-9994 i craig.dumart(a-.kitchener.ca
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From: tony BOCCHINO
Sent: Wednesday, June 15, 2022 10:06 AM
To: Craig Dumart <Craig.Duma rt@kitchener.ca>
Cc: John Gazzola <John.Gazzola@kitchener.ca>
Subject: [EXTERNAL] Re: 4220 King St. E. & 25 Sportsworld Crossing Rd.
Thanks for acknowledging my interest Craig.
I also expressed interest to City planner Andrew Pinnell in the other nearby corner huge development
proposal located at 4339 King St. E..
I'm surprised by your comment that "the Secondary Planning for this area is expected to begin in
2023"... while, the public is expected to comment today on two huge development proposals without
clearly understanding the City's and/or Region's big picture for this area. Hopefully, you classify this
issue as a reasonable public concern.
Councillor John Gazzola had to intervene in our zoom meeting because members of the public weren't
able to ask recorded questions online... probably just a technical issue. In any event, I live in the nearby
community and appreciate the City letting us know what's happening in our neighbourhood.
Best Regards, Tony
On Jun 14, 20.22, at 12:25 PM, Craig Dumart <Craig,Duma rt@kitchener.ca> wrote:
Good morning,
You have been added to the email distribution list and will be notified of the public
meeting when staff brings forward a recommendation. The Secondary Planning for this
Page 409 of 410
area is expected to begin in 2023, at which point it would look at the landuses and
zoning within the MTSA (major transit station area).
Cra ig.
From:
Sent: Thursday, June 9, 2022 4:50 PM
To: Craig Dumart <Craig.Dumart kitchener.ca>
Subject: [EXTERNAL) 4220 King St. E. & 25 Sportsworld Crossing Rd.
Hi Craig,
Thanks for the public zoom meeting the other day regarding the above noted proposed
development.
I herein express my interest in receiving any additional public information relating to
this proposed development. I appreciate the opportunity to have two of my questions
answered during the zoom meeting and would like to be kept updated on this proposed
development. The City and the development team did a good job in articulating the
features of this huge proposed development. Obviously the public has some concerns
and probably needs a bit of time to digest the presentation and information received.
I'm wondering if you could share any Secondary Plan information with me concerning
this area and/or direct me to a City/Region website link to learn more details about the
future plans for this immediate area, since it was implied in the public zoom meeting
that plans are in the works.
Looking forward to hearing from you.
Best Regards,
Tony Bocchino
Page 410 of 410