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Home My WebLink AboutDSD-2023-065 - Official Plan Amendment OPA22-10-C-BB - Zoning By-law Amendment ZBA22-17-C-BB - 45-53 Courtland Avenue East - Cantiro Dourtland GPStaff Report r NJ :R Development Services Department www.kitchener.ca REPORT TO: Planning and Strategic Initiatives Committee DATE OF MEETING: March 6, 2023 SUBMITTED BY: Garett Stevenson, Interim Director of Planning, 519-741-2200 ext 7070 PREPARED BY: Brian Bateman, Senior Planner, 519-741-2200 ext. 7869 WARD(S) INVOLVED: Ward 9 DATE OF REPORT: February 3, 2023 REPORT NO.: DSD -2023-065 SUBJECT: Official Plan Amendment Application OPA22/10/C/BB and Zoning By-law Amendment Application ZBA22/17/C/BB, 45-53 Courtland Avenue East, Cantiro Courtland GP RECOMMENDATION: A. That Official Plan Amendment Application OPA22/10/C/BB for Cantiro Courtland GP requesting a change to the Land Use Designation on the parcel of land specified and illustrated on Schedule `A', be adopted, in the form shown in the Official Plan Amendment attached to Report DSD -2023-065 as Appendix `A' and 'Al', and accordingly forwarded to the Region of Waterloo for approval; and further B. That Zoning By-law Amendment Application ZBA22/17/C/BB for Cantiro Courtland GP be approved in the form shown in the "Proposed By-law" and "Map No. 1" attached to Report DSD -2023-065 as Appendix `B' and `131'. REPORT HIGHLIGHTS: The purpose of this report is to evaluate and provide a planning recommendation regarding Official Plan Amendment and Zoning By-law Amendment applications for subject lands located at 45-53 Courtland Avenue East. It is Planning staff's recommendation that the applications be approved. The proposed Amendments support the development of mid -rise housing. Community engagement included: o circulation of a notice postcard to residents and property owners within 240m of the subject site; o installation of billboard notice sign on the property; o a City -led Neighbourhood Meeting (November 14, 2022); o discussions with interested members of the public; o a third notice of statutory public meeting postcard was circulated to all residents and property owners within 240 metres of the subject site, as well as those who responded to the preliminary circulation; and, o notice of the public meeting was given in The Record on February 10, 2023. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 3 of 307 This report supports the delivery of core services. EXECUTIVE SUMMARY: Cantiro Courtland GP is seeking Official Plan and Zoning By-law Amendments to build a 6 storey multiple dwelling containing 64 residential units and 52 parking spaces. Staff recommends that the applications be approved. REPORT: The subject lands consist of three properties to be merged together, 45 Courtland Avenue East (the second lot east of the intersection of Benton Street and Courtland Ave. E.), 49 and 53 Courtland Avenue East. All three buildings were former single detached residential uses. The buildings had been vacant for years. There was a building fire early in January of 2022 and as a result, the buildings have been demolished. The subject lands are approximately 0.26 ha (0.64 acres) in size. The subject lands are in proximity to Downtown Kitchener. The immediate surrounding area includes a mix of land uses including commercial, mixed use, residential and institutional. �C/IX olp UBJECT AREA 'SAVE'DFR (<sT C1% CO F1(sX 2� d IVO Q`r.� Figure 1 — Location Map Page 4 of 307 Development Proposal: The proposed development consists of a 6 -storey multiple residential building. At the base of the building, there are 5 townhouse style units facing Courtland Avenue. The building is proposed to contain a mix of 1, 2 and 3 bedroom units for a total of 64 residential units. One level of structured parking below grade is proposed with a total of 52 parking spaces. In addition, 4 barrier -free and 3 visitor parking spaces are located at the rear of the building on a surface parking area. The proposed building is rectangular in shape addressing the street along the Courtland Avenue frontage, thereby maintaining a consistent setback of 19.9 metres from the properties along Martin Street to the rear. The parking garage will have direct access from Courtland Avenue through a cantilevered structure design providing screening of the garage entrance from the street and the neighbouring property to the west. The gross floor area of the building is approximately 5,607.5 m2 with a Floor Space Ratio of 2.4. The site plan and building renderings are shown below in Figures 2 and 3, respectively. An indoor amenity area comprising 88 sq, m is provided and is located adjacent to the outdoor amenity area and a landscaped patio space thereby creating an indoor/outdoor combined amenity area at the rear of the building for the exclusive use of the building's residents. The entire rear yard will be screened from view or the rear yards along Martin Street through a combination of a solid fence and vegetation along the common property line. Figure 2 - Proposed Site Plan (Edge Architects) Page 5 of 307 Figure 3— Renderings (Edge Architects) Proposed Official Plan Amendment and Zoning By-law Amendment Applications: To implement the proposed development both an Official Plan Amendment (OPA) and Zoning By- law Amendment (ZBA) are required. The purpose of the OPA is to add a special policy area to Map 12, the Mill Courtland Woodside Park Neighbourhood Land Use Plan Plan. The Official Plan Amendment relates to policy 13.4.1.7 and 13.4.4.6 of the Mill Courtland Woodside Park Neighbourhood Secondary Plan which limits density to a Floor Space Ratio (FSR) to 1.0 for 43 and 49 Courtland and to 1.5 for 53 Courtland Avenue. The Secondary Plan also limits the maximum height on 53 Courtland Avenue to 11.5 metres. The Official Plan Amendment is requesting that the subject lands be permitted a maximum Floor Space Ratio of 2.4, a maximum building height of 21 metres, and a minimum rear yard setback of 19 metres. In addition to the Official Plan Amendment, the applicant will require a Zoning By-law Amendment. The subject lands are zoned `Commercial Residential One Zone (CR -1)' and `Commercial Residential One Zone (CR -1) with Special Regulation Provision 130R' as per Schedule 85 of Zoning By-law 85-1. The ZBA will be requesting the following: 1. A Floor Space Ratio (FSR) of 2.4, whereas an FSR of 1.0 is permitted. 2. A side yard setback from eastern property line of 2.0 metres, whereas 3.0 m is required. Page 6 of 307 3. A maximum building height of 21 m, whereas 18 m is permitted. 4. A minimum rear yard setback of 19 metres. 5. A rate of 0.81 per unit for Multiple Dwelling Units, greater than 51.0 sq.m. in size whereas 1.25 spaces per dwelling unit is required for a total of 52 spaces. 6. Seeking permission to amend Section 6.2.1 b) vi) B) to permit Visitor Parking at a rate of 13% of required parking whereas a 20% is required (i.e.,7 Visitor Parking spaces whereas 11 are required). Planning Analysis: Provincial Policy Statement, 2020 The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. The PPS promotes densities for new housing which efficiently use land, resources, infrastructure, and public service facilities. The PPS sets out a policy framework for sustainable healthy, liveable, and safe communities. The PPS promotes efficient development and land use patterns, as well as accommodating an appropriate mix of affordable and market-based residential dwelling types with other land uses, while supporting the environment, public health, and safety. Provincial policies promote the integration of land use planning, growth management, transit -supportive development, intensification, and infrastructure planning to achieve cost-effective development patterns, optimization of transit investments, and standards to minimize land consumption and servicing costs. Planning staff is of the opinion that the proposed application will contribute to an appropriate mix of housing types within the context of the surrounding neighbourhood. The subject lands are within an existing neighbourhood in a Transit Station Area with adequate servicing capacity, road network capacity, and other required infrastructure and therefore represents a cost-effective development pattern that minimized land consumption and servicing costs. Based on the above, staff is of the opinion that this proposal is in conformity with the PPS. A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth Plan): The Growth Plan supports the development of complete and compact communities that are designed to support healthy and active living, make efficient use of land and infrastructure, provide for a range, and mix of housing types, jobs, and services, at densities and in locations which support transit viability and active transportation. Policies of the Growth Plan promotes growth within strategic growth areas including major transit station areas, to provide a focus for investments in transit and other types of infrastructure. The Growth Plan supports planning for a range and mix of housing options and higher density housing options that can accommodate a range of household sizes in locations that can provide access to transit and other amenities. The subject lands are located within the City's delineated built-up area, within a Major Transit Station Area and on a Regional Roadway. The proposed development represents intensification and will help the City achieve density targets. The proposed designation and zoning will support a higher density housing option that will help make efficient use of existing infrastructure, parks, roads, trails, and transit. The multiple dwelling is also proposed to include a range of 1, 2 and 3 bedroom apartment units, with direct access to Courtland Avenue, increasing the variety of housing options for future residents. City of Kitchener Official Plan: Urban Structure Page 7 of 307 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. Staff are of the opinion that the proposed Official Plan Amendment and Zoning By-law Amendment will support a development that complies with the policies for a Major Transit Station Area. The proposed development addresses the Major Transit Station Development Criteria from Section 3.C.2.22 of the City of Kitchener Official Plan as follows: The proposed development conforms to the Regional Official Plan as discussed in Section 5.0 of this report. The development also meets the intent of the Transit -Oriented Development Policies of Section 13.C.3 as it plans for a development that is a medium density - compact urban form that is within 5 minutes to a transit stop, provides multiple residential use that contributes to the mix of uses in this evolving transit station area along Courtland Avenue. A singular vehicular access point off of Courtland Avenue is planned for the site Housing The City's primary objective with respect to housing in the Official Plan is to provide for an appropriate range, variety and mix of housing types and styles, densities, tenure, and affordability to satisfy the varying housing needs of our community through all stages of life. This medium rise multiple dwelling proposal is a mid -rise built form that provides an option that bridges the gap between high density residential towers and low density housing such as single detached dwellings. The proposed housing type is an important segment in Kitchener's housing continuum. Policy 4.C.1.9. states that residential intensification and/or redevelopment within existing neighbourhoods will be designed to respect existing character. A high degree of sensitivity to surrounding context is important in considering compatibility. Policy 4.C.1.12. notes that the City favours a land use pattern which mixes and disperses a full range of housing types and styles both across the city as a whole and within neighbourhoods. Policy 4.C.1.22. states that the City will encourage the provision of a range of innovative housing types and tenures such as rental housing, freehold ownership and condominium ownership including common element condominium, phased condominium, and vacant land condominium, as a means of increasing housing choice and diversity. The subject lands provide an opportunity for intensification within a Major Station Transit Area (MTSA) on lands that are currently underutilized. The proposed building is planned as medium density multiple residential development. The density proposed provides for a transit supportive/transit-oriented development. The variety of unit types (one, two and three bedroom(s)) have been planned to provide more attainable housing options to future residents to accommodate various housing needs within the MTSA and along the transit corridor. The proposed built form compliments the existing scale of develop in this area while providing modest intensification. Page 8 of 307 Despite the increase in height and Floor Space Ratio for the proposed development, the six -storey height only slightly exceeds the maximum height permitted by the proposed zoning that is being advanced as part of the Neighbourhood Planning Review (NPR) which is recommending 16 metres or 5 stories and the proposed building is 6 storeys with a height of 21 metres. The proposed building is in closer alignment with the regulations and direction in By-law- 2019-051, however, is not in effect yet for these lands as the completion of the NPR is pending. The proposed regulations for implementation in By-law 2019-051 do not apply to the lands yet. The current zoning By-law 85-1 did not contemplate intensification corridors as MTSAs did not exist in 1985, and as such the zoning regulations do not reflect the current direction for height, massing, and density associated with today's intensification objectives along the LRT and within th City's MTSAs. The additional density and multiple residential housing will support the development of complete communities by contributing the residential component of a mix of uses that are forming along Courtland Avenue. The density of the units also contributes to energy conservation, using less materials for more housing, and sharing of heating and cooling resources for smaller space. The density will contribute to the ridership which supports municipal infrastructure and connects to existing municipal services. Lastly, there are no natural heritage or cultural heritage features located on the site. Mill Courtland Woodside Park Secondary Plan The subject lands are designated the as a Low Density Commercial Residential. The intent of the Low Density Commercial Residential designation is to recognize existing areas of small scale commercial and residential development as well as to allow for the low rise, lower density redevelopment of such areas with commercial institutional and residential uses. Lands within this designation are intended to create transitional or buffer areas between some industrial and surrounding residential areas and as such the maximum residential density shall be limit to 100 units per hectare with a Floor Space Ratio (FSR) of 1.0. One of the three properties (53 Courtland) contains site-specific regulation 130R that permits a FSR of 1.5 and and restrictsthe building height to 10.5 metres within 30 metres of Martin Street. The Secondary Plans were established prior to a final determination of the LRT route and prior to the establishment of MTSAs. As such, MTSA policies in the Official Plan need to be considered as they provide a framework to guide new development within Secondary Plan areas. The proposed 6 storey mid -rise pedestrian -scaled development is at an appropriate density for supporting a MTSA while remaining compatible with the low rise development in this neighbourhood. Both height and massing of the building is directed towards Courtland Avenue and away from existing low rise residential properties along Martin Street. Given the proposed height of 21 metres and a proposed rear yard setback of 19 metres, the building height to separation distance is almost at a ratio of 1:1. From an urban design perspective, a 1:1 ratio demonstrates a positive relationship from a privacy and shadow impact perspective. The main entrance to the building has direct access to the street and is a five minute walk to the Queen ION station, with bus transit directly on Courtland Avenue and Benton Street. Resident vehicle parking is located within underground parking and will be screened from the street frontage and adjacent lands through building design and on-site fencing. Seven (7) surface parking spaces are located at the rear of the building for barrier free and visitors and will be shielded through the fencing along the rear property line. Bicycle parking will be proposed for use by residents through secure bicycle storage provided internal to the building and outdoor visitor bicycle storage. A bicycle maintenance room is also proposed in on the ground floor of the building for residents' usage. Spaces have also been provided for cargo and oversized bikes. Urban Design Page 9 of 307 Section 11 of the City's OP outlines policies with respect to urban design. To address these policies, the applicant has submitted an Urban Design Brief, and conceptual site plans, elevations, and renderings. This documentation has been reviewed by City Urban Design staff and will be implemented through the subsequent Site Plan Review process. In accordance with Urban Design Policies, staff is of the opinion that the site design provides for a high-quality public realm, safe site circulation for all modes of transportation, and that site servicing components are functional and screened from view from the public realm. The development will enhance pedestrian usability, respect, and reinforce human scale, create an attractive streetscape, and complements and contributes to the character of the Cedar Hill neighbourhood. Through the detailed site plan review process, staff will ensure that appropriate landscaping will be installed to enhance the building and streetscape, and lighting will be provided to maintain safe and appropriate light levels which minimize light spill onto neighbouring properties and are dark sky compliant. Staff will continue to work with the applicant to review the detailed elevations and materials, to ensure implementation of the proposed built form and high standard of building design. Proposed Cedar Hill/Schneider Creek Secondary Plan The City of Kitchener drafted updated Secondary Plan policies in 2019 as part of the Neighbourhood Planning Reviews (NPR) project. The Draft Cedar Hill and Schneider Creek Secondary Plan proposes a Mixed -Use Low -Rise designation for the subject lands. Since that time, the Region of Waterloo has recently undertaken a review of their Official Plan, including the delineation of Major Transit Station Area boundaries. The Region has delineated the MTSA boundaries, and the subject lands continue to be located within a MTSA. The Region's Official Plan review will inform the City of Kitchener's MTSA implementation work, including updates to the Secondary Plans. Policy Conclusion Planning staff is of the opinion that the proposed Official Plan amendment is consistent with policies of the Provincial Policy Statement, conforms to the Growth Plan for the Greater Golden Horseshoe, the Regional Official Plan and the City of Kitchener Official Plan, and represents good planning. Proposed Zoning By-law Amendment: The subject lands are zoned Commercial Residential One Zone (CR -1) and CR -1 with Special Regulation Provision 130 as per Schedule 85 of Zoning By-law 85-1. Area 1: From Commercial Residential One Zone (CR -1) in Zoning By-law 85-1 to Commercial Residential One Zone (CR -1) with Special Regulation Provision 786R and Holding Provision 98H in Zoning By-law 85-1. Area 2: From Commercial Residential One Zone (CR -1) with Special Regulation Provision 130R in Zoning By-law 85-1 to Commercial Residential One Zone (CR -1) with Special Regulation Provision 786R and Holding Provision 98H in Zoning By-law 85-1. Official Plan policies in section 4.C.1.8. 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. Staff offer the following comments with respect to the proposed Special Regulation Provision 786R and Holding Provision 98H. Seeking permission to amend Section 44.3.1 of Zoning By-law 85-1 to permit a Floor Space Ratio (FSR) of 2.4, whereas an FSR of 1.0 is permitted. Page 10 of 307 Floor Space Ratio (FSR) regulates the amount of building massing permitted to be developed on the property based on lot size to ensure site development is at an appropriate scale for the neighbourhood. The intent of the FSR that currently applies to the subject lands is to maintain a relatively lower rise -built form in this area. The proposal is to increase the FSR from 1.0/1.5 to 2.4. Through design considerations (i.e., increased rear yard setbacks, building stepbacks), the applicant has demonstrated that any potential impacts (ie. shadow, privacy) associated with the increased FSR can been mitigated. As such, it is the opinion of staff an appropriate balance has been achieved that allows for intensification yet is sensitive to adjacent low-rise development. 2. Seeking permission to amend Section 44.3.6 b) of Zoning By-law 85-1 to permit a side yard setback from eastern property line of 2.0 metres, whereas 3.0 metres is required. To improve compatibility and minimize impacts, the proposed building was shifted further away from existing residences located to the west. This has resulted in the proposed building positioned 2.0 metres from the eastern property limit instead of 3.0 metres required under the by-law. A reduced easterly side yard is supportable in this instance given that it is located next to a commercial building. To achieve compatibility with existing low-rise residences, this is an appropriate positioning of the building. 3. Seeking permission to amend Section 44.3.6 of Zoning By-law 85-1 to require a minimum rear yard setback of 19 metres, whereas 7.5 metres or one half the building height, whichever is greater is required. Again, to improve compatibility and minimize impacts, the proposed building was shifted further away from existing residences located to the south along Martin Street. This has resulted in the proposed building positioned being 19+/- metres from the rear property limits instead of 7.5 metres required under the by-law. This regulation ensures this larger setback is maintained through the site plan process. 4. Seeking permission to amend Section 44.3.6 of Zoning By-law 85-1 to permit a maximum building height of 21 metres, whereas 18 metres is permitted. An increase in the building is being sought that in effect, would allow for an additional storey being added to the proposed multiple dwelling. Given the height and massing have been situated closer to Courtland Avenue and further away from the Martin Street dwelling units, shadow impacts are negligible, and privacy is maintained. Staff has no concern with increasing the building height from 18 metres allowed through Zoning By-law 85-1 to 21 metres. 5. Seeking permission to amend Section 6.2.1 a) to permit parking at a rate of 0.81 per unit for Multiple Dwelling Units, greater than 51.0 sq.m. in size whereas 1.25 parking spaces per dwelling unit is required for a total of 52 spaces. 6. Seeking permission to amend Section 6.2.1 b) vi) B) to require that 13% of the required parking be in the form of Visitor Parking, whereas 20% is required. The subject lands are located within a Major Transit Station Area (MTSA). Official Plan policies regarding lands within a MTSA contemplate parking reductions for sites well served by transit. A parking rate of 0.81 spaces per unit is being proposed resulting in a total of 52 spaces. The site is within a 5 minute walk to an LRT station stop, 10 minutes to the downtown and is situated on a regular transit route, which provide the visitors and residents a choice for alternative modes of transportation. Additionally, the applicant has submitted a Planning Justification Report that included justification about a decrease in the required parking supply. It also recommends a number of Transportation Demand Management measures aimed at reducing vehicle usage and to promote Page 11 of 307 alternative modes of transportation (ie. public transit, bicycles, etc.). Staff has reviewed the study and is supportive of its findings and recommendations. 7. Holding Provision 98H The Region of Waterloo is requesting that a holding provision be applied to these lands until such time as a Record of Site of Condition and a detailed Stationary Noise study have been approved. Proposed Zoning through Neighbourhood Planning Reviews Properties located within the central MTSAs are undergoing Neighbourhood Planning Reviews which includes updates to the Official Plan/Secondary Plans and to the proposed Zoning By-law. The City of Kitchener has recently updated their Zoning By-law (2019-051) but did not include lands within anticipated Major Transit Station Areas or within Secondary Plan areas. As part of the Neighbourhood Planning Review the City has prepared draft amendments to the Official Plan and Zoning By-law 2019-051, but these have not been formally approved by Council and are subject to change. WHAT WE HEARD 17 people provided comments 1 Neighbourhood Meetings held 984 households circulated and notified Department and Agency Comments: Preliminary circulation of the OPA and ZBA was undertaken on August 10, 2022, to applicable City departments and other review authorities. No major concerns were identified by any commenting City department or agency. Site Design and Building details will continue to be refined through the Site Plan Approval process and will be generally consistent with the design considered through this development application. Copies of comments are found in Appendix `D' of this report. The following reports and studies were considered as part of this proposed OPA and ZBA: 1. Completed Application Form and Fees 2. Existing Conditions Plan 3. Conceptual Site Plan 4. 3D Massing Model 5. Planning Justification Report 6. Urban Design Score Card 7. Sustainability Statement 8. Conceptual Building Elevation Drawings 9. Conceptual Floor Plans 10. Environmental and Noise Report 11. Functional Servicing Report 12. Water Distribution and Storm Water Management Report 13. Parking Justification Brief Page 12 of 307 Neighbourhood Comments and Staff Response: Planning staff received 17 written submissions which are attached as Appendix "F". Comments were received following the initial circulation in August 2022 and a Neighbourhood Meeting held on November 14, 2022. The comments received from community members during the consultation on these applications is described in greater detail below. Overall, of the responses received in writing, 6 indicate general support for the proposed land use and development. Of those expressing concern and comments, most were in the following areas: • Building Design • Tree Removals • Grading, Berm & Retaining Walls • Tenure • Units Sizes & Affordability • Construction Hours • Traffic & Site Access Building Design In response to comments regarding the rear fagade, including comments from residents living on Martin Street, significant improvements have been made to the rear building fagade to better break up the massing. In addition, a stepback has been added above the ground floor. Main rooftop mechanical equipment will be contained within a penthouse; any exposed mechanical systems on the rooftop will be set back and partially screened by the perimeter parapet. Tree Removals Concerns were raised regarding the removal of trees and questions asked regarding the planting of new trees. Due to underground parking several trees will have to be removed. New trees will be planted as part of the development proposal and any street trees will be protected and if need be, replaced. This will be addressed through the Site Plan Approval process and submission of a Tree Management Plan. Site Grading, Berm & Retaining Wall There were concerns raised regarding the existing berm and retaining wall and whether the new building would sit higher than surrounding properties. The berm will be removed resulting in a site that will be flat at its four corners is and more in keeping with grades of surrounding properties. Detailed grading plans will be prepared through the site plan approval process. It is not anticipated that retaining walls will be required. Tenure Questions were asked as to whether the project would be rental or condominium. According to the owner, tenure is yet to be determined at this point in time. Unit Sizes, Types and Affordability There were multiple comments regarding the need to incorporate 3 bedroom units. Questions were asked as to the different types of units proposed and the affordability of the project. The current unit breakdown includes a mix of 1 bedroom; 1 bedroom + Den; 2 bedroom and 3 bedroom units. The project is not being planned as an affordable housing project, but rather a form of housing that is more attainable. Construction Hours/Disruptions Construction work will occur during permitted hours as regulated by City By-laws. The intent is for construction activity to occur between 7:00am — 5:00pm during weekdays. Evening / overnight and Page 13 of 307 weekend work is not anticipated to be a regular occurrence. Any road closures will be communicated, and a construction strategy formalized with City/Regional Transportation staff. Traffic and Site Access Courtland Ave. E. is a Regionally designated roadway and any development/re-development along this corridor is subject to a Regional Road Access permit. As such, access for the proposed re- development of 45-53 Courtland Ave. will be determined at the Site Plan Approval stage by the Region. This could potentially include a right-in/right-out traffic movement, according to Regional Transportation Planning staff. Staff acknowledges there are several new developments which will create additional traffic at the intersection of Benton and Courtland and along Courtland Avenue. The proposed development at 45-53 Courtland Avenue E. is expected to generate approximately 23 trips during the AM Peak Hour (approximately 1 new trip every 3 minutes), and approximately 28 trips during the PM Peak Hour (approximately 1 new trip every 2 minutes). Although Courtland Ave in this area is only two (2) lanes, it is a Regional Arterial roadway and is designed to carry large amounts of vehicular traffic. Staff do not anticipate the expected site generated trips to have a significant impact on the existing traffic network. The Region of Waterloo maintains a computerized model for the traffic network throughout the Region that includes all known development proposals that have been approved to ensure that they are addressing traffic impacts as needed. They Region also monitor signalized intersections to evaluate volume -to -capacity ratios, vehicle delay, and more to ensure that signal timing is optimized to reduce delay and help traffic flow as efficiently as possible. Planning Conclusions In considering the foregoing, staff is supportive of the proposed Official Plan Amendment and Zoning By-law Amendment to permit 45 — 53 Courtland Avenue East to be developed with a multiple dwelling. Staff is of the opinion that the subject applications are consistent with policies of the Provincial Policy Statement (2020), conform to the Growth Plan for the Greater Golden Horseshoe, the Regional Official Plan, and the City of Kitchener Official Plan and represent good planning. Staff recommends that the applications be approved. STRATEGIC PLAN ALIGNMENT: This report supports the delivery of core services. FINANCIAL IMPLICATIONS: Capital Budget — The recommendation has no impact on the Capital Budget. Operating Budget — The recommendation has no impact on the Operating Budget. COMMUNITY ENGAGEMENT: INFORM — This report has been posted to the City's website with the agenda in advance of the Council / Committee meeting. Notice signs were posted on the property and information regarding the application posted to the City's website in August of 2022. Following the initial circulation referenced below, an additional courtesy notice of the public meeting was circulated to all property owners and residents within 240 metres of the subject lands, and those responding in writing to the preliminary circulation or after the Neighbourhood Meeting, which was held on November 14, 2022, and Notice of the Public Meeting was posted in The Record on February 10, 2023 (a copy of the Notice may be found in Appendix C). Page 14 of 307 CONSULT — The OPA and ZBA were originally circulated to property owners and residents within 240 metres of the subject lands on August 10, 2022. In response to this circulation, staff received written responses from 17 households. A Neighbourhood Meeting was then held on November 14, 2022. PREVIOUS REPORTS/AUTHORITIES: • Municipal Act, 2001 • Planning Act, R. S. O. 1990, c. P.13 • Provincial Policy Statement, 2020 • A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 • Regional Official Plan, 2010 • City of Kitchener Official Plan, 2014 • Kitchener Growth Management Strategy • Zoning By-law 85-1 & 2019-051 • City of Kitchener Urban Design Manual REVIEWED BY: Tina Malone -Wright, Interim Manager of Development Review, Planning Division APPROVED BY: Barry Cronkite - Acting General Manager, Development Services APPENDIX Appendix A — Proposed Official Plan Amendment Appendix B — Proposed Zoning By-law Amendment Appendix C — Newspaper Notice Appendix D — Department and Agency Comments Appendix E — Community Comments Page 15 of 307 AMENDMENT NO. TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 45-53 Courtland Avenue East DRAFT DATED June 14, 2022 Page 16 of 307 AMENDMENT NO. TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER 45-53 Courtland Avenue East 1011970:1 SECTION 1 TITLE AND COMPONENTS SECTION 2 PURPOSE OF THE AMENDMENT SECTION 3 BASIS OF THE AMENDMENT SECTION 4 THE AMENDMENT Page 17 of 307 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. This amendment is comprised of Sections 1 to 4 inclusive and Schedule `A'. SECTION 2 — PURPOSE OF THE AMENDMENT The purpose of this amendment is to amend Special Policy 13.4.4.6 in the Mill Courtland Woodside Park Secondary Plan to increase the maximum permitted Floor Space Ratio and density on the subject lands and to amend the boundary of Special Policy Area No. 6 on Map 12 — Mill Courtland Woodside Park Secondary Plan. SECTION 3 — BASIS OF THE AMENDMENT The subject lands are located at 45-53 Courtland Avenue East. The subject lands are designated Low Density Commercial Residential in the Mill Courtland Woodside Park Secondary Plan, which forms part of the 1994 Official Plan. The Low Density Commercial Residential designation in the Mill Courtland Woodside Park Secondary Plan recognizes existing small scale commercial and residential development and allows low density redevelopment with commercial, residential and institutional uses to a maximum Floor Space Ratio (FSR) of 1.0 and a maximum density of 100 units per hectare per lot, provided the maximum FSR is not exceeded. The subject lands are also located within a Major Transit Station Area (MTSA) which is considered a primary intensification area. An Official Plan Amendment is required to add a Special Policy to permit a maximum Floor Space Ratio (FSR) of 2.4 and a maximum residential density of 251 units per hectare prior to any development occurring on the lands. Since the adoption of the 1994 Plan and the associated Secondary Plans the City has adopted a new Official Plan in 2014 and is currently in the process of reviewing the Secondary Plan Areas as part of a Neighbourhood Planning Review (NPR) which is ongoing. The preliminary indicators of the NPR propose a reorganization and delineation of the Secondary Planning Areas including these lands, which will be included in the future Cedar Hill and Schneider Creek with a proposed designation of Mixed Use Low Rise. The Mixed Use Low Rise designation proposes a maximum Floor Space Ratio of 2.0 and a 4 storey or 14 metres height for buildings. However, it is important to note that this policy direction is not yet in effect, but it demonstrates a commitment to slightly higher FSR and a mid -rise built form for development, which is consistent with the proposed mid -rise 6 storey multiple residential development, and Page 18 of 307 that these properties are an appropriate location for intensification and enhanced built form along Courtland Avenue. This would also provide transition in the built form massing, scale and density from the downtown and MTSA and the stable neighbourhood along Martin Street. The subject lands are located minutes from the Urban Growth Centre (UGC) and are within 400 metres of the Queen Street LRT Stop and are identified in the 2014 Official Plan as being within a Major Transit Station Area (MTSA). The proposed development includes a medium intensity multiple residential development at a density to support both transit usage and active transportation. The site will include a variety of transportation demand management measures in order to encourage the use of alternative modes of transportation including public transit. The proposed development will implement the vision as set out in the Official Plan for lands within a MTSA as being a compact, dense and transit supportive site. The subject lands are strategically located within the Queen Street Major Transit Station Area, within a Mixed Use Corridor just minutes from the UGC and directly along the light rail transit route. Its prominent location makes it ideal for the density proposed. The maximum floor space ratio, building height, density, front and side yard setbacks for the building, as well as on-site parking will be regulated in the site-specific amending zoning by-law to ensure urban design elements are implemented and onsite constraints are addressed. The proposal is consistent with the Provincial Policy Statement, conforms to the Growth Plan and complies with the Regional Official Plan, as it promotes walkability, is transit - supportive, maximizes the use of existing and new infrastructure, and assists in development of this area as a compact and complete community through the broad range of uses. The proposed development implements the redevelopment vision for the Major Transit Station Area as prescribed in both the current and newly adopted Official Plan and is, therefore, good planning. SECTION 4 — THE AMENDMENT 1. The 1994 City of Kitchener Official Plan is hereby amended as follows: a) Part 3, Section 13.4.4. Special Policies, Policy 13.4.4.16 is added as follows: "13.4.4.16. Notwithstanding the Low Density Commercial Residential land use designation and policies for the lands municipally addressed as 45-53 Courtland Avenue East: i) the maximum permitted Floor Space Ratio shall be 2.4. ii) the minimum rear yard setback shall be 19 metres; iii) the maximum building height shall be 21 metres; iv) a Holding provision pursuant to Section 17.E.13 of the Official Plan (2014) will apply to residential uses, day care uses and other sensitive Page 19 of 307 uses. The Holding provision will not be removed until such time as a detailed Stationary Noise Study and Record of Site Condition has been acknowledged by the Province and a release has been issued by the Region. b) Map 12 — Mill Courtland Woodside Park Neighbourhood Plan for Land Use is amended by revising the boundary of Special Policy Area No. 6 to remove it from the lands municipally known as 53 Courtland Avenue East, as shown on the attached Schedule `A'. C) Map 12 — Mill Courtland Woodside Park Neighbourhood Plan for Land use is amended to add Special Policy Area No. 16 to the lands municipally known as 45-53 Courtland Avenue East, as shown on the attached Schedule `A'. Page 20 of 307 oP CITY OF KITCHENER OFFICIAL PLAN AMENDMENT TO MAP 12 • • • .. • •' C' MILL COURTLAND WOODSIDE PARK • NEIGHBOURHOOD SECONDARY PLAN ' c ti s Low Rise Conservation N Medium Density Multiple Residential T ® Low Density Commercial Residential ` Medium Density Commercial Residential >> © Community Institutional \ \ Mixed Use Corridor General Industrial Open Space fi \ • •. Boundary of Secondary Plan a ' :: ; :.:;:.. • Special Policy Area Primary Arterial Road Secondary Arterial Road III Major Collector Road ` ter, IIIIIIIIIIIIIIII + • • • Scenic -Heritage Road I I I I I Area 1 of Amendment $ LI I I I I II 6 iFrom Low Density Commercial Residential To Low DensityCommercial Residential �. N IIIIIIIIIIIIII With Special Policy Area 16 - `r7 7, SCHEDULE A REVISED: OFFICIAL PLAN AMENDMENT OPA22/010/C/BB 0 125 ZONE BY-LAW AMENDMENT ZBA22/017/C/BB METRES CANTIRO COURTLAND GENERAL City of Kitchener FILE: OPA22010 PARTNER LTD SCALE 1:4,000 45-53 COURTLAND AVE E DATE: JANUARY 26, 2023 DEVELOPMENT SERVICES DEPARTMENT, PLANNING MBBd_SCHA_12 BY-LAW NUMBER OF THE CORPORATION OF THE CITY OF KITCHENER (Being a by-law to amend By-law No. 85-1, as amended, known as the Zoning By-law for the City of Kitchener — Cantiro Courtland General Partner Ltd. — 45-53 Courtland Avenue East) WHEREAS it is deemed expedient to amend Zoning By-law 85-1 for the lands specified above; NOW THEREFORE the Council of The Corporation of the City of Kitchener enacts as follows: 1. Schedule Number 85 of Appendix "A" to By-law 85-1 is hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 1 on Map No. 1, in the City of Kitchener, attached hereto, from Commercial Residential One Zone (CR -1) to Commercial Residential One Zone (CR -1) with Special Regulation Provision 786R and Holding Provision 98H. 2. Schedule Number 85 of Appendix "A" to By-law 85-1 is hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 2 on Map No. 1, in the City of Kitchener, attached hereto, from Commercial Residential One Zone (CR -1) with Special Regulation Provision 130R to Commercial Residential One Zone with Special Regulation Provision 786R and Holding Provision 98H. 3. Schedule Number 85 of Appendix "A" to By-law 85-1 is hereby further amended by incorporating additional zone boundaries as shown on Map No. 1 attached hereto. 4. Appendix "D" to By-law 85-1 is hereby amended by adding Section 786R thereto as follows: Page 22 of 307 786. Notwithstanding, Section 6.1.2 a), 6.1.2 b) vi), Section 6 and Sections 44.3.1 and 44.3.6 of this By-law, for the lands zoned CR -1, as shown on Schedule 85 of Appendix "A", the following additional regulations shall apply: i) Required off-street parking for multiple dwellings greater than 51.0 square metres in size shall be provided at a rate of 0.7 spaces per unit for a total of 52 spaces; ii) Required off-street visitor parking shall be provided at a rate of 10 per cent of the required parking for multiple residential uses for a total of 7 spaces; iii) A minimum of 10% of the parking spaces required for multiple dwellings shall be designed to permit the future installation of electric vehicle supply equipment; iv) Where the calculation of the total required electric vehicle parking spaces or parking spaces designed to permit the future installation of electric vehicle supply equipment results in a fraction, then the requirement shall be the next lowest number. v) For Multiple Residential uses, the minimum requirement for Class A bicycle parking stalls shall be 0.5 Class A Bicycle Stalls per unit; vi) For Multiple Residential uses, a minimum of 6 Class B Bicycle Stalls shall be provided, and these may be shared with non- residential uses. vii) The maximum Floor Space Ratio (FSR) for the entire site shall be 2.4; viii) The minimum side yard setback from eastern property line shall be 2.0 metres; ix) The minimum rear yard setback shall be 19 metres; Page 23 of 307 x) The maximum building height for the entire site shall be 21 metres including roof top mechanicals". 5. Appendix F of By-law 85-1 is hereby amended by adding Section 98H thereto as follows: "98. Notwithstanding Section 44 of this Bylaw, within the lands zoned CR -1 (786R) as shown as affected by this subsection on Schedule Number 85 of Appendix "A", only those uses which lawfully existed on the date of passing of this By-law, shall be permitted to continue until such time as this Holding Provision is removed by by-law once the City of Kitchener is in receipt of a letter from the Regional Municipality of Waterloo, advising that: a) a Record of Site Condition (RSC) in accordance with O. Reg. 153/04, as amended, has been filed with the Ministry of Environment, Conservation and Parks (MECP) Environmental Site Registry; b) the Regional Municipality of Waterloo has received and approved a copy of the RSC and the Ministry's RSC Acknowledgement letter, c) a detailed stationary noise study has been completed and submitted to the satisfaction of the Regional Municipality of Waterloo which addresses implementation measures and reviews the potential impacts of the development on site noise sensitive receptors (e.g. HVAC system on the sensitive points of reception) and the impacts of the development on adjacent noise sensitive uses." 6. This By-law shall become effective only if Official Plan Amendment No_, (45-53 Page 24 of 307 2023. Courtland Avenue East) 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 , Mayor Clerk Page 25 of 307 MU M '. CRv3 CR -3 SUBJECT AREA(S) MU -3 R-8 MU -2 5 513R 12R 36R 13GR P-20 D-5 R-5 7R� a 5 -2 MU -3 b -3 13 AMENDMENT TO BY-LAW 85-1 N OR i C 4U AREA 1 - M29R R C-5 R 364C' FROM COMMERCIAL RESIDENTIAL ONE ZONE TO COMMERCIAL RESIDENTIAL ONE ZONE 5068 513R y,i1� y WITH SPECIAL REGULATION PROVISION 786R 15R 36R AND HOLDING PROVISION 98H RS 1A AREA 2 - CR -3 4 C FROM COMMERCIAL RESIDENTIAL ONE ZONE MU -2 136 WITH SPECIAL REGULATION PROVISION 130R MR 6 TO COMMERCIAL RESIDENTIAL ONE ZONE oil -7 R WITH SPECIAL REGULATION PROVISION 786R 46 5 -1J 3 36 AND HOLDING PROVISION 98H 5 E-1 _ U R- BY-LAW 85-1 274 46OR ao N _ 6 CR -1 COMMERCIAL RESIDENTIAL ONE ZONE - _ C _2 UR CR -2 COMMERCIAL RESIDENTIAL TWO ZONE E-1 � 1 MU -1 CR -3 COMMERCIAL RESIDENTIAL THREE ZONE 17R D-5 COMMERCIAL RESIDENTIAL ZONE 617R _ - Q- E-1 EXISTING USE ONE ZONE E CR <!/P y Q� 1-1 NEIGHBOURHOOD INSTITUTIONAL ZONE 1-2 COMMUNITY INSTITUTIONAL ZONE 5 -2 -5 R-2 517R M-2 GENERAL INDUSTRIAL ZONE 517R 44OU_ _ SCHEDULE _ _ _ HEDULE 120 MU -1 LOW INTENSITY MIXED USE CORRIDOR �1� SCHEDULE 86 (�� HEDULE 119 ZONE U- 1 E-1 9 MU -2 MEDIUM INTENSITY MIXED USE CORRIDOR 18 R -2 CR -1 P-1 ZONE U- R� 130IR 9� MU -3 HIGH INTENSITY MIXED USE CORRIDOR H, ' F ZONE - P-1 PUBLIC PARK ZONE R, P-2 OPEN SPACE ZONE -1 9R CR -1 P-3 HAZARD LAND ZONE 18 R 1-5 - R-5 RESIDENTIAL FIVE ZONE 7 8R R-6 RESIDENTIAL SIX ZONE -811-2 31H 1.2 R-7 RESIDENTIAL SEVEN ZONE mu - 08R768 5� �� H R-8 RESIDENTIAL EIGHT ZONE 4 JAW R-9 RESIDENTIAL NINE ZONE C 1 J Di0 Q� ZONE GRID REFERENCE =iW 5 SCHEDULE NO. 85 MU 50R_ M-21 co R OFAPPENDIX'A' -3 1 U KITCHENER ZONING BY-LAW 85-1 AND 2019-051 520 R-8 5R R_ R ZONE LIMITS MAP NO. o so 10o ZONING BY-LAW AMENDMENT ZBA22/017/C/BB OFFICIAL PLAN AMENDMENT OPA22/010/C/BB METRES CANTIRO COURTLAND GENERAL PARTNER LTD SCALE 1:4,000 City of Kitchener DEVELOPME T SERVICES DEPARTMENT, PLANNING ZBA2201FILE: 7CBB_MAP1 mxd 45-53 COURTLAND AVE E DATE: JANUARY 26, 2023 NOTICE OF PUBLIC MEETING for a development in your neighbourhood 45-53 Courtland Avenue East Concept Drawing Have Your Voice Heard! Date: March 6, 2023 Time: 7:00 p.m. Location: Council Chambers, Kitchener City Hall 200 King Street West orVirtual Zoom Meeting To view the staff report, agenda, meeting details, start time of this item orto appearasa delegation, visit: kitchener.ca/meetings To learn more about this project, including information on your appeal rights, visit: www.kitchener.ca/ PlanningApplications or contact: Mid -Rise FSR of 2.4, 6 Storeys, Brian Bateman, Senior Planner Multiple 21 Metres 64 Dwelling 519.741.2200 x 7869 swelling in Height Units brian.bateman@kitchener.ca Applications to amend the Official Plan and Zoning By-law will be considered to facilitate the proposed development of a mid -rise multiple residential dwelling, 6 storeys and 21 metres in height, having a Floor Space Ratio (FSR) of 2.4, with 64 dwelling units, 52 underground and surface parking spaces and 53 bicycle spaces. Page 27 of 307 Brian Bateman From: Mike Seiling Sent: Tuesday, August 9, 2022 2:35 PM To: Brian Bateman Subject: FW: Circulation for Comment - 45-53 Courtland Avenue East (OPA/ZBA) Attachments: 45-53 Courtland Agency Letter.pdf Building; no comments From: Christine Kompter<Christine.Kompter@kitchener.ca> Sent: Tuesday, August 9, 2022 2:33 PM To: _DL_#_DSD_Planning <DSD-PlanningDivision@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Darren Kropf <Darren.Kropf@kitchener.ca>; Dave Seller <Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; Ellen Straus <EIIen.Straus@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.Readman@kitchener.ca>; Katherine Hughes <Katherine.Hughes@kitchener.ca>; K -W Hydro - Greig Cameron <gcameron@kwhydro.on.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: Brian Bateman <Brian.Bateman@kitchener.ca> Subject: Circulation for Comment - 45-53 Courtland Avenue East (OPA/ZBA) Please see attached. Additional documentation can be found in AMANDA folders 22-118011 & 22-118012 (City staff) and ShareFile (external agencies). Comments or questions should be directed to Brian Bateman, Senior Planner (copied on this email). Christine Kompter Administrative Assistant I Planning Division I City of Kitchener 200 King Street West, 6th Floor I P.O. Box 1118 Kitchener ON N2G 4G7 519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.kompter@kitchener.ca �,4TN&IT-0,14- Want t know m • Page 28 of 307 From: Planning <planning@wcdsb.ca> Sent: Tuesday, September 6, 2022 11:43 AM To: Brian Bateman Subject: RE: Circulation for Comment - 45-53 Courtland Avenue East (OPA/ZBA) Good Morning Brian, The Waterloo Catholic District School Board has reviewed the subject application and based on our development circulation criteria have the following comment(s)/condition(s): A) That any Education Development Charges shall be collected prior to the issuance of a building permit(s). B) That the developer and the Waterloo Catholic District School Board reach an agreement regarding the supply and erection of a sign (at the developer's expense and according to the Board's specifications) affixed to the development sign advising prospective residents about schools in the area. C) That the developer shall include the following wording in the site plan agreement to advise all purchasers of residential units and/or renters of same: "In order to limit risks, public school buses contracted by Student Transportation Services of Waterloo Region (STSWR), or its assigns or successors, will not travel on privately owned or maintained right-of-ways to pick up and drop off students, and so bussed students will be required to meet the bus at a congregated bus pick-up point." f you require any further information, please contact me by e-mail at Jordan.Neale@wcdsb.ca. Thank you, Jordan Neale Planning Technician, WCDSB 480 Dutton Dr, Waterloo, ON N2L 4C6 519-578-3660 ext. 2355 From: Christine Kompter<Christine.Kompter@kitchener.ca> Sent: Tuesday, August 9, 2022 2:33 PM To: _DL_#_DSD_Planning <DSD-PlanningDivision@kitchener.ca>; Bell - c/o WSP <circulations2wsp.com>; Darren Kropf < Darren. Kropf@kitchener.ca>; Dave Seller <Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; Ellen Straus <EIIen.Straus@kitchener.ca>; Feds <vped@feds.ca>; GRCA - Planning (planning@grandriver.ca) <planning@grandriver.ca>; Greg Reitzel <Greg.Reitzel2kitchen er.ca>; Hydro One - Dennis DeRango <landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; Justin Readman <Justin.Readman@kitchener.ca>; Katherine Hughes<Katherine.Hughes@kitchener.ca>; K -W Hydro - Greig Cameron <gcameron@kwhydro.on.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; Ontario Power Page 29 of 307 Internal memo Development Services Department Date: August 25, 2022 To: Brian Bateman From: Jason Brule Subject: Zoning By-law Amendment and Official Plan Amendment Application Cantiro Courtland GP 45-53 Courtland Avenue East, Kitchener ZBA 22/017/C/BB OPA 22/010/C/BB www.kitchener.ca The below comments have been prepared through the review of the supplied Functional Servicing Report prepared by MTE Consultants Inc.; dated June 14, 2022 in support of the above noted applications circulated August 10, 2022. General Comments: I Engineering is in support of the applications. Any comments below can be used to direct detailed design. Sanitary: 1 Proposed flows were verified in the City's model and indicate no impacts downstream of this development. Sanitary servicing appears to be fine and Engineering has no further comments on sanitary. Water: 3. Kitchener Utilities have no issues. Storm and Stormwater Management: 4. SWM fees with respect to retention or quality are assessed and calculated in the year in which they are to be paid. The report shows a calculation based on 2022 user fees, but this changes yearly on January 11t. Given the point in the application process we are at currently, this site will most likely be paying these fees in calendar year 2023. Jason BrUle, C.E.T. Engineering Technologist Page 30 of 307 From: Melissa Larion <mlarion@grandriver.ca> Sent: Wednesday, August 10, 2022 10:46 AM To: Brian Bateman Subject: RE: Circulation for Comment - 45-53 Courtland Avenue East (OPA/ZBA) Hi Brian, These properties are not regulated by GRCA so we will not be providing comments. I hope all is well and that you're having a nice summer! Melissa Larion, MCIP, RPP Supervisor of Resource Planning Grand River Conservation Authority Office: 519-621-2763 ext. 2247 Email: mlarion@grandriver.ca www. grand river.ca I Connect with us on social media From: Planning <planning2grandriver.ca> Sent: August 9, 2022 3:29 PM To: Melissa Larion <mlarion@grandriver.ca> Subject: FW: Circulation for Comment - 45-53 Courtland Avenue East (OPA/ZBA) From: Christine Kompter <Christine.Kompter@kitchener.ca> Sent: Tuesday, August 9, 2022 2:33 PM To: _DL_#_DSD_Planning <DSD-PlanningDivision@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Darren Kropf <Darren.Kropf@kitchener.ca>; Dave Seller <Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; Ellen Straus <EIIen.Straus@kitchener.ca>; Feds <vped@feds.ca>; Planning <planning@grandriver.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango <landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; Justin Readman <Justin.Readman@kitchener.ca>; Katherine Hughes<Katherine.Hughes@kitchener.ca>; K -W Hydro - Greig Cameron <gcameronekwhydro.on.ca>; Mike Seiling <Mike_SeiIing@kitchen er.ca>; Ontario Power Generation <Executivevp.lawanddevelopment2opg.com>; Park Planning (SM) <Park.Planning@kitchener.ca>; Region - Planning<PlanningApplications2regionofwaterloo.ca>; Property Data Administrator (SM) <PropDataAdmin@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder <Steven.Ryder@kitchener.ca>; Sylvie Eastman <SVlvie.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: Brian Bateman <Brian.Bateman@kitchener.ca> Subject: Circulation for Comment - 45-53 Courtland Avenue East (OPA/ZBA) Page 31 of 307 City of Kitchener Heritage — OPA/ZBA Comment Form Project Address: 45-53 Courtland Avenue File Number: OPA22/010/C/BB, ZBA22/017/C/BB Comments Of: Heritage Planning Commenter's Name: Deeksha Choudhry Email: deeksha.choudhry@kitchener.ca Phone: 519-741-2200 ext. 7291 Date of Comments: December 8, 2022 Heritage Planning staff has reviewed the resubmission materials provided for this application and provide the following comments: I. Site Specific Comments: The subject properties municipally addressed as 45-53 Courtland Avenue East do not contain any protected or listed heritage resources under the Ontario Heritage Act. However, they are located within the Cedar Hill Neighborhood Cultural Heritage Landscape (CHL). The character defining features of the Cedar Hill Neighborhood CHL includes the elevation of the land; the variety of street widths and housing types; the range of dates of construction of buildings; the mingling of early and late housing; high-rise structures; and institutional buildings which creates a varied and yet integrated community unique to the City. Furthermore, the Cedar Hill and Schneider Creek Secondary Plan has identified the intersection between Benton Street and Courtland Avenue East as a gateway to the neighborhood. Thus, it is important to preserve the views and streetscapes of the neighborhood and analyze the impact the proposed development might have on the views. 2. Preliminary Heritage Planning Comments The entrance view that has been mentioned above can be seen highlighted in the visual below: A City for Everyone ' Working Together — Growing Thoughtfully — Building Community Page 32 of 307 M rAl I!.Y-rI '.r—dr :dal Ills d I<fiM4n Corel wf....a.alio InN-'—Lary C3 twheal Ilarofupt LYndnaapt S"Oofr4M pfat� IZ r who'd Hwff .n rp. I dvmw I,-,mdnr 0 faourtd Efawfhm Im mea..} ME - All I... 330.315 Tl{ T.f�vhleanj YIYir View at tat{ m io Innrxa yr ra { r (Amgonp of 601d" on V" !a 0 Heritage planning staff are appreciative that the building has been setback to address some of the concerns previously outlined and are of the opinion that the proposed development, in its massing and general form will not have an adverse impact on the views and/or Cedar Hill Neighborhood Cultural Heritage Landscape. Staff may provide some conditions as part of any future site plan applications. A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 33 of 307 From: Andrea Sinclair <asinclair@mhbc lan.com> Sent: Friday, November 18, 2022 4:57 PM To: Brian Bateman <Brian.Bateman@kitchener.ca> Cc: Juliane vonWesterholt <ivonwesterholt@mhbcplan.com> Subject: CANTIRO Courtland/ OPA and ZBA Applications / Response to Circulation Comments Good Afternoon Brian, As a follow up to the NIM on Monday night, and in response to the public and agency comments, we are pleased to provide you with the attached materials representing our formal response package. Please find attached: A letter providing detailed responses to all agency and public comments (including response tables); Revised site plan and shadow study; Revised renderings; and A revised Parking Study. The 3D massing model has changed slightly to reflect the reduced building envelope. We will send this under separate cover given the file size. We look forward to working with you in bringing these applications to Planning Committee in the early new year. Should you have any questions regarding the attached documents, please do not hesitate to reach out to Juliane or myself. Thank you, have a wonderful weekend, Andrea ANDREA SINCLAIR BES, MUDS, MCIP, RPP Partner Please note that I am currently working remotely and can be best reached via email or cell. MHBC Planning, Urban Design & Landscape Architecture 540 Bingemans Centre Drive, Suite 200 Kitchener I ON I N213 3X9 I T 519 576 3650 X 750 1 C 519 835 7101 1 F 519 576 0121 asinclair(@mhbcplan.com Follow us: Webpaqe I Linkedin I Facebook I Twitter I Vimeo Page 34 of 307 ,i Region of Waterloo Brian Bateman Senior Planner City of Kitchener 200 King Street West, 6th Floor P.O. Box 1118, Kitchener, ON N2G 4G7 Dear Mr. Bateman, PLANNING, DEVELOPMENT AND LEGISLATIVE SERVICES Community Planning 150 Frederick Street 8th Floor Kitchener Ontario N213 4,13 Canada Telephone: 519-575-4400 TTY: 519-575-4608 Fax: 519-575-4466 www. regionofwaterloo.ca Melissa Mohr 1-226-752-8622 File: D17/2/22008 C14/2/22015 January 23, 2023 Re: Proposed Official Plan Amendment OPA 22/10 and Zoning By-law Amendment ZBA 22/17 45-53 Courtland Avenue MHBC Planning Inc. (C/O Juliane Von Westerholt) on behalf of Cantiro Courtland GP on behalf of Cantiro Courtland LP CITY OF KITCHENER MHBC Planning has submitted a Site Specific Official Plan Amendment and Zoning By- law Amendment Application for a development proposal at 45-53 Courtland Avenue (referred to as subject lands) in the City of Kitchener. The applicant is proposing to demolish the existing residential dwellings on site to construct a 6 -storey multiple residential rental building. The building will contain a mix of one, two and three bedroom units with a total of 64 residential units. One level of structured parking below grade is proposed with a total of 52 parking spaces. In addition, 4 barrier free and 3 visitor parking spaces are located at the rear of the building. The subject lands are located in the Urban Area and designated Built Up Area in the Regional Official Plan. The site is Designated Low Density Commercial Residential in the City of Kitchener Official Plan and zoned CR -1 in the City of Kitchener Zoning By-law. The Owner has requested an Official Plan Amendment to permit a site-specific amendment to permit a FSR of 2.4, a maximum height of 21 metres and a density of 251 units/ha. The Applicant has requested a Zoning By-law Amendment to permit an increased FSR of Document Number: 4298704 Version: 1 Page 35 of 307 2.4, increased building height of 21 metres (68.89 feet) and front and side yard as well as parking relief. The Region has had the opportunity to review the proposal and offers the following: Regional Comments Consistency with Provincial Legislation and Regional Official Plan Conformity The subject lands are designated "Urban Area" and "Built -Up Area" on Schedule 3a of the Regional Official Plan (ROP) and the site is located in a Major Transit Station Area and designated Medium Density Multiple Residential in the City of Kitchener Official Plan. Planned Community Structure: The majority of the Region's future growth will occur within the Urban Area designation 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 acknowledge that the subject lands are located within 500-800 metres of multiple ION stops and the subject lands are within walking distance to multiple bus stops with routes that connect to the ION. Furthermore, the development proposes higher density on site that supports the viability of the Region's higher order transit system. ROPA 6 Adopted Policies: The subject lands are located within the Regional Council Adopted Queen Station Major Transit Station Area (MTSA). The development concept proposes a higher density development that contributes to the minimum density target established for the Queen Station MTSA of 160 people and jobs per hectare. As Major Transit Station Areas are identified as a Strategic Growth Area, the Region is supportive of increased density, uses and activity within these areas. The density proposed through this development is supported within ROPA 6. Development within Major Transit Station Areas are to be transit -supportive with development that prioritizes access to the transit station. Regional staff understand that the development includes pedestrian accesses to the sidewalk along Courtland Avenue East. In addition, the development concept proposes a reduction in the minimum required parking spaces as well as bicycle stalls facilitating access to local trails and cycling routes near the subject lands. The development conforms to these policies. Finally, the housing form proposed through these applications include apartment style residential units. The type of housing proposed through this development will provide additional mix of housing form within this area. Document Number: 4298704 Version: 1 Page 36 of 307 In addition to the above planning comments, Regional staff have the following technical comments relating to the proposed Official Plan Amendment and Zoning By-law Amendment: Environmental Threats/Record of Site Condition: There are medium and high environmental threats on an adjacent parcel of land due to the past uses of the site for various automotive and manufacturing uses. As a density increase of a sensitive land use has been proposed on the subject lands, a Record of Site Condition and Ministry Acknowledgement letter shall be required for the entirety of the subject lands in accordance with the Region of Waterloo's Implementation Guideline for the Review of Development Applications On or Adjacent to Known and Potentially Contaminated Sites. Since the Record of Site Condition and Ministry Acknowledgement Letter were not received as part of the Complete Application, the Region shall require a Holding Provision to be implemented as part of the Zoning By-law Amendment prohibiting the proposed development until the submission of the RSC and the Ministry's Acknowledgement Letter have been received to the satisfaction of the Regional Municipality of Waterloo. The following wording is required for the holding zone: 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 and the RSC and Ministry's Acknowledgement letter is received to the satisfaction of the Regional Municipality of Waterloo. In addition to the above, please ensure the lands that are to be dedicated to the Region of Waterloo as part of the road widening are excluded from the RSC that will be filed with the MECP. Corridor Planning - Official Plan and Zoning By-law Amendment Stage: Environmental Noise.- Regional oise.Regional staff have reviewed the "Draft Road Traffic and Stationary Noise Impact Study, 45-53 Courtland Avenue East" dated May 5, 2022 prepared by JJ Acoustic Engineering Ltd. and accept the implementation and recommendation measures proposed. The following recommendations must be implemented through the development and secured at various stages: Transportation Noise.- The oise:The report indicated that road noise levels are above the acceptable levels of NPC -300 and the following mitigation measures shall be required to be implemented through the construction of the development and secured through a future consent and/or condominium application: Document Number: 4298704 Version: 1 Page 37 of 307 All units in the proposed development shall be installed with a suitably sized and designed air -ducted heating and ventilation system and shall be installed with a central air conditioning system prior to issuance of occupancy permits. The installation of central air conditioning systems, a double -glazed window and building construction meeting the minimum requirements of the Ontario Building Code will provide adequate sound insulation for the proposed building; however, a minimum STC 29 for all exterior glazing for the North Fagade is required to be implemented on the building to address noise from the road. In addition, the following noise warning clauses shall be implemented through a registered development agreement between the Owner/Developer and the Regional Municipality of Waterloo at a future condominium or consent stage. In addition, the noise warning clauses shall be included in the Agreements of Offers of Purchase and Sale/Lease/Rental Agreements and the Condominium Declaration (should a condominium be proposed): "Purchasers/tenants 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 sound level limits of the Municipality and the Ministry of the Environment, Conservation and Parks." "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 level limits of the Region of Waterloo and Ministry of the Environment." If a consent or condominium is not contemplated, the noise warning clauses shall be included in the site plan agreement and all agreements of Offers of Purchase and Sale/Lease/Rental Agreements. In addition, before the issuance of any building/occupancy permits, the City of Kitchener's Building Inspector shall certify that the noise attenuation measures are incorporated in the building plans, and upon completion of construction, the City of Kitchener's Building Inspector shall certify that the dwelling units have been constructed accordingly. tatloiiary Nolle There are several potential stationary noise sources in the vicinity of the subject lands that were reviewed for impacts on the proposed development including multiple HVAC units and chillers located on adjacent properties. Through an assessment of the worst- case daytime and nighttime sound levels, noise from each fagade will meet the noise level limits established within MECP NPC -300 Noise Guideline. It is required that the following noise warning clause be implemented within a Registered Development Agreement between the Owner/Developer and the City of Kitchener at the future consent or condominium stage and be included in all offers of Purchase and Document Number: 4298704 Version: 1 Page 38 of 307 Sale/Lease/Rental Agreements and the Condominium Declaration (should a condominium be proposed). "Purchasers/tenants are advised that due to the proximity of the adjacent roof -top units and commercial facility, noise from the adjacent roof -top units and commercial facility may at times be audible" Should a Consent or Condominium not be contemplated, Regional staff require the above noise -warning clause to be included in the site plan agreement. Further to the above, noise from the site could not be accounted for because the site has not undergone the detailed mechanical design. To address this concern, Regional staff require a Holding Provision to address the detailed design of the building and impact of noise from the building on itself and the impact of the building on the adjacent noise sensitive developments. The required wording of 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 impacts of the development on adjacent noise sensitive uses. Please be advised that once the detailed stationary noise study described above has been received, the noise study will be reviewed by a third party external noise consultant retained by the Region. The applicant will be required pay for a third party review by an external Noise Consultant retained by the Region. The fee for this third party review is $4000 + HST. Please submit payment for the third party review along with the detailed noise study. Additional fees may apply depending on scope of review required. Payment can be made either by cheque payable to the Region of Waterloo, or by contacting Ms. Peggy Walter (PWalter(ci-)regionofwaterloo.ca) via other methods at the time of submission. Stormwater Management Regional staff have reviewed the Functional Grading and Servicing Plan and Functional Servicing Report dated June 16, 2022, prepared by MTE Consultants and have no objections to the Official Plan Amendment and Zoning By-law Amendment from a stormwater management perspective at this stage. Through the future site plan application, a detailed lot grading and detailed servicing plan as well as a stormwater management report shall be required for the Region's review and approval. Please be advised that the site must be graded and constructed in accordance with the approved plans and the Regional Road allowance must be restored to the satisfaction of the Regional Municipality of Waterloo. Document Number: 4298704 Version: 1 Page 39 of 307 Please note that any new servicing connection(s) form the Regional Right-of-way require Regional approval through a separate process of Municipal Consent and Regional Work Permit. A Region of Waterloo Work Permit must be obtained from the Region of Waterloo prior to commencing construction within the Region's right-of-way. The permit and additional information can be found here: https:Hrmow.permitcentral.ca/ Future Site Plan Stage Regional Road Dedication While the dedication of the Region's Road allowance can be deferred to the site plan stage, Courtland Avenue East (Regional Road 53) has a designated road width of 26.213m and a Regional Road dedication is required for the entirety of the subject lands adjacent to Courtland Avenue East. Regional staff estimate that a road dedication of 3.80m will be required along the property frontage. The Owner/Applicant must engage an Ontario Land Surveyor (OLS) to prepare a draft reference plan. Prior to depositing the reference plan at the Land Registry Office, the OLS must submit a copy of the draft reference plan to the Region's Transportation Planner for review. The land must be dedicated to the Region of Waterloo for road allowance purposes and must be without cost and free of encumbrance. In addition, the road correct road dedication shall be shown on all plans submitted in support of the Site Plan Application. Please be advised that a Phase I and possibly a Phase II Environmental Site Assessment shall be required on the lands to be dedicated to the Regional Municipality of Waterloo. please ensure the lands that are to be dedicated to the Region of Waterloo as part of the road widening are excluded from the RSC that will be filed with the MECP. Access Permit/TIS/Access Regulation.- Please egulation.Please note that a right in, right -out access shall only be permitted at this location due to the sites proximity to the Courtland Avenue East and Benton Street intersection. In addition, the proposed access must comply with the Regional Access Policy and the access width shall be a minimum width of 7.6m with a 6.Om turning radii. This information is not shown on the concept plan submitted with the Official Plan and Zoning By-law Amendment, but must be identified on the site plan. A Regional Access Permit shall be required for the proposed new access to Courtland Avenue East (Regional Road 53) as well as the closure of the existing accesses along Courtland Avenue East. There is currently a fee of $230.00 for the new access with no fee for the closure of existing accesses. The access application can be found here: https://forms.regionofwaterloo.ca/ePay/PDLS-Online-Payment-Forms/Commercial- Access-Permit-Application . Document Number: 4298704 Version: 1 Page 40 of 307 Site Plan Application Fee. A pre -submission consultation fee of $300.00 and a Site Plan Application Review fee of $805.00 shall be required as part of the future Site Plan Application. Please note that these fees may be subject to change and the applicant shall pay the fee required as per the in effect Fees and Charges By-law. It is recommended that the applicant confirm the fees with Regional staff prior to submitting the application to the Region. Housing Services The following Regional policies and initiatives support the development and maintenance of affordable housing: • Regional Strategic Plan 10 -Year Housing and Homelessness Plan Building Better Futures Framework • Region of Waterloo Official Plan The Region supports the provision of a full range of housing options, including affordable housing. Rent levels and house prices that are considered affordable according to the Regional Official Plan are provided below. Should this development application move forward, staff ask the Owner/Developer to consider providing a number of affordable housing units on the site, as defined in the Regional Official Plan. 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 Housing for which the purchase price is at least 10 percent below the average $576,347 purchase price of a resale unit in the regional market area *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: Document Number: 4298704 Version: 1 Page 41 of 307 A unit for which the rent does not exceed 30 per cent of the gross annual household income for low and moderate income renter households A unit for which the rent is at or below the average market rent (AMR) in the regional market area *Based on the most recent information available from the PPS Housing $1,470 Bachelor: $950 1 -Bedroom: $1,134 2 -Bedroom: $1,356 3 -Bedroom: $1,538 4+ Bedroom: $3,997 In order for a rental unit to be deemed affordable, the average rent for the proposed units which have fewer than 3 bedrooms must be at or below the average market rent in the regional market area as shown above. For proposed units with three or more bedrooms, the average rent for the units must be below $1,470. Fees Please be advised that the Region has yet to receive the Official Plan Amendment and Zoning By-law Amendment review fees totalling $10,000. Regional staff have reached out to the applicant for these fees. Conclusions: Based on the above, Regional staff have no objection to the applications subject to the implementation of a Holding Provision to obtain a Record of Site Condition and Ministry Acknowledgement letter for the entirety of the site as well the implementation of a holding provision to obtain a satisfactory detailed noise study that assesses the impact of the development on itself and adjacent noise sensitive developments. The required wording for the holding provisions are: 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 and the RSC and Ministry's Acknowledgement letter is received to the satisfaction of the Regional Municipality of Waterloo. And, 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 site noise sensitive receptors (e.g. HVAC system on the sensitive points of reception) and the impacts of the development on adjacent noise sensitive uses. Next Steps: Please be advised that 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. Document Number: 4298704 Version: 1 Page 42 of 307 Further, please accept this letter as our request for a copy of the decision pertaining to this application. Should you have any questions, please do not hesitate to contact me. Yours truly, Melissa Mohr, MCIP, RPP Senior Planner t: MHBC Planning Inc. C/O Andrea Sinclair (Applicant) Cantiro Courtland GP on behalf of Cantiro Courtland LP (Owner) Document Number: 4298704 Version: 1 Page 43 of 307 From: Gaurang Khandelwal Sent: Wednesday, December 28, 2022 10:37 AM To: Juliane vonWesterholt; Brian Bateman Subject: RE: 45-53 Courtland Avenue questions Hi Juliane, Thank you for clarifying. Please provide, at time of site plan application, an updated sustainability statement incorporating below comments and confirming sustainability measures that will be included in the development. Regards, Gaurang Khandelwal (he/him), MA, MCIP, RPP Planner (Policy) I Planning Division I City of Kitchener 519-741-2200 x 7611 1 TTY 1-866-969-9994 1 gaurang. khandelwal(o�kitchener.ca 000,''000 U6 Q Want know more ping tool about planning? .3 TA Fn 5 T 0 From: Juliane vonWesterholt <'vonwesterholt mhbc lan.com> Sent: Thursday, December 15, 2022 3:31 PM To: Brian Bateman <Brian.Bateman@kitchener.ca>; Gaurang Khandelwal <Gaurang. Khandelwal(2kitchener.ca> Subject: 45-53 Courtland Avenue questions Hello Brian and Gaurang, Further to your questions regarding the following I have these responses: if the design of the building will enable addition of alternative energy and water conservation systems in the future if required • The client is not presently considering alternative energy options for this project (such as geothermal, etc). At the discretion of the future condo corporation, there may be potential for a storm water tank to be installed (likely at the expense of 1 parking stall) that can be pumped out for landscaping use. 41 At this time, the client plans to incorporate low flow plumbing fixtures for this project if the roof structure will be designed to accommodate solar PV installation in the future if required • At the discretion of the future condo corporation, there may be an opportunity to install low -slope solar panels with ballasted anchorage. Cantiro will need to explore the Page 44 of 307 implications of required rough -ins and structural reinforcement measures before fully committing to this initiative. • Cantiro does not intend to supply or install solar panels as part of the initial build. I trust this will be of assistance to you and hope this has addressed your questions in this regard. This is all the information I have at this time. Sincerely, JL'tURM vovu westel-koLt JULIANE von WESTERHOLT BES, MCIP, RPP Associate M H BC Planning, Urban Design & Landscape Architecture 540 Bingemans Centre Drive, Suite 200 Kitchener I ON I N213 3X9 I T 519 576 3650 X 720 1 C 519 504 1044 1 F 519 576 0121 jvonwesterholt@mhbcplan.com Follow us: Webpage I Linkedin I Facebook I Twitter I Vimeo This communication is intended solely for the named addressee(s) and may contain information that is privileged, confidential, protected or otherwise exempt from disclosure. No waiver of confidence, privilege, protection or otherwise is made. If you are not the intended recipient of this communication, please advise us immediately and delete this email without reading, copying or forwarding it to anyone. Page 45 of 307 From: Steven Ryder Sent: Tuesday, December 13, 2022 10:54 AM To: Brian Bateman Subject: RE: CANTIRO Courtland/ OPA and ZBA Applications / Response to Circulation Comments Hi Brian, My comments from the original submission have been addressed through their updated materials. Julia Salvini and I had a meeting recently regarding this site where we talk through the comments and she has addressed them in her revised and updated letter for the parking justification and analysis. If you have any questions or concerns, please let me know. Regards, Steven Ryder, C.E.T. Traffic Planning Analyst I Transportation Services I City of Kitchener 519-741-2200 ext 71521 TTY. 1-866-969-9994 1 Steven. Ryder@kitchener. c a APlease consider the environment before printing this e-mail. From: Brian Bateman <Brian.Bateman@kitchener.ca> Sent: Monday, November 28, 2022 11:23 AM To: Deeksha Choudhry <Deeksha.Choudh kitchener.ca>; Lenore Ross <Lenore.Ross@kitchener.ca>; Steven Ryder <Steven.Ryder@kitchener.ca>; Gaurang Khandelwal <Gaurang.Khandelwal@kitchener.ca> Cc: Rojan Mohammadi <Roian.Mohammadi@kitchener.ca> Subject: FW: CANTIRO Courtland/ OPA and ZBA Applications / Response to Circulation Comments Hello Deeksha, Gaurang, Lenore & Steve, Please see attachments from MHBC in response to your comments provided to the application at 45-53 Courtland. Please review and advise me by December 14 if the response adequately addresses your concerns. Thank you. Brian From: Andrea Sinclair <as.inclair _mhbcplan.com> Sent: Friday, November 18, 2022 4:57 PM To: Brian Bateman <Brian.Bate mane kitchener.ca> Cc: Juliane vonWesterholt <jvonwesterholt@mhbcplan.com> Subject: CANTIRO Courtland/ OPA and ZBA Applications / Response to Circulation Comments Good Afternoon Brian, Page 46 of 307 As a follow up to the NIM on Monday night, and in response to the public and agency comments, we are pleased to provide you with the attached materials representing our formal response package. Please find attached: A letter providing detailed responses to all agency and public comments (including response tables); Revised site plan and shadow study; Revised renderings; and A revised Parking Study. The 3D massing model has changed slightly to reflect the reduced building envelope. We will send this under separate cover given the file size. We look forward to working with you in bringing these applications to Planning Committee in the early new year. Should you have any questions regarding the attached documents, please do not hesitate to reach out to Juliane or myself. Thank you, have a wonderful weekend, Andrea ANDREA SINCLAIR BES, MUDS, MCIP, RPP Partner Please note that I am currently working remotely and can be best reached via email or cell. M H BC Planning, Urban Design & Landscape Architecture 540 Bingemans Centre Drive, Suite 200 Kitchener I ON I N213 3X9 I T 519 576 3650 X 750 1 C 519 835 7101 1 F 519 576 0121 asinclair(c-mhbcplan.com Follow us: Webpage I Linkedin I Facebook I Twitter I Vimeo This communication is intended solely for the named addressee(s) and may contain information that is privileged, confidential, protected or otherwise exempt from disclosure. No waiver of confidence, privilege, protection or otherwise is made. If you are not the intended recipient of this communication, please advise us immediately and delete this email without reading, copying or forwarding it to anyone Page 47 of 307 From: Rojan Mohammadi Sent: Monday, December 5, 2022 11:30 AM To: Brian Bateman Subject: RE: CANTIRO Courtland/ OPA and ZBA Applications / Response to Circulation Comments Hi Brian, I have no comments. Thanks Rojan Mohammadi MA, MCIP, RPP, PMP (She/Her) Senior Urban Designer I P0lanning Division I City of Kitchener 519-741-2200 x 7326 1 TTY 1-866-969-9994 1 Roian.mohammad i kitchen er.ca 0�() 0C)0 0 0 From: Brian Bateman <Brian.Bateman@kitchener.ca> Sent: Monday, November 28, 2022 11:23 AM To: Deeksha Choudhry <Deeksha.Choudhry@kitchener.ca>; Lenore Ross <Lenore. Ross@kitchener.ca>; Steven Ryder <Steven.Ryder@kitchener.ca>; Gaurang Khandelwal <Gaurang.Khandelwal@kitchener.ca> Cc: Rojan Mohammadi <Roian.Mohammadi@kitchener.ca> Subject: FW: CANTIRO Courtland/ OPA and ZBA Applications / Response to Circulation Comments Hello Deeksha, Gaurang, Lenore & Steve, Please see attachments from MHBC in response to your comments provided to the application at 45-53 Courtland. Please review and advise me by December 14 if the response adequately addresses your concerns. Thank you. Brian From: Andrea Sinclair <asinclair@mhbcplan.com> Sent: Friday, November 18, 2022 4:57 PM To: Brian Bateman <Brian.Bateman@kitchener.ca> Cc: Juliane vonWesterholt <ivonwesterholt@mhbcplan.com> Subject: CANTIRO Courtland/ OPA and ZBA Applications / Response to Circulation Comments Good Afternoon Brian, As a follow up to the NIM on Monday night, and in response to the public and agency comments, we are pleased to provide you with the attached materials representing our formal response package. Please find attached: A letter providing detailed responses to all agency and public comments (including response tables); Revised site plan and shadow study; Revised renderings; and Page 48 of 307 - A revised Parking Study. The 3D massing model has changed slightly to reflect the reduced building envelope. We will send this under separate cover given the file size. We look forward to working with you in bringing these applications to Planning Committee in the early new year. Should you have any questions regarding the attached documents, please do not hesitate to reach out to Juliane or myself. Thank you, have a wonderful weekend, Andrea ANDREA SINCLAIR BES, MUDS, MCIP, RPP Partner Please note that I am currently working remotely and can be best reached via email or cell. M H BC Planning, Urban Design & Landscape Architecture 540 Bingemans Centre Drive, Suite 200 Kitchener I ON I N2B 3X9 I T 519 576 3650 X 750 1 C 519 835 7101 1 F 519 576 0121 asinclair(@mhbcplan.com Follow us: Webpage I Linkedin I Facebook I Twitter I Vimeo This communication is intended solely for the named addressee(s) and may contain information that is privileged, confidential, protected or otherwise exempt from disclosure. No waiver of confidence, privilege, protection or otherwise is made. If you are not the intended recipient of this communication, please advise us immediately and delete this email without reading, copying or forwarding it to anyone Page 49 of 307 From: Brian Bateman Sent: Wednesday, February 8, 2023 11:27 AM To: Lenore Ross; Rojan Mohammadi Cc: Sandro Bassanese Subject: RE: CANTIRO Courtland/ OPA and ZBA Applications / Response to Circulation Comments Hi Lenore, have been to contact you to close the loop on this matter. For the OPA/ZBA Planning is satisfied with the conceptual plan and including the conceptual amenity space being provided. Your comments are noted and be assured we'll work with MHBC/Cantiro to ensure the amenity space is programmed appropriately at the site plan stage. Brian From: Brian Bateman Sent: Tuesday, November 29, 2022 1:42 PM To: Lenore Ross <Lenore.Ross@kitchener.ca>; Rojan Mohammadi <Rojan.Mohammadi@kitchener.ca> Subject: RE: CANTIRO Courtland/ OPA and ZBA Applications / Response to Circulation Comments Hi Lenore, Thanks for the comments - I will follow up with MHBC, as instructed. Brian From: Lenore Ross <Lenore.Ross@kitchener.ca> Sent: Tuesday, November 29, 2022 1:24 PM To: Brian Bateman <Brian.Bateman@kitchener.ca>; Rojan Mohammadi <Rojan.Mohammadi@kitchener.ca> Subject: RE: CANTIRO Courtland/ OPA and ZBA Applications / Response to Circulation Comments Hi Brian and Rojan, Thank you for the revised submission and updated documents related to the OPA22/010/C/BB and ZBA22/017/C/BB at 45-53 Courtland Ave E. Documents submitted and reviewed MHBC Response Letter dated Nov 18 2022 Edge Architects Ltd — Revised Renderings NIM.3-NIM.5 dated 2022.11.10 Edge Architects Ltd - Revised Site Plan and Shadow Study SP1.1, SP1.2, SP4.1., SP5.1 dated 2022.11.16 Parks and Cemeteries original comments provided Sept 07 2022 requested that a revised Planning Justification Report be submitted to provide a response to the availability of services and infrastructure related to parks, open space, urban forests and community facilities relative to the change in planned density specifically referencing the objectives and policies contained in City of Kitchener Official Plan Part C Section 8: Parks, Open Space, Urban Forests and Community Facilities. MHBC has provided a response within their letter rather than as part of an updated Planning Justification Report and while the Page 50 of 307 response is adequate, P&C had also requested that the Urban Design Brief include conceptual details and precedent images illustrating .."robust on-site outdoor amenity spaces with good solar access and protection from wind will be required as part of the site plan and should include seating and play equipment for residents of all ages and abilities" and these details have not been provided either through the Urban Design Scorecard or on the updated renderings which illustrate only casual seating with low-level landscaping in planters. While I do appreciate that the detailed design for the amenity area will occur at the site plan stage and that the Urban Design Manual has specific provisions for children's play spaces on a multiple residential site, there should be a general commitment and demonstration to providing robust on-site amenities for all ages and abilities. Sandhills Park is 300m away and the active play spaces at Victoria Park are over 800m away and the provision of on-site amenity spaces will be critical to addressing the needs of future residents immediate recreation and leisure needs. Brian, please have the applicant provide either updated site renderings illustrating these conceptual amenities or static images that can be imbedded in an updated Urban Design Scorecard as previously requested. Regards, Lenore Lenore Ross MSc, MCIP, RPP Parks Planning and Development Project Manager Design & Development I Parks and Cemeteries I City of Kitchener 519-741-2200 ext 7427 1 TTY 1-866-969-9994 1 Lenore.Ross@Kitchener.ca Discover nature in the city: www.kitchener.ca/parks A City for Everyone — Working Together — Growing Thoughtfully — Building Community 0 (91 ()0� From: Brian Bateman <Brian.Bateman@kitchener.ca> Sent: Monday, November 28, 2022 11:23 AM To: Deeksha Choudhry <Deeksha.Choudhry@kitchener.ca>; Lenore Ross <Lenore. Ross@kitchener.ca>; Steven Ryder <Steven.Ryder@kitchener.ca>; Gaurang Khandelwal <Gaurang.Khandelwal@kitchener.ca> Cc: Rojan Mohammadi <Roian.Mohammadi@kitchener.ca> Subject: FW: CANTIRO Courtland/ OPA and ZBA Applications / Response to Circulation Comments Hello Deeksha, Gaurang, Lenore & Steve, Please see attachments from MHBC in response to your comments provided to the application at 45-53 Courtland. Please review and advise me by December 14 if the response adequately addresses your concerns. Thank you. Brian Page 51 of 307 From: Sent: Friday, August 12, 2022 1:42 PM To: Brian Bateman Cc: Debbie Chapman Subject: 45-53 Courtland Ave East Hi there, Brian: I am a resident of Schneider Creek neighbourhood living on Bruder Avenue. I am writing to provide my support of the proposed development at 43-53 Courtland Ave. While it would be nice if the design was a bit more interesting, I agree with the conclusions summarized in Section 11 of the PJR including that intensification of this site is consistent with provincial, regional, and local policies. Specifically, there are two overall positives that stand out to me. 1. The introduction of increased density into this neighbourhood. This is an ideal location and the height and design is suited to the neighbourhood and it appears that effort was made to minimize impacts on the residents of Martin. The overall design of the massing and siting of the building with frontage on Courtland and the design on the parking access is well thought out. It is also appealing that multiple unit types will be provided. 2. The prioritization of active transportation with cycling amenities. This should be commended and it is a no brainer that the request to not meet the parking minimums is granted with the access to transit being in an MTSA and ease of active transportation. One piece of feedback is that I believe I saw a rendering that illustrated insecure, outdoor bike storage. If that is the intent, in my opinion, that is not ideal due to the risk of theft and exposure to the elements. Is it possible to be notified of any upcoming meetings related to this project? Thank you and have a great weekend, Page 52 of 307 From: Sally Gunz Sent: Thursday, August 11, 2022 2:23 PM To: Brian Bateman Subject: 45-53 Courtland I am wondering if you would let me know the type of unit that is proposed here? I can see there are roughly 10 per floor but size/type? Thanks. Sally Gunz Page 53 of 307 From: Dan Brown Sent: Wednesday, August 17, 2022 10:22 AM To: Brian Bateman Subject: redevelopment at 45-53 Courtland Ave East You don't often get email from Learn why this is important Hi there, We've received the postcard describing the redevelopment proposal for 45-53 Courtland Ave E., as we live nearby (in the Arrow Lofts building). In general, I'm quite supportive of increased density in this part of Kitchener, and of this project. I do have one request (and I have no idea how to make this operational, but that's why I'm a professor not a planner): it would be really, really good that when the developer is narrowing or closing Courtland for this project, as seems to universally happen with developments downtown these days, that not every nearby parallel street is also cut off at the same time. Right now, there is construction on Ontario and Gaukel, for example, and (fairly recently) there was actually simultaneous construction on Benton, Ontario and Gaukel, and at a different time, on Ontario, Gaukel and Queen. It's nice to be able to get from one side of downtown Kitchener to the other, and in particular it's nice to have some idea, week over week, of a consistent routing with which to do so. Since Courtland is quite busy, I can't imagine that closing it off is going to be at all pleasant. Thanks very much. dan brown ("he") Professor of Computer Science, University of Waterloo Page 54 of 307 From: Sent: Tuesday, August 16, 2022 10:14 AM To: Brian Bateman Subject: Fwd: 45-53 Courtland Ave E. You don't often get email from Learn why this is important Hello Brian, I wanted to share some thoughts with you about the proposed development at 45-53 Courtland Ave E. Overall, I find the design to be very attractive, I like that the building is close to the road and that all the parking is underground or at the rear of the building. The amount of proposed indoor and outdoor bike parking is also much appreciated. Sheet 1.4 - Incorrect address on the Zoning By -Law (in effect & analysis). The current Zoning analysis may indicate one (1) 3 bedroom unit. The Proposed Zoning Analysis appears to be calling for no (0) 3 bedroom units. I strongly recommend that the developer provide a high number of 3 bedroom suites, perhaps as much as 10-15%. Sheet 2.1 - Underground parking structure maneuvering appears optimistic, turning simulations should be provided. Sheet 2.2- 2.7 - Floor plan legends show 3 bedroom suites, however, it is not clear where or which units are 3 bedrooms. There are not enough large, multi bedroom suites available in the City, this neighbourhood needs more. Sheet 3.1-3.4 - The building is attractive, however the large expanses of red brick is very mundane. The solid brick elements should be broken up with banding, corbels, and pilasters. Anything that will provide some interest to the masonry on those elevations. The applicant is referencing the townhomes further down the street on Courtland. Even those modest townhomes have very detailed masonry. Some attempt should be made to provide a more interesting elevation, at least along Courtland Ave. Thank you for reading my comments. I would like to see that smaller developments being proposed in my neighbourhood. Density is essential for the health of Kitchener, especially the downtown. Regards, Nick Stanley 53 Bruder Ave Page 55 of 307 From: Allan Hendrickson -Gracie Sent: Wednesday, August 17, 2022 1:47 PM To: Brian Bateman Subject: Development proposal 45-53 Courtland Avenue East [You don't often get email from Learn why this is important at https://aka.ms/LearnAboutSenderldentification ] Hi, We live in the neighbourhood and would like to express our support for this development. Courtland is a busy street on the edge of a residential neighbourhood, in which many homes are already multi -family dwellings, and we see this as a positive addition to the area without impacting quiet residential streets. Allan and Katherine Hendrickson -Gracie Sent from my iPad Page 56 of 307 From: Andrew Lawrence Sent: Wednesday, August 17, 2022 4:21 PM To: Brian Bateman Subject: 45 Courtland You don't often get email from m VbY this `¢ ortant Hello Brian I saw the notice for the development on the corner and I'd like some assurances that noise will be minimized, especially at night. We have a small baby and another one on the way soon and the nursery opens up right onto where the construction will be. Thanks, Andrew Lawrence Page 57 of 307 From: Sent: To: Subject: Follow Up Flag: Flag Status: You don't often get email from Good Morning Mr. Bateman, Owen Berkin Monday, August 22, 2022 10:22 AM Brian Bateman Development in the 25.53 Courtland Ave E Area Follow up Flagged Learn why this is i I received the notice of development for my area and, as suggested, wanted to forward some comments. Specifically, I wanted to say that while the idea of more construction is never appealing, I am 100% all for having more residential buildings in the area with one caveat: they are affordable. As a dual income household with no kids, my spouse and I bring home just shy of 100k a year (gross) and yet even the apartment we have now costs almost half our income in cost of living alone (rent & utilities) and that's on the cheap end. I am all for more housing in the Downtown Core, but the community does not need more ungodly expensive condo's that only a choice few can afford. Ultimately all that will do is bring in more investors who buy the condo out to rent anyway and price gouge. We already have a plague of homeless in Victoria Park and at the encampment on Victoria St. that makes it not only an eyesore to go through those areas but also a serious safety issue. Expensive condos will only aid in making that issue worse. So in closing, when planning this development of more residential housing please consider making buildings that are managed to be affordable. Not more expensive condos that no one making less than 6 figures can even consider. Warmest Regards, D. Owen Berkin. Sent from Mail for Windows Virus-free.www.avast. com Page 58 of 307 From: Michael Brisson Sent: Wednesday, August 24, 2022 11:43 AM To: Brian Bateman Subject: 45-53 Courtland E [You don't often get email fron- - — Learn why this is important at https://aka.ms/LearnAboutSenderldentification ] Hi Brian, Perhaps you could link me to the reports for this one - the planning applications site is giving me grief ? Also, has a study of possible configurations for the future of the adjacent Silverwoods Dairy site and Peter St. & Martin St. properties taken place ? Thanks Michael Sent from my iPhone Page 59 of 307 From: Michael Brisson Sent: Wednesday, August 24, 2022 2:57 PM To: Brian Bateman Subject: Re: 45-53 Courtland E Thanks Brian, Sections and Elevations with site and context sections through adjacent lands and buildings are really needed for this submission . They should actually be required for all submissions to the city as they are minimal information for any competent professional submission by architects for an existing urban context. Given the radical changes here with the removal of the esker sand and elevation of the land and the apparent attempt to preserve the stunning adjacent oak tree, would not a request for inclusion of site / context sections be warranted by the special circumstances here ? As a courtesy to neighbours or any citizen attempting to evaluate the variance requested it would seem essential, would it not Thanks for your consideration of these issues. Michael Sent from my iPhone > On Aug 24, 2022, at 12:02 PM, Brian Bateman <Brian.Bate man@kitchener.ca> wrote: > Hi Michael, > Here's a link: https://can0l.safelinks.protection.outlook.com/?url=https%3A%2F%2Fapp2.kitchener.ca%2FAppDocs/ 2F0 enData%2FAMANDADataSets%2FSu ortin Documents List 660005. df&am •data=05%7C01% 7CBrian. Bate man%40kitchener.ca%7C8becf3e70d2441100 be408da860266cf%7Cc7O3d79153f643a5925 5622eb33alb0b%7C0%7C0%7C637969642258087720%7CUnknown%7CTWFpbGZsb3d8eyJWlloiMC4wL IAwMDAiLCJQIloiV2luMzIiLCJBTi161k1haWwiLCJXVC16Mn0%3D%7C3000%7C%7C%7C&sdata=wWaH LgwHzJ41kg9oYxU%2FUUKOor8oB%2FVIYGvwBmXnYHU%3D&reserved=0. I am unaware of any such study but will enquire. > Brian > -----Original Message----- * From: Michael Brisson■ > Sent: Wednesday, August 24, 2022 11:43 AM > To: Brian Bateman <Brian.Bate man @kitchener.ca> > Subject: 45-53 Courtland E > [You don't often get email from Learn why this is important at https://aka.ms/LearnAboutSenderldentification ] > Hi Brian, Page 60 of 307 From: Sent: To: Cc: Subject: You don't often get email from Hi Brian, Adam Carlin Thursday, August 25, 2022 2:36 PM Brian Bateman Debbie Chapman; jvonwesterholt@mhbcplan.com Application for development for 45-53 Courtland Ave E. Learn why this is important I am writing in response to the application for development postcard I received for 45-53 Courtland Ave E. In general, I am very supportive of this development. I like the overall design and size for this location. I think it's the perfect transitional size between downtown and the Schneider Creek neighbourhood where I live. I also particularly like the townhouse element along Courtland, which is a nice design nod to the rowhouses at Benton and Courtland. As a last thought, if the developer is willing to make a donation for affordable housing, I think that would be an appreciated gesture for the requested amendments. Sincerely, Adam Carlin 58 Bruder Page 61 of 307 From: Tim Schaner Sent: Monday, August 29, 2022 11:44 AM To: Brian Bateman Cc: Kim Schaner; tim Schaner Subject: 45-53 Courtland Avenue East - Application for Development [You don't often get email from Learn why this is important at https://aka.ms/LearnAboutSenderldentification ] Greetings Brian: My wife Kim and I are residents at the Arrow Lofts at 112 Benton Street and we recently received notice of the subject Application for Development at 45-53 Courtland Avenue East. I have reviewed the planning information and supporting documentation and have no questions on this application. This proposed development is ideal for this location and we support it moving forward. Regards, Tim Page 62 of 307 From: Cory Albrecht Sent: Thursday, September 1, 2022 1:56 PM To: Brian Bateman; Debbie Chapman; jvonwesterholt@mhbcplan.com Subject: Proposed development at 45-53 Courtland Ave. E. You don't often get email from Lr -aro why this is important Hello, I would like to register my approval for this development, but I think we can (and should) go further than just the render that was on the mailing. Given that this is a prime location just on the edge of Downtown, I think a 5x2 or 6x2 timber -over -concrete build with commercial space in a 2 floor podium and apartments up top would be perfect, especially if many of them can be two-bedroom units and not just one bedrooms. Page 63 of 307 4 APPLICATION FOR ` DEVELOPMENT IN YOUR NEIGHBOURHOOD To team more about the project, share your thoughts and understand yen aq!x'als�-r� ..vet AMA, wwwMtchener ca/%anningAp plJatlons i" a° O (9 WEWANT TO HEAR FROM YOU 6 sln py floor space tit I.AW, 11a11.024 euddmg He,ght 57 Vehicte it Reduced rrom 021metres 5313cycle EtsWeyard Parking5paces Serbacks Reaseprovidecommentsby Submit comments to: Additional contacts: September 9,2022 CltyofMchener Your GtyCouncillor Applicant Brian Bateman, Senior Planner Debbie Chapman, Ward JullanevonWesterholt, _ 519.7412200x7869- 519.7412798 MHBCPtanning r- brianbateman@kllchc kca debb'wshapman@khchener.ca 5195763650 i./ 200 King St. W,IOlcherwON,N2G4G7 yonwesterholt@mhbcplancorn Notice of development Neighbourhood'} 5188 consolidating a8 feedbx in order to fina0ze � eour�dedsiencommuntated sent and leedwck meeting Wieduled a recarwn�datim to be considered by Hanning back to residents requested It required ,] Commineeand0tyCourc0. who requested zi aireeldsckitm Page 63 of 307 From: John Hill Sent: Tuesday, September 6, 2022 1:51 PM To: Brian Bateman Cc: Debbie Chapman; jvonwesterholt@mbhcplan.com Subject: Development Proposal for 45-53 Courtland Ave. E. in Kitchener Attachments: 45-53 Courtland Ave E Development.docx W You don't often get email from hillfamily1950@gmail.com. Learn why his is importa7 Dear Mr. Bateman, Attached below are my comments regarding this development proposal for your consideration. I would appreciate your keeping me informed of any neighbourhood meetings which might be scheduled. Thank you, John C. Hill 201-112 Benton St., Kitchener ON, N2G 3H6 Te 1: E-mail:: Page 64 of 307 Development Proposal for 45-53 Courtland Ave. E. in Kitchener Dear Mr. Bateman, Since receiving the notice for the proposed development of the property at 45-53 Courtland Ave. E. in Kitchener, I have given it considerable thought and wish to share some observations and concerns with you. I understand the city's need for intensification within the core area and I am in favour of using the Courtland Ave. lot for multiple housing units in order to accommodate the growing and diverse population of our community; however, I am also concerned about over -intensification and the ensuing congestion which will surely follow. Courtland Ave. E. from Ottawa St. to Victoria Park is a narrow road with very narrow bicycle lanes for much of the length. Most of the current housing in this area is very old and several of the sidestreets are extremely narrow or merely one-way laneways. Traffic along this stretch of Courtland is already very congested at various times of the day making it extremely difficult and dangerous for vehicles to enter or exit Courtland Ave. at any of the sidestreets where there is no traffic light. This situation will certainly be worsened by the influx of traffic emanating from the immense housing development being planned for the former J.M. Schneider property along Courtland Ave. My wife and reside in the Arrow Lofts at 112 Benton St. which has parking for 136 units and 9 visitors parking spots. Adjacent to our building is the recently constructed 16 -storey apartment building (The Bow) which provides parking for its new residents. Immediately across from the Arrow and The Bow is a large parcel of vacant land currently for sale for future development. Another large housing development is being planned starting at the corner of Church St. extending along Benton St. almost to St George St. The proposed development for 45-53 Courtland Ave. E. is 6 storeys high with 64 units, 52 parking spaces for vehicles and 53 bicycle parking spots. There is no indication in the notice you sent out to indicate if the units will be "affordable", studio apartments, one -bedroom apartments or sufficiently large to house families. Currently the tallest apartment buildings along Courtland Ave. from Ottawa St. to Benton St. are 3-4 storeys high which would make a 6 -storey structure the exception. Page 65 of 307 As a result of these observations I would ask the planning department to carefully consider the future traffic gridlock which will ensue from such intensification in this area. I would also request that consideration be given to restricting the height of the proposed structure to no more than 4 -storeys and contain a reasonable number of "affordable" units. Yours truly, John C. Hill, 201-112 Benton St., Kitchener ON, N2G 3H6 Tel:' E-mail: CC : Debbie Chapman, Councillor Ward 9 (debbie.chapmangkitchener.ca) CC: Juliane von Westerholt (jvonwesterholt(amhbcplan.com} Page 66 of 307 From: Hilary Sent: Friday, September 9, 2022 9:17 AM To: Brian Bateman Subject: 45-53 Courtland Ave East Follow Up Flag: Follow up Flag Status: Flagged You don't often get email from I Learn why tN. 15 imp:grrant Hi there! Hope this email finds you well Q I've been getting my steps in at lunchtime so we haven't run into each other at Pho lately!!! Hope you had a super great summer with the family and got away from email for a bit! Just wanted to add some comments to this file if you are still accepting them? In support of this project and think the size and scale is great for the neighbourhood considering it's on Courtland and so close to transit, etc. Design looks great and support the use of brick that match the existing buildings in the neighbourhood, along with other high-quality finishes through the building and site. Been noticing AC units on balconies lately, which I think looks terrible, haha. There's got be a better solution for this!!! Support the mix of larger unit sizes, but would support more 3bdrm units that would be of interest to families or folks living together. The neighbourhood is really flourishing with young kids and a great community vibe, would be great to add to that :D I would highly support retail at grade. There's a real lack of amenities, services, food options in the neighbourhood. Would be excellent if this, and every new build added to the inventory of available spaces for entrepreneurs to start serving this area. Thankyou! Available for any follow up if required! Hope we run into each other soon Q Have a great weekend! H. HILARY ABEL 14 Mitchell Street Kitchener ON N2G 2X3 Page 67 of 307 From: Sent: Friday, September 9, 2022 7:56 PM To: Brian Bateman Subject: Comments on development application for 45 Courtland Avenue East Follow Up Flag: Follow up Flag Status: Flagged [You don't often get email from Learn why this is important at https://aka.ms/LearnAboutSenderldentification ] Hello I am a home owner at 29 Martin Street. I got the notice for the development application for 45 Courtland Avenue East. I note that the first attached document for this proposal lists the address as 45-63 Courtland Avenue East, Cambridge Ontario. I have looked at the documents related to this development online and I wish to comment. I note that the proposed development is six storeys and this concerns me. I wonder why this development cannot be decreased to a maximum of four stories. Martin Street is an old neighbourhood with single storey houses, that were built in the early part of the 1900s. The height of the building will overlook these single family homes 'backyards and will impact the home owners privacy and enjoyment. I note, from the design provided, that there will be balconies for those occupying the suites. The ones at the back of the building will further impede the home owners enjoyment and privacy. I think that these should be reduced to an opening with glass doors and a glass wall to look out, but no space to sit outside. I note that the proposed building will have 64 units comprised of 30 - one bedroom; 15 - Jr two bedroom; 18 - two bedroom; and 1- three bedroom unit. In the current news there is ongoing concern about the housing crisis in this country and this city. I wonder why there are not more three-bedroom units in this development proposal. Families who require more than one or two bedrooms are ignored in new developments. Is this because they don't make as much money on these units? The number of one bedroom units should be decreased and moved to three bedroom units to accommodate the forgotten members of our community. Is this a rental or condo building? I I could not find in the online development proposal any indication if this is a rental or condo building. We need more rental units in the core of the city! Rental units in the core area of the city will provide those families with easy access to some public schools such as Courtland Avenue Senior Public School and Cameron Heights Collegiate. Younger family Page 68 of 307 members will be bused to schools nearby for Jr Kindergarten to grade six. If Catholic schools are required then these students are bused to their schools. There is easy access to both the ION and Grand River Transit. Harry Class pool on Queen Street provides swimming lessons and public swimming in the summer and they would be close to Victoria Park and other options such as walk or bike to the Kitchener Public Library, the Kitchener Market, etc. The proposed building has a very small green area for those that live in the building. I know that Victoria Park is nearby, but to build a sense of community in the building I believe ti it would be important to provide more green space. Large trees (installed at the time of the build) at the back of the building property would provide shade for those using the outdoor space and for the homeowners on Martin Street privacy in their back yards. It would also provide the homeowners with a sense of division from the building, and decrease the noise from the parking, deliveries to the back of the building and garbage pickup. Those noises could be muffled with the use of large trees, shrubs, etc. Sylvia Hannigan Page 69 of 307 From: Jane Pella Sent: Tuesday, September 20, 2022 5:33 PM To: Brian Bateman Subject: 45 - 53 Courtland Development Proposal Hi Brian! Hope you are having a lovely summer! It is zooming past it seems! I see it is time for public engagement on the Cantiro proposal. After meeting with Cantiro and the planners and seeing the proposed development earlier this summer I was pleasantly surprised to see that this developer has a warmth and seemingly genuine interest in engagement with the community. They made a favourable impression for sure. The interest they have shown thus far makes me feel that they will hear us out and perhaps consider our ideas for improvement. First of all I think generally there are some good wins for the community with this design. I liked the use of towns, 1, 2 and 3 bedroom units. In fact I would advocate for more family sized units since we seem to have a glut of 1 bedroom units being built currently. Family sized units also will support our existing schools and will make good use of the infrastructure already here. I would like more details on the outdoor space allotted for the residents of this proposed build. I wonder if it is rather limited in size for the number of residents. I like that they have included a tree saving plan. (I do wonder what they will be able to save in the end). As you know there are huge trees on this lot that add a great deal of vital shade, home for song birds etc and give much needed green to our community. I am happy that they will try to save what they can and I do know they will add greenery etc when landscaping time arrives. I am personally interested in seeing large specimen plantings, a mix of trees especially deciduous trees like Blue Spruce or cedars that will not only grow fast but give winter screening for the Martin Street homes and the homes along Benton Street. In terms of overall design I see the architectural nods to Arrow, the use of brick , glass and flat roof. I do find it quite modern next to its historically significant neighbourhood. The rectangular design is heavy looking from the back, however, I don't think we are going to see much of that once the fence and planting are done. I guess that would be a question I have. From our vantage point at 16 Martin ( in the middle of the build) what exactly will I see? Four of the 6 floors across 3 properties plus plus a very long roof? How can that roof be made more esthetically pleasing? Interesting architectural features to mask the unsightly mechanicals? A coupala or screen? I am not fond of the idea of the increase in the FSR, however if it allows for more 2 and 3 bedroom units it is worth thinking about. I still think that there will need to be some more consideration to the fenced area at the rear of our properties since it is not on the property line. It is above it on the slope. The Martin St side of the metal fence is currently gardens or trees. Once the hill is excavated we will still have a slight hill that will need to be held back. In many ways leaving a bit of a berm would help when it comes to screening the build. Page 70 of 307 For example fencing and trees would get a slight boost in height if the current fence line was maintained. I will say that I would have preferred double stacked towns on this lot to minimize its dominance on both the site and the neighbourhood. I find 6 storeys still a bit overwhelming but, all in all I do see that this proposal has some benefits as well. Thanks for the opportunity to add input. Jane Pellar Ian Macdonald Page 71 of 307 From: Jordan Miller Sent: Wednesday, October 26, 2022 9:10 PM To: Brian Bateman Subject: Planning application 45 COURTLAND AVE E comments You don't often get email fro Learn why this is important Hi Brian, I hope it's not too late to add comments about this application. I live on Bruder Ave. I am happy with the building application description so far. I am in favour of intensifying the downtown core sector since we should see maturing cities have higher and higher density buildings sprawling from the downtown outwards. The building fronts onto a main roadway, so there are no concerns from me about additional traffic. As well, again, since it's on a main street I think those types of streets are suitable for these higher density buildings. Overall this is a positive sight to see in regards to higher density buildings being built close to the downtown core and I look forward actually for more high density buildings in the future. Thanks, Jordan Miller Page 72 of 307 From: Michael L. Davenport Sent: Monday, November 14, 2022 3:47 PM To: Brian Bateman Subject: Response to 45-53 Courtland Avenue East proposal You don't often get email from ,earn why this is important H fllu. I've given the documents in the 45-53 Courtland proposal a very light skim. Here are my initial impressions (apologies if I make any errors): Q Size seems appropriate for the neighbourhood (we need densification!) • The emphasis on bike amenities is forward -thinking, and I support it 0 I also support the reduced (and decoupled -from -units) car parking • I didn't see anything in the proposal about affordability. (My skim was very light; if I missed any affordable unit guarantees, please draw my attention to it) It's a shame the proposal doesn't include any space for Convenience Retail at the ground level (or similarly light commercial). Complete neighbourhoods have more than just homes, they also include amenities / reasons for people to go there. If I'm reading the proposal correctly the zoning would allow that, yes? Maybe I'll see you at the meeting tonight! Cheers, Michael L. Davenport 212-307 Queen Street S. Page 73 of 307