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HomeMy WebLinkAboutDSD-2023-021 - Official Plan Amendment OPA21-009-K-AP - Zoning By-law Amendment ZBA21-014-K-AP - 4396 King Street East & 25 Sportsworld Drive - Sportsworld Shopping Centre & Taylorwood Park Home Inc.Staff Report r JR 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: Andrew Pinnell, Senior Planner, 519-741-2200 ext. 7668 WARD INVOLVED: Ward 3 DATE OF REPORT: February 17, 2023 REPORT NO.: DSD -2023-021 SUBJECT: 4396 King Street East & 25 Sportsworld Drive Official Plan Amendment Application OPA21/009/K/AP Zoning By-law Amendment Application ZBA21/014/K/AP Sportsworld Shopping Centre & Taylorwood Park Homes Inc. RECOMMENDATION: That Official Plan Amendment Application OPA21/009/K/AP for Sportsworld Shopping Centre and Taylorwood Park Homes Inc. requesting a change in land use designation from Commercial Campus to Mixed Use with Specific Policy Area No. 59 to permit a high intensity mixed use development on the lands specified and illustrated on Schedule `A' and Schedule `B', be adopted, in the form shown in the Official Plan Amendment attached to Report DSD -2023-021 as Attachments 'Al' `A2' and `A3', and, accordingly, forwarded to the Regional Municipality of Waterloo for approval; and That Zoning By-law Amendment Application ZBA21/014/K/AP for Sportsworld Shopping Centre & Taylorwood Park Homes Inc. be approved in the form shown in the Proposed By-law and Map No. 1, attached to Report DSD -2023- 021 as Attachments `131' and `132'; and further That the Urban Design Brief prepared by GSP Group Inc., dated February 2023, and attached as Attachment `C' to report DSD -2023-021 be endorsed, and that staff be directed to implement the Urban Design Brief through future Site Plan Approval processes. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 74 of 307 REPORT HIGHLIGHTS: • The purpose of this report is to evaluate and provide planning recommendations regarding the Official Plan Amendment and Zoning By-law Amendment applications requested by Sportsworld Shopping Centre & Taylorwood Park Homes Inc. for the subject lands, addressed as 4396 King Street East and 25 Sportsworld Drive. It is Planning staffs recommendation that the Official Plan Amendment be adopted and Zoning By-law Amendment be approved. • The proposed amendments support the creation of a high-rise mix -use development within the Sportsworld Major Transit Station Area (MTSA). This area will evolve and intensify over time, in advance of the extension of ION service to the Sportsworld Station. As an MTSA, this station area is planned to be a focus for intensification for both residential and non-residential land uses (e.g., commercial). However, the nearby low rise residential neighbourhood of Pioneer Tower West is not anticipated to be the focus of intensification. • Community engagement included: o Circulation of a preliminary notice postcard to property owners and occupants within 240 metres of the subject lands; o Installation of two notice signs on the lands; o Virtual neighbourhood meeting held on March 31, 2022; o Follow-up through one-on-one correspondence with members of the public; o Postcard advising of the statutory public meeting was circulated to all property owners within 240 metres of the subject lands, those who responded to the preliminary circulation, and those who attended the neighbourhood meeting; o Notice of the public meeting was published in The Record on February 10, 2023. • This report supports the delivery of core services. EXECUTIVE SUMMARY: The owner of the subject lands, addressed as 4396 King Street East and 25 Sportsworld Drive, is requesting to change the land use designation from Commercial Campus to Mixed Use with Site Specific Policy Area 59 in the City of Kitchener Official Plan to permit a Floor Space Ratio of 6.2 and a building height of 99 metres or 30 storeys. The owner is also requesting to change the zoning from Campus Commercial (COM -4) to Mixed Use Three (MIX -3) with Site Specific Provision (358) to permit development phasing, require 1,300 m2 of ground floor commercial use, permit a Floor Space Ratio of 6.2, permit a maximum building height of 99 metres (30 storeys), reduce the side yard setback by 1 metre, and slightly reduce the parking ratio, among other matters. Holding Provisions 40H and 41 H are also proposed to require submission of a detailed stationary noise study and a Record of Site Condition, to the satisfaction of the Region of Waterloo. Planning staff recommends that the Official Plan Amendment be adopted, and the Zoning By-law Amendment be approved. Page 75 of 307 BACKGROUND: Sportsworld Shopping Centre and Taylorwood Park Homes Inc. have made applications to the City of Kitchener for an Official Plan Amendment (OPA) and a Zoning By-law Amendment (ZBA) which propose to change the land use designation and zoning of the subject lands located at 4396 King Street East and 25 Sportsworld Drive. If approved, these applications would permit the lands to be developed with high intensity mixed-use development. The Proposed Development Concept, which the subject applications would facilitate, is comprised of two buildings- an 8 -storey residential building (Building A; Phase 1) located at the north end of the site and a mixed-use building (Building B; Phase 2), which features a 30 -storey tower (Tower A) located close to the intersection of King Street East / Sportsworld Drive and an 18 -storey tower (Tower B) located further east, which fronts onto King Street East. Tower A and Tower B are connected via a 5 -storey base (podium). The Proposed Development Concept includes a total of 616 dwelling units- 88 units in Building A and 528 units in Building B. Building B also provides 1,378.7 sq.m (14,807 sq.ft.) of ground floor commercial space within 7 commercial units that are located at -grade and oriented towards King Street East and Sportsworld Drive. A common outdoor amenity space is proposed on top of the base/podium for residents, between Tower A and Tower B. Parking is primarily contained within the base of Building B, in the form of 2 levels of underground parking and 5 levels of structured parking. The latter parking is screened from view of the public realm by commercial units on the ground floor and by residential units on floors two through five. A small surface parking lot is also proposed. Figure 1. Map showing the Sportsworld MTSA boundary, as defined by Regional Official Plan Amendment (ROPA) Number 6. The future ION stop is shown as a yellow dot and the subject lands are outlined in white. O ti ty 0 ti Sportsworld station - 8a o m = soo Page 76 of 307 The lands are identified as Major Transit Station Area (MTSA) on Map 2 — Urban Structure of the Official Plan. The Region recently approved the boundaries of all MTSAs via ROPA No. 6 (ROPA 6). ROPA 6 confirms the subject lands are within the Sportsworld MTSA (see Figure1). The lands are presently designated Commercial Campus on Map 3 — Land Use. Furthermore, the lands are zoned Commercial Campus Zone (COM -4) in Zoning By-law 2019-051 (Zoning By-law 85-1 does not apply). The current zoning does not have any maximum floor space ratio or maximum building height provisions. For example, the current zoning would allow a hotel without height or massing limits, in addition to a 10,000 square metre (107,639 sq.ft.) office building with no height limit. These applications should not be confused with the OPA and ZBA for 4220 King Street East and 25 Sportsworld Crossing Road, which are located nearby, and have street addresses that have several similarities. Council approved these applications in December 2022. Site Context The subject lands are comprised of two contiguous properties that are proposed to be consolidated for comprehensive redevelopment. Presently, the property addressed as 4396 King Street East, located at the intersection of King Street East and Sportsworld Drive, contains a multi -tenant commercial plaza that fronts onto King Street East (tenants: CashMoney, Forsythe Variety, 2001 Audio Video, Crazy Bill's, Subway, and Tim Hortons). The property addressed as 25 Sportsworld Drive is presently vacant, used for parking, and is the site of the former Pioneer Bar-B-Que Family Restaurant that was demolished in recent years and is now a used motor vehicle dealership. Currently there are no residential dwelling units on the subject lands. The subject lands are irregular in shape, have a frontage of approximately 119 metres on King Street East, 122 metres on Sportsworld Drive, and a site area of 1.0 hectare (2.5 acres). The subject lands are situated within proximity to existing and planned major transportation infrastructure (see Table 1). Table 1: Proximity of Existing and Planning Major Transportation Infrastructure Transportation Infrastructure Approx. Distance to Direction to Feature Feature Feature Go Bus Transit Terminal 300 metres Northeast GRT Sportsworld Station 300 metres Northeast (Connecting Routes: iXpress 203, iXpress 206, 67, 72, 302) Future Sportsworld ION 330 metres Northwest Platform Highway 8 350 metres Northeast Highway 401 1250 metres Southeast Page 77 of 307 The subject lands are surrounded by commercially developed and zoned lands to the north, south, east and west: • Costco Wholesale is located immediately to the east, • Starbucks and Blinds To Go are located to the north, • A multi -tenant commercial plaza is located on the opposite side of King Street East, to the southeast (tenants: Piper Arms Pub, Wild Birds Unlimited, Popeyes Louisiana Chicken, Freshii, Gateway Pet Hospital), • Vacant commercial lands are located on the opposite side of Sportsworld Drive, within the Sportsworld Crossing development, to the north. In this location, the King Street East right-of-way varies in width from approximately 36 metres to 46 metres. The Sportsworld Drive right-of-way is approximately 35 metres in width. King Street East from Sportsworld Drive to Highway 401 is presently under construction and the Region advises it will be completed mid -2024. The completed road will have two lanes in both directions and a centre median. The median is being constructed in a manner that will permit tracks to be installed for the future ION Stage 2. Both King Street East and Sportsworld Drive are identified on Map 11 — Integrated Transportation System of the City of Kitchener Official Plan as Regional Roads. The Pioneer Tower West planning community (e.g., containing Edgehill Drive, Pioneer Tower Road) is located further to the south and west, beyond the >_60 -metre -deep commercial properties that line the south/west side King Street East. The subject property is located more than 112 metres (367 feet) from the nearest residential dwelling within Pioneer Tower West. Figure 2 — Subject Lands: 4396 King Street East and 25 Sportsworld Drive 1Qcp1100v��_D GRp,�,/VO O R ©117 ���pMAlV/1�,4,D o o, �A PIONEER TOWER RD J d [i W F X Q m Q©� GAr&wpr PARK pf� 4S AREA kuvc ST � EDGE"11LL DR Page 78 of 307 REPORT: As outlined in the Background section of this report, the applicant is seeking an Official Plan Amendment (OPA) and Zoning By-law Amendment (ZBA) to facilitate the Proposed Development Concept, being a high-rise, mixed-use development. A summary of the Proposed Development Concept can be found in Table 1 and drawings can be found in Figures 3, 4, and 5. The purpose of the OPA is to change the land use designation from Commercial Campus to Mixed Use. The OPA would also add Specific Policy Area No. 59 to permit: A maximum building height of 99 metres or 30 storeys, and A maximum Floor Space Ratio of 6.2. With respect to zoning, the purpose of the ZBA is to change the zoning from Commercial Campus Zone (COM -4) to Mixed Use Three (MIX -3). It should be noted that Planning staff are in the process of updating land use and zoning within Kitchener's Major Transit Station Areas (MTSAs). This work with the Planning Around Rapid Transit Station areas (PARTS) planning processes after the approval of light rail transit by the Region of Waterloo. Planning staff intend to bring forward for Council's consideration updated land use and zoning for all MTSAs (including the Sportsworld MTSA), in phases, beginning with MTSAs in the vicinity of downtown towards the end of 2023. Until this occurs, private landowners and developers that are able to submit their own applications but must justify their proposals of high-rise, mixed use development within MTSAs, and request to modify existing zoning categories, as anticipated in Kitchener's Official Plan, to suit the Growth Plan's targets. Accordingly, a Site -Specific Provision is requested to customize the MIX -3 Zone to facilitate the Proposed Development Concept and consider the context within the MTSA Urban Structure Component. The main purpose of the provision is to permit development phasing, require 1,300 m2 of ground floor commercial use, permit a Floor Space Ratio of 6.2, require a maximum building height of 99 metres (30 storeys), reduce the side yard setback by 1 metre, and slightly reduce the parking ratio, among other matters. In addition, the Region has requested that holding provisions be applied to the whole of the subject lands in order to require the preparation and implementation of a detailed stationary noise study and to require that a Record of Site Condition (RSC) be filed and acknowledged by the Province. The details of the Site -Specific Provision and holding provisions are outlined in the Zoning By-law Amendment section of this report. Page 79 of 307 Table 2 - Summary of Proposed Development Concept Figure 3 — Plan showing the Proposed Development Concept KING STREET EAST Page 80 of 307 Proposed Development Concept Number of Buildings 2 buildings- Building A (Phase 1) and Building B (Phase 2) Number of Towers 3 towers (Building A, Tower A, Tower B) Number of Building Storeys 8 storeys (Building A), 30 storeys (Tower A), 18 storeys (Tower B) Floor Space Ratio 6.07 FSR Number of Residential Units 616 dwelling units Dwelling Unit Types 1 Bedroom: 458 units 2 Bedroom- 154 units 3 Bedroom- 4 units Commercial Use (Area) 1,378.7 sq.m (14,807 sq.ft.) Number of Parking Spaces 596 spaces Class A Bicycle Parking Stalls 300 spaces (approx.) Figure 3 — Plan showing the Proposed Development Concept KING STREET EAST Page 80 of 307 Figure 4 — Axonometric view of the Proposed Development Concept, looking towards the subject lands from the southwest. .070 i:rl f li"v NO �r-- Figure 5 — Perspective view of the Proposed Development Concept, looking towards the subject lands from near the intersection of King Street / Sportsworld Drive. Page 81 of 307 Planning Analysis: Planning Act, R.S.O. 1990, c. P.13: Section 2 of the Planning Act establishes matters of provincial interest and states that the council of a municipality, in carrying out its responsibilities under the Planning Act, shall have regard to, among other matters, matters of provincial interest. For example: • The adequate provision and efficient use of communication, transportation, sewage and water services and waste management systems; • The minimization of waste; • The orderly development of safe and healthy communities; • The adequate provision of a full range of housing, including affordable housing; • The adequate provision of employment opportunities; • The appropriate location of growth and development; • The promotion of development that is designed to be sustainable, to support public transit and to be oriented to pedestrians; • The promotion of built form that, o Is well-designed, o Encourages a sense of place, and o Provides for public spaces that are of high quality, safe, accessible, attractive and vibrant; • The mitigation of greenhouse gas emissions and adaptation to a changing climate. These matters of provincial interest are addressed and are implemented through the Provincial Policy Statement and Growth Plan which direct how and where development is to occur. The City's Official Plan is an important vehicle for the implementation of the Provincial Policy Statement and Growth Plan. Planning staff is of the opinion that the proposal adequately addresses the matters of provincial interest outlined above. Provincial Policy Statement, 2020: The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. Section 1.4.3(b) of the PPS promotes all types of residential intensification, and sets out a policy framework for sustainable, healthy, liveable and safe communities. The PPS promotes efficient development and land use patterns, as well as accommodating an appropriate mix of affordable and market-based residential dwelling types with other land uses, while supporting the environment, public health and safety. Provincial policies promote the integration of land use planning, growth management, transit -supportive development, intensification, and infrastructure planning to achieve cost-effective development patterns, optimization of transit investments, and standards to minimize land consumption and servicing costs. To support Provincial policies relating to the optimization of infrastructure, transit and active transportation, the proposed land use designation and zoning facilitate a compact form of development which efficiently uses the subject lands, the lands are close proximity to transit options including local bus routes, iXpress routes, future ION station, Go Bus, and Provincial highway systems, and makes efficient use of existing Regional roads and services. Page 82 of 307 Provincial policies are in support of providing a broad range of housing. The proposed development includes the provision of a range of market-based dwelling unit types including 1-, 2-, and 3 -bedroom units. Planning staff is of the opinion that the requested amendments will facilitate the redevelopment of the subject lands with high-rise, mixed-use development that is compatible with the surrounding area, will contribute towards achieving complete community, is transit supportive and will make use of the existing infrastructure. No new public roads would be required for the proposed development and Engineering staff has confirmed there is capacity in the sanitary sewer to permit intensification on the subject lands. Based on the foregoing, staff is of the opinion that this proposal is in conformity with the PPS. A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth Plan): The Growth Plan supports the development of complete and compact communities that are designed to support healthy and active living, make efficient use of land and infrastructure, provide for a range and mix of housing types, jobs, and services, at densities and in locations which support transit viability and active transportation. Policies of the Growth Plan promote growth within strategic growth areas including MTSAs to provide a focus for investments in transit and other types of infrastructure. Policy 2.2.6.1(a) states that municipalities will support housing choice through the achievement of the minimum intensification and density targets in this plan by identifying a diverse range and mix of housing options and densities, including additional residential units and affordable housing to meet projected needs of current and future residents. Policies 2.2.1.4 states that applying the policies of the Growth Plan will support the achievement of complete communities that: • feature a diverse mix of land uses, including residential and employment uses, and convenient access to local stores, services, and public service facilities; • improve social equity and overall quality of life, including human health, for people of all ages, abilities, and incomes; • provide a diverse range and mix of housing options, including additional residential units and affordable housing, to accommodate people at all stages of life, and to accommodate the needs of all household sizes and incomes; • expand convenient access to: o a range of transportation options, including options for the safe, comfortable and convenient use of active transportation; o public service facilities, co -located and integrated in community hubs; o an appropriate supply of safe, publicly -accessible open spaces, parks, trails, and other recreational facilities; and o healthy, local, and affordable food options, including through urban agriculture; • provide for a more compact built form and a vibrant public realm, including public open spaces; Page 83 of 307 • mitigate and adapt to the impacts of a changing climate, improve resilience and reduce greenhouse gas emissions, and contribute to environmental sustainability; and • integrate green infrastructure and appropriate low impact development. The Growth Plan supports planning for a range and mix of housing options and higher - density housing options that accommodate a range of household sizes in locations that provide access to transit and other amenities. Policy 2.2.4 requires that planning be prioritized for MTSAs on priority transit corridors, including zoning in a manner that implements the policies of the Growth Plan. MTSAs on priority transit corridors will be planned for a minimum density target of 160 residents and jobs combined per hectare for those that are served by light rail transit or bus rapid transit. The Region of Waterloo's ION is a form of light rail transit and the areas surrounding ION stops are MTSAs that are required to achieve the minimum density target of 160 residents and jobs combined per hectare. The subject lands are located within the City's delineated Built-up Area, and within an MTSA. The Region of Waterloo commenced the Regional Official Plan Review project and as part of that work, revised MTSA boundaries were approved in August 2022 and confirm that the subject lands are within the Sportsworld MTSA. Planning staff notes that the Sportsworld ION platform is located only 330 metres to the northwest (Regional Official Plan Amendment No. 6). The proposal represents redevelopment and intensification and will help the City achieve density targets in the Sportsworld MTSA. The proposed land use designation and zoning will facilitate a higher density housing option that will help make efficient use of existing infrastructure, roads, and transit. Planning staff is of the opinion that the applications conform to the Growth Plan. Regional Official Plan (ROP): Urban Area policies of the ROP identify that the focus of the Region's future growth will be within the Urban Area. The subject lands are designated Built-up Area in the ROP. The proposed development conforms to Policy 2.D.1 of the ROP as this neighbourhood provides for the physical infrastructure and community infrastructure to support the proposed residential development, including transportation networks, municipal drinking -water supply and wastewater systems, and a broad range of social and public health services. Regional policies require Area Municipalities to plan for a range of housing in terms of form, tenure, density, and affordability to satisfy the various physical, social, economic and personal support needs of current and future residents. The subject lands are within the MTSA boundary that was approved in August 2022 (ROPA No. 6). The Region of Waterloo has indicated it has no objections to the proposed application or to higher density within the MTSA area, subject to the application of holding provisions in the zoning to require a detailed stationary noise study (and appropriate implementation of mitigation measures) and a Record of Site Condition (Attachment E). Planning staff is of the opinion that the requested Official Plan Amendment conforms to the Regional Official Plan. Page 84 of 307 Proposed Official Plan Amendment City of Kitchener Official Plan, 2014: Land Use Designation The City of Kitchener Official Plan (OP) provides the long-term land use vision for Kitchener. The vision is further articulated and implemented through the guiding principles, goals, objectives, and policies which are set out in the Plan. The Vision and Goals of the OP strive to build an innovative, vibrant, attractive, safe, complete, and healthy community. The subject lands are currently designated Commercial Campus on Map 3 — Land Use of the City of Kitchener Official Plan. Lands designated Commercial Campus are intended to serve the day-to-day and weekly commercial needs of the surrounding community and are intended to be developed as comprehensively planned commercial uses functioning as a unit and consisting of individual buildings or multi -unit building groupings. The Commercial Campus designation does not impose any maximum height, massing, or density limitations. Moreover, the lands are identified as Major Transit Station Area (MTSA) on Map 2 — Urban Structure of the Official Plan. The applicant is proposing to change the land use designation of the subject lands from Commercial Campus to Mixed Use, along with Site Specific Policy Area 59. The applicant is not requesting to change the MTSA Urban Structure Component. Policy 15.D.4.1. of the OP confirms that the Mixed -Use designation is an appropriate land use designation to be applied within an MTSA. The Mixed -Use designation plays an important role in achieving the planned function of the Intensification Areas of the City Urban Structure, including MTSAs. Lands designated Mixed Use have the capacity to accommodate additional density and intensification. Development and redevelopment of lands within lands designated Mixed Use must implement a high standard of urban design. The Mixed -Use designation permits medium and high-rise residential uses as well as a wide range of non-residential uses, including: • compatible commercial uses such as, but not limited to, retail, commercial entertainment, restaurants, financial establishments; • personal services; • office; • health-related uses such as health offices and health clinics and institutional uses such as daycare facilities, religious institutions, and educational establishments; • social service establishment; and, • studio and artisan -related uses. In this case, the applicant is proposing high rise residential uses in conjunction with non- residential uses that are outlined within the above list of uses. The Mixed -Use designation states that the maximum building height within MTSAs may be regulated in the Zoning By-law. Although no height limit is specified, as part of the OPA, the applicant has requested a Site -Specific Policy Area to limit the building height within the requested Mixed -Use designation to 99 metres or 30 storeys. In addition, within MTSAs, the Mixed -Use designation states that the Floor Space Ratio (FSR) is limited to 4.0. Policy 15.D.4.20 states that the FSR may be increased to 5.0 if the redevelopment achieves certain Page 85 of 307 criteria, one of which is incorporation of a below -grade parking structure, which is proposed in this case. Notwithstanding, through the OPA, the applicant is requesting a Site -Specific Policy Area to increase the FSR to 6.2. Moreover, Policy 17.E.13.1. of the City of Kitchener Official Plan requires that holding provisions be applied in situations where it is necessary or desirable to zone lands for development or redevelopment in advance of the fulfillment of specific requirements and conditions, and where the details of the development or redevelopment have not yet been fully resolved. Holding provisions may be used to implement this Plan to ensure that certain conditions, studies, or requirements related to a proposed Zoning By-law Amendment are met. In this case, the Region has requested application of two holding provisions: one related to the requirement for a Record of Site Condition and the other related to the requirement for detailed stationary noise study and implementation of mitigation measures. These holding provisions are discussed in greater detail in the Zoning By-law Amendment section of this report. Planning staff is of the opinion that application of the Mixed -Use designation, along with the requested Site -Specific Policy Area is appropriate in this context. Kitchener Structure and Urban Structure: The Official Plan states that the forecasted population and employment growth for the city is to be accommodated within the City's Urban Area, which consists of the Built-up Area and the Designated Greenfield Area. The Built -Up Area is established by the Province. Growth that is directed to the Built-up Area makes efficient use of land, existing physical infrastructure, transit, and community infrastructure. A significant portion of growth is allocated to the Built-up Area. The subject lands are identified within Kitchener's structure as being within the Built-up Area. Policy 3.C.1.10 states that "The majority of residential growth in the Built-up Area will occur within Intensification Areas." The Official Plan establishes an Urban Structure for the city and provides policies for directing growth and development within this Structure. Intensification Areas are identified throughout the city as key locations to accommodate and receive most of the development and redevelopment at high densities for a variety of land uses. The subject lands are located within a Major Transit Station Area (MTSA) and the applicant is not proposing to change the Urban Structure Component. MTSAs are identified as being Primary Intensification Areas on the hierarchy of Intensification Areas, within the same category as the Urban Growth Centre (Downtown). The planned function of MTSAs is to: • provide a focus for accommodating growth through development to support existing and planned transit and rapid transit service levels, • provide connectivity of various modes of transportation to the transit system; • achieve a mix of residential, office, institutional and commercial development; and • facilitate streetscapes and built form that is pedestrian friendly and transit oriented. Page 86 of 307 The Official Plan also requires that development applications in MTSAs consider the Transit - Oriented Development (TOD) policies contained in Section 13.C.3.12 of the Official Plan. Generally, the TOD policies facilitate a compact urban form that supports walking, cycling and the use of transit, by providing a mix of land uses near transit, to support higher frequency transit service and optimize transit rider convenience. These policies also support developments which foster walkability by creating safe and comfortable pedestrian environments and a high-quality public realm. The proposed development is in an excellent location and represents high-rise, mixed-use development. The subject lands are located only 300 metres from the current GRT Sportsworld Station and Go Bus Transit Terminal and only 330 metres from the future Sportsworld ION station. The lands are within proximity to Highway 8 and Highway 401. The subject lands are well separated from the nearest low density residential uses (Pioneer Tower West Planning Community) by the 36-46 metre -wide King Street right-of-way and >_60 -metre -deep commercial properties that line the opposite side of King Street East. The proposed development introduces multiple residential housing to the Pioneer Tower East Planning Community (along with the recently approved development at 4220 King Street East and 25 Sportsworld Crossing Road) and includes a mix of 1-, 2-, and 3 -bedroom units. The Pioneer Tower East Planning Community currently only contains two residential properties, closer to the Grand River (both are single detached dwellings), with the balance of the community predominantly comprising commercial uses and some institutional use. The Pioneer Tower West Planning Community, on the opposite side of King Street East, is dominated by owner -occupied, low-rise dwellings in the form of single detached, semi- detached and townhouse units. The proposed development would help to diversify housing in the area and provide a greater housing choice, to assist in meeting the needs of an increasingly diverse population. Through a future Station Area Planning exercise, the City will explore even greater housing variety within the area. However, until this work is underway, the subject applications provide an opportunity to begin achieving the Official Plan goals to increase housing diversity and choice. Planning staff is of the opinion that the proposed Official Plan Amendment and Zoning By- law Amendment will support redevelopment that conforms to the City's MTSA policies and assists in achieving the City's vision of a sustainable and environmentally friendly city. Urban Design Policies: The City's urban design policies are outlined in Section 11 of the City's Official Plan. Planning staff is of the opinion that the proposed development meets the intent of these policies, specifically: Streetscape; Safety; Universal Design; Site Design; Building Design, and Massing and Scale Design. To address these policies, an Urban Design Brief was submitted by the applicant and has been reviewed by City staff (see Attachment C). The Urban Design Brief outlines the vision and principles guiding the site design and informs the proposed applications. Streetscape — The larger building, Building B (Phase 2), is located at the intersection of King Street East and Sportsworld Drive. The building fronts onto King Street East and Sportsworld Drive. The street -facing portions of this building are proposed to be activated Page 87 of 307 by seven at -grade commercial units — a total of 1,300 square metres of commercial space — as well as two lobbies: one facing King Street and the other facing Sportsworld Drive. The commercial units would be directly accessed from the abutting streets and connect to municipal sidewalks. Ground floor structured parking would be hidden from the public realm by these active uses. On upper floors of the building base (podium), dwelling units are proposed to line the exterior of the building, so the parking structure would be hidden from view from the public realm. Building B includes a well-defined base which will enhance the streetscape of both King Street and Sportsworld Drive. The smaller building, Building A (Phase 1), is a multiple dwelling and contains only residential units. The side of the building is oriented to Sportsworld Drive while the front is oriented to Building B. The ground floor of Building A facing Sportsworld Drive contains an indoor amenity room and a dwelling unit, while upper floors contain dwelling units. Skyline — The proposed buildings, along with those at the recently approved Tricar development at 4220 King Street East and 25 Sportsworld Crossing Road, will begin to establish a distinctive skyline within the Sportsworld MTSA. These buildings will contribute positively to the skyline which will evolve as the MTSA develops over time. Safety — As part of the future site plan approval process, staff will ensure Crime Prevention Through Environmental Design (CPTED) principles are implemented and that the site meets the Ontario Building Code and the City's Emergency Services Policy. Universal Design — The development will be designed to comply with Accessibility for Ontarians with Disabilities Act (AODA) and the Ontario Building Code. Site Design, Building Design, Massing and Scale — The proposal is designed to be developed at a scale that is compatible with the existing and planned built form for the surrounding neighbourhood. The buildings have adequate setbacks, step backs, building heights and massing, considering their context within an MTSA and separation from low rise residential land uses. Through a future site plan process, the building designs will be refined to contribute to a high-quality public realm and sense of place. Planning staff recommends that the Urban Design Brief be endorsed by Council and that staff be directed to apply the Urban Design Brief through future Site Plan Approval processes. Transportation Policies: The Official Plan supports an integrated transportation system which incorporates active transportation, allows for the movement of people and goods and promotes a vibrant, healthy community using a combination of land use designations and urban design initiatives that make a wide range of transportation choices viable. As aforementioned, the subject lands are located within the Sportsworld MTSA and only 330 metres from the future ION LRT platform and only 300 metres from the current Go Bus Transit Terminal and GRT Sportsworld Station which connects to two iXpress routes and three local bus routes. The lands are within proximity to Highway 8 (350m) and Highway 401 (1,250m). The location of the subject lands is well suited to the proposed transit -oriented development. Moreover, the subject proposal will support current and future transit service and build transit ridership. Page 88 of 307 Regional staff advise that a Multi -Use Trail (MUT) will be constructed later this year that extends along the King Street frontage of the property from Sportsworld Drive to Highway 401. The MUT would be 3 metres wide and would be separated from vehicular traffic by a grassed boulevard. The MUT would facilitate cycling and pedestrian movement in the area. The Region is proposing to extend the MUT northwest from Sportsworld Drive to the Freeport Bridge (and possibly beyond) in 2028-2029. Also, a MUT is proposed to be constructed along the Sportworld frontage of the property from King Street to Gateway Park Drive in 2027, with plans to extend it to Maple Grove Road and beyond in the following years. These planned and proposed pedestrian and cycling upgrades will greatly improve alternative transportation in this area and further improve the modal split. Policy 3.C.2.22 states that until such time as Station Area Plans are completed, any development application submitted within an MTSA will be reviewed generally in accordance with the Transit -Oriented Development Policies included in Section 13.C.3.12. The proposed Official Plan Amendment and Zoning By-law Amendment applications support a compact, high-density, mixed-use development that achieves this policy. The location of the subject property and the proposed site-specific provisions will result in a compatible built form that encourages walkability within a pedestrian -friendly environment, supporting safe, comfortable, barrier -free walking. Additionally, approximately 300 secured bicycle parking stalls will be implemented as well as visitor parking spaces, as required by Zoning By-law 2019-051. Housina Policies: Section 4.1.1 of the City's Official Plan states that it is a City objective to provide for an appropriate range, variety and mix of housing types and styles, densities, tenure, and affordability to satisfy the varying housing needs of our community through all stages of life. In addition, 4.C.1.12. states 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." The proposed development will increase the range of dwelling units available in the city, and within the Pioneer Tower East / Sportsworld MTSA. The site development concept includes a mix of 1-, 2-, and 3 -bedroom dwelling units. The range of unit types in this location will appeal to a variety of household needs. Moreover, the mixed- use nature of the proposed redevelopment as well as the building form will assist in achieving complete community. Sustainable Development: Section 7.C.4.1 of the City's Official Plan ensures developments will increasingly be sustainable by encouraging, supporting and, where appropriate, requiring: a) compact development and efficient built form; b) environmentally responsible design (from community design to building design) and construction practices, c) the integration, protection and enhancement of natural features and landscapes into building and site design; d) the reduction of resource consumption associated with development; and, Page 89 of 307 e) transit -supportive development and redevelopment and the greater use of other active modes of transportation such as cycling and walking. Development applications are required to demonstrate that the proposal meets the sustainable development policies of the Official Plan and that sustainable development design standards are achieved. The applicant submitted an initial Sustainability Statement in support of the subject applications. This document states that energy modelling was completed for the first phase of the proposed development, which confirms adherence and/or exceedance of components of Energy Star, R-2000, and Built Green programs with respect to energy conservation and reduced greenhouse gas emissions. City Environmental Planning staff are satisfied with the Sustainability Statement and will continue to work with the applicant through the future site plan processes to explore additional sustainable development initiatives. Proposed Official Plan Amendment Conclusions: The Official Plan Amendment application requests that the land use designation as shown on Map 3 — Land Use of the 2014 Official Plan be changed from Commercial Campus to Mixed Use with a Site -Specific Policy Area to allow a maximum building height of 30 storeys or 99 metres and a maximum Floor Space Ratio of 6.2. Based on the above noted policies and analysis, Planning staff is of the opinion that the proposed Official Plan Amendment represents good planning and recommends that the requested Official Plan Amendment be adopted in the form shown in Attachment A. Proposed Zoning By-law Amendment and Zoning By-law 2019-051: The subject lands are zoned Commercial Campus Zone (COM -4) in Zoning By-law 2019- 051. The existing zoning permits a wide range of retail and commercial uses. No residential uses are permitted. Also, the COM -4 Zone does not have any building height or floor space ratio limitations. Moreover, Planning staff notes that there are several commercial pads that are zoned COM -4 within the immediate area that remain undeveloped many years after their establishment. The applicant has requested an amendment to change the zoning from Commercial Campus Zone (COM -4) to Mixed Use Three (MIX -3) with Site Specific Provision (358), Holding Provision 40H, and Holding Provision 41H, under Zoning By-law 2019-051. The MIX -3 Zone permits a wide variety of commercial and residential uses within mixed-use buildings and mixed-use developments at a medium density within Community Nodes and City Nodes (types of Urban Structure Components). The MIX -3 Zone was not intended to be applied in the MTSA Urban Structure Component, where higher densities and building heights may be justified. Accordingly, the MIX -3 Zone limits Floor Space Ratio to 2.0 and limits building height to 32 metres / 10 storeys. At this time, the Zoning By-law does not yet have a zoning category intended to be applied within MTSAs. In this regard, the requested Site -Specific Provision tailors the MIX -3 Zone for the MTSA context, allowing high-rise mixed use development. The Site -Specific Page 90 of 307 Provision also tailors the MIX -3 Zone to facilitate the Proposed Development Concept and has the following effect: 1. Allows the first, residential -only, phase to occur while ensuring that the mixed-use component is built as a future phase. 2. Does not require Building A to have non-residential uses on the ground floor or have a base (podium). 3. Does not require Building A to have a base (podium). It should be noted that the larger building, Building B, which abuts the intersection of King Street East / Sportsworld Drive and abuts the length of the King Street East street line, would have a base. 4. Requires Building B to have a minimum of 1,300 m2 of non-residential use on the ground floor and 45 metres of frontage on Sportsworld Drive. The proposed non- residential gross floor area (GFA) is approximately the same as the existing plaza, so the demolition of the plaza to facilitate the proposed development would not result in a loss of non-residential use. Also, the requested MIX -3 Zone requires that 20 percent of the GFA be devoted to non-residential use. This percentage requirement would be eliminated in favour of the GFA requirement. 5. Requires a maximum Floor Space Ratio of 6.2. Presently, the COM -4 Zone does not regulate Floor Space Ratio. However, the requested MIX -3 Zone has a standard maximum Floor Space Ratio of only 2.0. 6. Requires a maximum building height of 99 metres and 30 storeys. Presently, there is no building height or maximum number of storeys in the COM -4 Zone. However, the requested MIX -3 Zone has a standard maximum building height of 32 metres and standard maximum number of storeys of 10. 7. Allows the minimum interior side yard setback (i.e., setback from the easterly side lot line) to be 3.0 metres. The proposed setback applies to the side of the property abutting the Costco Wholesale parking lot. The requested MIX -3 Zone requires a standard minimum setback of 4.0 metres. 8. Requires the minimum number of parking spaces for Dwelling Unit and Multiple Dwelling to be 0.85 spaces per dwelling unit, whereas the standard parking rate in the MIX zones is 0.9. Official Plan policies require 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. In this case, Planning staff is satisfied that the requested Site -Specific Provision satisfies the above noted policies. In addition, The City's Transportation Services supports the minor parking reduction and notes that the property is well positioned to take advantage of many modes of transportation and will provide approximately 300 secured bicycle parking spaces. The Region has requested that two holding provisions be applied to the whole of the subject lands. The applicant has agreed to these provisions, the purpose of which is to: Page 91 of 307 1. Require the owner to prepare a detailed stationary noise study and to implement any recommended mitigation measures, to the satisfaction of the Regional Municipality of Waterloo. The purpose of this study is to ensure that residents of the proposed residential use are protected from noise generators (e.g., HVAC equipment), and 2. Require that a Record of Site Condition (RSC) be filed with the Ministry of Environment, Conservation and Parks (MECP) Environmental Site Registry and a Ministry Acknowledgement letter be submitted to the satisfaction of the Region. The purpose of RSC is to ensure that the lands are not contaminated before the proposed residential use is established. Planning staff offers the following comments with respect to the holding provisions. Official Plan policies state that holding provisions will be applied in those situations where it is necessary or desirable to zone lands for development or redevelopment in advance of the fulfillment of specific requirements and conditions, and where the details of the development or redevelopment have not yet been fully resolved. In this case, holding provisions are proposed to facilitate the implementation of the MIX -3 Zone and Site -Specific Provision (358). Once the requisite conditions have been fulfilled, the matter will return to Council for removal of the holding provisions, thereby permitting redevelopment to proceed. WHAT WE HEARD 63 people provided comments 1 Neighbourhood Meetings held, 42 households in attendance 110 households circulated and notified Department and Agency Comments: Circulation of the Official Plan Amendment and Zoning By-law Amendment was undertaken in September 2021 to all applicable City departments and other review authorities. All comments received in response have been satisfactorily addressed through the application review no technical issues related to the applications persist. Copies of the comments are found in Attachment E of this report. The following reports and studies were considered by City staff and external agencies as part of this proposed Official Plan Amendment and Zoning By-law Amendment: Planning Justification Report Prepared by: GSP Group, May 2021 Revised Urban Design Brief Page 92 of 307 Prepared by: GSP Group, February 2023 Design Brief Prepared by: ABA Architects, January 18, 2023 Pedestrian Windy Assessment Prepared by: SLR Consulting, March 22, 2021 Environmental Noise Assessment Prepared by: SLR Consulting, May 3, 2021 Transportation Impact Study: Prepared by: Paradigm Transportation Solutions Limited, May 2021 Tree Management Plan Prepared by: GSP Group, May 12, 2021 Engineering Feasibility, Stormwater Management, and Servicing Report Prepared by: Walter Fedy, February 12, 2021 Sustainability Statement Prepared by: GSP Group, May 14, 2021 Community Input & Staff Responses Planning staff received written responses from 63 households with respect to the proposed development. These are included in Attachment F. A virtual neighbourhood meeting was held on March 31, 2022. The meeting was attended by approximately 42 households. A high-level summary of the main comments received from the community, as well as Planning staff responses, are below. Community Concern Details of Community Concern Planning Staff Response Traffic and The existing King King Street East and Sportsworld Drive are Intersection Street East and Regional roads. The nearby Highway 8 and 401 are Impacts Sportsworld Drive under the jurisdiction of the Ministry of intersection as well Transportation (MTO). As part of the application as surrounding road review, Region staff reviewed a Transportation network in the area Impact Study prepared by a transportation is already engineering firm on behalf of the applicant, which overburdened and recommended that, "...no improvements be made will not be able to to accommodate the development." The Region accommodate the stated that it has no concerns with the proposal, increased volume of subject to the application of holding provisions for traffic the proposed unrelated matters. development will cause. Further, not In addition, the MTO completed a review of the applications and commented that the site has been Page 93 of 307 Page 94 of 307 enough parking is provided. considered in accordance with the Public Transportation and Highway Improvement Act (PTHIA), MTO's Highway Corridor Management Manual (HCMM) and all related guidelines and policies. MTO further stated that it has no requirements or comments related to the applications. The City's Transportation Services reviewed the requested parking reduction and has stated that it has no concerns. It should be noted that the requested rate of 0.85 spaces per unit is only 0.05 spaces per unit less than the current rate under the current zoning. Also, as outlined in this report, transit infrastructure in this area is excellent. Pedestrian The existing A Multi -Use Trail (MUT) will be constructed later this and Cyclist transportation year that extends along the King Street frontage of Safety network and auto- the property from Sportsworld Drive to Highway centricity of the area 401, which will help facilitate cycling and pedestrian is not conducive to movement in the area. Also, a MUT is proposed to pedestrian and be constructed along the Sportworld frontage of the cyclist movements. property from King Street to Gateway Park Drive in There is concern 2027. There are plans to extend these MUTs in all over safety as well directions in the coming years. These planned and as overwhelming proposed upgrades will improve cycling and transit that does pedestrian comfort and further improve the modal exist within the area. split in the Sportworld MTSA. Also, the proposed intensification will support transit ridership in this area and help to offset the cost of transit service and infrastructure. Availability There is insufficient The subject lands are located within an MTSA as of Amenities supporting defined by the Province, Region, and City. Such amenities and areas are intended to be focus areas for growth and recreational space intensification. The Pioneer Tower East / available within the Sportsworld MTSA has much land that is currently area to zoned Commercial and contains many commercial accommodate the uses, including two grocery stores (Costco proposed increase Wholesale and Dutchies). Excellent transit and in residents. This other transportation infrastructure in the area includes grocery ensures that other services are accessible. stores and green space. What is Although parkland is needed in this area, the available will be applicant is providing a significant amount of on-site overwhelmed. amenity space, including a large common outdoor amenity space on the 5t" floor building podium. Other outdoor, indoor, and private amenity spaces Page 94 of 307 Page 95 of 307 are provided on-site. These will provide significant recreational opportunities for residents until the City prepares a comprehensive plan for the Sportsworld MTSA, including consideration for parkland. Currently, Policy staff anticipate commencing the initial stages of the Sportsworld MTSA work later in 2023. In the meantime, the proposal is alignment with the Official Plan Policies for MTSAs and Provincial and Regional policies. Built Form The proposed The subject lands and surrounding properties are and development is identified as an MTSA. MTSAs are intended to be Character of incompatible with focus areas for growth. Planning staff is of the Area the existing scale, opinion that the proposed buildings will begin to height, and density establish a desirable skyline that is consistent with of the surrounding the character of an MTSA. It is anticipated that the area. This will mar Sportworld MTSA will continue to evolve with the the skyline of the addition of future high-density commercial and area and severely residential development proposals. impact the character of the area and The subject lands are well separated from low rise adjacent residential development by the 36m -46m wide King neighbourhoods. Street East right-of-way, and >_60 -metre -deep Further, no transition commercial properties that line the south/west side in provided. King Street East. The subject property is located more than 112 metres (367 feet) from the nearest dwelling within Pioneer Tower West. Advance Proper notification Notice of the applications was circulated via Notification was not provided to postcard to all owners and occupants within 240m & surrounding of the subject lands and notice was placed in The Community residents or Record in September 2021. Two signs were posted Consultation adjacent on the property — one on each frontage in communities. There September 2021. A virtual neighbourhood meeting is some concern was held in March 2022, notice for which was sent regarding the via postcard to all owners and occupants within amount of 240m and all those who responded to the original consideration which circulation notice. Notice of the PSIC meeting was will be given to the be published in The Record on February 10, 2023 comments provided and a postcard was sent to all owners and by the community. occupants within 240m in advance of the PSIC meeting. This notification approach goes far beyond the minimum requirements in the Planning Act. Also, comments provided by the community are attached to this report as Attachment F and are available for review by all Council members. Page 95 of 307 Planning Conclusions Considering the foregoing, Planning staff recommends approval of the Official Plan Amendment and Zoning By-law Amendment applications to permit 4396 King Street East and 25 Sportsworld Drive to be redeveloped with a high-density, mixed-use development. Staff is of the opinion that the subject applications are consistent with policies of the Provincial Policy Statement, conform to Growth Plan for the Greater Golden Horseshoe, the Regional Official Plan, and the City of Kitchener Official Plan and represent good planning. Accordingly, Planning staff recommends that the Official Plan Amendment be adopted, and the Zoning By-law Amendment 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 Committee / Council meeting. Two large notice signs were posted on the subject property and information regarding the application was posted to the City's website in September 2021. Following the initial circulation referenced below, an additional postcard advising of the Neighbourhood Meeting was sent by mail. A third postcard was mailed with notice of the statutory public meeting was circulated to all owners and occupants within 240 metres of the subject lands, those who responded to the preliminary circulation and those who attended the neighbourhood meeting. Notice of the Statutory Public Meeting was also posted in The Record on February 10, 2023 (a copy of the Notice is attached as Attachment D). CONSULT —The requested Official Plan Amendment and Zoning By-law Amendment were circulated to residents and property owners within 240 metres of the subject lands on September 16, 2021. In response to this circulation, staff received written responses from 63 households, which are summarized as part of this staff report. A virtual neighbourhood meeting was held in March 2022, notice for which was sent via postcard to all owners and occupants within 240m and all those who responded to the original circulation notice. Planning staff also had several one-on-one conversations with residents on the telephone and responded to several emails. PREVIOUS REPORTS/AUTHORITIES: • Planning Act, R. S. O. 1990, c. P.13 • Provincial Policy Statement, 2020 Page 96 of 307 • A Place to Grow: Growth Plan for the Greater Golden Horseshoe (Growth Plan), 2020 • Regional Official Plan, Regional Municipality of Waterloo, 2015 • City of Kitchener Official Plan, 2014 • City of Kitchener Zoning By-law 2019-051 • Planning Around Rapid Transit Stations (PARTS) REVIEWED BY: Tina Malone -Wright — Interim Manager of Development Review APPROVED BY: Justin Readman — General Manager, Development Services ATTACHMENTS: Attachment A —Proposed Official Plan Amendment Attachment B — Proposed Zoning By-law Amendment Attachment C — Urban Design Brief Attachment D — Newspaper Notice Attachment E — Department and Agency Comments Attachment F — Community Comments Page 97 of 307 Attachment A AMENDMENT NO. _ TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 4396 Kina Street East and 25 Saortsworld Drive Page 98 of 307 AMENDMENT NO. _ TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 4396 Kina Street and 25 Soortsworld Drive INDEX SECTION 1 TITLE AND COMPONENTS SECTION 2 PURPOSE OF THE AMENDMENT SECTION 3 BASIS OF THE AMENDMENT SECTION 4 THE AMENDMENT APPENDICES APPENDIX 1 Notice of the Meeting of Planning & Strategic Initiatives Committee of March 6, 2023 APPENDIX 2 Minutes of the Meeting of Planning & Strategic Initiatives Committee APPENDIX 3 Minutes of the Meeting of City Council Page 99 of 307 AMENDMENT NO. _ TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER SECTION 1 —TITLE AND COMPONENTS This amendment will be referred to as Amendment No. xx to the Official Plan of the City of Kitchener (2014). This amendment is comprised of Sections 1 to 4 inclusive. SECTION 2 — PURPOSE OF THE AMENDMENT The purpose of the Official Plan Amendment is to: • Amend Map 3 — Land Use by redesignating lands from Campus Commercial to Mixed Use, • Amend Map 5— Specific PolicyAreas by adding the subject lands addressed as 4396 King Street East and 25 Sportsworld Drive as Specific Policy Area 59, and • Add Site Specific Policy 15.D.12.59 as follows: o to allow a maximum floor space ratio of 6.2; o to allow a maximum building height of 99 metres; o to allow the maximum number of storeys to be 30; o A Holding provision pursuant to Section 17.E.13 will apply to residential uses and other sensitive uses. The Holding provision will not be removed until such time as a detailed stationary noise study has been provided to the Regional Municipality of Waterloo, any mitigation measures have been implemented, and a release has been issued by the Region; and o A Holding provision pursuant to Section 17.E.13 will apply to residential uses and other sensitive uses. The Holding provision will not be removed until such time as a Record of Site Condition has been acknowledged by the Province and a release has been issued by the Regional Municipality of Waterloo. SECTION 3 — BASIS OF THE AMENDMENT Planning Analysis: Planning Act, R.S.O. 1990, c. P.13: Section 2 of the Planning Act establishes matters of provincial interest and states that the council of a municipality, in carrying out its responsibilities under the Planning Act, shall have regard to, among other matters, matters of provincial interest. For example: • The adequate provision and efficient use of communication, transportation, sewage and water services and waste management systems; • The minimization of waste; • The orderly development of safe and healthy communities; • The adequate provision of a full range of housing, including affordable housing; • The adequate provision of employment opportunities; • The appropriate location of growth and development; • The promotion of development that is designed to be sustainable, to support public transit and to be oriented to pedestrians; • The promotion of built form that, o Is well-designed, Page 100 of 307 o Encourages a sense of place, and o Provides for public spaces that are of high quality, safe, accessible, attractive and vibrant; • The mitigation of greenhouse gas emissions and adaptation to a changing climate. These matters of provincial interest are addressed and are implemented through the Provincial Policy Statement and Growth Plan which direct how and where development is to occur. The City's Official Plan is an important vehicle for the implementation of the Provincial Policy Statement and Growth Plan. Planning staff is of the opinion that the proposal adequately addresses the matters of provincial interest outlined above. Provincial Policy Statement, 2020: The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. Section 1.4.3(b) of the PPS promotes all types of residential intensification, and sets out a policy framework for sustainable, healthy, liveable and safe communities. The PPS promotes efficient development and land use patterns, as well as accommodating an appropriate mix of affordable and market-based residential dwelling types with other land uses, while supporting the environment, public health and safety. Provincial policies promote the integration of land use planning, growth management, transit -supportive development, intensification, and infrastructure planning to achieve cost-effective development patterns, optimization of transit investments, and standards to minimize land consumption and servicing costs. To support Provincial policies relating to the optimization of infrastructure, transit and active transportation, the proposed land use designation and zoning facilitate a compact form of development which efficiently uses the subject lands, the lands are close proximity to transit options including local bus routes, Xpress routes, future LRT, Go Bus, and Provincial highway systems, and makes efficient use of existing Regional roads and services. Provincial policies are in support of providing a broad range of housing. The proposed development includes the provision of a range of market-based dwelling unit types including 1-, 2-, and 3 -bedroom units. Planning staff is of the opinion that the requested amendments will facilitate the redevelopment of the subject lands with high-intensity, mixed-use development that is compatible with the surrounding area, will contribute towards achieving complete community, is transit supportive and will make use of the existing infrastructure. No new public roads would be required for the proposed development and Engineering staff has confirmed there is capacity in the sanitary sewer to permit intensification on the subject lands. Based on the foregoing, staff is of the opinion that this proposal is in conformity with the PPS. 4 Page 101 of 307 A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth Plan): The Growth Plan supports the development of complete and compact communities that are designed to support healthy and active living, make efficient use of land and infrastructure, provide for a range and mix of housing types, jobs, and services, at densities and in locations which support transit viability and active transportation. Policies of the Growth Plan promote growth within strategic growth areas including Major Transit Station Areas (MTSAs) in order to provide a focus for investments in transit and other types of infrastructure. Policy 2.2.6.1(x) states that municipalities will support housing choice through the achievement of the minimum intensification and density targets in this plan by identifying a diverse range and mix of housing options and densities, including additional residential units and affordable housing to meet projected needs of current and future residents. Policies 2.2.1.4 states that applying the policies of the Growth Plan will support the achievement of complete communities that: • feature a diverse mix of land uses, including residential and employment uses, and convenient access to local stores, services, and public service facilities; • improve social equity and overall quality of life, including human health, for people of all ages, abilities, and incomes; • provide a diverse range and mix of housing options, including additional residential units and affordable housing, to accommodate people at all stages of life, and to accommodate the needs of all household sizes and incomes; • expand convenient access to: o a range of transportation options, including options for the safe, comfortable and convenient use of active transportation; o public service facilities, co -located and integrated in community hubs; o an appropriate supply of safe, publicly -accessible open spaces, parks, trails, and other recreational facilities; and o healthy, local, and affordable food options, including through urban agriculture; • provide for a more compact built form and a vibrant public realm, including public open spaces; mitigate and adapt to the impacts of a changing climate, improve resilience and reduce greenhouse gas emissions, and contribute to environmental sustainability; and • integrate green infrastructure and appropriate low impact development. The Growth Plan supports planning for a range and mix of housing options and, in particular, higher -density housing options that accommodate a range of household sizes in locations that provide access to transit and other amenities. Policy 2.2.4 requires that planning be prioritized for MTSAs on priority transit corridors, including zoning in a manner that implements the policies of the Growth Plan. MTSAs on Page 102 of 307 priority transit corridors will be planned for a minimum density target of 160 residents and jobs combined per hectare for those that are served by light rail transit or bus rapid transit. The Region of Waterloo's ION is a form of light rail transit and the areas surrounding ION stops are MTSAs that are required to achieve the minimum density target of 160 residents and jobs combined per hectare. The subject lands are located within the City's delineated Built-up Area, and within an MTSA. The Region of Waterloo commenced the Regional Official Plan Review project and as part of that work, revised MTSA boundaries were approved in August 2022 and confirm that the subject lands are within the Sportsworld MTSA. Planning staff notes that the Sportsworld ION platform is located only 330 metres to the northwest (Regional Official Plan Amendment No. 6). The proposal represents redevelopment and intensification and will help the City achieve density targets in the Sportsworld MTSA. The proposed land use designation and zoning will facilitate a higher density housing option that will help make efficient use of existing infrastructure, roads, and transit. Planning staff is of the opinion that the applications conform to the Growth Plan. Regional Official Plan (ROP): Urban Area policies of the ROP identify that the focus of the Region's future growth will be within the Urban Area. The subject lands are designated Built-up Area in the ROP. The proposed development conforms to Policy 2.D.1 of the ROP as this neighbourhood provides for the physical infrastructure and community infrastructure to support the proposed residential development, including transportation networks, municipal drinking - water supply and wastewater systems, and a broad range of social and public health services. Regional policies require Area Municipalities to plan for a range of housing in terms of form, tenure, density and affordability to satisfy the various physical, social, economic and personal support needs of current and future residents. The subject lands are within the MTSA boundary that was approved in August 2022 (Regional Official Plan Amendment No. 6). The Region of Waterloo has indicated it has no objections to the proposed application or to higher density within the MTSA area, subject to the application of holding provisions in the zoning to require a detailed stationary noise study (and appropriate implementation of mitigation measures) and a Record of Site Condition. Planning staff is of the opinion that the requested Official Plan Amendment conforms to the Regional Official Plan. Proposed Official Plan Amendment City of Kitchener Official Plan, 2014: Land Use Designation The City of Kitchener Official Plan (OP) provides the long-term land use vision for Kitchener. The vision is further articulated and implemented through the guiding principles, goals, objectives, and policies which are set out in the Plan. The Vision and Goals of the OP strive to build an innovative, vibrant, attractive, safe, complete and healthy community. 6 Page 103 of 307 The subject lands are currently designated Commercial Campus on Map 3 — Land Use of the City of Kitchener Official Plan. Lands designated Commercial Campus are intended to serve the day-to-day and weekly commercial needs of the surrounding community and are intended to be developed as comprehensively planned commercial uses functioning as a unit and consisting of individual buildings or multi -unit building groupings. The Commercial Campus designation does not impose any maximum height, massing, or density limitations. Moreover, the lands are identified as Major Transit Station Area (MTSA) on Map 2 — Urban Structure of the Official Plan. The applicant is proposing to change the land use designation of the subject lands from Commercial Campus to Mixed Use, along with Site Specific Policy Area 59. The applicant is not requesting to change the MTSA Urban Structure Component. Policy 15.D.4.1. of the OP confirms that the Mixed Use designation is an appropriate land use designation to be applied within an MTSA. The Mixed Use designation plays an important role in achieving the planned function of the Intensification Areas of the City Urban Structure, including MTSAs. Lands designated Mixed Use have the capacity to accommodate additional density and intensification. Development and redevelopment of lands within lands designated Mixed Use must implement a high standard of urban design. The Mixed Use designation permits medium and high rise residential uses as well as a wide range of non-residential uses, including: • compatible commercial uses such as, but not limited to, retail, commercial entertainment, restaurants, financial establishments; • personal services; • office; • health-related uses such as health offices and health clinics and institutional uses such as daycare facilities, religious institutions, and educational establishments; • social service establishment; and, • studio and artisan -related uses. In this case, the applicant is proposing high rise residential uses in conjunction with non- residential uses that are outlined within the above list of uses. The Mixed Use designation states that the maximum building height within MTSAs may be regulated in the Zoning By-law. Although no height limit is specified, as part of the OPA, the applicant has requested a Site Specific Policy Area to limit the building height within the requested Mixed Use designation to 99 metres or 30 storeys. In addition, within MTSAs, the Mixed Use designation states that the Floor Space Ratio (FSR) is limited to 4.0. Policy 15.D.4.20 states that the FSR may be increased to 5.0 if the redevelopment achieves certain criteria, one of which is incorporation of a below -grade parking structure, which is proposed in this case. Notwithstanding, through the OPA, the applicant is requesting a Site Specific Policy Area to increase the FSR to 6.2. Moreover, Policy 17.E.13.1. of the City of Kitchener Official Plan requires that holding provisions be applied in situations where it is necessary or desirable to zone lands for development or redevelopment in advance of the fulfillment of specific requirements and Page 104 of 307 conditions, and where the details of the development or redevelopment have not yet been fully resolved. Holding provisions may be used to implement this Plan to ensure that certain conditions, studies or requirements related to a proposed Zoning By-law Amendment are met. In this case, the Region has requested application of two holding provisions: one related to the requirement for a Record of Site Condition and the other related to the requirement for detailed stationary noise study and implementation of mitigation measures. These holding provisions are discussed in greater detail in the Zoning By-law Amendment section of this report. Planning staff is of the opinion that application of the Mixed Use designation, along with the requested Site Specific Policy Area is supportable in this context. Kitchener Structure and Urban Structure: The Official Plan states that the forecasted population and employment growth for the city is to be accommodated within the City's Urban Area, which consists of the Built-up Area and the Designated Greenfield Area. The Built -Up Area is established by the Province. Growth that is directed to the Built-up Area makes efficient use of land, existing physical infrastructure, transit, and community infrastructure. A significant portion of growth is allocated to the Built-up Area. The subject lands are identified within Kitchener's structure as being within the Built-up Area. Policy 3.C.1.10 states that "The majority of residential growth in the Built-up Area will occur within Intensification Areas." The Official Plan establishes an Urban Structure for the city and provides policies for directing growth and development within this Structure. Intensification Areas are identified throughout the city as key locations to accommodate and receive the majority of development and redevelopment at high densities for a variety of land uses. MTSAs are identified as being Primary Intensification Areas on the hierarchy of Intensification Areas, within the same category as the Urban Growth Centre (Downtown). The planned function of MTSAs is to: 1. provide a focus for accommodating growth through development to support existing and planned transit and rapid transit service levels, 2. provide connectivity of various modes of transportation to the transit system; 3. achieve a mix of residential, office, institutional and commercial development; and 4. facilitate streetscapes and built form that is pedestrian friendly and transit oriented. As aforementioned, the subject lands are located within an MTSA and the applicant is not proposing to change the Urban Structure Component. The Official Plan also requires that development applications in MTSAs consider the Transit -Oriented Development (TOD) policies contained in Section 13.C.3.12 of the Official Plan. Generally, the TOD policies facilitate a compact urban form that supports walking, cycling and the use of transit, by providing a mix of land uses in close proximity to transit, to support higher frequency transit service and optimize transit rider convenience. These policies also support developments which foster walkability by creating safe and comfortable pedestrian environments and a high-quality public realm. Page 105 of 307 The proposed development is located in an excellent location and represents high- intensity, mixed-use development. The subject lands are located only 300 metres from the current GRT Sportsworld Station and Go Bus Transit Terminal and only 330 metres from the future Sportsworld ION platform. The lands are within close proximity to Highway 8 and Highway 401. The subject lands are well separated from the nearest low density residential uses (Pioneer Tower West Planning Community) by the 36-46 metre wide King Street right-of-way and >_60 -metre -deep commercial properties that line the opposite side of King Street East. The proposed development introduces multiple residential housing to the Pioneer Tower East Planning Community (along with the recently approved development at 4220 King Street East and 25 Sportsworld Crossing Road) and includes a mix of 1-, 2-, and 3 - bedroom units. The Pioneer Tower East Planning Community currently only contains two residential properties, closer to the Grand River (both are single detached dwellings), with the balance of the community predominantly comprising commercial uses and some institutional use. The Pioneer Tower West Planning Community, on the opposite side of King Street East, is dominated by owner -occupied, low rise dwellings in the form of single detached, semi- detached and townhouse units. The proposed development would help to diversify housing in the area and provide a greater housing choice, to assist in meeting the needs of an increasingly diverse population. Through a future Station Area Planning exercise, The City will explore even greater housing variety within the area. However, until this work is underway, the subject applications provide an opportunity to begin achieving the Official Plan goals to increase housing diversity and choice. Planning staff is of the opinion that the proposed Official Plan Amendment and Zoning By-law Amendment will support redevelopment that conforms to the City's MTSA policies and assists in achieving the City's vision of a sustainable and environmentally friendly city. Urban Design Policies: The City's urban design policies are outlined in Section 11 of the City's Official Plan. Planning staff is of the opinion that the proposed development meets the intent of these policies, specifically: Streetscape; Safety; Universal Design; Site Design; Building Design, and Massing and Scale Design. To address these policies, an Urban Design Brief was submitted by the applicant and has been reviewed by City staff. The Urban Design Brief outlines the vision and principles guiding the site design and informs the proposed applications. Streetscape — The larger building, Building B (Phase 2), is located at the intersection of King Street East and Sportworld Drive. The building fronts onto King Street East and Sportsworld Drive. The street -facing portions of this building are proposed to be activated by seven at -grade commercial units — a total of 1,300 square metres of commercial space — as well as two lobbies: one facing King Street and the other facing Sportsworld Drive. The commercial units would be directly accessed from the abutting streets and connect to municipal sidewalks. Ground floor structured parking would be hidden from the public Page 106 of 307 realm by these active uses. On upper floors of the building base (podium), dwelling units are proposed to line the exterior of the building, so the parking structure would be hidden from view from the public realm. Building B includes a well-defined base which will enhance the streetscape of both King Street and Sportsworld Drive. The smaller building, Building A (Phase 1), is a multiple dwelling and contains only residential units. The side of the building is oriented to Sportsworld Drive while the front is oriented to Building B. The ground floor of Building A facing Sportsworld Drive contains an indoor amenity room and a dwelling unit, while upper floors contain dwelling units. Skyline — The proposed buildings, along with those at the recently approved Tricar development at 4220 King Street East and 25 Sportsworld Crossing Road, will begin to establish a distinctive skyline within the Sportsworld MTSA. These buildings will contribute positively to the skyline which will evolve as the MTSA develops over time. Safety — As part of the future site plan approval process, staff will ensure Crime Prevention Through Environmental Design (CPTED) principles are implemented and that the site meets the Ontario Building Code and the City's Emergency Services Policy. Universal Design — The development will be designed to comply with Accessibility for Ontarians with Disabilities Act (AODA) and the Ontario Building Code. Site Design, Building Design, Massing and Scale — The proposal is designed to be developed at a scale that is compatible with the existing and planned built form for the surrounding neighbourhood. The buildings have adequate setbacks, step backs, building heights and massing, considering their context within an MTSA and separation from low rise residential land uses. Through a future site plan process, the building designs will be refined to contribute to a high-quality public realm and sense of place. Planning staff recommends that the Urban Design Brief be endorsed by Council and that staff be directed to apply the Urban Design Brief through future Site Plan Approval processes. Transportation Policies: The Official Plan supports an integrated transportation system which incorporates active transportation, allows for the movement of people and goods and promotes a vibrant, healthy community using a combination of land use designations and urban design initiatives that make a wide range of transportation choices viable. As aforementioned, the subject lands are located within the Sportsworld MTSA and only 330 metres from the future ION LRT platform and only 300 metres from the current Go Bus Transit Terminal and GRT Sportsworld Station which connects to two iXpress routes and three local bus routes. The lands are within close proximity to Highway 8 (350m) and Highway 401 (1,250m). The location of the subject lands is well suited to the proposed transit -oriented development. Moreover, the subject proposal will support current and future transit service and build transit ridership. 10 Page 107 of 307 Regional staff advise that a Multi -Use Trail (MUT) will be constructed later this year that extends along the King Street frontage of the property from Sportsworld Drive to Highway 401. The MUT would be 3 metres wide and would be separated from vehicular traffic by a grassed boulevard. The MUT would facilitate cycling and pedestrian movement in the area. The Region is proposing to extend the MUT northwest from Sportsworld Drive to the Freeport Bridge (and possibly beyond) in 2028-2029. Also, a MUT is proposed to be constructed along the Sportworld frontage of the property from King Street to Gateway Park Drive in 2027, with plans to extend it to Maple Grove Road and beyond in the following years. These planned and proposed pedestrian and cycling upgrades will greatly improve alternative transportation in this area and further improve the modal split. Policy 3.C.2.22 states that until such time as Station Area Plans are completed, any development application submitted within an MTSA will be reviewed generally in accordance with the Transit -Oriented Development Policies included in Section 13.C.3.12. The proposed Official Plan Amendment and Zoning By-law Amendment applications support a compact, high-density, mixed-use development that achieves this policy. The location of the subject property and the proposed site specific provisions will result in a compatible built form that encourages walkability within a pedestrian -friendly environment, supporting safe, comfortable, barrier -free walking. Additionally, over 300 secured bicycle parking stalls will be implemented as well as visitor parking spaces, as required by Zoning By-law 2019-051. Housing Policies: Section 4.1.1 of the City's Official Plan states that it is a City objective to provide for an appropriate range, variety and mix of housing types and styles, densities, tenure and affordability to satisfy the varying housing needs of our community through all stages of life. In addition, 4.C.1.12. states 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." The proposed development will increase the range of dwelling units available in the city, and in particular within the Pioneer Tower East / Sportsworld MTSA. The site development concept includes a mix of 1-, 2-, and 3 - bedroom dwelling units. The range of unit types in this location will appeal to a variety of household needs. Moreover, the mixed-use nature of the proposed redevelopment as well as the building form will assist in achieving complete community. Sustainable Development: Section 7.C.4.1 of the City's Official Plan ensures developments will increasingly be sustainable by encouraging, supporting and, where appropriate, requiring: a) compact development and efficient built form; b) environmentally responsible design (from community design to building design) and construction practices; c) the integration, protection and enhancement of natural features and landscapes into building and site design; 11 Page 108 of 307 d) the reduction of resource consumption associated with development; and, e) transit -supportive development and redevelopment and the greater use of other active modes of transportation such as cycling and walking. Development applications are required to demonstrate that the proposal meets the sustainable development policies of the Official Plan and that sustainable development design standards are achieved. The applicant submitted an initial Sustainability Statement in support of the subject applications. This document states that energy modelling was completed for the first phase of the proposed development, which confirms adherence and/or exceedance of components of Energy Star, R-2000, and Built Green programs with respect to energy conservation and reduced greenhouse gas emissions. City Environmental Planning staff are satisfied with the Sustainability Statement and will continue to work with the applicant through the future site plan processes to explore additional sustainable development initiatives. Proposed Official Plan Amendment Conclusions: The Official Plan Amendment application requests that the land use designation as shown on Map 3 — Land Use of the 2014 Official Plan be changed from Commercial Campus to Mixed Use with a Site Specific Policy Area to allow a maximum building height of 30 storeys and 99 metres and a maximum Floor Space Ratio of 6.2. Based on the above noted policies and analysis, Planning staff is of the opinion that the proposed Official Plan Amendment represents good planning and recommends that the requested Official Plan Amendment be adopted. SECTION 4 —THE AMENDMENT The City of Kitchener Official Plan (2014) is hereby amended as follows: a. Amend Map No. 3 — Land Use by designating the lands municipally addressed as 4396 King Street East and 25 Sportsworld Drive as Mixed Use instead of Commercial Campus, as shown on the attached Schedule 'A'; b. Amend Map No. 5 — Specific Policy Areas by adding Specific Policy Area No. 59 to the lands municipally addressed as 4396 King Street East and 25 Sportsworld Drive, as shown on the attached Schedule `B" and c. Add Site Specific Policy 15.D.12.59 as follows: 59. 4396 King Street East and 25 Sportsworld Drive Notwithstanding the Mixed Use land use designation and the policies of the lands located at 4396 King Street East and 25 Sportsworld Drive: i) The maximum floor space ratio will be 6.2; ii) The maximum number of storeys will be 30; 12 Page 109 of 307 iii) The maximum building height will be 99 metres; iv) A Holding provision pursuant to Section 17.E.13 will apply to residential uses and other sensitive uses. The Holding provision will not be removed until such time as a detailed stationary noise study has been provided to the Regional Municipality of Waterloo, any mitigation measures have been implemented, and a release has been issued by the Region; and v) A Holding provision pursuant to Section 17.E.13 will apply to residential uses and other sensitive uses. The Holding provision will not be removed until such time as a Record of Site Condition has been acknowledged by the Province and a release has been issued by the Regional Municipality of Waterloo. 13 Page 110 of 307 APPENDIX 1: Notice of the Planning & Strategic Initiatives Committee Meeting (March 6, 2023) NOTICE OF PUBLIC MEETING for a development in your neighbourhood �, 4396 King Street East Et 25 Sportsworld Drive KlTc.-HErER Concept Drawing IMF No 0 Have Your Voice Heard! Date: March 6, 2023 Time: 7:010 p.m. Location: Council Chambers, Kitchener City Hall 200 King Street West vrVirtual Zoom Meeting To view the staff report, agenda, meeting details, start time of this item orto appear as a delegation, visit: kitchener.ca/meetings To learn more about this project, including information on your appeal rights, visit: www.kitchenenca/ Plan ningApplications or contact: Mixed Use FSR of 6.2, 30 storeys, Andrew Pinnell, Senior Planner including 99 Metres 616 Dwelling 519.741.2200 x 766$ Commercial in Height Units and rew.pinnell@kitchener.ca Applications to amend the Official Plan and Zoning By-law will be considered to facilitate a mixed-use development having a maximum building height of 99 metres (30 storeys), a Floor Space Ratio (FSR) of 6.2, providing 616 dwelling units and 1,300 square metres of commercial floor area, and having a reduced parking rate of 0.85 spaces per dwelling unit. 14 Page 111 of 307 APPENDIX 2: Minutes of the Planning & Strategic Initiatives Committee Meeting (March 6, 2023) 15 Page 112 of 307 APPENDIX 3 - Minutes of the Meeting of City Council (March 20, 2023) 16 Page 113 of 307 D D 6 D D 6 D�� CITY OF KITCHENER D �� D 43 D D -4— qp OFFICIAL PLAN 43 D -0� 1> 1> — — AMENDMENT TO MAP 3 .0 -a D — -- f -. '- LAND USE �D r i... •t'^.r i �1 ■•'.� •• • • x •■• x •• • x •■• x •• • x •■• x •■ x •i : : Low Rise Residential �\O • F}- f¢- f • • • • x',x '�•x•' ,x '�•x•',x '�•x•',x ',x ' Qt ,x • ei• '�} /�� ,a/,�� ,�y /�� '• '•' '• '• Off' .• .• .• .• . .• :Q .• !�/�, . ■ ■ . •' •' •'• •'• •'• •'• Commercial Campus : • : • : • : • • • • r -' x t'r• r •. [� . • . r i . ' ti;, . r � . '• • •• x x x x x x x x x x 7Y . x x x x •. •. •. Commercial x ',x • x ',x •x •'x.. x ',x :�. x ',x x ',x ',x •• x •• ,::��-#r.' •' • •' • •'• • •'•' _ ••x•�.x•',•x� Business Park Employment •'. •••.x•'•x•�.x• �',•x•�.x•'•'�x •�• � ,•x•• * •:.'�O� • :.' •x :.' •x Glq '. ' :.' I •x FM Institutional kP • • .' • '��"'- • �� •'x ; � �x ,x ,•,x ,x �a` :' • x'r' • '' • • • '' • �'. • • qR • '' �'• • # Natural Heritage Conservation x• PIONEER TOWER RD x, x• ••'x, x• ••'x ••'x, ', Open Space ... ...• r r' ' x x • ', x ', x '. x • ', x '. ', x ' . '• �� Major Infrastructure and Utilities '•x�.x',•x� x ' 11 Area of Amendment dU�MHHk ,;rr'•;t'r' •• x From Commercial Campus �. To Mixed Use sr+,sr+,irr, .r-rr_-.ar_r�r_-r-J�'■r�'_r � J'r � � .. � � � 1, .. � � � 1, J � 1. -. • � � � J . ii 3i 9i }T 9i eA A F i��r '� t�'r• � i��r '� t�'r• SCHEDULE W 0 250 METRES REVISED: OFFICIAL PLAN AMENDMENT OPA21/009/K/AP APPLICANT: TAYLORWOOD PARK ZONING BY-LAW AMENDMENT ZBA21/014/K/AP HOMES INC. & SPORTSWORLD SCALE 1:10,000 SHOPPING CENTRE INC. City of Kitchener FILE OPA21009KAP_MAP3 4396 KING ST E & 25 SPORTSWORLD DR DATE: JANUARY 11, 2023 DEVELOPMENT SERVICES DEPARTMENT, PLANNING mxd CITY OF KITCHENER OFFICIAL PLAN CAMBRIDGE AMENDMENT TO MAP 5 SPECIFIC POLICY AREAS k�NG STe k�NG �ss�ti ey �y(9) A q SSry�y N C Specific Policy Areas s NQ ® 6. 4169, 4189 and 4198 King St E O� O Area of Amendment 3To Add Specific Policy Area 59. 4396 King St E & 25 Sportsworld Dr s 'SCO 59 GCard SCHEDULE "B"0 METRES SooSED: OFFICIAL PLAN AMENDMENT OPA21/009/K/AP APPLICANT: TAYLORWOOD PARK HOMES INC. & SPORTSWORLD ZONING BY-LAW AMENDMENT ZBA21/014/K/AP City of Kitchener FILE: OPA21009KAP_Map5 SHOPPING CENTRE INC. SCALE 1:10,000 4396 KING ST E &25 SPORTSWORLD DR DATE:JANUARY 11, 2023 DEVELOPMENT SERVICES DEPARTMENT, PLANNING mxd Attachment B PROPOSED BY — LAW 2023 BY-LAW NUMBER OF THE CORPORATION OF THE CITY OF KITCHENER (Being a by-law to amend By-law 2019-051, as amended, known as the Zoning By-law for the City of Kitchener — Sportsworld Shopping Centre Inc. and Taylorwood Park Homes Inc. — 4396 King Street East and 25 Sportsworld Drive) WHEREAS it is deemed expedient to amend By-law 2019-051 for the lands specified above; NOW THEREFORE the Council of the Corporation of the City of Kitchener enacts as follows: 1. Zoning Grid Schedule Number 289 of Appendix "A" to By-law Number 2019-051 is hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 1 on Map No. 1, in the City of Kitchener, attached hereto, from Commercial Campus Zone (COM -4) to Mixed Use Three Zone (MIX -3) with Site Specific Provision (358) and Holding Provision 40H and Holding Provision 41 H. 2. Zoning Grid Schedule Number 289 of Appendix "A" to By-law Number 2019-051 is hereby further amended by incorporating additional zone boundaries as shown on Map No. 1 attached hereto. 3. Section 19 of By-law 2019-51 is hereby amended by adding Site Specific Provision (358) thereto as follows: "(358). Notwithstanding Section 5.6, Table 5-5, Section 8.3, Table 8-1, and Table 8-2 of this By-law within the lands zoned MIX -3 and shown as being affected by this subsection on Zoning Grid Schedule Number 289 of Appendix "A", the following special regulations shall apply: a) One multiple dwelling, with a maximum of 88 dwelling units, shall be permitted on a lot without a non-residential use where there is an approved Urban Design Brief that includes a Master Site Plan that Page 116 of 307 demonstrates the overall development can provide a non-residential use through future development phases. Said building shall be permitted to have a street line fagade, and no additional street line fagade regulations from the MIX -3 Zone shall apply to the building. b) For the Sportsworld Drive street line, there shall be no minimum ground floor street line fagade width as a percent of the width of the abutting street line where there is an approved Urban Design Brief that includes a Master Site Plan that demonstrates the overall development can provide a minimum ground floor street line fagade width of 45 metres. c) The minimum percent street line fagade openings of the MIX -3 Zone shall only apply to a building immediately abutting the intersection of the King Street East and Sportsworld Drive. d) A mid -rise building shall not be required to have a base (podium) and shall not be subject to stepback requirements. e) For a building immediately abutting the intersection of King Street East and Sportsworld Drive, the minimum amount of non-residential gross floor area on the ground floor shall be 1,300 m2. f) There shall be no requirement for minimum percent of non-residential gross floor area. g) The maximum Floor Space Ratio shall be 6.2. h) The maximum building height shall be 99 metres. i) The maximum number of storeys shall be 30. j) The minimum interior side yard setback (i.e., setback from the easterly side lot line) shall be 3.0 metres. k) The minimum number of parking spaces for Dwelling Unit and Multiple Dwelling shall be 0.85 spaces per dwelling unit." 4. Section 20 of By-law 2019-51 is hereby amended by adding Section (40H) thereto as follows: "(40H). Notwithstanding Section 8 of this By-law within the lands zoned MIX -3 and shown as being affected by this subsection on Zoning Grid Schedule Number 289 of Appendix "A", no residential use or other sensitive land use shall be permitted until such time as a detailed stationary noise study has been completed and implementation measures have been addressed to the satisfaction of the Region of Waterloo. The detailed stationary noise study shall review the potential impacts of the development on itself Page 117 of 307 (e.g., HVAC system on the sensitive points of reception) and the impact of the development on the adjacent sensitive land uses. This Holding Provision shall not be removed until the City of Kitchener is in receipt of a letter from the Regional Commissioner of Planning, Housing and Community Services advising that such noise study has been approved and an agreement, if necessary, has been entered into with the City and/or Region, as necessary, providing for the implementation of any recommended noise mitigation measures." 5. Section 20 of By-law 2019-51 is hereby amended by adding Section (41H) thereto as follows: "(41 H). Notwithstanding Section 8 of this By-law within the lands zoned MIX -3 and shown as being affected by this subsection on Zoning Grid Schedule Number 289 of Appendix "A", no residential use or other sensitive land use shall be permitted until such time as 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 Ministry Acknowledgement letter has been submitted to the satisfaction of the Region. This Holding Provision shall not be removed until the City of Kitchener is in receipt of a letter from the Regional Commissioner of Planning, Housing and Community Services advising that said Ministry Acknowledgement letter has been submitted to the satisfaction of the Region." 6. This By-law shall become effective only if Official Plan Amendment No. _ (4396 King Street East and 25 Sportsworld Drive) 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 , 2023. Mayor Clerk Page 118 of 307 �P a� OM -4 t37),,,, 58R-16108 SUBJECT AREA(S) N /� @, �{ (] PART 5 CO� -4 bflp CPART 6 —ORY4.7R PART1 P^ (48) yP CO,M4 AMENDMENT TO BY-LAW 2019-051 PART, `` h " AREA 1 - s°P, 50R-16058 FROM COMMERCIAL CAMPUS ZONE (COM -4) rs PARTS ^" TO MIXED USE THREE ZONE (MIX -3) QPM �R 5js WITH SITE SPECIFIC PROVISION (358) AND HOLDING PROVISIONS (40H)AND (41H) 6� 68R-16116 _O e -16116 �. COM -4 (37) 16R �, BY-LAW 85-1 n� R- PAR �a� 1- PART 3 18 NEIGHBOURHOOD INSTITUOTIONAL ZONE PA COM-PART g R-2 RESIDENTIAL TWO ZONE _ COM4 (28) BY-LAW 2019-051 AREA 1 COM -3 ARTERIAL COMMERCIAL ZONE SR -2 5sR 1103 COM -4 COMMERCIAL CAMPUS ZONE NHC-1 NATURAL HERITAGE CONSERVATION ZONE OSR-2 OPEN SPACE: GREENWAYS ZONE RES -1 LOW RISE RESIDENTIAL ONE ZONE R 2 233 MIX -3 MIXED USE THREE ZONE W COMA Q C_HED_U_LE_289 SCHEDULE288 Uj ZONE GRID REFERENCE SCHEDULE NO. 289 COM 3 OFAPPENDIX'A' Q (88 KITCHENER ZONING BY-LAW 85-1 AND 2019-051 ., / ��/� n�: %:� '♦., v� i ZONE LIMITS co '� '� '.r•'{'� '!�'/'' /'�/'�/'�/ �G' FLOODING HAZARD �j�/��,3 '!�/' /!�/' / • /• /• '/•/'%!'%!' Q �/• / SLOPE EROSION HAZARD 10m MAP NO. 0 50 10o ZONING BY-LAW AMENDMENT ZBA21/014/K/AP TAYLORWOOD PARK HOMES INC. & METRES OFFICIAL PLAN AMENDMENT OPA21/009/K/AP SPORTSWORLD SHOPPING CENTRE INC. SCALE 1:4,000 Citi/ of Kitchener FILE: ZBA21014KAP_MAP1 4396 KING ST E & 25 SPORTSWORLD DR DATE: JANUARY 11, 2023 DEVELOPME T SERVICES DEPARTMENT, PLANNING mxd Prepared for: Prepared by: Taylor Construction Ltd. 41 Toro Road, Toronto, ON MJ3 2A4 GSP Group Inc. 72 Victoria Street South, Suite 201 Kitchener, ON N2G 4Y9 Page 0 of 307 GSP Urban Design Report 14396 King Street East - Kitchener (, r t Aerial view of the Site 2 Page 121 of 307 GSP Group I February, 2023 CONTENTS 1. BACKGROUND AND PURPOSE 1.1 Project Background 1.2 Project Scope 1.3 Subject Site 1.4 Proposed Development 1.5 Content 2. CONTEXTUAL FIT 2.1 Neighbourhood Context 2.2 Immediate Context 3. DESIGN POLICY AND GUIDELINE REFERENCES 3.1 Official Plan 3.2 Urban Design Manual 4. SITE AND BUILDING DESIGN OVERVIEW 4.1 Building Positioning 4.2 Building Scale and Massing 4.3 Access and Circulation 4.4 Loading and Service 4.5 Car Parking 4.6 Bicycle Parking 4.7 Streetscape and Landscape Design 4.8 Building Materials and Articulation 5. MICROCLIMATE ANALYSIS 5.1 Shadow Analysis 5.2 Pedestrian Wind Analysis 6. RESPONSE TO POLICY AND GUIDELINE FRAMEWORK 6.1 Response to Official Plan Policy 6.2 Response to Urban Design Manual Guidelines 7. SUMMARY 3 Page 122 of 307 JGSP Urban Design Report 14396 King Street East - Kitchener Overall Site Context - Aerial view m Page 123 of 307 k i �. 3 Page 123 of 307 1. BACKGROUND AND PURPOSE 1.1 Project Background Taylorwood Construction Limited owns 4396 King Street East (a small strip commercial development) at the corner of King Street East and Sportsworld Drive as well as 25 Sportsworld Drive (property immediately to the north that previously contained the Pioneer BBQ restaurant. The Site is approximately 1.05 hectares in area and is part of the Commercial Campus in the Sportsworld Drive area. In late 2017 and 2018 Taylorwood began a Site Plan Approval process for the northern property (formerly the restaurant) and looked at options to develop the Site for drive through restaurants and commercial developments in demand to market needs at the time. After working through a variety of options with City of Kitchener planning staff, Taylorwood concluded that the best option for the Site is to consolidate the two parcels and consider a more intensive development that looks beyond short term commercial opportunities and starts to create a more complete community in this area building on the proposed rapid transit system. In May of 2018, The Region of Waterloo confirmed an alignment for the extension of the ION LRT system from Kitchener to Cambridge which includes traversing this area along King Street East and establishing a station about 300 metres west of the subject Site on King Street East. A higher density redevelopment of the Site recognizes a number of factors at play, both contextually and with respect to the Site, including: GSP Group I February, 2023 • The King/Sportsworld area is maturing and the area is no longer between Kitchener and Preston. • Commercial markets are changing and there is less demand for "bricks and mortar" as evidenced by the vacancies in the area as well as the inability of Sportsworld Crossing to complete its retail component. • In addition to the retail space in the area, there is an office component and in total a lot of jobs are available close to the Site. The Cambridge business park is also located very close and easily accessed from Sportsworld Drive. • The Site is very close to Highway 401 for residents who may need to commute out of town for work. • The extension of the LRT service as well as the nearby local and regional bus terminal gives this area significant transit infrastructure. An Official Plan amendment and zoning by- law amendment are required to facilitate this development. The proposed Official Plan Amendment seeks to redesignate from Commercial Campus to Mixed -Use (MIX -3 zone).The MIX -3 Zone permits a wide range of commercial uses, such as retail, restaurants, and offices. Dwelling units are permitted in both mixed-use buildings as well as multiple residential buildings. 1.2 Project Scope This Urban Design Report is prepared for an Official Plan amendment as well as a Zoning By-law amendment for the Proposed Development, required per the December 2019 5 Page 124 of 307 GSP Pre -Submission Consultation. The Kitchener Official Plan defines an Urban Design Report as follows: "an urban design document that maybe required of an owner/applicant to demonstrate how a development application implements the City's Urban Design Manual". 1.3 Subject Site The Site is approximately 1.05 hectares in area, located at the intersection of King Street East and Sportsworld Drive. The Site has dual frontages and is trapezoidal in shape, with approximately 118 metres of frontage along King Street East and approximately 126 metres of frontage along Sportsworld Drive. The southern portion of the Site - 4396 King Street East - is currently occupied by a 1 -storey commercial retail building containing approximately 1,400 m2 (72m length by 20m depth), set back approximately 37m from King Street East, and 25m from Sportsworld Drive. The building is serviced by a parking lot of an approximately similar size to the building footprint, as well as additional parking perpendicular to Sportsworld Drive. A drive through lane, parallel to King Street East, offers drive through access to the Tim Hortons restaurant located at the south east corner of the building. The northern portion of the Site - 25 Sportsworld Drive - is currently vacant, with the footprint of the former building (Pioneer BBQ restaurant) still visible, along with surrounding parking areas. An asphalt road and row of coniferous trees demarcates the transition between the two sites. A Urban Design Report 14396 King Street East - Kitchener 1.4 Proposed Development The Proposed Development is a high-density mixed-use project comprising of residential and commercial uses at -grade, with a total of 616 dwelling units. Phase 1 of the Proposed Development includes a 8 -storey residential building at the north end of the Site, containing 88 units. Phase 2 includes a podium tower development fronting King Street East, featuring two residential towers of 30 -storey and 18 -storey, with a combined total of approximately 528 units, siting atop a 5 -storey podium with commercial frontages. The Proposed Development features indoor and outdoor amenity areas for resident use. Vehicular access is from Sportsworld Drive for Phase 1 and Phase 2 and this driveway access leads to a drop off area. The access from King Street East is for Phase 2 that leads to structured parking, integrated into the podium and out of public view. 1.5 Content Taylorwood Construction Limited is currently proposing a mixed-use development on the property at 4396 King Street East ("the Site") in Kitchener. The Urban Design Report reflects the scope identified in the pre -submission consultation record of the December 19th, 2019 Pre -Submission Consultation Meeting, including: • A full Wind Study including snow deposition analysis; • A complete Shadow Analysis; • A Tall Building Analysis including a discussion of how the proposal meets City design requirements and rationale; Page 125 of 307 • 3D massing model including preliminary building elevations and anticipated building materials; • Discussion and assessment of compatibility and contextual fit of the proposal into the existing and planned neighbourhood including a discussion of overlook/ privacy concerns, contribution to city skyline and impacts to views and sightlines; • Discussion of the proposed massing, scale, design and character including distinction of the base / middle / top portions of the building, articulation, stepbacks/ projections and property setbacks; • Assessment of functional considerations such as private and common amenity space; • Discussion and assessment of proposed sustainability measures for the development; • Preliminary Noise Assessment to inform building design and amenity space location. KEY POINTS - RECORD OF PRE -SUBMISSION CONSULTATION • Support for high density development since Site is within a Major Transit Station Area due to being within approximately 300m of a planned ION station platform (Sportsworld Cross Rd @King Street East) Transit Oriented Development (Integrated Transportation System section) provisions including: • Interconnected and multi -modal street pattern that encourages walking, cycling or the use of transit and supports mixed use development GSP Group I February, 2023 • Fosters walkability by creating pedestrian - friendly environments that allow walking to be a safe, comfortable, barrier -free and convenient form of urban travel • Supports high quality pubic realm to enhance the identity of the area and create gathering points for social interaction, community events and other activities • Provides access from various transportation modes to the transit facility, including consideration of pedestrians, bicycle parking, and passenger transfer and commuter pick-up / drop off areas • There is a serious deficiency of accessible parkland to serve this development, and therefore on-site amenity space should be maximized both at -grade and within available rooftop spaces. At -grade spaces will need to be protected from both King St. E. and Sportsworld Drive, which are both heavily traveled and very wide streets. • There is very little local park spaces, especially play areas. On-site amenity spaces should be maximized. • Lack of public parks / amenity space in this neighbourhood, means there is a higher value placed on-site amenity space. Private amenity space should be maximized. Page 126 of 307 0 A 00 two; Ae 14 , .:, f, -os ;41 . Ak, u cp Yl Jf (D A4 At *44, c 0 A 00 two; Ae 14 , .:, f, -os ;41 . Ak, u 2. CONTEXTUAL FIT 2.1 Neighbourhood Context The Site is part of the Sportsworld Draft Station Study Area, included in the Planning Around Rapid Transit Stations (PARTS) study by the City of Kitchener. This area "encompasses approximately 40 hectares of land south of the Sportsworld ION Station Stop and generally extends to Gateway Park Drive and Heldmann Road and is intersected by Highway 8. There are currently no people living within the draft station area and, using the assumptions employed by the Kitchener Growth Management Strategy, it is estimated that there are 512 jobs located within the draft station study area for a calculation of an average of 13 jobs per hectare (p.103). The PARTS Sportsworld Study Area identifies the following existing conditions in the area: 37% of land within the Sportsworld Draft Station Study Area is designated Business Park and 63% of land designated Planned Commercial Campus in the current Official Plan and is generally in consistent with the existing zoning; buildings cover approximately 5% of the land within the focus area which are mainly dominated by low rise, large format commercial and office uses with large areas of surface parking and underutilized retail uses with limited sidewalks that adds little to a quality streetscape; there are no parkland and a City owned community facility (Sportsworld Arena) currently exists within the station focus area; 13% of land within the Sportsworld draft station study area is designated Natural Heritage System; and an increase in transit ridership is anticipated, hence the Sportsworld draft station study area will be served by existing and future transit services. GSP Group I February, 2023 PARTS Plan: Sportsworld Station Study Area ION Station Stops "Walk Distances aBRT LRT 91 450 m Draft Study Area Street Network 0 Sportsworld Highway Walk Distances LR Road 450 nt •� Road (Proposed) aan m Local Street W7 Page 128 of 307 GSP 2.2 Immediate Context Ol North The Site abuts two 1 -storey retail buildings serviced by a parking lot to the north. There are two entry/exit points to the property: one from Sportsworld Drive and other from Gateway Park Drive. The Site also offers a drive through ATM service at the corner of Sportsworld Drive and Gateway Park Drive. 2O East The abutting property to the east 4438 King St East is a 1 -storey Costco building, with a large paved surfaces and parking lot that extends the length of the whole block between King Street and Gateway Park Dr. The Costco building is located at the rear end of the property with back facing to Gateway Park Dr. and is surrounded by surface parking on all sides and a 1 -storey retail store closer to the access point along Gateway Park Drive. O3 South Immediately to the south is a commercial plaza similar in scale to the Site. Adjacent to and beyond this plaza is a residential neighbourhood, primarily comprised of single detached houses. These houses do not have frontage along King Street East and are accessed by side streets. to Urban Design Report 14396 King Street East - Kitchener O4 West Directly abutting the Site to the west is Sportsworld Drive. The existing cross section of Sportsworld Drive at this location has two -lanes with sidewalks on either side. Across Sportsworld Drive is the Sportsworld Crossing Plaza which includes a few restaurant and retail spaces, all fronting along King Street East. There is a single storey Mc Donald's , situated at the corner of Sportsworld Drive and Gateway Park Dr. Page 129 of 307 GSP Group I February, 2023 Am- Immediate Context - Aerial view 11 Page 130 of 307 RM8 King S reet East fivCl (Costco) '.. AMS"' E- - 25 Sportsworld _ i Drive �s '' � 1 - rr r tr ■ r°. f ' , � �111A '� �}e.• 4396 KinSt1 rr `� rr"■ g ree t East 1c t ,.- .� F. �ri cr• ■ r 4 h . � � i� ar' �' T ["ter ,-�:. 'c-� ■ �**Tfs'ii• �L �' i - Wr:-�!' r Immediate Context - Aerial view 11 Page 130 of 307 ;I GSP Urban Design Report 14396 King Street East - Kitchener View looking from King Street East sidewalk. View looking from the internal driveway at the south-east corner of the Site. 12 Page 131 of 307 GSP Group I February, 2023 13 Page 132 of 307 GSP Urban Design Report 14396 King Street East - Kitchener View looking from the corner of Sportsworld Drive and King Street East towards the Site. :I {71 u A. r y} ■ i _ E7 View looking from the south-west corner of the Site towards Sportsworld Drive and King Street East intersection. 14 Page 133 of 307 LWAYS FRF:! 1 za i GSP Group I February, 2023 :rte, 15 Page 134 of 307 JGSP Urban Design Report 14396 King Street East - Kitchener - __ .pL•-� -.'tet., - '°� View looking from north-west side of the Site at 25 Sportsworld Drive. View looking from north-east side of the Site at 25 Sportsworld Drive. 16 Page 135 of 307 RIOT ,r w a�in �'.. 1ialdlli +w. w } •p vr- S�'�1 Sportsworld Drive _ . wlwp_.R_ - • -fns-. . __ �j. � s - �i - - yam., .-?' JGSP Urban Design Report 14396 King Street East - Kitchener ;_-..., View looking from Sportsworld Drive sidewalk towards the Site. View looking from the Site towards Sportsworld Drive. 18 Page 137 of 307 OF M -44 GSP Urban Design Report 14396 King Street East - Kitchener 3. DESIGN POLICY AND GUIDELINE REFERENCES 3.1 Official Plan The City of Kitchener Official Plan (2014) designates the Site as "Commercial Campus" (COM -4 Zone). The COM -4 Zone does not permit residential uses, therefore a Zoning By- law Amendment is required to facilitate the proposed development. The Official Plan Amendment proposes to change the designation of the Site from Commercial Campus (COM -4 Zone) to MIXED USE (MIX -3) ZONE. The MIXED USE policies are intended with flexibility to permit a broad range of uses at different scales and intensities. The Mixed Use policies (15.D.4) specifically indicate that "development and redevelopment of properties will be encouraged to achieve a high standard of urban design, be compatible with surrounding areas, be transit -supportive and cycling and pedestrian -friendly". The proposed redevelopment supports the policy direction by providing further uses and density to the site, that are compatible with the surrounding area and supports alternative modes of transportation. 20 Page 139 of 307 3.2 General Urban Design Policies Section 11 of the Official Plan contains general urban design policies that are used to evaluate movement patterns, the relationship between built form and open spaces, integration of natural and cultural resources and development impacts. They include: General urban design policies that speak to the city's skyline, CPTED principles, fire prevention, barrier -free accessibility, and shade. Site Design policies speak to the building's street relationship landscaping to improve the streetscape; developments to improve aesthetic quality and be safe, comfortable, functional and provide circulation for all transportation modes; and site servicing and utilities to be screened from view from the public realm. Building Design, Massing and Scale design policies speak to human -scale proportions to support a comfortable and attractive public realm, including attractive building forms, facades, and roof designs; complementary design of new buildings; and architectural innovation and expression. Section 17.E.10.5 identifies that urban design briefs together with other design -related are meant to be used to a) demonstrate that a proposed development or redevelopment is compatible; b) address the relationship to and the privacy of adjacent residential development; and, c) ensure compatibility with the existing built form and the physical character of the established area and/or neighbourhood. GSP Group I February, 2023 3.3 Urban Design Manual PART A — Design Guidelines Part A contains design guidelines on various land uses, built types, geographic areas, and urban structure elements. The following topics of design guidelines are relevant to the Site and the proposed building. a) City -Wide The City -Wide design guidelines apply to Kitchener as a whole. The main objective of these guidelines it to ensure Kitchener is designed as an inclusive, safe, accessible, comfortable and appealing placeto live, workand play. Guidelines are divided into Community Design and Site Design. The Community Design guidelines are primarily used by the City in designing the form and structure of communities through the application of design best practices in a range of topics. The Site Design guidelines address built form, open space and site functionality. b) Nodes & Corridors The Nodes& Corridors design guidelines applyto specific areas marked within Kitchener servicing as community focal points. These guidelines have general objectives to support high-quality sustainable development and are broken down into node and corridor classification. The Site is identified within a Neighbourhood Node, projected to serve commercial needs for the surrounding residential areas. Major Transit Station Areas The Major Transit Station Areas guidelines apply generally for areas surrounding ION Stations. The Site is within such an area, being 300 to 400 metres to the Kitchener Market 21 Page 140 of 307 JGSP Station. Although the guidelines indicate they do not apply to sites subject to the Downtown guidelines, they are germane to the Proposed Development and inform design. d) Structured Parking The Structured Parking guidelines apply to the development of above -grade parking structures within Kitchener. The Proposed Development includes six levels of podium parking. The Guidelines are to ensure promote compatibility with the surrounding built form and address materials, articulation, massing and public realm design. 22 Urban Design Report 14396 King Street East - Kitchener e) Tall Buildings The Tall Buildings guidelines guide the design of tall buildings in the city, which are defined as those greater than 8 storeys in height. These guidelines are meant to be read in conjunction with the policies of the Official Plan and guidelines of the Urban Design Manual and are meant to be applied on a case-by-case basis. URBAN DESIGN GUIDELINES MANUALS - PART A Page 141 of 307 4. SITE AND BUILDING DESIGN OVERVIEW 4.1 Building Positioning The Proposed Development (Buildings A and B) is developed on a trapezoid -shaped Site with two different axes, measuring approximately 120 metres along King Street and Sportsworld Drive. Building A is positioned on the northern portion of the Site, set back 3.3 metres from the property line fronting Sportsworld Drive and 7.5 metres from the northern property line. Building B is positioned at the intersection of King Street and Sportsworld Drive, set back between 3 and 4 metres. The proposed building (Building A and B) are set back 6.4 BUILDING A (8 -storeys) GSP Group I February, 2023 and 3 metres, respectively, from the eastern property line shared with adjacent property. The building's positioning sets the envelope for the building's architecture and ground floor uses to assist in creating a vibrant streetscape along King Street East and Sportsworld Drive. The proposed at -grade retail and lobby functions close to the street will assist with animating the street edges. The highly transparent ground floor exterior on the activity focal points along King and Sportsworld, outlined in the following sections, provides visibility between building interiors and public sidewalks. BUILDING B TOWER A (30 -storeys) TOWER B (18 -storeys) Highly Articulated Facades That Relate to the Surroundings 23 Page 142 of 307 GSP 4.2 Building Scale and Massing The Proposed Development's massing and height are generally focused in the southern portion of the Site, along King Street and Sportsworld Drive. The Proposed Development (Buildings A and B) has a collective gross floor area of 64,128.5 square metres (above grade), resulting in an FSR of 6.1. Phase 1 of the Proposed Development (Building A) includes a 8 -storey, residential building measuring 26.4 metres from ground floor to the 8th floor top (plus 4.0 metres to a recessed mechanical penthouse). The proposed Building A has a total of 88 units, a mix of 1 -bedroom and 2 -bedroom typical floor plans ranging from 540 square feet (50 square metres) to 940 square feet (87 square metres). Building A features dwelling units on all floors, with a small portion of the first floor dedicated to a lobby, amenity areas, bike storage, garbage, move -in space and utilities. Phase 2 includes a podium tower development (Building B) fronting King Street, including two residential towers of 25 -storey and 13 -storey atop a 5 -storey podium. The 5 -storey mixed use podium measures at 18.9 metres from ground floor to the 5th floor roofline with at -grade commercial units along King Street East and Sportsworld Drive. The podium's ground floor along King and Sportsworld is lined with continuous commercial units. The commercial area will be comprised of a series of individual units with direct accesses to the sidewalk. The proposed Building B has two distinct towers to break up the building mass which 24 Urban Design Report 14396 King Street East - Kitchener contributes to an interesting skyline, and minimize impacts on surrounding properties. The towers (A and B) are positioned atop the podium with a substantial setback from King and Sportsworld. The two towers rise in a slender fashion with a square-shaped, 878.9 square metres footprint, measuring 31.2 metres by 29.6 metres wide. This slender form coupled with towers setbacks minimize shadow and wind impacts per the supporting assessments. The towers (A and B) contain 509 residential units (528 units in total, includes podium and towers) with a mix of 1 -bedroom and 2 -bedroom units, typical floor plans ranging from 540 square feet (50 square metres) to 1455 square feet (135 square metres). Preliminary floor plans show individual unit balconies for both podium and towers. The building has a communal rooftop terrace on the podium rooftop, wrapping the tower base on all sides. It will provide a range of recreation, activity and relaxation opportunities for residents. Page 143 of 307 P i f ¢ I ti __ E GSP Group I February, 2023 4OPOS 'ARrm& R�yfl '=��CDICyG TOWER A ry 30 STOREYS -!! PHASE 2 PROPOSED MIXED-USE BUILDI 528 UNITS S SVQREY PODIUM inueMmurtn 7--- -------------------- 29m F, TOWER B cin 18 STOREYS `L t `.....� -KING 57EET_EAST SITE PLAN SHOWING SETBACKS AND STEP -BACKS 25 Page 144 of 307 fT ' P i f ¢ I ti __ E GSP Group I February, 2023 4OPOS 'ARrm& R�yfl '=��CDICyG TOWER A ry 30 STOREYS -!! PHASE 2 PROPOSED MIXED-USE BUILDI 528 UNITS S SVQREY PODIUM inueMmurtn 7--- -------------------- 29m F, TOWER B cin 18 STOREYS `L t `.....� -KING 57EET_EAST SITE PLAN SHOWING SETBACKS AND STEP -BACKS 25 Page 144 of 307 GSP 4.3 Access and Circulation Building positioning on the Site provides direct vehicular and bicycle access to the buildings from the bounding streets and sidewalks. Vehicular access to the Site is proposed via two driveways: one from King Street and; other from Sportsworld Drive. These two driveways provide vehicular access to the surface and below - grade parking. Building entrances (commercial and residential) are easily accessed by public sidewalk along the King Street and Sportsworld Drive. The Site, including Phase 1 (Building A) and <—+ Vehicula H Pedestri 26 Urban Design Report 14396 King Street East - Kitchener Phase 2 (Building B), provides an integrated walkway system and barrier -free pathways are proposed to connect building entrances from the public sidewalk. The entrance to Building A lobby is mid -building, accessed from the internal driveway. The Building B has two lobby entrances to the residential units which can be easily accessed from King Street and Sportsworld Drive. The entrance to the smaller commercial units are located along King Street and Sportsworld Drive, accessed from multiple walkways leading into concrete walkway lining the building. I - r BUILDING A I (PHASE 1) I I I I r I BUILDING B I (PHASE 2) I I PEDESTRIAN AND VEHICLE CIRCULATION THROUGH THE SITE Page 145 of 307 4.4 Loading and Service Loading and services entrances for the Site are accessed from Sportsworld Drive, aligned with surface parking. An internal garbage, loading and service room is located on the ground floor of Building A facing the internal shared driveway. Emergency service vehicles are accommodated through the surface parking area. Storage areas are provided in the podium of Building B. 4.5 Car Parking The Proposed Development includes at -grading parking along with two levels of underground parking and five levels above -grade parking A Surface Parking Below -Grade Parking (P1 -P2) Above -Grade Parking (L1-L5) Landscape Area GSP Group I February, 2023 within the building podium. Parking in Building B is contained within an integrated parking garage. The proposed parking plan consists of 11 surface parking, 228 on two levels of underground parking and 357 located above grade (Level 1-5) structured parking contained within the proposed building footprints. The parking garage is accessed from both King and Sportsworld. The proposed parking spaces are inclusive of barrier -free spaces, visitors and commercial parking and electric vehicle parking. All parking are located behind the face of the building and not visible from the streets. BUILDING A (PHASE 1) Amenity ! Area I I I IILDING B 'HASE 2) I taasr I PARKING LAYOUT THROUGH THE SITE 27 Page 146 of 307 GSP 4.6 Bicycle Parking For Building A, an indoor bicycle storage room is provided at -grade, accessed externally by the pathway along the building's edge. For Building B,the indoor bicycle storage rooms are provided within the integrated parking garage. W. s?��w BU1�� jVQ1 A 04 z, ExWING �• COMMERCIAL BUILDING KING STREET EnST -- —.-� Urban Design Report 14396 King Street East - Kitchener Se Dpva 1 401 HASE 2 UILDING l _ l DEVELOPMENT OF THE PROPOSED BUILDING (A AND B) PHASES Page 147 of 307 4.7 Streetscape and Landscape Design Detailed landscape plans have not been explored at this time. The building positioning, ground floor commercial units, and glass transparency support an animated streetscape along King Street and Sportsworld Drive. There are opportunities for comprehensive landscape treatments that contribute to an attractive, pedestrian -oriented streetscape. The streetscape will be designed to encourage pedestrian connectivity to the public realm and create emphasis at the commercial and lobby entrances. The building design provides pedestrian protection from weather elements through extended overhead canopies at grade, strategically placed and designed across the site to further enhance the pedestrian Pergolas Raised Planter Bed �-- ---------A GSP Group I February, 2023 experience. In addition, there will be a high concentration of windows and entrances along both the King Street East and Sportsworld Drive streetscape to further activate the streets and provide visual interest. Conceptually, this includes street trees in curbside boulevards along Sportsworld Drive and building foundation plantings lining the two street -facing edges with planted beds of trees, shrubs and perennials. The substantial width along Sportsworld Drive between building edge and curb edge allows for street trees and foundation plantings bed in depth as well as hardscaped spaces with seating elements for outdoor use. Raised Planter Bed X a 1, Y CONCEPTUAL ROOFTOP TERRACE PLAN - BUILDING B Source: ABA Architects 29 Page 148 of 307 GSP The provision of indoor and outdoor amenity spaces offers private open space for building residents that supplement park and open space requirements. Outdoor amenity features are intended to provide space for play, gathering, sitting, and activity. The intervening space at grade between the two buildings provides opportunities for outdoor amenity area for passive and active social gatherings for the residents. Building A's ground floor contains two indoor amenity rooms of 87 square metres each, with access to the outdoor space. The outdoor space will provide a range of recreation, activity and relaxation opportunities for residents such as space for a shade structure and cluster seating to accommodate various group sizes and families, with the remainder of the space proposed as a playground for children to use and enjoy. The above -grade amenity areas consist of the rooftop communal terrace on the 6th floor and indoor amenity space on every floor of the towers (for both Towers A and B) ranging in size from 55 to 59 square metres. The towers are spaced around the podium which will assist in allowing natural light to spill into the rooftop amenity areas. The rooftop outdoor amenity space is directly visible and accessible from the indoor amenity rooms. A detailed landscape design plan for the rooftop terrace has not been explored at this time. Conceptually, this rooftop amenity area is principally a hard surface treatment of deck pavers for durability and ease of maintenance. Soft landscape treatments are added through raised massed planted beds, including deciduous canopy trees within the beds and standalone, together with movable planters around the perimeter of the 30 Urban Design Report 14396 King Street East - Kitchener terrace. A large pergola structure in the middle is proposed, to promote the dispersement and deflection of wind and create a suitable microclimate within that area. Indoor amenity uses shall be determined at Site Plan application. Ata minimum, indooramenity spaces shall include a gym and theatre/party room. Indoor amenity space on the ground floor provides larger spaces for residents to gather and use for socializing and relaxation. Overall, the Proposed Development includes a combined total of 2,300 square metres of amenity areas (exceeding the required 1,230 square metres of amenity area). Of this, approximately 1000 square metres is outdoor amenity areas; 900 square metres is at -grade landscaped amenity area; approximately 174.6 square metres of indoor amenity area for Building A; and approximately 231.8 square metres of indoor amenity areas for Building B. Page 149 of 307 pump Representative example of Galet Seating Arrangement Representative example of Children's Outdoor Play Structure GSP Group I February, 2023 Representative example of Podium furnishings with Shade Structure to support passive/social recreation i Representative example of Raised Planters Beds PRECEDENT IMAGES OF OUTDOOR ROOFTOP AMENITIES 31 Page 150 of 307 GSP 4.8 Building Materials and Articulation Building materials are preliminary at this time and will be refined as the detailed design progresses. The following pages illustrate the design inspiration that will inform the detailed design at the Site Plan Approval stage. The architectural style is intended as a clean, contemporary look for the building. The images show a masonry -based or metal panel emphasis with aluminum framed window system and guardrails. Combinations of lighter and darker natural colours set the base with an emphasis on symmetry and a grid -like pattern to provide texture to the elevations. A high degree of Urban Design Report 14396 King Street East - Kitchener transparency is accommodated along all building elevations, with a particular emphasis on the ground floor plane. 32 `de`i IrS 7 I��i� i T . [■{ gr 1 r 0411 � I MATERIALS AND DETAILING INSPIRATIONS Page 151 of 307 GSP Group I February, 2023 J MATERIALS AND DETAILING INSPIRATIONS 33 Page 152 of 307 GSP Urban Design Report 14396 King Street East - Kitchener \/iA%ni from Cr)ortC\A/nrlrl nrivA 34 PERSPECTIVE VIEWS Source: ABA Architects Page 153 of 307 r[72 1 -BED 1 BED AMENITY 57A m' 940 fl' GARBAG7moV ! C E -I Al GSP Group I February, 2023 1 BED 1 BEFA�Ml 57.9 Ad 623 �._ LOBBY BIKE STORAGE m' 628 fl, 623 GROUND FLOOR PLAN (LEVEL 1) - BUILDING A Source: ABA Architects TYPICAL FLOOR PLAN - BUILDING A Source: ABA Architects 35 Page 154 of 307 Ad TYPICAL FLOOR PLAN - BUILDING A Source: ABA Architects 35 Page 154 of 307 ;I GSP 36 Urban Design Report 14396 King Street East - Kitchener (96 G KEY PLAN KEY PLAN MASSING ELEVATIONS - BUILDING A Source: ABA Architects Page 155 of 307 GROUND FLOOR PLAN (LEVEL 1) - BUILDING B Source: ABA Architects TYPICAL PODIUM PLAN (LEVEL 2-4) - BUILDING B Source: ABA Architects GSP Group I February, 2023 TYPICAL PODIUM PLAN (LEVEL 5) - BUILDING B Source: ABA Architects 37 Page 156 of 307 GSP TYPICAL TOWER A PLAN (LEVEL 6-30) - BUILDING B Source: ABA Architects M3 Urban Design Report 14396 King Street East - Kitchener gm�®m I BID I RD I BED 3RD TYPICAL TOWER B PLAN (LEVEL 6-18) - BUILDING B Source: ABA Architects 59.9m I BED 1 9! 9s0 9 1 �4 w + IBD OWERA AM1Nm�' ❑ �j� ❑ �, 9.7 m 2 RED a E !Y 7 e BEP f 44 1 BED ]HED OVERLOOK s eeo 1 H!0 )BED 2 5!C 20.8m/31.2m = 67% AMIN" �FST '. HED TOWER B %-`'� AMENITY HI I 'BED 1,010 1910 1 DEC 2010 TYPICAL TOWER PLANS (LEVEL 6) - BUILDING B Source: ABA Architects Page 157 of 307 Rv- -_0 GSP Group I February, 2023 KEY PLAN MASSING ELEVATIONS - BUILDING B Source: ABA Architects 39 Page 158 of 307 JGSP .G Urban Design Report 14396 King Street East - Kitchener f � I iD I KEY PLAN f �.s I :o KEY PLAN I i I MASSING ELEVATIONS - BUILDING B Source: ABA Architects Page 159 of 307 5. MICROCLIMATE ANALYSIS 5.1 Shadow Analysis A Shadow Analysis is a complete application submission requirement per the Site's Pre - Submission Consultation meeting. The Tall Building Guidelines identify that such shadow analysis is meant "to demonstrate how a proposed development is designed to mitigate unwanted microclimatic impacts". Generally, acceptable conditions maintain 3 to 4 hours of sunlight on public sidewalks, private amenity areas / rear yards, and public parks and spaces. GSP Group I February, 2023 Analysis of these shadow impact graphics provided in Appendix A demonstrates the impacts are acceptable and provide sufficient sun exposure to affected properties. Summarizing the graphics, the proposed building: • Maintains more than 4 hours of sunlight on abutting properties and does not affect any structures or sidewalks. • Maintains at least 4 hours of sunlight on affected public sidewalks on both sides of Sportsworld Drive on March 21, June 21 and September 21st. Building Commercial Costco Property King Street Sportsworld Sidewalk Impacts On Property (east) Sidewalk (south) (west) (north) Opposite - No impacts No impacts between Opposite - No impacts generally from 2pm to 6pm March 21 loam to 2pm: partially shaded No impacts from loam to 2pm from loam to 6pm Adjacent- No impacts between 2pm - 6pm (4+ hours) Adjacent - No impacts generally from 2pm to (likely 4 hours) from loam to 6pm 6pm: partially shaded between loam - 12pm Opposite - No impacts No impacts between Opposite - No impacts between 2am to 6pm June 21 No impacts between loam to 2pm: partially between loam to 6pm Adjacent - No impacts loam to 6pm shaded at 4pm (likely 4 Adjacent - No impacts generally from 2pm to hours) between loam to 6pm 6pm: partially shaded between 10 am and 12pm Opposite - No impacts No impacts No impacts generally Opposite - No impacts pp p between 2am to 4pm : partially shade at 6pm September between loam to between loam to 2pm: between loam to 6pm 21 12pm:partially shaded partially shaded at 4pm Adjacent - No impacts Adjacent - impacts between 4pm to 6pm (4+ hours) between loam to 6pm generally from 2pm to bpm: partially shaded between 10 am to 12pm W Page 160 of 307 GSP 5.2 Pedestrian Wind Analysis SLR Consulting prepared the Pedestrian Wind Assessment (February 18, 2021) as part of the complete application requirements for the Proposed Development. The Assessment investigated the potential wind comfort and safety conditions resulting from the Proposed Development, based on a qualitative numerical analysis of existing and proposed conditions, and recommends mitigation measures as necessary. Generally, it concludes that the future wind conditions at -grade within and surrounding the Proposed Development are generally expected to be suitable for the intended usage year- round in the proposed confirguration. Strong winds are anticipated near the northwest and southeast corners of the Phase 2 building in the winter, for which mitigation is recommended. Ful 0 Figure 9a: Proposed Configuration — Pedestrian Wind Comfort—Summer—At Grade =Sitting Fast Walking 0 Main Entrance -Standing -Uncomfortable ❑^ Commercial Entrance F1V Le surely Walking Secondary Entrance/ Exit L'A Urban Design Report 14396 King Street East - Kitchener Additionally, the outdoor amenity terrace on Level 6 are expected to be windier than desired in some areas, particularly between the towers, in the summer, for which mitigation is recommended. Satisfactory wind speeds can be achieved through mitigation measures, which will be addressed through Site Plan Approval. Mitigation measures may include recessed retail entrances, installation of canopies or pergola, fences and/or trellises. A Figure 9b: Proposed Configuration —Pedestrian Wind Comfort— Winter — At Grade Sitting Fast Walking 0 Main Entrance Standing ■ Uncomfortable ❑ Commercial Entrance Leisurely Walking O Secondary Entrance / Exit PEDESTRIAN WIND ASSESSMENT Source: SLR Consulting Page 161 of 307 VV I� Phase 1 00 0* Phase 2 Figure 9b: Proposed Configuration —Pedestrian Wind Comfort— Winter — At Grade Sitting Fast Walking 0 Main Entrance Standing ■ Uncomfortable ❑ Commercial Entrance Leisurely Walking O Secondary Entrance / Exit PEDESTRIAN WIND ASSESSMENT Source: SLR Consulting Page 161 of 307 BUILDING B GSP Group I February, 2023 f / I r � I KEY PLAN SU)r,,. $ -MSH ROOF � 404 DS CROSS-SECTION - BUILDING A & B 43 Page 162 of 307 GSP Urban Design Report 14396 King Street East - Kitchener 6. RESPONSE TO POLICY AND GUIDELINE FRAMEWORK 6.1 Response to Official Plan Policy The Proposed Development supports these urban design policies as it: • Aids in achieving appropriate mix of uses with a mix of commercial and residential units within the Proposed Development (Building A and B). • Infills an underutilized strip type of commercial development that adds little to a quality streetscape with a new development that is positioned, articulated and containing ground floor commercial uses to support the public realm of King Street. • Fits within a desired condition of more intense development surrounding transit stations, scaled to respect the proportions of King Street through upper storey stepbacks and demonstrating no adverse shadow or wind i m pacts. • Enhances streetscape conditions along both public frontages with proposed landscaping. • Contributes to pedestrian comfort with a high transparency on the ground floors and commercial entrance facing the street • Provides articulated built form with recessed and projecting balconies and a well-defined base. The proposed tall buildings are designed in keeping with the design policy direction of Official Plan Section 11, as further explored in detail as part of the Urban Design Manual analysis in the following section. Page 163 of 307 6.2 Response to Urban Design Manual Guidelines Inclusive Design CITY-WIDE NODES & CORRIDORS MAJOR TRANSIT STATION AREAS • Direct connections between the building interior and residential or commercial spaces and the abutting public sidewalks on King Street and Sportsworld Drive. • Pedestrian -scale lighting to be defined at detailed design stage. • Uninterrupted sight lines from the building faces to public sidewalks along King Street and Sportsworld Drive, featuring a highly transparent building elevations at the ground floor and above for natural surveillance purposes. • Ground floor commercial units fronting directly onto King Street or Sportsworld Drive, animating the street with people and activity. • Prominent and large lobby entrance to the individual commercial units from street and residential lobby. • Accessible routes that will be universally designed at the time of detailed design. • A mix of different sizes of one -bedroom and two-bedroom units to provide flexibility of housing choice. • Outdoor rooftop amenity areas, individual unit balconies and indoor areas for residents' use. Site Function CITY-WIDE MAJOR TRANSIT STATION AREAS TALL BUILDINGS • All parking areas accessed from King Street and Sportsworld Drive. • Small surface parking for commercial units GSP Group I February, 2023 and visitors situated between the Proposed Development (Building A and B). • Two levels of below -grade and structured parking proposed within Building B. • Two driveways proposed to the Site's parking area, with access from either King and Sportsworld. • Proposed design provides for on-site utility equipment and elements to be away from public frontage, which is to be addressed at the time of detailed design. • Private realm between Proposed Development (Building A and B) and King and Sportsworld frontages coordinated with plantings, trees and continuous walkway connections to street -facing commercial units. • Commercial unit entrances along the public street frontages for the mixed -used Building B. • All residential entrances located prominently on proposed building development (Building A and B), also recessed on the ground floor to provide weather protection and landing space for entrance and exit. • Functional areas (garbage, loading, moving) positioned away from the public street frontage. • Interior bicycle storage room provided inside Building A secure and easily accessible location. • Entrances and landing spaces in front of entrances to be designed to universal accessibility standards. Design for Sustainability CITY-WIDE MAJOR TRANSIT STATION AREAS TALL BUILDINGS • Compact intensification of undeveloped 45 Page 164 of 307 JGSP site within an area that is served by existing transit, commercial and community uses. • Support for high density development since site is within a Major Transit Station Area due to being within approximately 300m of a planned ION station platform (Sportsworld Cross Rd @King Street East) • Minimal surface parking with most parking contained within an integrated parking garage, reducing associated heat island effects. • Indoor bicycle storage room providing secure location and supporting active transportation opportunities. • Stormwater on the Site will be controlled through on-site measures to reduce peak flows to existing conditions levels, limiting pressures on the existing King Street sewer. • Architectural features (such as canopies) and building envelope considerations (Increased insulation, high-performance glazing and lower window -to -wall ratio) to be explored through detailed design. • Material choice and detailing addresses bird collision avoidance guidelines, which can be further explored through detailed design. • Internal waste collection areas to encourage the collecting and recycling of waste produced by residents and tenants. Design of Outdoor Comfort CITY-WIDE MAJOR TRANSIT STATION AREAS TALL BUILDINGS • The Pedestrian Wind Assessment demonstrates acceptable safety and comfort conditions met at all areas at grade on and surrounding the Proposed Development. Wind conditions on outdoor amenity and at commercial entrances is an exception, M. Urban Design Report 14396 King Street East - Kitchener for which mitigation is recommended. Satisfactory wind speeds can be achieved through mitigation measures, which will be addressed through Site Plan Approval. • The Shadow Analysis demonstrates satisfactory sun exposure conditions for surrounding streets, public spaces and properties. • Building design to address pedestrian weather protection through recessed vestibules from public sidewalks and covered landing spaces through detailed design. • Lighting and landscape plans at the time of detailed design will address pedestrian comfort guidelines. Street Design CITY-WIDE MAJOR TRANSIT STATION AREAS • Detailed landscaped design will explore opportunities for blending surface treatments between private property and public sidewalks. • Consideration of movable planters and furnishings in certain locations to add to the streetscape will be explored through detailed design. Shared Spaces CITY-WIDE MAJOR TRANSIT STATION AREAS TALL BUILDINGS • A rooftop outdoor terrace atop the 5th storey of Building B will provide shared amenity space for residents. It will provide a range of recreation, activity and relaxation opportunities for residents. Page 165 of 307 Parks and Open Spaces CITY-WIDE MAJOR TRANSIT STATION AREAS • Lack of public parks / amenity space in this neighbourhood, means on-site amenity space should be maximized both at -grade and within available rooftop spaces. • Private amenity space to be refined through the detailed design stage. Compatibility CITY-WIDE MAJOR TRANSIT STATION AREAS TALL BUILDINGS • The proposed building is placed and massed to both public street frontages, with architectural response to multiple commercial unit entrances. • Provides a mixed-use development within a Neighbourhood Node, accessible to pedestrian and transit infrastructure. • 5 -storey podium base scaled to reflect pedestrian -scaled King Street corridor. • The two towers along King Street have visibly distinct heights when viewed from ground level demonstrating transition in height and scale through appropriate design of the project's built form. • Human scaled -relationship along King Street and Sportsworld achieved through ground floor height, uses and activities, and exterior wall transparency as well as paved pedestrian entrances and landing areas. • Contemporary architectural style, detailing and materiality to be refined through the detailed design stage. GSP Group I February, 2023 Cultural & Natural Heritage CITY-WIDE MAJOR TRANSIT STATION AREAS TALL BUILDINGS • There are no immediate or relevant heritage resources affecting the Site's design. • There are no natural heritage areas in the vicinity. Building Components (Ground Floor and Base Design) TALL BUILDINGS • Ground floor respects intent of guidelines with taller ground floor height, 5 metres along King Street and Sportsworld. • Most of the ground floor facing King Street and Sportsworld Drive is designed as commercial area, with small portion on garage and residential lobby entrances. • The 5 metres ground floor height will contain highest proportions of transparency, supporting materials and detailing associated with the commercial units. • 5 -storey pedestrian -scaled podium (Building B) along King Street distinguished by tall towers step -backs and intended architectural treatment. • Weather protection for ground floor units (Building A and B) to be explored at the time of detailed design. • Balconies for individual units are provided along the building's (Building B) King and Sportsworld elevations to reinforce the streets • Servicing elements and utility equipment, where required, can be accommodated in the rear area away from the King and Sportsworld. WA Page 166 of 307 GSP Building Components (Building Design) TALL BUILDINGS Proposed design includes a 8 storey, residential building (Phase 1 - Building A) at the north end of the Site, and a podium tower development (Phase 2 - Building B) fronting King Street East, including two residential towers of 30 and 18 storeys. Tower Size is a "Large Slab" (tower floor plate of 878.9 square metres and tower proportion of 1.1) Tower A step back from the podium at approximately 13.66 metres (from King Street East) and 3 metres (from Sportsworld Drive) and; Tower B step back at 3 metres (from King Street East) to minimize impacts of overlook, shadowing and wind. Physical Separation calculation per guidelines for proposed building (Tower 1 & Tower 2) is 25.2 metres. Physical Separation for Tower A (15.4m) and Tower B (9.7m) to the eastern property line is achieved. Proposed relative height accommodates human scaled built form along streetscapes while accommodating compatibility matters. Building Components (Materials and Details) TALL BUILDINGS • Detailed elevation plans have not been prepared atthetimeof0PA/ZBAsubmission. • Articulation, details, materiality and colours to be addressed at the time of detailed design stage, recognizing the guidance offered by the relevant design guidelines documents of Part A. M. Urban Design Report 14396 King Street East - Kitchener Urban Corridors Specific Guidelines NODES & CORRIDORS MAJOR TRANSIT STATION AREAS • The Proposed Development addresses the bounding public streets through building placement close to the street edge, active ground floor commercial and lobby entrances, and pedestrian connections between the building and public sidewalks. • The mixed-use buildings continuously line the street edges with a consistent private realm landscape treatment of planted beds with street trees. • Proposed parking is provided is contained within an integrated parking garage (includes surface parking, below and above - grade parking areas. The surface parking spaces are located between Building A and B. Two levels of below -grade parking and structured parking within the podium are proposed for Building B. • Access to the Site is limited to a single driveway from each public street frontages. • Pedestrian access to the Site is provided by walkways leading to public sidewalks along King Street and Sportsworld Drive. • Promotes walkability by creating pedestrian friendly environment and improve connectivity since Site is within a Major Transit Station Area due to being within approximately 300m of a planned ION station platform (Sportsworld Cross Rd @ King Street East) Page 167 of 307 7. SUMMARY The Proposed Development will see the intensification of the Site with a 8 -storey apartment building (Building A) and a mixed- use building (Building B) consisting of a 5 -storey podium and two residential towers of 30 and 18 storeys, containing commercial and residential units. The Proposed Development will establish a 8 -storey, residential building at the north end of the Site as part of the Phase 1 of the design, accommodating approximately 88 units. Phase 2 includes a podium tower development fronting King Street East, containing two residential towers of 25 -storey and 13 -storey atop a 5 -storey podium (30 and 18 storeys in total), with a combined total of 528 units. The proposed building's (Building B) podium provides a street -oriented and pedestrian -scaled building form. The building's lot line setbacks from the public street edges appropriately to frame the public streetscapes. Active retail uses in the podium's ground floor line the King Street frontage and Sportsworld Drive frontages with multiple direct entrances to the sidewalks. The bulk of the podium's elevations, including most of the ground floor elevations, is transparent glass maximizing transparency and animation to the street edge. All parking is contained within an integrated parking garage. The proposed building's point tower rises in a slender fashion from the podium. The narrow, square tower footprints, coupled with tower setbacks minimize shadow and wind impacts per the supporting assessments. GSP Group I February, 2023 Based on the review contained in this Urban Design Report, the proposed design is well- designed and supports the intent and spirit of the Official Plan policies and relevant guidelines of the Urban Design Manual as it: • Adds further ground floor commercial activities to the urban corridor along King Street East and surrounding business environment, together with upper storey residential uses to su pport these businesses. • Accommodates the bulk of parking within an integrated parking garage for residents with a small surface parking area for commercial uses and visitors; • Links the Site, entrances and functional areas through a safe and connected circulation pattern for pedestrians • Establishes a pedestrian -scaled base defined by an intimate relationship to the street, upper storey step backs to distinguish, and an active and transparent commercial ground floor; • Provides massing that respects urban street conditions along King Street with tall towers set back to respect angular plane considerations to the street. • Does not create unacceptable micro - climatic conditions from a wind and shadow perspective, as concluded by supporting studies; and • Will establish a clean, contemporary architectural aesthetic featuring masonry and transparent glass, which will be explored and refined through the detailed design stage. Page 168 of 307 GSP Urban Design Report 14396 King Street East - Kitchener (, r APPENDIX A Shadow Impact Graphics Kel Page 169 of 307 March 21, loam March 21, 2pm March 21, 6pm GSP Group I February, 2023 March 21, 12pm u� March 21, 4prn 51 Page 170 of 307 ;I GSP June 21, 1 Oam June 21, 2pm June 21, bpm WA Urban Design Report 14396 King Street East - Kitchener June 21, 12pm June 21, 4pm Page 171 of 307 September 21, 1 Oam September 21, September 21, bpm GSP Group I February, 2023 �I r +1; M I September 21, 12pm September 21. 41Dm 53 Page 172 of 307 ;I GSP December 21, 10am December 21, 2pm December 21, bpm 9AJ Urban Design Report 14396 King Street East - Kitchener December 21,12pm December 21, Page 173 of 307 NOTICE OF PUBLIC MEETING Attachment D for a development in your neighbourhood__Jk 4396 King Street East ft 25 Sportsworld Drive Concept Drawing f�1 A rlr ��' A4YA 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: IMixed Use FSR of 6.2, 30 Storeys, Andrew Pinnell, Senior Planner including 99 Metres 616 Dwelling 519.741.2200 x 7668 Commercial in Height Units andrew.pinnell@kitchener.ca Applications to amend the Official Plan and Zoning By-law will be considered to facilitate a mixed-use development having a maximum building height of 99 metres (30 storeys), a Floor Space Ratio (FSR) of 6.2, providing 616 dwelling units and 1,300 square metres of commercial floor area, and having a reduced parking rate of 0.85 spaces per dwelling unit. Page 174 of 307 Attachment E City of Kitchener Zone Change Comment Form Address: 4396 King St E & 25 Sportsworld Dr Owner: Sportsworld Shopping Center & Taylorwood Park Homes Inc Application: OPA/ZBA Comments Of: City of Kitchener — Urban Design- Planning Commenter's Name: Pegah Fahimian Email: Pegah.fahimian@kitchener.ca Phone: 519-741-2200 Ext. 7342 Date of Comments: January 27, 2023 ❑ 1 plan to attend the meeting (questions/concerns/comments for discussion) ❑X No meeting to be held ❑ I do NOT plan to attend the meeting (no concerns) 1. Documents Reviewed: • Cover Letter • Urban Design Brief- GSP Group, Dec 2022 • Pedestrian Wind Assessment- SLR Consulting • Design Brief- 2022/05/24 • Shadow Study -2022/05/24 2. Site -Specific Comments & Issues: I have reviewed the documentation (as listed above) to support an OPA / ZBA to allow a mixed-use development consisting of 616 dwelling units and 1,378m of commercial space with a site-specific provision to allow a maximum building height of 99m (30 storeys), maximum floor space ratio of 6.2, reduced parking rate of 0.85 spaces per dwelling unit (580 spaces), non-residential gross floor area reduction. • While the concept of residential intensification on this site is positive, and many previous staff comments have been incorporated into the proposal, some design modifications must be addressed in the site plan application to create a development proposal that is well-designed and appropriate for this site and neighbourhood. Design Brief- Submitted 2022/05/24 Tall Building Design Analysis: The tall building design guidelines are an excellent compatibility test for proposals exceeding their zoning permissions. The proposal meets the tall building guidelines, specifically with regard to separation. The physical separation calculation per Tall Building Guidelines for the proposed building (towers 1 and 2) is 25.2 m. Physical separation for Tower A (15.4m) and Tower B ( 9.7m) to the eastern property line is achieved. A City for Everyone Working Together — Growing Thoughtfully — Building Community 16 P3 of 307 City of Kitchener Zone Change Comment Form Building Design: 5 -storey pedestrian -scaled podium (Building B) along King Street distinguished by tall towers, step -backs and intended architectural treatment. The proposed relative height accommodates human -scaled built form along streetscapes while accommodating compatibility matters. Contemporary architectural style, and details to be refined through the site plan process. On-site Amenity area: Additional information should be provided regarding the various on-site amenity spaces in the UDB (common, individual, indoor, and outdoor) since this area is parkland deficient. Shadow Studies, ABA Architects, 2021/03/11: The submitted shadow analysis is acceptable as it confirms that the proposal maintained access to at least 5 hours of cumulative direct sunlight to nearby sidewalks and open spaces. Wind Study - Pedestrian Level Wind Assessment- SLR Consulting The submitted preliminary Wind Study indicates that strong winds are anticipated near the northwest and southeast corners of the phase 2 building in winter, for which mitigation is recommended. Additionally, the outdoor amenity terrace on level 6 is expected to be windier than desired in some areas, particularly between the towers, in the summer. A full Wind Assessment should be provided for review at the site plan application stage. A revised design proposal should be developed that addresses the wind impacts outlined in the submitted wind study. 3. Comments on Submitted Documents Urban Design Brief- GSP Group- Dec, 2022 • Consider stepbacks for the upper storeys in the tower, both to increase articulation/visual interest in the building and create room for shared outdoor amenity space. This will also facilitate the transition to low-rise neighbourhoods. • The proposed corner treatment to be further enhanced to create visual interest at the street edge. This could be achieved by special massing and architectural treatments on both streets to give prominence along the frontages and visually distinguish these sites. A City for Everyone Working Together — Growing Thoughtfully — Building Community Paaw g-_-2?t9 of 307 City of Kitchener Zone Change Comment Form • All at -grade parking should be wrapped with active uses. • The area between the building's face and the property line should be well integrated with the street and public realm to deliver high quality and seamless private, semi -private and public spaces. • Due to the lack of public parks/ amenity space in this neighbourhood, outdoor amenity space should be maximized; please see Urban Design Manual for minimum requirements and specifications. • The underground parking structure should have sufficient setback from the property lines to accommodate the necessary soil volume to support required large-statured, high canopy trees. Perimeter trees should not be located on the garage slab roof. Within site, required tree plantings can be accommodated on the garage slab but will still require standard minimum soil volumes. • This project should play a significant role in reinforcing the character of King Street. There is a need for public art at the corner, well integrated into the architecture of the building, and suggest the following as options. o Public Art (sculpture, mural, digital) o Living wall (interior or exterior, but visible/prominent) o Enhanced architecture at the corner o Community -oriented space o Enhanced exterior lighting (coloured, programmable, pattered, etc.) • The building facades fronting on King and Sportsworld Dr should contain an appropriate amount of glazing and articulation, particularly along the lower 5m where the building addresses the sidewalk. • The proposed long podium should be broken down using enhanced detailing and articulation. According to Tall Building Design Guidelines, buildings longer than 70m should demonstrate enhanced streetscaping, materials and building articulation. A City for Everyone Working Together — Growing Thoughtfully — Building Community aw P of 307 City of Kitchener Zone Change Comment Form Incorporate creative facade ideas on curtain walls with advanced exterior lighting that could help to control public flow and could improve the building design. Digital media facades make buildings tell stories and strike a perfect balance of aesthetic structures and illumination art (for example sustainable and digital technologies within the curtain wall, colour light -emitting diode or LED Display Video walls, Photometric system for 'interactive skin' to illuminate the screen after dark, Digitally printed fritted glass) • Provide multiple above grade rooftops and podium amenities with a minimum of (2 sq.m X # units) + (2.5 sq.m x # bedrooms - # units) = outdoor amenity space. The amenity space should be high quality and should connect to the building. • Active uses including the retail or residential amenity areas should be situated along with King, Sportsworld Dr. • Towers are highly visible elements of the urban environment and must meet Kitchener's highest standards for design excellence. The building should be designed and clad with different materials and colours so that they read as distinct from one another. • Provide natural surveillance by employing high percentages of glazing, active uses at ground level and incorporate more units with windows and balconies on the main facade with views onto the King Street and Sportsworld Dr. • Provide materiality and texture shifts at the podium and across the towers and incorporate variations in tower setbacks from the base to distinguish the tower form from the podium. • Wind assessment and Noise feasibility study required for outdoor amenity and the pedestrian realm. • The proposed towers should have unique top features that are architecturally excellent, highly visible and makes a positive contribution to the image of Kitchener developing skyline. A City for Everyone Working Together — Growing Thoughtfully — Building Community P?t9 of 307 City of Kitchener Zone Change Comment Form • Residential entrances should be clearly identified and offer access from both the public realm and the private parking side of the building. • All utilities should be coordinated with the landscape design and with building elevations to provide a high-quality pedestrian experience with the site and from the public realm. Infrastructure should be located within the building in mechanical/electrical rooms and exterior connections located discretely and incorporate physical screens or landscape plating as required. Surface transformers or service connections visible from the public realm are not supported. Summary: In summary, Urban Design staff are supportive of the zone change/official plan amendment. While the concept of residential intensification on this site is positive and many previous staff comments have been incorporated into the proposal, Urban Design staff recommend that the Urban Design Brief be endorsed and that staff be directed to implement the Urban Design Brief through future Site Plan Approval processes. A City for Everyone Working Together — Growing Thoughtfully — Building Community Paaw g—_—'J?t§ of 307 City of Kitchener - Comment Form Project Address: 4396 King Street East & 25 Sportsworld Drive Application Type: Official Plan Amendment OPA21/009/K/AP Zoning By-law Amendment ZBA21/014/K/AP Comments of: Environmental Planning (Sustainability) — City of Kitchener Commenter's name: Carrie Musselman Email: carrie.mussel man@kitchener.ca Phone: 519-741-2200 x 7068 Written Comments Due: October 18, 2021 Date of comments: October 15, 2021 1. Plans, Studies and/or Reports submitted and reviewed as part of a complete application: • Official Plan and Zoning By-law Amendment - Sustainability Statement, 4396 King Street East & 25 Sportsworld Drive. May 14, 2021. GSP Group 2. Comments & Issues: I have reviewed the documentation (as listed above) to support an Official Plan and Zoning By-law Amendment to facilitate the development of a mix of residential and commercial uses comprised of two buildings; an 8 -storey residential building located on the property at 25 Sportsworld Drive and a high- density, mixed-use building featuring a 30- storey and 18 -storey tower atop a 5 -storey podium with ground -floor commercial at 4396 King St E and provided the following: • It is very encouraging to know that this development will be constructed to support a more sustainable form adhering and/or exceeding components of Energy Star, R-2000, and Built Green programs. ➢ Based on my review the Sustainability Statement provided in support of the Official Plan and Zoning Bylaw Amendment is acceptable. As details of the proposed development will be evolving, an updated sustainability statement will be required as part of a complete site plan application. 3. Policies, Standards and Resources: • Kitchener Official Plan Policy 7.C.4.5. The City will encourage and support, where feasible and appropriate, alternative energy systems, renewable energy systems and district energy in accordance with Section 7.C.6 to accommodate current and projected needs of energy consumption. 1IPage Page 180 of 307 • Kitchener Official Plan Policy 7.C.6.4. In areas of new development, the City will encourage orientation of streets and/or lot design/building design with optimum southerly exposures. Such orientation will optimize opportunities for active or passive solar space heating and water heating. • Kitchener Official Plan Policy 7.C.6.8. Development applications will be required to demonstrate, to the satisfaction of the City, energy is being conserved or low energy generated. • Kitchener Official Plan Policy 7.C.6.27. The City will encourage developments to incorporate the necessary infrastructure for district energy in the detailed engineering designs where the potential for implementing district energy exists. 4. Advice: ➢ As part of the Kitchener Great Places Award program every several years there is a Sustainable Development category. Also, there are community-based programs to help with and celebrate and recognize businesses and sustainable development stewards (Regional Sustainability Initiative - http://www.sustainablewaterlooregion.ca/our-programs/regional-sustainability- initiative and TravelWise - http://www.sustainablewaterlooregion.ca/our-programs/travelwise). ➢ The ENERGY STAR® Multifamily High -Rise Pilot Program for new construction is a new five-year certification program in Ontario that recognizes buildings that are at least 15% more energy- efficient than those built to the provincial energy code and meet other program requirements. More information can be found online at https://www.nrcan.Rc.ca/energy- efficiency/buildings/new-buildings/energy-starr-multifamily-high-rise-pilot-program/21966 ➢ The 'Sustainability Statement Terms of Reference' can be found on the City's website under 'Planning Resources' at ... https://www.kitchener.ca/SustainabilityStatement 21 Page Page 181 of 307 Andrew Pinnell From: Victoria Grohn Sent: Friday, September 24, 2021 8:29 AM To: Andrew Pinnell Subject: RE: Circulation for Comment - OPA/ZBA (4396 King Street East & 25 Sportsworld Drive) Hi Andrew, No heritage planning concerns. Victoria Victoria Grohn (she/her) Heritage Planner I Planning Division I City of Kitchener 519-741-2200 ext. 7041 1 TTY 1-866-969-9994 1 victoria.grohn(cDkitchener.ca Page 182 of 307 City of Kitchener Zone Change / Official Plan Amendment Comment Form Address: 4396 King St E and 25 Sportsworld Drive Owner: Sportsworld Shopping Centre and Taylor Park Homes Inc Application: OPA21/009/K/AP & ZBA21/014/K/AP Comments Of: Parks & Cemeteries Commenter's Name: Lenore Ross Email: Lenore. ross@kitchener.ca Phone: 519-741-2200 ext 7427 Date of Comments: October 18 2021 updated ❑ 1 plan to attend the meeting (questions/concerns/comments for discussion) 0 No meeting to be held ❑ I do NOT plan to attend the meeting (no concerns) 1. Documents Reviewed: 1. Agency Circulation Letter dated Sept 23 2021; 2. Tree Management Plan GSP drawing L1-0 and L1-1 dated May 12 2021; 3. Pedestrian Wind Assessment SLR Report stamp date March 22 2021; 4. Environmental Noise Assessment SLR Report dated May 2021 2. Site Specific Comments & Issues: I have reviewed the documentation to support an OPA / ZBA at 4396 King St E and 25 Sportsworld Drive. Parks and Cemeteries can support the application subject to the changes outlined below. 3. Comments on Submitted Documents 1. Tree Management Plan GSP drawing L1-0 and L1-1 dated May 12 2021 a. Both Sportsworld Drive and King St E are Regional roads and the RMOW will comment on the requirements for protection of existing trees (Trees #801 and #803) and the need for new street trees as part of any future development application b. Parks & Cemeteries has no concerns with the proposed Tree Management Plan 2. Urban Design Report GSP/ABA document dated May 2021 a. The Urban Design Report acknowledges that the on-site amenity spaces should be maximized both at -grade and within available rooftop spaces. The preliminary proposed site plan indicates an at -grade amenity space along the eastern property line between phase 1 and phase 2 /tower B. Additional amenity space is proposed on the sixth -floor podium. There is a significant building setback at the Sportsworld Dr/King St E corner and while it is not labelled as an amenity space, there are references throughout the text that it will serve this function. If it is to be considered as amenity space, it should be labelled as such and the area included in the assessment of wind, noise and solar access. The functionality, inclusivity and range of amenities in these private spaces will A City for Everyone Working Together — Growing Thoughtfully — Building Community 16 P of 307 City of Kitchener Zone Change / Official Plan Amendment Comment Form be critical for the development and the noise assessment, pedestrian wind and solar access assessments should be utilized as key factors of the project design. b. Section 5.1- Shadow Analysis and Appendix A Shadow Impact Graphics should be updated to reflect a specific assessment of the proposed at grade amenity areas and podium amenity spaces. c. Section 5.2 — Pedestrian Wind Analysis should be updated and reflect the revised building placement as recommended in the SLR Report. d. Noise attenuation should be considered for the Outdoor Living Areas and for the commercial properties that may have patio spaces e. A revised/ Updated Urban Design Report is required f. A revised preliminary site layout that incorporates wind, noise and shadow concerns for amenity spaces is required in OPA/ZBA documents will be expected at the site plan application 3. Pedestrian Wind Assessment SLR Report stamp date March 22 2021 a. The CFD study has identified a number issues including impacts at entrances, pedestrian use of sidewalks at grade and also at the use of the 6" floor amenity level. In addition to building and landscape design adjustments, SLR has recommended a revised tower B placement with an increased set back to address these potential impacts. b. A revised / updated Wind Study that addresses the above concerns is required c. A revised preliminary site layout that incorporates wind, noise and shadow concerns for amenity spaces is required in OPA/ZBA documents will be expected at the site plan application 4. Environmental Nosie Assessment SLR Report dated May 2021 a. At -grade OLA / amenity area receptors should be included for the area between the phase 1 and phase 2 buildings and also for the area at the corner of Sportsworld Dr/King St E if that area is intended as formal amenity space. The impact of noise and need for attenuation for commercial units which may have patio spaces should be considered. b. A revised noise assessment is required to inform site design A City for Everyone Working Together — Growing Thoughtfully — Building Community aw of 307 City of Kitchener Zone Change / Official Plan Amendment Comment Form c. A revised preliminary site layout that incorporates wind, noise and shadow concerns for amenity spaces is required in OPA/ZBA documents will be expected at the site plan application 4. Policies, Standards and Resources: • Kitchener Official Plan Policy As per Section 8.C.2 — Urban Forests of the Official Plan ... o policy 8.C.2.16., the City requires the preparation and submission of a tree management plan in accordance with the City's Tree Management Policy (available on the City's Website), as a condition of a development application. o policy 8.C.2.6., the City will incorporate existing and/or new trees into the streetscape or road rights-of-way and encourage new development or redevelopment to incorporate, protect and conserve existing healthy trees and woodlands in accordance with the Urban Design Policies in Section 13 (Landscape and Natural Features) of the Urban Design Manual (UDM) and the Development Manual. o Please see UDM Part C, Section 13 and www.kitchener.ca/treemanaeement for detailed submission requirements • City of Kitchener Parkland Dedication Policy • City of Kitchener Development Manual • PARTS General Guidelines • Cycling and Trails Master Plan (2020) • Chapter 690 of the current Property Maintenance By-law • Parks Strategic Plan • Multi -Use Pathways & Trails Masterplan • Urban Design Manual 5. Anticipated Fees: • Parkland Dedication will be taken as cash in lieu of land at the site plan application A City for Everyone Working Together — Growing Thoughtfully — Building Community Paw � of 307 Andrew Pinnell From: Dave Seller Sent: Monday, March 21, 2022 10:43 AM To: Andrew Pinnell Subject: RE: OPA/ZBA comments: 4396 King Street East & 25 Sportsworld Drive - parking rates for residential, commercial, visitor City of Kitchener Application Type: Zoning By-law and Official Plan Amendments Application #: ZBA21/014/K/AP and OPA21/009/K/AP Project Address: 4396 King Street East & 25 Sportsworld Drive Comments of: Transportation Services Commenter's Name: Dave Seller Email: dave.seller@kitchener.ca Phone: 519-741-2200 ext. 7369 Date of Comments: March 21, 2022 a. The Transportation Impact Study (TIS) submitted by Paradigm Transportation Solutions Ltd. (May 2021) notes the site to be completed in a two phased approach. When Phase 2 of the development begins, all Phase 1 parking must be provided on-site for the existing commercial plaza and the 88 dwelling units within the 8 -storey building. Any drive aisles and parking areas must be maintained in asphalt. Also, access to the Regional of Waterloo right-of-way must always be maintained for Phase 1 vehicular, pedestrian and cycling traffic. b. A thorough, in depth review of the TIS was not completed for King Street East and Sportsworld Drive, as each of the roadways are under the jurisdiction of the Region of Waterloo. However, a review of the site access points, one at King Street East and the other at Sportsworld Drive was completed for the Total Traffic Operations scenario and for the following years: 2024, 2027, 2032 and 2037. The data revealed that in the AM and PM peak hours, each site access point will operate with acceptable Level of Service (LOS) ranging between B to C, volume to capacity (v/c) ratios ranging between 0.11 to 0.30 and vehicle delay ranging between 14s to 24s. c. In consultation with GSP Group Inc. and City of Kitchener Planning staff, the residential parking component has a proposed parking rate of 0.85 parking spaces per unit, which includes visitor parking at 10%. This equates to 519 parking spaces for 610 units, of which 52 parking spaces could be allocated for visitor parking. However, it should be noted that there is potential for the commercial use and visitor parking for the residential component to have shared parking, within the surface parking area. d. In support of alternative modes of transportation, GSP notes that there is a future ION station approximately 400m from the site and there are three existing Grand River Transit )GRT) routes in the area (Routes 67, 72 and iXpress 203). Each of the GRT routes have headways of 30 minutes in the AM and PM peak hours. It is expected that the future ION route would have 15 minute headways, which are similar to the current headways for the existing ION stations located in Kitchener. Sidewalks are provided on both sides of roadways within the area, which provides pedestrians convenient access to and from the site and to access the surrounding commercial/retail uses in the area. The applicant is prepared to supply a minimum of 305 Class A bicycle parking spaces, which, follows the intent of the future zoning by-law. Therefore, based on the analysis within Paradigm's TIS, Transportation Services supports their analysis of the site access points. Based on GSP Groups analysis and findings, the applicant is prepared to provide a minimum 305 Class A indoor secure bicycle parking space, which would complement the future zoning by-law requirements. Coupled with the existing GRT routes, pedestrian walkability and future ION station, Transportation Services is confident that Page 186 of 307 this development can function with the proposed 580 parking spaces that will service tenants, visitors for the residential use and the commercial use. Dave Seller, C.E.T. Traffic Planning Analyst I Transportation Services I City of Kitchener 519-741-2200 ext. 7369 1 TTY 1-866-969-9994 1 dave.seller@kitchener.ca OUAO'kVO0OOGG Page 187 of 307 Andrew Pinnell From: Katie Wood Sent: Thursday, November 4, 2021 12:19 PM To: Andrew Pinnell Cc: 'Josh Zehr'; Angela Mick Subject: 4396 King St E and 25 Sportsworld Dr Hey Andrew, I have received the remaining information required from WalterFedy and I can now confirm that Engineering and KU both support the Zone Change and OPA. I ran the sanitary capacity model with 15.5L/s coming from the site into the Sportsworld Drive sanitary sewer and there was no capacity concerns noted. Please note that at the time of Site Plan Engineering will be making sure that the existing water service that runs parallel to King St (on private property) has the necessary easements over it if it doesn't already. Let me know if you have any questions. Sincerely, "tie V I oo C.E.T Project Manager) Development Engineering I City of Kitchener 519-741-2200 ext. 7135 1 TTY 1-866-969-9994 1 katie.woodCakitchener.ca If J.'J.] Page 188 of 307 Andrew Pinnell From: Mike Seiling Sent: Thursday, September 23, 2021 4:56 PM To: Andrew Pinnell Subject: FW: Circulation for Comment - OPA/ZBA (4396 King Street East & 25 Sportsworld Drive) Attachments: Dept -Agency Circulation Letter -4396 King St E 25 Sportsworld Dr.pdf Building; no concerns Page 189 of 307 N* Region of Waterloo Andrew Pinnell MCIP, RPP Senior Planner City of Kitchener 200 King Street West, 6t" Floor P.O. Box 1118, Kitchener, ON N2G 4G7 Dear Mr. Pinnell, PLANNING, DEVELOPMENT AND LEGISLATIVE SERVICES Community Planning 150 Frederick Street 8th Floor Kitchener Ontario N2G 4A Canada Telephone: 519-575-4400 TTY: 519-575-4608 Fax: 519-575-4466 www.regionotwaterloo.ca Melissa Mohr 226-752-8622 November 4, 2022 Re: Noise Study Review — OPA 21/09 and ZBA 21/014 4396 King Street East and 25 Sportsworld Drive GSP Group Ltd. (C/O Kristen Barisdale) on behalf of Taylorwood Park Homes Inc. (C/O Jim Tolfo) CITY OF KITCHENER Items that required follow up from the Region's letter of March 17, 2022 Following the Region's Comment Letter dated March 17, 2022, Regional staff have the following comments for your review: Stationary Noise Review: Regional staff have reviewed the stationary noise aspects of the study entitled "Environmental Noise Assessment for the proposed Residential Development at 4396 King Street East, Kitchener, Regional Municipality of Waterloo, Ontario" dated May 3, 2021 and the updated Noise letter/Noise response dated October 4, 2022, both prepared by SLR Consulting Canada Limited. The study and supporting noise letter have been completed in support of the Official Plan Amendment and Zoning By-law Amendment for the subject lands addressed as 4396 King Street East and 25 Sportsworld Drive in Kitchener. The proposed development includes two (2) buildings that are proposed to be constructed in two phases. Phase 1 proposes an eight (8) storey residential building that will include a mechanical penthouse with a total height of 30 metres located on the northern portion of the subject lands. Phase 2 includes two (2) towers atop a five -storey podium. Tower A is located on the southwest corner of the site and includes a 30 - Document Number: 4217672 Version: 1 Page 1 of 3 Page 190 of 307 storey tower with a mechanical penthouse 99 m in height. Tower B is located on the southeast corner of the site and is approximately 18 storeys with a mechanical penthouse. The Phase 2 building will also include five levels of parking and include retail/commercial uses on the ground floor adjacent to the south, east and west side of the building The study and addendum letter concludes that the development will meet the elevated stationary noise limit. The mechanical systems on the proposed buildings (e.g. make- up air units, cooling units and parking garage vents) have not been designed in detail at this stage. This equipment has the potential to result in noise impacts on the noise sensitive spaces within the development; therefore, the potential impacts must be assessed as part of the final building design with the mechanical systems expected to meet all on-site receptors to minimize noise impacts within the development and by incorporating control measures (e.g. silencers, barriers) within the design. An acoustical consultant must review the mechanical systems prior to the final selection of the equipment to ensure the selected equipment complies with the MECP NPC -300 Noise Guideline. Furthermore, the detailed noise study shall assess the potential noise exceedances resulting from the adjacent commercial facilities and assess the impact due to the development itself and other residential buildings in the vicinity of the site. To ensure these aspects of the proposal has been assessed, Regional staff require the implementation of a holding provision to ensure a detailed stationary noise study has been received and the conclusions, recommendations and implementation measures for mitigation (if required) have been completed to the satisfaction of the Regional Municipality of Waterloo. Subject to the implementation of a holding provision to assess the impact of the development on itself, Regional staff are satisfied with the conclusions and recommendations contained within the noise feasibility study at the Official Plan Amendment and Zoning By-law Amendment stage. Regional staff further recommend the following noise warning clause be implemented through a registered development agreement between the Owner/Developer and the City of Kitchener at a future Consent and/or Condominium Application and Site Plan Application stage. In addition, the following noise -warning clause shall be implemented within the future Condominium Declaration and all offers of Purchase and Sale/Lease/Rental Agreements: "Purchasers/tenants are advised that due to the proximity of the adjacent commercial facilities, noise sources from the development itself, sound from these facilities and sources may at times be audible." Document Number: 4217672 Version: 1 Page 2 of 3 Page 191 of 307 Regional staff further recommend that prior to 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. Regional Road Dedication: The required road dedication of 1.5m along King Street East can be deferred to the site plan stage; therefore, there are no further objections from Regional staff regarding the Official Plan Amendment and Zoning By-law Amendment. Conclusions: Based on the above, the Region has no objection to Official Plan Amendment OPA21/09 and Zoning By-law Amendment ZBA21/014 subject to the implementation of a holding provision for the following: 1. That a holding provision shall apply to the entirety of the subject lands until a detailed stationary noise study has been completed and implementation measures addressed to the satisfaction of the Regional Municipality of Waterloo. The detailed stationary noise study shall review the potential impacts of the development on itself (e.g. HVAC system on the sensitive points of reception) and the impact of the development on the adjacent sensitive land uses; and 2. 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 Ned on the Ministry of Environment, Conservation and Parks (MECP) Environmental Site Registry and the Ministry Acknowledgement letter has been submitted to the satisfaction of the Region. Please be advised that the accepted Transportation Noise aspects of the Noise study shall be implemented within a future site plan application and secured through a Registered Development Agreement between the Owner/Developer and the Regional Municipality of Waterloo. As per the Region's letter of March 17, 2022, additional items may be required and secured through the future site plan application(s). I trust the above is of assistance. Yours truly, Melissa Mohr, MCIP, RPP Senior Planner C. Kristen Barisdale, GSP Group Inc. (Applicant), Jason Wigglesworth, Transportation Planner, Monirul Islam, Transportation Planner Document Number: 4217672 Version: 1 Page 3 of 3 Page 192 of 307 Andrew Pinnell From: Wang, Shaun <swang@kwhydro.ca> Sent: Wednesday, October 20, 2021 10:25 AM To: Andrew Pinnell Cc: Cameron, Greig Subject: [EXTERNAL] RE: Follow-up re Dept/Agency Comments - OPA/ZBA (4396 King Street East & 25 Sportsworld Drive) Andrew, Kitchener -Wilmot Hydro has the following comments on the proposed development at 4396 King Street East & 25 Sportsworld Drive: The developer will need to make satisfactory arrangements with Kitchener Wilmot Hydro Inc. for servicing: 1. Kitchener -Wilmot Hydro has existing overhead pole line on Sports world Dr and King St E. 2. Any proposed above grade building facade must have a minimum clearance of 5.5 meters from the center of hydro pole line. 3. To service the site, multiple distribution transformers and HV switchgear may be required. Transformer rooms and HV Switchgear room (pad -mounted transformer / vaulted HV switchgear as an alternative) will be required on the property, as per Kitchener -Wilmot Hydro standards. Both Transformer room and HV Switchgear room shall be above grade. Regards, Shaun Wang, P. Eng. System Planning & Projects Engineer Kitchener -Wilmot Hydro Inc. P: 519-745-4771 x6312 F: 519-745-0643 swanaZkwhvdro.ca KI LNOT 1 Page 193 of 307 9.4 2 Page 194 of 307 Andrew Pinnell From: Jenny Thompson <Jenny.Thompson@enbridge.com> Sent: Thursday, February 17, 2022 11:23 AM To: Andrew Pinnell Cc: David Paetz; Christine Kompter Subject: [EXTERNAL] RE: Circulation for Comment - OPA/ZBA (4396 King Street East & 25 Sportsworld Drive) Good morning Andrew, Thanks for including me. There are no comments at this time. Thank you. Jenny Thompson Sr Analyst New Business Projects Construction and Growth ENBRIDGE TEL: 519-885-7400 ext. 5067488 1lenny.thompson(c�enbridge.com 603 Kumpf Drive, Waterloo, ON N2V 1 K3 enbridge.com Safety. Integrity. Respect. Inclusion. Please note that effective January 4t" 2022, until further notice, I cannot receive calls at the office number above. Please call 226-898-9051 or send an e-mail to this address. Thank you. Page 195 of 307 Andrew Pinnell From: Johnston, Jeremiah (MTO) <Jeremiah.Johnston@ontario.ca> Sent: Wednesday, January 4, 2023 10:26 AM To: Andrew Pinnell Cc: Secord, David (MTO); McIver, Maureen (MTO) Subject: MTO Comments: Official Plan Amendment Application OPA21/009/K/AP & Zoning By- law Amendment Application ZBA21/014/K/AP (4396 King Street East & 25 Sportsworld Drive) Attachments: 2022.05.24 2020-104 Design Brief.pdf, Dept -Agency Circulation Letter -4396 King St E 25 Sportsworld Dr.pdf Hello Andrew, The Ministry of Transportation (MTO) has completed a review of the proposed Official Plan Amendment (OPA) and Zoning By-law Amendment (ZBA) for the properties located at 4396 King Street East & 25 Sportsworld Drive. The site has been considered in accordance with the Public Transportation and Highway Improvement Act (PTHIA), MTO's Highway Corridor Management Manual (HCMM) and all related guidelines and policies. MTO has no requirement or comments on the OPA or ZBA, however the following outlines our comments on the site overall: The property is located in close proximity to Highway 8, a Class 1A — Provincial Freeway and designated as a Controlled Access Highway (CAH). As such, all requirements, guidelines and best practices in accordance with this classification and designation shall apply. The owner should be aware that the property falls within MTO's Permit Control Area (PCA), and as such, MTO Permits are required before any demolition, grading, construction or alteration to the site commences. In accordance with the Ontario Building Code, municipal permits may not be issued until such time as all other applicable requirements (i.e.: MTO permits/approvals) are satisfied. As a condition of MTO permit(s) MTO will require (but not limited to) the following for review and approval: Building and Land Use Permit MTO Building and Land Use Permit(s) will be required. As a condition of MTO permits, the following shall be provided; • Site Plans, Site Grading Plans, and Site Servicing Plans shall be submitted to MTO for review and approval; Traffic Impact Study MTO will require the owner to submit a Traffic Impact Study to MTO for review and approval, indicating the anticipated volumes of traffic and its impact upon the provincial highway network, inclusive of the intersections which form the interchange of Highway 8 and Sportsworld Drive. • The TIS will be prepared by a Registry, Appraisal and Qualification System (RAQS) qualified transportation consultant in accordance with MTO TIS Guidelines attached. • The MTO list of Prequalified Engineering Service Providers (ESPs), completing Traffic Impact Analysis is publicly available on MTO Technical Documents website, under Qualifications. Page 196 of 307 • MTO will be available to review the TIS scope of work once prepared, to ensure MTO concerns are addressed. • Should Highway improvements be identified as warranted and as a condition of MTO permits, the improvements will be designed and constructed to the standards and approval of MTO at the cost of the developer. • MTO suggests the owner engage in pre -consultation with MTO to discuss the existing and proposed trip distribution in tabular and a diagram with the volumes distributed in the network. The pre consultation process may begin via this website; https://www.hcros.mto.gov.on.ca/PreConsultation MTO Sign Permit • MTO Sign Permit(s) will be required for all existing and proposed signage visible from Highway 8. A MTO sign permit will be required prior to installation, this is inclusive of temporary (including contractor or construction related) signs and permanent signs. General Comments Should you have any questions about the above, please contact me directly by email. Thank you, Jeremiah Johnston Corridor Management Planner Corridor Management Section Ministry of Transportation Operations Branch West 659 Exeter Road, London, ON N6E ID M: (226)-980-6407 Page 197 of 307 Andrew Pinnell From: Jennifer Passy <Jennifer.Passy@wcdsb.ca> Sent: Wednesday, November 24, 2021 9:10 AM To: Andrew Pinnell Cc: Planning; Jordan Neale Subject: [EXTERNAL] Replacement - Circulation for Comment - OPA/ZBA (4396 King Street East & 25 Sportsworld Drive) Andrew, The Waterloo Catholic District School Board is in receipt of the information in support of the Official Plan Amendment and Zoning By -Law Amendment for 4396 King Street East & 25 Sportsworld Drive. The application proposes to significantly alter the fabric of this historically commercial area of the City. The Planning Around Rapid Transit Stations (PARTS) background report dated December 2013 identified the Sportsworld Draft Station Area (MTSA) as a future priority for study. Further exploration of the status of this plan has confirmed that the work on this MTSA is not yet underway. While ideally the proposed redevelopment would be considered within the context of a detailed MTSA, WCDSB are aware that the City of Kitchener Official Plan provides policy support for the review of development applications in advance of Station Area Plans where such development will support the planned function of a MTSA. At this time the there are Official Plan Amendment and Rezoning applications only in support of redevelopment of the subject property to permit the development of and 8 -storey apartment building and 30 -storey mixed use commercial podium with two residential towers. The property is located at the corner of King Street East and Sportsworld Drive, which are both designated as Regional Roads. The board has reviewed the road cross sections for the proposed Phase 2 iON construction through this area. The nature of proposed development, future generation of school -aged students combined with legal and practical matters related to student transportation will necessitate the board, city, region and developer working together to review opportunities and constraints at the site plan level to ensure necessary infrastructure or other improvements are available to support yellow -bus transport of future students. The following comments are offered at this time, and the board reserves the right to offer further input on areas of interest to the board at the time of site plan approval: a) Education Development Charges shall be collected prior to the issuance of a building permit(s). b) The developer and the Waterloo Catholic District School Board shall 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) The developer shall enter into an agreement with the City of Kitchener to be registered on the title to the Property that provides: "All agreement of purchase and sale or leases for the sale or lease of a completed home or a home to be completed on the Property must contain the wording set out below to advise all purchasers of residential units and/or renters of same." "In order to limit liability, public school buses operated by the 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 students, and potential busing students will be required to meet the bus at a congregated bus pick-up point." Page 198 of 307 d) The developer co-ordinate and reach an agreement with the Waterloo Catholic District School Board and Student Transportation Services of Waterloo Region regarding the provision and maintenance of infrastructure for school bus pick-up and drop-off locations. Jennifer Passy, BES, MCIP, RPP Manager of Planning Waterloo Catholic District School Board 480 Dutton Drive Waterloo, ON N2L 4C6 0: 519-578-3677 X2253 C: 519-501-5285 Waterloo Catholic VW, 00wo.'r, District School Boar! Qualaty, Incisiar, Faikh �aseii Ed�Cdki[an Disclaimer - This email and any files transmitted with it are confidential and contain privileged or copyright information. You must not present this message to another party without gaining permission from the sender. If you are not the intended recipient you must not copy, distribute or use this email or the information contained in it for any purpose other than to notify us. If you have received this message in error, please notify the sender immediately, and delete this email from your system. We do not guarantee that this material is free from viruses or any other defects although due care has been taken to minimize the risk. Any views expressed in this message are those of the individual sender, except where the sender specifically states them to be the views of the Waterloo Catholic District School Board. Page 199 of 307 Attachment F From: Ron Hallman Sent: Monday, October 18, 202112:42 AM To: Andrew Pinnell Cc: BVrbanovic@regionofwaterloo.ca Subject: [EXTERNAL] 4396 King St E & 25 Sportsworld Dr. Greetings Mr Pinnell, I should preface my strongest concern, regarding this proposed development, with a very brief introduction of my life experience. I am a retired (30 yrs) police officer from Waterloo Regional Police. I spent many of those years investigating (and assisting) serious and fatal collisions while assigned to our Traffic Branch. Mark my words, if this development is allowed to proceed as planned, without major rerouting of the commercial motor vehicle (Amazon & transport trucks) from the Maple Grove/Fountain area, it will have fatal results. I beg of you; go to that Tim Horton's parking lot and sit and watch that intersection for no more than half an hour on any given day, and then imagine injecting 300 bicycles and several hundred pedestrians to the mix. You should certainly see what I mean. If you're not immediately convinced, please walk across the intersection from all 4 corners. If you feel "safe" while crossing that intersection, then you and I come from different planets. Surely you noticed the traffic study from the developers, identifying that the roads in the area can handle the development, "EXCEPT" for the intersections closest to the building! This is a transportation hub, not a residential hub. If we want to turn King/Sportsworld into a downtown setting, then we must first remove the majority of the commercial traffic from it. You realize that King St is, by far, the most direct route to the west bound 401 for the majority of central Kitchener and definitely for the entirety of the Maple Grove/Fountain industrial basin? I get that the ION is going directly down the centre of King St and I see the logic in it bringing people into that area to work and thern home again. But I do NOT see the logic in trying to turn that transportation hub into a residential hub. The building will have a drastic shortage of parking. Where will the overflow park? I'll answer that for you; Costco. The issues I have already addressed are my biggest concerns. An additional issue I'm sure I could get used to (but don't want to) is having a massive high rise building overlooking my backyard (I guess that officially makes me a NIMBY). I live on Edgehill Dr. I have worked all my life to afford the means to raise my children on a street that feels like cottage country. We are all on wells and septic, no sidewalks, no street lights (for half the length), still enjoying rural mail delivery. How in the world does a high rise apartment building fit into that landscape? Thank you for reading this far. I'll say it one more time, without any hyperbole; if this project proceeds as it is, someone is going to get killed at that intersection. Please help to prevent that. Respectfully, Ron Hallman Page 200 of 307 From: Marijan B Sent: Monday, October 18, 20214:20 PM To: Andrew Pinnell Subject: [EXTERNAL] 4396 King St E and 25 Sportsworld Dr Dear Mr. Pinnell, I am writing to you as a resident of the Deer Ridge subdivision adjacent to the planned highrise development proposed for 4396 King St E and 25 Sportsworld Dr. I'll be frank, I'm having a hard time comprehending how this proposal is even being entertained. We are talking about an area with no grocery store, no green space, no parks, no recreation... and A LOT of traffic. There is traffic from Challenger, Toyota, current residents in the neighborhood, Costco, the list goes on. Rush hour is already crazy. I also have some serious concerns that the residents of the highrise development will just use our neighborhood bringing in an incredible amount of foot traffic to an already busy trail system. As a side note, but also a valid concern, I lived in the grand river woods development in Cambridge just down king street near fountain Street. It is a cautionary tale of what happens when you build higher density housing near Conestoga College. The townhomes there are 90% Conestoga College students. It was unbearable living there. People on the streets at all hours drinking alcohol, street racing, vandalism, violent crime (there was a homicide there last fall before I moved). Someone even took out the stop sign in front of my home there and drove over my lawn! It would be naive to think investors won't scoop up these apartments and fill them to the rafters with international students. Conestoga College increased its international student intake considerably over the past 5 years. I believe the number sits at about 10,000 and is increasing all the time. Not a single purpose built residence was ever built that is proportional to this increase. They will end up in this development. They will end up in our neighbourhood. As a member of Deer Ridge, and I'm sure my neighbours will agree, we pay some of the highest property tax in the region. Why? Because it's a beautiful neighbourhood surrounded by nature. Please don't ruin it. Sincerely, Marijan Berecic Page 201 of 307 From: Renee Ruszer Sent: Monday, October 18, 20213:46 PM To: Andrew Pinnell Subject: [EXTERNAL] 4396 King St E at 25 Sportsworld Dr, Kitchener Dear Mr. Pinnell, I am writing to you as a resident of the area in which Commercial Campus has made an application for development at 4396 King St E at 25 Sportsworld Dr, Kitchener, We wish to express a deep level of concern for how the proposed 30 storey, 616 dwelling proposed development would impact this already very busy and mixed used area. Dropping a high rise residential development onto the corner of an already overburdened intersection, busy with Challenger Motor Freight traffic, Toyota plant traffic, Costco traffic, GO Transit and other bus traffic (whoever picked up Greyhound's slack), not to mention the Hwy 8 on/off ramps, is a recipe for DISASTER. That location is NOT conducive to a sudden influx of pedestrian and bicycle traffic, not to mention the strain it would place on the local transit utilization from that location. Politely stated, what is the city thinking??!! There is no LCBO, beer store, regular grocery store, drug store, daycare, parks or open green spaces nearby. This will push foot and bicycle traffic into the adjacent neighborhoods, thereby disrupting and overburdening the scant green space and recreational infrastructure in those areas, negatively impacting our quality of life. The roads in the area are already overburdened, can you imagine what 580 more cars per day will do to the South end of Kitchener? And make no mistake, the building may have 300+ bicycle parking spaces, you will not be able enforce people to use them. The majority of those residents will be using their cars to go to work, school, shopping, etc... We are Not in favour, we OPPOSE this development and OPPOSE the changing of the zoning of the neighbourhood. Please record our sentiments accordingly. Renee Ruszer Sent from my Whone Page 202 of 307 From: Elkin Castano Sent: Monday, October 18, 20218:39 PM To: Andrew Pinnell Subject: [EXTERNAL] 4396 King St East development Hello, As feedback, this proposed development is risky and must add restless. High density, low parking ratio, no green space, and poor surrounding infrastructure (schools, to begging with) make this idea bizarre. It might work for the core are of KW. Perhaps only the 8 floor building with the rest of the space used for communal enjoyment will work better, but not as profitable.... and this project is clearly designed to squeeze dollars not to bring quality of living to the inhabitants. Best regards, Elkin Castano Deer Ridge resident. Sent from Mail for Windows Page 203 of 307 From: Sent: Monday, October 18, 20218:40 PM To: Andrew Pinnell Subject: [EXTERNAL] 4396 King St East rezoning. Andrew: So please let me understand this. You want to put approximately 2000 more people on one of the busiest intersections in Kitchener???? The infrastructure is zero to support such a move. Extremely busy roads which will only get busier with the coming of a train driving in the same space. Poor school access. Poor shopping access. Nowhere close to add such infrastructure ... and you think this is a good idea. You must live in Listowel where people don't worry about stuff like that. Only good that comes from this is more revenue for the city to squander on other ridiculous projects that have equally as little foresight. Ahhhhhhhhhhhhhh yes, but that's what politicians do with other people's money right Andrew? Only problem is you just railroad this stuff through. The builder gets richer. And the infrastructure will follow. Not. If building stuff in the sky for people to live in is pertinent and it likely is, then there is lots of better placed sky!! Just imagine. Bill Dow Page 204 of 307 From: Frank Ruszer Sent: Monday, October 18, 20213:01 PM To: Andrew Pinnell Subject: [EXTERNAL] 4396 King St. E development Dear Mr. Pinnell, I am writing to you as a resident of the area in which Commercial Campus has made an application for development at 4396 King St E at 25 Sportsworld Dr, Kitchener, We wish to express a deep level of concern for how the proposed 30 storey, 616 dwelling proposed development would impact this already very busy and mixed used area. Dropping a high rise residential development onto the corner of an ready overburdened intersection, busy with Challenger Motor Freight traffic, Toyota plant traffic, Costco traffic, GO Transit and other bus traffic (whoever picked up Greyhound's slack), not to mention the Hwy 8 on/off ramps, is a recipe for DISASTER. That location is NOT conducive to a sudden influx of pedestrian and bicycle traffic, not to mention the strain it would place on the local transit utilization from that location. Politely stated, what is the city thinking??!! There is no LCBO, beer store, regular grocery store, drug store, daycare, parks or open green spaces nearby. This will push foot and bicycle traffic into the adjacent neighborhoods, thereby disrupting and overburdening the scant green space and recreational infrastructure in those areas, negatively impacting our quality of life. The roads in the area are already overburdened, can you imagine what 580 more cars per day will do to the South end of Kitchener? And make no mistake, the building may have 300+ bicycle parking spaces, you will not be able enforce people to use them. The majority of those residents will be using their cars to go to work, school, shopping, etc... We are Not in favour, we OPPOSE this development and OPPOSE the changing of the zoning of the neighbourhood. Please record our sentiments accordingly. Thank you, Frank Ruszer Page 205 of 307 From: John Hossack Sent: Monday, October 18, 20213:38 PM To: Andrew Pinnell Cc: John Gazzola; Christie & Matt Girdler; John & Sharan Mellor; Jack & Lurdes Jordao Subject: [EXTERNAL] 4396 King St. E., Kitchener Attachments: IMG 1625.heic Good afternoon Andrew My name is John Hossack. I am a Deer Ridge resident. I am Writing today,to voice my concern of the plan for the above Kitchener address. I tried the phone number attached to the article with your name. Your number is not reachable, otherwise I would called you,l also tried via the city of Kitchener website with no luck. This is the first I have heard of this proposal, and have received no prior notification as a local resident. Therefore I've had no opportunity to voice my concerns and the deadline is today! Please ensure my comments are attached to this proposal, I will keep record of this email as I want it entered before the deadline passes. King and Sportsworld is the busiest intersection at the entry point to the the city of Kitchener from the 401. We are already at gridlock in this location, due to business decisions to appease local business 22 years ago and we continue to struggle to access local roads. At that time businesses were up in arms about the loss of business due, to a westbound ramp that was planned for westbound 401 traffic Hence today's congestion! it is insane to think we can accommodate such a structure with so many units in this area. Until a west bound (401) on ramp is built to relieve traffic in this area you can't possibly be serious? Also the local ambulance station (Fou ntain Street and Cherry blossom) response times would be seriously impeded. Until the necessary infrastructure is built and in place, this proposal but should be Shelved. Pioneer Tower /Deer Ridge area residents safety (approximately 3000) would be seriously at risk! Please respond to this email, as I would like a receipt of your acceptance of this email. Thank you Regards John Hossack Sent from my iPhone Page 206 of 307 From: Bridget Coady Sent: Monday, October 18, 20211:21 PM To: Andrew Pinnell Subject: [EXTERNAL] 4396 King St. E Hello Andrew, My family lives in the Edgehil/Settlers Grove/Deer Ridge community and have reservations regarding the amount of residential units proposed in this development. This existing residential community is grossly underserved for community park land and amenities ( not to mention kids are 100% bussed) as it is and any new residents will need to cross a major arterial to seek green space. Please note that one of the community parkettes in our community will be taken off line for a year or two as the new trunk sewer from the East Side lands will be constructed through it. I don't believe this location should be considered for major residential. While Im aware that arterial commercial does not produce the densities required to support rapid transit, office commercial does, and this location should be developed more as office and service commercial it is currently designated - as the "gateway" to support the nearby east side lands. NOT Residential. This and any future mixed use development in this commercial node would never be able to be considered a complete community and any future residents would not have great quality of life .... given the lack of community supports and amenities. Yes it may produce some more residential units for the housing supply, but to what end? Are we just throwing up units to meet provincial targets or are we thoughtfully planning for a world class community? Thanks for your consideration. The Rowbotham Family. Sent from my iPhone Page 207 of 307 From: ross evans Sent: Sunday, October 24, 20218:58 PM To: Andrew Pinnell Subject: [EXTERNAL] 4396 King St. note Andrew, I hope this email does not find you too late in the discovery process of this new development proposal. I live on a block from this new development and I'd like to add my feedback on the project. I know its along the ION Path but its also likely the most busiest corner in Kitchener, with all vehicles coming and going from Kitchener to Cambridge and EVERY vehicle coming and going to the 401 London direction. Currently this is an extremely busy corner and with the new commercial industrial parks north of Toyota being planned (6,000acres) this is going to get worse. My street, Edgehill Drive is already being used as a by- pass for the Deer Ridge residents and many time their speeds far succeeds the posted limits. If this project was to increase over 600 new units which would increase the amount of people entering this already busy intersection, our quiet Edgehill drive would be extremely busy. The second thing is where are these people going to walk their dogs, ride their bikes or simply walk for exercise.. We have no parks in the area and therefore our road again would get inundated with more foot, bike and vehicle traffic all of which is not designed for. This intersection is not designed for all the additional traffic your planning on adding. I reviewed the recent long-term plans for the 401 intersections for 401 west to and from London and NOTHING is on the books at this time to add this and therefore that traffic would be rammed into this intersection that already TODAY this stretch of King street is extremely congested and rush hours its even worse. I'd like to see traffic studies and projected traffic studies from the new commercial units already approved plus this new project. And finally to build a project with 30 stories in this area is not consistent with the short term or long term plans of this area. There are no buildings in this area higher than the local hotel at 8- 10 stories, so these buildings would be massive on this little corner of King and Sportsworld. This is not a down town core area and should not have a building of this height approved for the area. Thank you Andrew for your time to review this letter of concern for the new development project at King and Sportsworld in Kitchener. Sincerely Ross Evans Page 208 of 307 From: Lurdes Jordao Sent: Monday, October 18, 20214:56 PM To: Andrew Pinnell Cc: John Gazzola Subject: [EXTERNAL] 4396 King St; Kitchener Hello; My name is Lurdes Jordao and I live on Deer Ridge Drive. For the past 22 years we have lived quietly and in peace in our neighbourhood. I am also the president of Settler's Grove Community Association And represent 273 households and we are voicing our concerns and are completely 100% against this development. There are already concerns of increased crime and traffic with past developments. This project does not benefit the well being of our residents. We would like you record the 273 households against this project. Further more; we have come to know about this project today. There was no advance communication of this project and advance warning so residents can attend a meeting would have been appreciated. Our association is interested in submitting an appeal against this project! Page 209 of 307 NOTICE OF DEVELOPMENT x. APPIU kTION in your neighbourhood 4396 King Street East &25 5portsw o rtd Drive v" 1, 1� Concept drawing+ We Want to bear from Youl G)Ie.r.9 ,o p rovi:8+, for a u nerwts October 18, 2 ]2.1 For more intofmat,on atxnA this rt'sWer. induding information about appeal rights, visit irrw wAitchener.ca/ plann inga ppl I cations 01r contact: City of Kiitchel *r 4D Andrew Pinnell Senior Manner 0 519-741-20000668 ifs a ndrew.pinn ell@ kitcherca Mix of Mal h#ciglht 636 @wEllirrg Land uses 30 -score" Units 200 KinSt.W. Kitchener On N2G 4,G7 The applicant Is requ>esdrig a Zoning Fly -law Amendment to re -zone #h property from Com rr emial Campus (CONI -4) to Mixed Use (MIX -3) and a blh a Site Specific Provision to allow a max1mum building height of 99 metres i30 �' toreys) 'maxirrum Floor Space Ratio of 6.2, reduced parking rate of 0.85 *aces per dwelling unit 1580 5c, nor -residential gross floor area reduction, among other matters, The Official Pian Amendment requests to designate the property from Commercial Ca mpus to Mixed Use with a Sperm PccyArea, -The amendments would permit a mixed-use development with 16-c. e- "units and 1.378 m,2 cif commercial space and secure bi de i spaces. Sent from my Whone Page 210 of 307 Dear Mr. Pinnell..... I am writing to you as a resident of the area in which Commerical Campus has made an application for development at 4396 King St E at 25 Sportsworld Dr, Kitchener, We wish to express a deep level of concern for how the proposed 30 storey, 616 dwelling proposed development would impact this already very busy and mixed used area. Dropping a high rise residential development onto the corner of an ready overburdened intersection, busy with Challenger Motor Freight traffic, Toyota plant traffic, Costco traffic, GO Transit and other bus traffic (whoever picked up Greyhound's slack), not to mention the Hwy 8 on/off ramps, is a recipe for DISASTER. That location is NOT conducive to a sudden influx of pedestrian and bicycle traffic, not to mention the strain it would place on the local transit utilization from that location. Politely stated, what would the city be thinking? There is no LCBO, beer store, regular grocery store, daycare, parks or open green spaces nearby. It will only push non-resident foot and bicycle traffic into the adjacent neighborhoods, thereby disrupting and overburdening the scant green space and recreational infrastructure in those areas, negatively impacting our quality of life. We are NOT in favour. Please record our sentiments accordingly. With respect Ashley Berkel From: Bruce and Kimberley Cushing Sent: Sunday, October 17, 20219:33 PM To: Andrew Pinnell Subject: [EXTERNAL] 4396 King Street East and 25 Sportsworld Drive Monolithic eye sore of colossal proportions, that is what I would call this. I was walking around the Pioneer Tower today, a historical landmark. Standing at the base having climbed it many times to view the Grand River Valley hoping to glimpse a bald eagle that nest there. I live in Grand Hill and have on occasion see one fly over my house. As I turned, I was ashamed to think that just a few blocks someone wants a 30 -story tower. Wow what a view that will be from the top of historical landmark that has ties back to the founding of Kitchener. One of the most valuable neighbourhoods in the city and you step out your front door or be resting in your backyard and you see this monolithic eyesore, only one property away for some people on Edgehill. One that will create a shadow like a giant sundial as the sun moves through the sky. Standing at the corner of King and Sportworld Drive and you can't see a skyscraper anywhere. It just does not fit in. Where is the midrise development, why does it have to go to 30 storeys? Even 10 storeys would be a sudden step up when single family homes are less than 100m away. Building and intensifying along the LRT is creating a steel and glass wall that is splitting the city east and west sides. Just look at the insane development in waterloo, and what percentage of those units are still unoccupied. Which for some reason has attracted a large number of crows? Urban planning should involve attractive and welcoming transitional zones. Not a sudden monolith that doesn't fit in with even the property across the street. If one tower goes to 30 storeys, then so will the others. How welcoming will Sportworld Crossing be surrounded by towers on the west side, mid-day sun on the patio of Moose Winooski's, nope. Development should be greening the street, not hardening the street to the edge of the road and going 99m vertical. What is missing here is a total vision of what the street could and should look like 25 years from now. Otherwise, you get the disaster that is King Street in Waterloo where you have concrete jungle that is one street, blocking sun, unwelcoming, and really architecturally a dog's breakfast. As for the bike parking, seriously the building will be next to neighbourhoods where the average vehicle is north of 60 grand. Plus, the LRT is not designed for bicycle loading, not like Vancouver is. People are not going to bike north on King St to get to... the Charcoal Steakhouse, or Pepsi Pizza. There are no grocery stores, beer store, LCBO within walking distance. Occupants are not going to bike or LRT to get grocs. I know you could argue if you build, they will come. There is not enough land between King St and the expressway to house these other anchor stores. Imagine approaching Kitchener from the west on the 401, looking out at the Grand River Valley and then seeing the great wall of Kitchener towers that split the city, a mistake Waterloo made. Page 212 of 307 This application is all about immediate profit, not the long-term vision of Kitchener, or its residents. The sales pitch will be the view of the valley at the expense of those who have carefully manicured their properties and have been paying a hefty tax bill all along. Intensifying along the LRT involves a plan, not bending over for developers short term profits. Bruce Page 213 of 307 From: Lindsey Schmalz Sent: Monday, October 18, 20211:45 PM To: Andrew Pinnell Subject: [EXTERNAL] 4396 King Street East Development Idea Hello Mr. Pinnell, I am contacting you today about the future development on 4396 King St E in Kitchener. I am a resident of the Deer Ridge community and I strongly appeal your decision to erect an enormous sky scraper in our community. Due to how close to the existing buildings would be to h the proposed building there is a concern for safety. There is also ergonomic means that must be considered, as well as traffic and means of vehicular egress. I am an architecture student and I understand how land is valuable and buildings have to be vertically built, however please reconsider this horrendous design you have put together. Have you considered 4607 King St East, it is only slightly further down the road and would not be an eye sore for the residents of our community. 4585 King St East is currently occupied, however your current plan does require you to purchase land and evict multiple businesses. It is still in close proximity to the 401 and the 7/8 Expressway as well as other amenities. Thank you for your time and consideration. Sincerely, Lindsey Schmalz Page 214 of 307 From: Sent: Monday, October 18, 20215:47 PM To: Andrew Pinnell Subject: [EXTERNAL] Against the Proposed Development at 4396 King Street East & 25 Sportsworld Drive Dear Mr. Pinnell..... I am writing to you as a resident of the area in which Commerical Campus has made an application for development at 4396 King St E at 25 Sportsworld Dr, Kitchener, We wish to express a deep level of concern for how the proposed 30 storey, 616 dwelling proposed development would impact this already very busy and mixed used area. Dropping a high rise residential development onto the corner of an ready overburdened intersection, busy with Challenger Motor Freight traffic, Toyota plant traffic, Costco traffic, GO Transit and other bus traffic (whoever picked up Greyhound's slack), not to mention the Hwy 8 on/off ramps, is a recipe for DISASTER. That location is NOT conducive to a sudden influx of pedestrian and bicycle traffic, not to mention the strain it would place on the local transit utilization from that location. Politely stated, what would the city be thinking? There is no LCBO, beer store, regular grocery store, daycare, parks or open green spaces nearby. It will only push non-resident foot and bicycle traffic into the adjacent neighborhoods, thereby disrupting and overburdening the scant green space and recreational infrastructure in those areas, negatively impacting our quality of life. We are NOT in favour. Please record our sentiments accordingly. With respect Page 215 of 307 From: Steve Capling Sent: Monday, October 18, 202110:43 PM To: Andrew Pinnell Subject: [EXTERNAL] Application for development - 4396 King St. East and 25 Sportsworld Dr. Dear Mr. Pinnell, As a resident of one of the communities adjacent to the area in which Commerical Campus has made an application for development at 4396 King St E at 25 Sportsworld Dr, Kitchener... We wish to express deep concern for the proposed 30 -story, 616 dwelling proposed development and how it will impact an already very busy and mixed -used area. Putting a residential high rise development on the corner of what is already an overburdened intersection that sees regular congestion with all the local business traffic, Challenger Motor Freight traffic, Toyota plant traffic, Loblaws Distribution traffic, Costco traffic, Home Depot traffic, GO and GRT Transit traffic not to mention the Hwy 8 on/off ramps, and is set to create a plethora of additional issues on these roads as well as the nearby community. That location is NOT conducive to a sudden influx of pedestrian and bicycle traffic, not to mention the strain it would place on the local transit utilization from that location. This seems a bit ludicrous in theory alone. There is no LCBO, beer store, regular grocery store, daycare, parks or open green spaces nearby and it will push non-resident foot and bicycle traffic into the adjacent neighborhoods, thereby disrupting and overburdening the limited green space and recreational infrastructure in those areas and will negatively impact our quality of life. We are NOT in favour. Please record our sentiments accordingly. Steve Capling & Connie Arnold Page 216 of 307 From: Scott Reiner Sent: Monday, October 18, 20213:03 PM To: Andrew Pinnell Cc: Jill Reiner Subject: [EXTERNAL] Commercial Campus - 4386 King St E Dear Mr. Pinnell I am writing to you as a resident of the area in which Commerical Campus has made an application for development at 4396 King St E at 25 Sportsworld Dr, Kitchener, We wish to express a deep level of concern for how the proposed 30 storey, 616 dwelling proposed development would impact this already very busy and mixed used area. Dropping a high rise residential development onto the corner of an already overburdened intersection, busy with Challenger Motor Freight traffic, Toyota plant traffic, Costco traffic, GO Transit and other bus traffic (whoever picked up Greyhound's slack), not to mention the Hwy 8 on/off ramps, is a recipe for DISASTER. That location is NOT conducive to a sudden influx of pedestrian and bicycle traffic, not to mention the strain it would place on the local transit utilization from that location. Politely stated, what would the city be thinking? Where are all of the Bike paths for these 300+ cyclists that will be putting their lives in peril riding on King or SportsWorld drives? There is no LCBO, beer store, regular grocery store, daycare, parks or open green spaces close or part of the development to support this much of an influx of people. It will only push non-resident foot and bicycle traffic into the adjacent neighborhoods, thereby disrupting and overburdening the scant green space and recreational infrastructure in those areas, negatively impacting our quality of life. We are NOT in favour. Please record our sentiments accordingly. Best regards, Scott & Jill Reiner Page 217 of 307 From: Mike Mooney Sent: Monday, October 18, 202112:21 PM To: Andrew Pinnell Cc: Michael Mooney Subject: [EXTERNAL] Commercial Campus Development COM -4 Dear Mr. Pinnell..... I am writing to you as a resident of the area in which Commerical Campus has made an application for development at 4396 King St E at 25 Sportsworld Dr, Kitchener, We wish to express a deep level of concern for how the proposed 30 storey, 616 dwelling proposed development would impact this already very busy and mixed used area. Dropping a high rise residential development onto the corner of an ready overburdened intersection, busy with Challenger Motor Freight traffic, Toyota plant traffic, Costco traffic, GO Transit and other bus traffic (whoever picked up Greyhound's slack), not to mention the Hwy 8 on/off ramps, is a recipe for DISASTER. That location is NOT conducive to a sudden influx of pedestrian and bicycle traffic, not to mention the strain it would place on the local transit utilization from that location. Politely stated, what would the city be thinking? There is no LCBO, beer store, regular grocery store, daycare, parks or open green spaces nearby. It will only push non-resident foot and bicycle traffic into the adjacent neighborhoods, thereby disrupting and overburdening the scant green space and recreational infrastructure in those areas, negatively impacting our quality of life. We are NOT in favour. Please record our sentiments accordingly. With respect Michael Mooney Page 218 of 307 From: Carole Rothwell Sent: Monday, April 4, 2022 1:54 PM To: Andrew Pinnell Subject: [EXTERNAL] Deer Ridge area condo updates Hello Andrew I live in Deer Ridge and attended the zoom meeting on Thursday. Could you please add my email to the list to receive updates. Unlike many others, I think it is progress and am supportive trusting the project is well managed. It seems to be heading in the right direction. My email is Thank you. C'w,rC_ CAROLE ROTHWELL Page 219 of 307 From: Vishal Mandal Sent: Friday, April 1, 2022 11:39 AM To: Andrew Pinnell Subject: [EXTERNAL] Deer Ridge -Add email address please Hi Andrew, Trust all is well. Please add my email address for Deer Ridge surrounding related development as per yesterday's meeting. Thank you for your time. Best regards Vishal Sent from Mail for Windows Page 220 of 307 From: Sonika Mandal Sent: Friday, April 1, 2022 11:37 AM To: Andrew Pinnell Subject: [EXTERNAL] Deer Ridge -Add email address please Hi Andrew, Trust all is well. Please add my email address for Deer Ridge surrounding related development as per yesterday's meeting. Thank you for your time. Best regards Sonika Page 221 of 307 From: Sandra Vink Sent: Monday, October 18, 202111:07 AM To: Andrew Pinnell Subject: [EXTERNAL] Development application 4396 King St East and 25 Sportsworld Dr. Kitchener Dear Mr. Pinnell: I wish to comment on the proposed Zoning By-law Amendment and proposed development at this location. I am a resident and property owner nearby on Edgehill Drive, and I have the following concerns. 1. Traffic at the intersection of King St East, Sportsworld Dr and Baxter PI is already heavy and dangerous for vehicle traffic, bicycles and pedestrians, due to there being no direct connection to and from HWY 401 West. This volume will only increase even without the proposed development, and there is no plan to remedy this for many (30-40) years in the future, according to my most recent information. 2. The very nearby intersection of Baxter PI and Pioneer Tower Dr is busy and confusing to most travelling through it currently, including vehicles, bicycles and pedestrians. It includes close access to 2 retail plazas. Illegal U-turns, blocking of the intersection because of the traffic lights on King St, and failure to stop from Pioneer Tower Dr are frequently observed. Higher traffic volumes from this development will exacerbate these problems. 3. Some traffic will divert to Edgehill Dr in order to avoid the traffic on King St East. Such drivers are likely to travel above the non -posted speed limit. Edgehill Dr is currently a sleepy and quiet residential street, with children, bicycles, dog walkers and elderly people strolling, and without sidewalks or streetlights in some areas. This is a dangerous situation, and discourages the healthy outdoor lifestyle residents try to maintain, and chose to live in the area to enjoy. 4. There are significantly fewer parking spots for this development than there are living units. I don't know what provisions have been made for visitor and retail parking, if any. I have some personal experience with this arrangement as it occurred at the much smaller development at 49 Queen St East in (Hespeler) Cambridge. The lack of space for parking at that location caused disputes and aggressive behavior over parking in unauthorized spots, and illegal parking on adjacent streets and private property. This development must provide adequate parking for its own requirements rather than relying on trespassing to service its residents and guests. 4. Edgehill Drive is serviced by rural postal delivery, therefore has mail boxes at the end of the driveways and delivery by car. Urban residents are unfamiliar with this mode of delivery. When cars or delivery vans park close to the mail boxes, the letter carrier is unable to deliver, and residents do not receive their mail. There is the potential for this to happen frequently, since parking from this development will overflow onto the few adjacent residential streets, most likely Edgehill Drive. Please refer to the following: Canada Post Corporation Act (R.S.C., 1985, c. C-10) Delay of mail Page 222 of 307 • 50 (1) Every person commits an offence who, without reasonable cause, refuses to permit or delays permitting any mail or mail conveyance to pass on or use any road, ferry or other route or mode of transport access to which is under his control. • Marginal note:Reasonable cause (2) For the purposes of subsection (1), collecting toll, ferriage or other charge for the use of any route or mode of transport is deemed not to be reasonable cause. • 1980-81-82-83, c. 54, s. 44 5. There are no parks or green spaces in the area, since the decommissioned school property was redeveloped by the City of Kitchener into single family homes at Pioneer Grove Ct a few years ago. Although some provisions are included in the development for this need, pedestrians and dog walkers will spill onto Edgehill Dr and Pioneer Tower Dr for exercise. Pioneer Tower Dr has no sidewalks in places, and as mentioned previously, Edgehill Dr has no sidewalks and in some areas no streetlights. Parking is unlimited, and likely will be used by overflow from the development. Edgehill Dr was not designed for these volumes of use, and is subject to congestion currently when service vehicles are parked. Both new residents and old are endangered by the City of Kitchener increasing the volume of users and failing to address these traffic issues. 6. Edgehill Dr is a small side street lacking in most of the amenities larger and more central streets are provided with. As mentioned, there are no sidewalks and in some places no street lights. The street is old, and accommodates only two direction travel with no posted speed limits or parking. It has a tar and gravel surface, replaced approximately 5 years ago. There are no curbs or storm sewers, instead ditches and culverts at the driveways. Cars frequently park with two wheels on the grass, causing damage to the turf, especially in wet weather. It does not have the capacity to absorb increased use safely. Please consider the above issues as planning on this site progresses. I would appreciate being included in the dialogue and receiving information releases pertaining to it. Thank -you, Sandra Vink Sandra Page 223 of 307 From: Sent: Monday, October 18, 20213:11 PM To: Andrew Pinnell Subject: [EXTERNAL] Development application at king & sportsworld dr Good afternoon Mr. Pinnell, As a resident of the area in which there has been an application for develop at 4396 King St E at 25 Sportsworld Dr, Kitchener, I am writing to you with major concerns. Having a high rise residential development will lead to many issues for local residents, as well as commuters. This will create even more traffic on an already congested area in Kitchener. I am also very concerned for the foot and bicycle traffic this could cause heading towards Preston, an area that has no actual sidewalk or bike path. This is very dangerous around the 401 on/ off ramps and under the bridge. My next concern is the lack of green space. There is absolutely no green space, parks, etc provided for this development. This will cause a significant impact on my community, which is not designed for 600+ residents. Our neighbourhoods were designed for what has been built here. If there is going to be a development, it should be on the development to provide adequate green space for their residents. If there is no green space provided this will also lead to a significant increase in foot traffic across king st and Sportsworld Dr., an EXTREMELY busy intersection. My last concern in regards to this development is the lack of amenities located near by. There is no grocery store, pharmacy, LCBO, Beer store, etc. that would be needed for this kind of development. Please note: by grocery store and pharmacy I list that as ones with extended hours, the pharmacy in the area and Costco do not provide you with the same hours as a regular grocery store or larger pharmacy would. These are essential for a development of this size and type (lack of transportation for many). We are not in favour of this development! Thank you, Jamie Kelly Page 224 of 307 From: Thien Nguyen Sent: Monday, October 18, 20211:53 PM To: Andrew Pinnell Subject: [EXTERNAL] Development Application Concern Hi Andrew, I just received this notice and have some concerns with this development in a highly congested area. Are the neighbourhoods going to be able to put forth their concerns in a public forum before this gets approved? Please let me know, Thanks, Thien. NOTICE OF DEVELOPMENT APPLICATION in your neighbourhood 4396 King Street East 8 25 Sportsworld Drive IU-nc� .R Concept drawing We Want to Hear from You! please provide comments by: October 18, 2021 For more information about this matter, including information about appeal rights, visit: www.kitchener.ca/ planningapplications or contact: City of Kitchener Andrew Pinnell, Senior Planner -to 0 UP 519-741-2000 x7668 and rew.pinnell@kitchener.ca Mix of Max Height 616 Dwetling Land uses 30 -storeys Units 200 King St. W., Kitchener On N2G 4G7 The applicant is requesting a Zoning By-law Amendment to re -zone the property from Commercial Campus (COM -4) to Mixed Use (MIX -3) and establish . a Site Specific Provision to allow a maximum building height of 99 metres (30 storeys), maximum Floor Space Ratio of 6.2, reduced parking rate of 0.85 spaces per dwelling unit (580 spaces), non-residential gross floor area reduction, among other matters. The Official Plan Amendment requests to designate the property from Commercial Campus to Mixed Use with a Specific Policy Area. Jhe amendments would permit a mixed-use.development_vyith 616 d elling-units and 1,378 m2 of commercial space and 3 Q++ secure bicycle parking spaces. Page 225 of 307 From: Eric Heutschi Sent: Monday, October 18, 20217:10 PM To: Andrew Pinnell Cc: Mollie Weichel Subject: [EXTERNAL] Development at 4396 King St E at 25 Sportsworld Dr, Kitchener, Dear Mr. Pinnell, We are writing to you as a residents in the area in which Commercial Campus has made an application for development at 4396 King St E at 25 Sportsworld Dr, Kitchener. We wish to express a deep level of concern for how the proposed 30 storey, 616 dwelling proposed development would impact this already very busy and mixed used area. Dropping a high rise residential development onto the corner of an ready overburdened intersection, busy with Challenger Motor Freight traffic, Toyota plant traffic, Costco traffic, GO Transit and other bus traffic (whoever picked up Greyhound's slack), not to mention the Hwy 8 on/off ramps, is a recipe for DISASTER. That location is NOT conducive to a sudden influx of pedestrian and bicycle traffic, not to mention the strain it would place on the local transit utilization from that location. Politely stated, what would the city be thinking? There is no LCBO, beer store, regular grocery store, daycare, parks or open green spaces nearby. It will only push non-resident foot and bicycle traffic into the adjacent neighborhoods, thereby disrupting and overburdening the scant green space and recreational infrastructure in those areas, negatively impacting our quality of life. We are NOT in favour. Please record our sentiments accordingly. Thank you, Eric Heutschi and Mollie Weichel Page 226 of 307 From: Sent: To: Subject: Dear Mr. Pinell, Craig Wilson Monday, October 18, 20214:49 PM Andrew Pinnell; John Gazzola; Mayor [EXTERNAL] Development at 4396 King Street I have only become aware today of this proposed zoning change and proposed for 4396 King St East development. As far as I am aware, none of the residents of the Grand Hill Village, which is in the vicinity of this development, have been informed of this proposal. Additionally, I understand that the residents of Deer Ridge Drive may have not been aware till today either. This is hardly consulting widely in the adjacent communities. I am a long time resident of Grand Hill Village and served on the joint committee of planners and residents when the Deer Ridge community was under consideration. One of the major criteria that was used at that time was the concept of 'Transition'. There was to not to be a sudden increase in intensity that would have a serious impact on existing communities. I am very concerned that this proposal violates that concept and will impose on the existing communities an inner city high rise concept that is not acceptable in our area. I think it is important that you set up a committee that will consist of representatives from the Deer Ridge, Grand Hill Village and Pioneer Tower communities as well as the developer and city planners to discuss the future developments for our area. The approach you currently are taking is undemocratic and contradicts the examples that was et some 20 years ago when the Deer Ridge community was being planned I am copying this letter to Mayor Vrbanovich and our councillor John Gazzola so they are informed of the opposition of one citizen. Yours truly Craig Wilson Page 227 of 307 No7rCE OF DEVELOPMENT APPUCAnON Iri Your Fyeigh m1hood 43% King Rjeel Eair#1 5 Wrlawerld D11+r4 VV4want to"Uscl'mrr V00, 1+lell*A, Gi'.W3T 1LLvIV1'rrnl5 by, r Ah k �K k Y Cc,l W W's N a 00 N.- "t MO-Florgtri 616 coctcb4ff IIS." FN ir+ tle"LkrmARln`nOC,1Fl trda rr6eveer,111c1trllr.W, alfrtkRNC�rwl �!':,4YJ► ars#ai rrarrrs. wle6i rnvvvkktcM4Rwr.+l' C,iy pf KatGhc�i+rr Andreae Phinrre4L Seniv Planner 519-741- 9 0468 and r&"inne54@klcCherteaj:a 2;70King 54. W, MIJF6dwrW On: "M dWJ7 Tire a;api 4M fi� MqueswtB a ZoNng gy-laew A -c t4 rraorve tix �rr,�erry lrarrl � Cal'rrpus HQ�IM-�} to M��e51151` iklfk-3} ar•d e Site flt Pt+�bskxa 1[P a�rxlr a maddmum S5L11k7Yr1� Ylsl�t4 � $9 IItS�litS f3i7 Hwrro. nNporwdrn Floor Space Rads of &I redumd pv%na rate of 4.B§ y per dwe" brit 680 �^���,.r.lgrrreaWentiM Moss 4foca arca +> Il�tlfih � R7e1LiCFl yi iiral Piaci Arnendf f ent requosu io Ie&W fflom�Campus tooItlMdt"WgillaSpeck &-�W'r1 +�i'r4'C,lfr.S 1 CSF Ir14uW pe rnk d rr74ed-u-` 0"k)-OmwayAO OTO &otainguftarid 1.37 mZ Oioomnl tIM spm and 300+ secum ,,Ivkkql 9d= 6. Page 228 of 307 From: gordon.n gordon.n Sent: Monday, October 18, 20213:47 PM To: Andrew Pinnell; John Gazzola; Mayor Subject: [EXTERNAL] Development at 4396 King Street Dear Mr. Pinell, I have only become aware today of this proposed zoning change and proposed for 4396 King St East development. As far as I am aware, none of the residents of the Grand Hill Village, which is in the vicinity of this development, have been informed of this proposal. Additionally, I understand that the residents of Deer Ridge Drive may have not been aware till today either. This is hardly consulting widely in the adjacent communities. I am a long time resident of Grand Hill Village and served on the joint committee of planners and residents when the Deer Ridge community was under consideration. One of the major criteria that was used at that time was the concept of 'Transition'. There was to not to be a sudden increase in intensity that would have a serious impact on existing communities. I am am very concerned that this proposal violates that concept and will impose on the existing communities an inner city high rise concept that is not acceptable in our area. I think it is important that you set up a committee that will consist of representatives from the Deer Ridge, Grand Hill Village and Pioneer Tower communities as well as the developer and city planners to discuss the future developments for our area. The approach you currently are taking is undemocratic and contradicts the examples that was et some 20 years ago when the Deer Ridge community was being planned I am copying this letter to Mayor Vrbanovich and our councilor John Gazzola so they are informed of the opposition of one citizen. Yours truly Gordon Nicholls Jennifer Leat Page 229 of 307 No7rCE OF DEVELOPMENT APPUCAnON IAr Your Ifeigh m1hood 43% King Rjeel Eair#1 5 Wrlawerld Dh1v4 Wo want to "Usc lrmM V00, "ICI I*A' G i t,. W3v1Ltvj V 7' M4'I by, CoctobwIlL 7021 MMer, %,cludiM.N,a,irtkRl41'+,3iM H;,411.1► aY r,py,te,,els6t rnvvvkktcM4Rwr.+l' r Ah k 00 CnY pr Katclivwwr Andrew PhinrreU. SAeniv Kainnef 519-741- 9 0468 and rew{,InnA[@klcCherteaj:a LMO-Horghl 616 & c�nsacs 2;70King 54. W, MIJF6s1 wrW On HM dWJ7 Tp, jppR4 rF[ fi� MqueywtB a Z ng "vy A - to r�aorve VMC )irGAjliCrry fr[9rrl � �al'nplil3 �'�} t4' M►r�cS >�''i`.3} �rM� a SCC ipf dfoc proytWon to $29.V a WkFln$ Not Of 99 IIf*UeS { . lug nNporadm Floor Space Rads of b,2. redumd i ll$ rale of 4.B§ 3p&9m per eM unOt 680 Gc%L norrreaWent M gross fklca arca mduLlb,66 ovw mancr'i The Ofriclal Plan Arnendmem requosu io Ie &W ff lom � Campus to I� lMd t.�C W gill a Speck &-�W'r1 +�i'r4'C7lfr.S 1 CSF Ir14AJW pe rnk d rn4ed-u-` 0"k)-Omwa AO 0r4&otainguftacd1.37�mZoioo mITwtl1'Ispmand;300+secum - S4 Jennifer Leat Page 230 of 307 �K k & c�nsacs 2;70King 54. W, MIJF6s1 wrW On HM dWJ7 Tp, jppR4 rF[ fi� MqueywtB a Z ng "vy A - to r�aorve VMC )irGAjliCrry fr[9rrl � �al'nplil3 �'�} t4' M►r�cS >�''i`.3} �rM� a SCC ipf dfoc proytWon to $29.V a WkFln$ Not Of 99 IIf*UeS { . lug nNporadm Floor Space Rads of b,2. redumd i ll$ rale of 4.B§ 3p&9m per eM unOt 680 Gc%L norrreaWent M gross fklca arca mduLlb,66 ovw mancr'i The Ofriclal Plan Arnendmem requosu io Ie &W ff lom � Campus to I� lMd t.�C W gill a Speck &-�W'r1 +�i'r4'C7lfr.S 1 CSF Ir14AJW pe rnk d rn4ed-u-` 0"k)-Omwa AO 0r4&otainguftacd1.37�mZoioo mITwtl1'Ispmand;300+secum - S4 Jennifer Leat Page 230 of 307 From: Colin Yee Sent: Friday, April 1, 2022 10:47 AM To: Andrew Pinnell Subject: [EXTERNAL] Development Sportsworld and King St Hi Andrew, I was present yesterday for the Zoom meeting regarding this development. Is this the applicant's website? https://www.gspgroup.ca/ Thanks, Colin Yee Page 231 of 307 From: Claudia K Sent: Thursday, March 31, 2022 8:36 PM To: Andrew Pinnell Subject: [EXTERNAL] Follow up - Sportsworld developments Hi Andrew, I would like to reiterate the need for addressing traffic concerns, and creating a plan that doesn't disrupt the community, before implementing these projects. It appears that the City is willing to overlook real challenges with the current traffic state to move forward with its own agenda for diversification and growth. Claudia Page 232 of 307 From: Slobodan Martinovic Sent: Monday, October 18, 20215:10 PM To: Andrew Pinnell Subject: [EXTERNAL] FW: Notice of development application concerns Dear Mr. Pinnell I am writing to you as a resident of the Deer Ridge area in which Commercial Campus has made an application for development at 4396 King St E at 25 Sportsworld Dr, Kitchener. We wish to express a deep level of concern for how the proposed 30 story, 616 dwelling proposed development would impact this already very busy and mixed used area. Dropping a high rise residential development onto the corner of all ready overburdened intersection, busy with Amazon, Loblaw distribution, Challenger Motor Freight traffic, Toyota plant traffic, Costco traffic, GO Transit and other bus traffic, not to mention the Hwy 8 on/off ramps, and the exit for the 401 toward London is a recipe for DISASTER. That location is NOT conducive to a sudden influx of pedestrian and bicycle traffic, not to mention the strain it would place on the local transit utilization from that location. Politely stated, what would the city be thinking? There is no regular grocery store, no daycare, no Beer store neither LCBO, no parks or open green spaces nearby. It will only push non-resident foot and bicycle traffic into the adjacent neighborhoods (our area) thereby disrupting and overburdening the scant green space and recreational infrastructure in those areas, also increasing crime that will negatively impacting our quality of life. We are AGAINST this application. Please record our sentiments/concerns accordingly. With respect Slobodan Martinovic Page 233 of 307 From: Don Nguyen Sent: Monday, October 18, 20211:17 PM To: Andrew Pinnell Subject: [EXTERNAL] Fwd: 200 king street development ? > Hi, > I have just been told about this development at 200 king street that I would like more information and do not currently agree with the proposed plan . > Don > - grand hill resident > Sent from my Whone Page 234 of 307 From: Lori Wilson Sent: Monday, October 18, 20213:14 PM To: Andrew Pinnell Subject: [EXTERNAL] Fwd: Proposed development > Dear Mr. Pinnell, > I am writing as a resident of the area in which Commerical Campus has made an application for development at 4396 King St E at 25 Sportsworld Dr, Kitchener. > We wish to express a deep level of concern for how the proposed 30 storey, 616 dwelling proposed development would impact this already very busy and mixed used area. > Dropping a high rise residential development onto the corner of an ready overburdened intersection, busy with Challenger Motor Freight traffic, Toyota plant traffic, Costco traffic, GO Transit and other bus traffic (whoever picked up Greyhound's slack), not to mention the Hwy 8 on/off ramps, is a recipe for DISASTER. > That location is NOT conducive to a sudden influx of pedestrian and bicycle traffic, not to mention the strain it would place on the local transit utilization from that location. Politely stated, what would the city be thinking? > There is no LCBO, regular grocery store, daycare, parks or open green spaces nearby. It will only push non-resident foot and bicycle traffic into the adjacent neighbourhoods, thereby disrupting and overburdening the scant green space and recreational infrastructure in those areas, negatively impacting our quality of life. > We are not in favour. Please record our sentiments accordingly. > With respect > Lori & Stephen Cook Page 235 of 307 the areas to probe and what to look for so that you get a complete picture of the property and community you're considering. Kind Regards, Ciril Nemec Page 236 of 307 From: Dana Mousa Sent: Monday, October 18, 20213:13 PM To: Andrew Pinnell Subject: [EXTERNAL] Fwd: Zoning By-law Amendment From: Dana Mousa Date: October 18, 2021 at 2:59:41 PM EDT To: Andrew. PinnelI@kitchener.ca Subject: Zoning By-law Amendment Dear Mr. Pinnell..... I am writing to you as a resident of the area in which Commerical Campus has made an application for development at 4396 King St E at 25 Sportsworld Dr, Kitchener, We wish to express a deep level of concern for how the proposed 30 storey, 616 dwelling proposed development would impact this already very busy and mixed used area. Dropping a high rise residential development onto the corner of an ready overburdened intersection, busy with Challenger Motor Freight traffic, Toyota plant traffic, Costco traffic, GO Transit and other bus traffic (whoever picked up Greyhound's slack), not to mention the Hwy 8 on/off ramps, is a recipe for DISASTER. That location is NOT conducive to a sudden influx of pedestrian and bicycle traffic, not to mention the strain it would place on the local transit utilization from that location. Politely stated, what would the city be thinking? There is no LCBO, beer store, regular grocery store, daycare, parks or open green spaces nearby. It will only push non-resident foot and bicycle traffic into the adjacent neighborhoods, thereby disrupting and overburdening the scant green space and recreational infrastructure in those areas, negatively impacting our quality of life. We are NOT in favour. Please record our sentiments accordingly. Thank you, Page 237 of 307 Dana Mousa Page 238 of 307 From: Sunny Ng Sent: Monday, October 18, 20211:08 PM To: Andrew Pinnell Subject: [EXTERNAL] High rise building on King St Hello Andrew, I just received notification from my neighbour today that the city is planning on building a large high rise at King St and Sportsworld. I am a resident of the Deer ridge community just across the street from this proposed site. I am most disappointed that I did not receive notification of this myself in advance. Me, along with many of my neighbours did not receive the letter or plan information. We are all very concerned about the impact this will have on the local traffic and population density. What are the proposed changes for things such as green space or schools or other infrastructure that would be needed for the increase in population this high rise would bring? I would like to formally write to ask the pause this development or to cancel it so that all residents in the neighbourhood have been given the opportunity to review and understand the impacts. Thank you, Sunny Ng Page 239 of 307 From: Judy Bayly-Hanna Sent: Friday, March 25, 2022 10:38 AM To: Craig Dumart; Andrew Pinnell Cc: John Gazzola Subject: [EXTERNAL] High Rise Developments at 4396 and 4220 King St East in Kitchener Dear Sirs, As a resident of Grand Hill Drive for almost 30 years I consider myself very fortunate to be enjoying such a beautiful part of Kitchener. Although the area has changed, grown, developed considerably during this time,it remains a lovely combination of city/country living. The most recent commercial developments along King St East/Highway 8 have resulted in a huge increase in traffic and congestion along Highway 8 as well as Deer Ridge Drive.We already experience traffic congestion and frequent speeding along Deer Ridge leading to Grand Hill. The introduction of 2 high rise buildings in this area is of great concern to all of us. Both in terms of our clean water supply (as we all use well water and septic systems) and the social and physical implications of a large increase in population in a relatively small area without green space. I am not against low rise apartment buildings but let's keep them below 8-9 stories. Will a water study be done? Will a traffic study be done? We look forward to discussing these issues further at the March 31st Zoom meeting. Thank you for considering my thoughts, Judy Bayly-Hanna Page 240 of 307 From: Hyacinth Easo Sent: Monday, October 18, 20214:29 PM To: Andrew Pinnell Subject: [EXTERNAL] New developement Sports World Hello Mr. Pinnell, As a family living in close proximity to Sports World Drive I wanted to reach out to express concern for the proposed application for commercial building (mixed use area) for development at 4936 King St East and Sportsworld Drive. This is already a very high traffic area whereby adding 616 dwellings could cause further congestion with direct impact on nearby residential areas. I hope you will take into consideration I would NOT be in favor of this commerical development, Sincerely, Hyacinth Easo Page 241 of 307 From: Christie & Matt Girdler Sent: Monday, October 18, 20212:23 PM To: Andrew Pinnell Subject: [EXTERNAL] New development proposal near Costco Dear Mr. Pinnell..... I am writing to you as a resident of the area in which Commerical Campus has made an application for development at 4396 King St E at 25 Sportsworld Dr, Kitchener, and only today have I been made aware of a proposal! I live in deer Ridge and did not receive this flyer until a digital copy was sent to me by an associate. We wish to express a deep level of concern for how the proposed 30 storey, 616 dwelling proposed development would impact this already very busy and mixed used area. Dropping a high rise residential development onto the corner of an ready overburdened intersection, busy with Challenger Motor Freight traffic, Toyota plant traffic, Costco traffic, GO Transit and other bus traffic (whoever picked up Greyhound's slack), not to mention the Hwy 8 on/off ramps, is a recipe for DISASTER. That location is NOT conducive to a sudden influx of pedestrian and bicycle traffic, not to mention the strain it would place on the local transit utilization from that location. Politely stated, what would the city be thinking? There is no LCBO, beer store, regular grocery store, daycare, parks or open green spaces nearby. It will only push non-resident foot and bicycle traffic into the adjacent neighborhoods, thereby disrupting and overburdening the scant green space and recreational infrastructure in those areas, negatively impacting our quality of life. We are NOT in favour. Please record our sentiments accordingly. With respect, Christie Girdler Page 242 of 307 NOTICE OF DEVELOPMENT1% APPLICATION in your neighbourhood 4396 King Street East Et 25 Sportsworld Drives }IENE Concept drawing We Want to Hear from You! please provide comments by. October 18, 2021 For more information about this matter, including information about appeal rights, visit www.kitchener.ca/ pianningapplications or contact: City of Kitchener Andrew Pinnell, Senior Planner e`= r 519-741-2000 x7668 and rew.pinnell@ kitchener.ca Mix of Max Height 616 Dwelling Land Irises 30 -storeys Units 200 King St. W., Kitchener On N2G 4G7 The applicant is requesting a Zoning 8y -law Amendment to re -zone the property from Commercial Campus (COM -4) to Mixed Use (MIX -3) and establish a Site Specific Provision to allow a maximum building height of 99 metres (30 storeys), maximum Floor Space Ratio of 6.2, reduced parking rate of 0.85 spaces per dwelling unit (580 spaces), non-residential gross floor area reduction, among other matters. The Official Plan Amendment requests to designate the property from Commercial Campus to Mixed Use with a Specific PoUcyArea: he amendments would permit a mixed-use deep with 616 dweiiiingiinits and 1,378 m2 of commercial space and 300+ secure bicycle parking spaces. Page 243 of 307 From: Sent: Monday, October 18, 20211:36 PM To: Andrew Pinnell Subject: [EXTERNAL] Notice of Development Application 4396 King Street East Mr. Pinell I apologize for this very brief email but I just found out about this Notice for Development application today. I live in the Settler's Grove neighbourhood and I can't stress my concerns and disagreement with this proposal strongly enough. A 30 story apartment complex is entirely inconsistent with the commercial and residential buildings in the area. Traffic flow in the vicinity of King Street and Maple Grove can be severely congested and this will only exacerbate it, making it even more difficult for the people who already live here to access their neighbourhoods. You are looking to put a residential building in the middle of a commercial plaza. I am definitely not in favour of this development. Scott Warnez Virus -free. www.avq.com Page 244 of 307 From: MJ Sent: Monday, October 18, 20212:55 PM To: Andrew Pinnell Cc: marie-josee guerin Subject: [EXTERNAL] Notice of development application concerns Dear Mr. Pinnell..... I am writing to you as a resident of the Deer Ridge area in which Commerical Campus has made an application for development at 4396 King St E at 25 Sportsworld Dr, Kitchener. We wish to express a deep level of concern for how the proposed 30 storey, 616 dwelling proposed development would impact this already very busy and mixed used area. Dropping a high rise residential development onto the corner of an ready overburdened intersection, busy with Amazon, Loblaw distribution, Challenger Motor Freight traffic, Toyota plant traffic, Costco traffic, GO Transit and other bus traffic, not to mention the Hwy 8 on/off ramps, and the exit for the 401 toward London is a recipe for DISASTER. That location is NOT conducive to a sudden influx of pedestrian and bicycle traffic, not to mention the strain it would place on the local transit utilization from that location. Politely stated, what would the city be thinking? There is no regular grocery store, no daycare, no Beer store neither LCBO, no parks or open green spaces nearby. It will only push non-resident foot and bicycle traffic into the adjacent neighborhoods (our area) thereby disrupting and overburdening the scant green space and recreational infrastructure in those areas, also increasing crime that will negatively impacting our quality of life. We are AGAINST this application, NOT in favour. Please record our sentiments/concerns accordingly. With respect Marie-Josee Guerin Deer Ridge resident Sent from my iPad Page 245 of 307 From: Margaret Gadsby Sent: Monday, October 18, 20219:10 PM To: Andrew Pinnell Subject: [EXTERNAL] Notice of Development Application response For the proposal at 4396 King St and 25 Sportworld Drive This proposal is just too big! I also remain very angry that notice of this proposal has not been well circulated to our community. I and my husband object strongly Margaret Gadsby Brad Fairley Sent from my Wad Page 246 of 307 From: Tanya Staples Sent: Wednesday, October 20, 202110:23 AM To: Andrew Pinnell Subject: [EXTERNAL] Notice of Development Application Andrew, I trust this message finds you well. My husband and I only received the flyer for the 4396 King Street East & 25 Sportsworld Drive development on the 18th of October, 2021— hence the delay in our response. We do not outright disagree with this development as we know cities need to grow. That being said IF access to Edgehill Drive at Baxter cannot be blocked off from the King Street access we would not support this build. We would propose that the access to Edgehill be blocked off right on Baxter at the Pipers Arms plaza. Edgehill drive is not a city street, but rather much more like a rural road. There are no sidewalks, minimal street lights and the residents have turned down/refused to have sidewalks and city services brought in for more than 30 years. The additional traffic would be dangerous as children roam free on our streets. Further our street cannot support residents from 616 dwellings as there is no where for them to walk other than our street and that needs to be preserved. I suspect this will also devalue our properties as it will not longer be a hidden gem, but rather fully exposed and explored. The difference between Pioneer Tower Road and Edgehill Drive is beyond striking. Edgehill is a classic example of "country in the city' and I would be shocked if my neighbours would support such a development. My husband and I are simply trying to compromise and be reasonable. Thanks in advance for your time Take care Page 247 of 307 From: Jeffrey Dow Sent: Monday, October 18, 202112:55 PM To: Andrew Pinnell Subject: [EXTERNAL] Notice of Development King and Sportsworld Hi Andrew, Hope all is well. My name is Jeffrey Dow and I am a local CPA and realtor here in KW. I have lived in Deer Ridge for quite some time now, growing up and now as an adult. I saw this in the paper and I think it's a bit sneaky each resident in Deer Ridge did not receive this notice. Could you please provide some information on appeal rights for this building? I am not sure if you live in the area, but the traffic is already very dense already. Adding another 616 units (1500+ people to the area) someone is going to get hurt. Between the Costco, Home Depot and other businesses in the area, this doesn't make a lot of sense. That corner might be one of the most dangerous in KW. There is very minimal green space in this area and it is not accessible for those on bicycles. This building will likely become an additional residence building to Conestoga college and I am worried it is going to diminish the area for a number of reasons. Any additional information you can provide would be appreciated. Thanks, Jeffrey Dow CPA, CMA, MAcc Page 248 of 307 From: Susan Gignac Sent: Monday, October 18, 20211:02 PM To: Andrew Pinnell Subject: [EXTERNAL] OPPOSITION TO PROPOSAL OF 4396 KING ST E. & 25 SPORTSWORLD DRIVE Dear Mr. Pinnell: Firstly, I want to tell you how shocked I am that I was not made aware of this proposal to my home address. I reside in Deer Ridge and would have anticipated some responsibility on the City of Kitchener to inform our area of this. Instead, I find out today which is the day you would like comments made by. Let me say this. You should notify everyone in our community and surrounding area of this proposal and minimally a meeting to discuss. Trying to just sweep this under the carpet quickly is frankly insulting. To propose this type of density within that area is absolutely ridiculous. This needs to be delayed/postponed for further inquiry. Thankyou Susan Gignac Page 249 of 307 From: Catherine Hale Sent: Tuesday, April 5, 2022 8:48 PM To: Andrew Pinnell Subject: [EXTERNAL] Fwd: Request and Comments re: King & Sportsworld Development Hi Andrew, As a business owner across from the proposed sight on King Street at Sportsworld Drive, I listened to the virtual meeting held last week. Please include me in your email updates. I read an article written by a U of W professor specifically about the many high rise towers going up and proposed in the City of Kitchener. I believe it was in The Record late last week; I will forward it to you when located. It spoke to the option of "Urban Village", including residential buildings with low height restrictions, including green space and creating a community. As a participant so wisely commented in the Q & A session we need to do what is right for future generations, not just ourselves. As a mature resident, I have seen developers become richer and communities cluttered with high rise buildings, when the official plan is not followed. My store is located on King Street and I have "weathered the storm" of the road construction/utilities being relocated thus far and know that the summer will see the widening of the road and the centre medium installed for the future ION. I see the traffic during all times of the day and know that four lanes will not support the development being proposed. To stop traffic for a school bus along Sportsworld Drive or King Street will cause delays in both directions, resulting in frustrated single car and commercial truck drivers and therefore ultimately collisions. Please send me the link to the traffic study that was completed. I have forwarded the following primarily as I wanted you to view the sentence in bold within this paragraph: KWAR is optimistic Waterloo Region will be bold about housing in their official plan update Ending exclusionary zoning to allow for gentle density in our neighbourhoods is critical to filling the lack of "missing middle" supply for family -sized households. While Minister Clark states that some municipalities (such as Toronto and Mississauga) were not ready, KWAR is optimistic that the Region of Waterloo (ROW) will take a more progressive view toward increasing density. On the development side, the Waterloo region has been exceeding density targets set by the province. At KWAR's recently held Where Do We Grow From Here Page 250 of 307 Symposium we learned from the ROW's Commissioner, Rod Regier the Region is proposing policies for the ROW official plan that would see a tiered approach to missing middle housing by allowing 4 units and up to 4 storeys, as -of -right, on all land currently zoned residential and on any new greenfield land (residential); and allow a range of 8 to 12 storeys, along specific corridors, such as the ION corridor. Thank you Andrew. Take good care. All the best, Catherine Hale KITCHENER-WATERLOO HOME SALES UP IN MARCH, AVERAGE PRICE DIPS FROM FEBRUARY In Nig;..=_.. -- Comments PLUS: Statement from KWAR President on the New More Homes for Everyone Act KITCHENER-WATERLOO, ON (April 4, 2022) —The 725 residential homes sold through the Multiple Listing Service® System (MLS® System) of the Kitchener -Waterloo Association of REALTORS® (KWAR) in March 2022 is a decrease of 27.1 per cent compared to March 2021, which continues to hold the record for most home sales in a single month. On a month -over -month basis, sales in March were up 19.4 per cent compared to February 2022. The previous ten-year average number of residential sales for March is 599. Page 251 of 307 "The skyrocketing prices of the last two months took a bit of a breather in March, with the overall average price dipping five per cent compared to what we saw in February," said Megan Bell, President of KWAR. "While it is too soon to draw conclusions from just one month of home sales, I know many will be comforted to see a leveling off on the average price, no matter how incremental." Total residential sales in March included 416 detached (down 29.7 per cent from March 2021), and 114 condominium units (down 9.5 per cent). Sales also included 64 semi-detached homes (down 17.9 per cent) and 131 townhouses (down 33.8 per cent). In March, the average sale price for all residential properties in the Kitchener -Waterloo area was $960,181. This represents a 25.5 per cent increase over March 2021 and a 4.6 per cent decrease compared to February 2022. The average price of a detached home was $1,132,637. This represents a 25.9 per cent increase from March 2021 and a decrease 6.4 per cent compared to February 2022. The average sale price for an apartment -style condominium was $565,782. This represents an increase of 33.4 per cent from March 2021 and a decrease of 1.2 per cent compared to February 2022. The average sale price for a townhouse was $796,696. This represents a 27.4 per cent increase from March 2021 and a decrease of 7.6 per cent compared to February 2022. The average sale price for a semi was $876,371. This represents an increase of 34.5 per cent compared to March 2021 and a decrease of 5.0 per cent compared to February 2022. Page 252 of 307 March Average Sales Price - By Property Type Single Family IIIA Townhouse IIS Condo Semi -Detached IIIA All Property Types $1.4M $1.2l',-1 $1.0M $0.8M $0.6m $565775 492 752 $457747 424 018 $0.4M $378027 I11 $0.2M $0 +27.5% +122% +33.4°/ 2020 2021 20122 2020 2021 2022 2020 2021 2022 2020 2021 2022 2020 2021 2022 Single Family Townhouse Condo Semi -Detached All Property Types Kitchen er-Watedoo Association of REALTORS® Each data point is one month of activity Data is from April d, 2022_ KWAR cautions that average sale price information can be useful in establishing long-term trends but should not be used as an indicator that specific properties have increased or decreased in value. The MLS" Home Price Index (HPI) provides the best way to gauge price trends because averages are strongly distorted by changes in the mix of sales activity from one month to the next. Page 253 of 307 The MLS® HPI composite benchmark price for all residential properties in Kitchener -Waterloo was $960,100 in March. This represents a 29.6 per cent increase over March 2021 and a 1.5 per cent decrease compared to February 2022. The benchmark price for a detached home was $1,046,200. This represents a 28.1 per cent increase from March 2021 and 4.0 per cent decrease compared to February 2022. The benchmark price for an apartment -style condominium was $484,000. This represents a 32.9 per cent increase from March 2021 and a 4.2 per cent increase compared to February 2022. The benchmark price for a townhouse is $765,500. This represents a 41.3 per cent increase from March 2021 and a 4.9 per cent increase compared to February 2022. Page 254 of 307 HPI or Benchmark Price Adding labels MLS Home Price Index (Appl.ts to a, !abs HPI Hold Ctrl (Crud) and select points on the chart to show multiple datelvalue labels CIKk here to k am more Benchmark Price Property Typo (Applies to off labs) AreWProporty Typo Selection Multiple values Multiple values Select Date Range: March 2016 to March 2022 and Null values 1.000.000 N soo.000 m 400.000 200.000 v1 tO b n n 4 a0 A Ol R i?i A N b b N N b b b e N N N N b N o 0 0 N N N o R $ N Kitchener -Waterloo - Composite Kitchener -Waterloo - Single Famity Kitchener -Waterloo - Townhouse Kitchener -Waterloo - Apartment ■ ■ ■ ■ Note: Areas w th nsuffKrent sates are not included ,n the HPI Contact your local REALTOR* for exclusive and in-depth neighbourhood level puce information Source KItchener•Waierloo Assoaaton of REALTORS' "Even though the average price decreased across all property types on a month-to-month basis, the MLS® HPI showed continued monthly gains for both townhouse and apartment property types," notes Bell. "As the province feels its way out of the pandemic, we are beginning to see some very preliminary signs of a potential cooling. We are not seeing quite as many multiple offers and some offers are coming in with conditions. Of course, when we say cooling, we're talking about a market that has been scorching hot which is why we are pleased to see this happening." There were 1,131 new listings added to the MLS® System in KW and area last month, a decrease 16.8 per cent compared to the record topping number of listings added in March of last year, and a 28.0 per cent increase compared to the previous ten-year average for March. The total number of homes available for sale in active status at the end of March was 441, an increase of 1.1 per cent compared to March of last year, and 59.0 per cent below the previous ten- year average of 1,072 listings for March. Page 255 of 307 The number of months of inventory nudged up to 0.7 months in March from 0.5 months in February. Inventory has been under the one-month mark since October 2020. The number of months of inventory represents how long it would take to sell off current inventories at the current rate of sales. The average number of days to sell in March was 8 days, the same as it was in March 2021. The previous 5 -year average is 16 days. The More Homes for Everyone Act Statement from KWAR President Megan Bell Last week the Government of Ontario introduced a new bill, the More Homes for Everyone Act to address the province's housing affordability crisis. While we welcome several aspects of the proposed More Homes for Everyone bill, such as measures to support more timely municipal decision making and developing policies and tools to support multi -generational homes in existing neighbourhoods—bolder actions to increase supply were notably missing. Ontario's Housing Affordability Task Force had recommended limiting exclusionary zoning and allowing "as of right" residential housing up to four units and up to four storeys on a single residential lot. Instead, the government has committed to the Task Force's recommendations as part of a "long term roadmap". KWAR is optimistic Waterloo Region will be bold about housing in their official plan update Ending exclusionary zoning to allow for gentle density in our neighbourhoods is critical to filling the lack of "missing middle" supply for family -sized households. While Minister Clark states that some municipalities (such as Toronto and Mississauga) were not ready, KWAR is optimistic that the Region of Waterloo (ROW) will take a more progressive view toward increasing density. On the development side, the Waterloo region has been exceeding density targets set by the province. At KWAR's recently held Where Do We Grow From Here Symposium we learned from the ROW's Commissioner, Rod Regier the Region is proposing policies for the ROW official plan that would see a tiered approach to missing middle housing by allowing 4 units and up to 4 storeys, as -of -right, on all land currently zoned residential and on any new greenfield land (residential); and allow a range of 8 to 12 storeys, along specific corridors, such as the ION corridor. Page 256 of 307 KWAR encourages the Region of Waterloo to stay the course on its bold proposals for its Regional Official Plan and create ways to bring a broad range of housing options to our community. Those requiring specific information on property values should contact a local REALTOR& Working with a Realtor is the best way to get a complete picture of the property and community you are considering. View our HPI tool here to learn more: https://kwar.ca/hpi-dashboard Historical Sales By Property Type Sales - By (Property Type — Single Family — Townhouse — Condo Semi -Detached — All Property Types 200 ,000 800 600 400 2001 0 1-2009 1-2010 1-2011 1-2012 1-2013 1-2014 1-2015 1-2016 1-2017 1-2018 1-2019 1-2020 1-2021 1-2022 Kitchener -waterloo Association of REALTORS® Each data point is one month of activity. Data is from April 41 2022. Page 257 of 307 Months Supply of Homes for Sale Months Supply of Homes for Sale 5.0 4.0 3.0 2.0 1.0 Kitchener -Waterloo Association of REALTORS® 0.0 1-2009 1-2010 1-2011 1-2012 1-2013 1-2014 1-2015 1-2016 1-2017 1-2018 1-2019 1-2020 1-2021 1-2022 Kitchener -Waterloo Association of REALTORS@ Each data point is one month of activity. Data is from April 4, 2022. Page 258 of 307 Historical Median Sales Price — By Property Type Median Sales Price - By Property Type — Single Family — Townhouse — Condo — Semi -Detached — All Property Types $1.2M $1.0M $0.SM $0.6M $0.4M $0.2M $0 1-2009 1-2010 1-2011 1-2012 1-2013 1-2014 1-2015 1-2016 1-2017 1-2018 1-2019 1-2020 1-2021 1-2022 Kitchen er-Waterdoo Association of REALTORS® Each data paint is one month of activity. Data is from April 4, 2022. Page 259 of 307 Historical Average Sales Price — By Property Type Average Sales Price - By Property Type Single Family — Townhouse — Conch — Semi -Detached — All Property Types $1.49 $1.21M $1.OM $0.81M $0.61M $0.4M $0.2M $o 1-2009 1-2010 1-2011 1-2012 1-2013 1-2014 1-2015 1-2016 1-2017 1-2018 1-2019 1-2020 1-2021 1-2022 Kitchener -Waterloo Association of REALTORS® Each data point is one month of activity. Data is from April 4, 2022. Page 260 of 307 Average Days on Market Chart Average Days on Market so 60 40 20 — Kitchener -Waterloo Association of REALTORSO 0 1-2009 1-2010 1-2011 1-2012 1-2013 1-2014 1-2415 1-2016 1-2017 1-2018 1-2419 1-2420 1-2021 1-2022 Kitchener -Waterloo Association of REALTORS® Each data point is one month of activity. Data is from April 4, 2022 KWAR cautions that average sale price information can be useful in establishing long term trends but should not be used as an indicator that specific properties have increased or decreased in value. The average sale price is calculated based on the total dollar volume of all properties sold. Months Supply is the inventory of homes for sale at the end of a given month, divided by the average monthly closed sales from the last 12 months Those requiring specific information on property values should contact a local REALTOR°. REALTORS° have their fingers on the pulse of the market. They know the questions to ask, the areas to probe and what to look for so that you get a complete picture of the property and community you're considering. Kind Regards, Ciril Nemec Page 261 of 307 From: Karen Marshall Sent: Sunday, October 24, 20217:16 AM To: Andrew Pinnell Subject: [EXTERNAL] Opposition to Zoning Change Proposal at Sportsworld Drive and King Dear Mr. Pinnel, I am writing today in opposition to the zoning change proposal for the development at Sportworld Drive and King Street for the following reasons: 1. It will result in additional traffic congestion, which is already pretty heavy. In addition, until an exit ramp between Highway 8 and the 401 westwards is finished there is literally no more capacity for traffic along King Street towards the 401 exit. 2. A high rise building is not in keeping with the rest of the area which is all low rise and will significantly impact the character of the area. This area is not meant to be a city centre - type environment. 3. This zoning change will be the gateway to future zoning changes and further high rise developments. I have seen all to well what has happened in areas such as North York and in Mississauga... which is why I left. I am also concerned with what little information was made available to our community with respect to this proposal. I would request that you contact me directly with any future dates for Information/Feedback sessions as I fully intend to be an active voice of opposition going forward. Thank you for your consideration, Karen Marshall Page 262 of 307 From: Dianne Beletz Sent: Monday, October 18, 20214:34 PM To: Andrew Pinnell Cc: Dianne Beletz Subject: [EXTERNAL] Proposed Development 4396 King St. East, Kitehener Dear Mr. Pinnell I am writing to you as a resident of the area in which Commerical Campus has made an application for development at 4396 King St E at 25 Sportsworld Dr, Kitchener. We wish to express a deep level of concern for how the proposed 30 storey, 616 dwelling proposed development would impact this already very busy and mixed used area. Dropping a high rise residential development onto the corner of an ready overburdened intersection, busy with Challenger Motor Freight traffic, Toyota plant traffic, Costco traffic, GO Transit and other bus traffic (whoever picked up Greyhound's slack), not to mention the Hwy 8 on/off ramps, is a recipe for DISASTER. That location is NOT conducive to a sudden influx of pedestrian and bicycle traffic, not to mention the strain it would place on the local transit utilization from that location. Politely stated, what would the city be thinking? There is no LCBO, beer store, regular grocery store, daycare, parks or open green spaces nearby. It will only push non-resident foot and bicycle traffic into the adjacent neighborhoods, thereby disrupting and overburdening the scant green space and recreational infrastructure in those areas, negatively impacting our quality of life. We are NOT in favour. Please record our sentiments accordingly. With respect, Dianne Beletz Deerridge Neighbourhood Page 263 of 307 From: fbeletz Sent: Monday, October 18, 20214:45 PM To: Andrew Pinnell Subject: [EXTERNAL] Proposed development 4396 king street east. Dear Mr. Pinnell First of all I am very disturbed that the city of kitchener did not formally circulate such a notice to at least the residents of the deerridge area as it will greatly affect us on a very personnel level and affect our quality of life given that we are essentially an island of residents. I am deeply disturbed that there is no planning of any greenspace for such as development and that the intended greenspace will likely be to utilize what is present for the deerridge and area. Those areas were established yes for other people as well as deerridge residents but I suspect only in the deerridge development plan for those immediate residents. to add such a population and expect it to blend into what has been assigned for a landlocked upper level residential area will be problematic selfish as that may sound. There needs to be more green space added to the area if this is at all even remotely considered. Also if this goes ahead which it should not, will the city undertake major roadway expansions to allow for all the current and growing 401 london bound traffic and all the added traffic from 600 units and the expected regular growth. and now all the other stuff too below.... I am writing to you as a resident of the area in which Commerical Campus has made an application for development at 4396 King St E at 25 Sportsworld Dr, Kitchener, We wish to express a deep level of concern for how the proposed 30 storey, 616 dwelling proposed development would impact this already very busy and mixed used area. Dropping a high rise residential development onto the corner of an ready overburdened intersection, busy with Challenger Motor Freight traffic, Toyota plant traffic, Costco traffic, GO Transit and other bus traffic (whoever picked up Greyhound's slack), not to mention the Hwy 8 on/off ramps, is a recipe for DISASTER. That location is NOT conducive to a sudden influx of pedestrian and bicycle traffic, not to mention the strain it would place on the local transit utilization from that location. Politely stated, what would the city be thinking? There is no LCBO, beer store, regular grocery store, daycare, parks or open green spaces nearby. It will Page 264 of 307 only push non-resident foot and bicycle traffic into the adjacent neighborhoods, thereby disrupting and overburdening the scant green space and recreational infrastructure in those areas, negatively impacting our quality of life. We are NOT in favour. Please record our sentiments accordingly. With respect Frank Beletz Sent from my Galaxy Page 265 of 307 From: Sent: Monday, April 18, 2022 3:40 PM To: Andrew Pinnell Subject: [EXTERNAL] Proposed Development at - 4396 King St. E. & 25 Sportsworld Dr. Hi Andrew, My apologies for missing your April 14th deadline in voicing any concerns regarding the above noted development and planning application. I attended the March 31s' on line two hour public information meeting and listened to everyone's presentation, as well as the concerns expressed by the public regarding the overall height of the towers and proposed residential density at this confined retail commercial location. Please keep me informed on the progress of your staff report for this application, and let me know if any additional public meetings will be scheduled to address the public's concerns expressed in the above noted March 31s' meeting. Thank you for your kind consideration in this matter. Best Regards, Tony Bocchino Page 266 of 307 From: NANCY WOO LNER Sent: Monday, October 18, 20217:26 PM To: Andrew Pinnell Subject: [EXTERNAL] Proposed King/Sportsworld development Dear Mr. Pinell... As a long time resident of the area, I am quite concerned about the rather large proposed development in the vicinity of our neighbourhood. Some of my concerns are lack of green space, limited parking, increased traffic in the area. I feel the the city is running roughed shod over the affected residents and the city should allow more time for consulting the affected neighbourhoods. Regards Nancy Woolner Page 267 of 307 From: Ken Osborne Sent: Friday, April 8, 2022 2:54 PM To: Andrew Pinnell Subject: [EXTERNAL] Re: 4396 King Street East & 25 Sportsworld Drive Further Clarification:on this Development required. Does this development have a name? Could you provide me with the name of the Developer? And contact information? I would like to know the upcoming planning and city/regional council events scheduled for this development. Do you know the distance from the or 4396 King Street East & 25 Sportsworld Drive development to the Grand River Valley and then to the Grand River? Because of a lack of green space parks: Have you projected the additional walking, bicycle and car traffic on Edgehill Drive and Pioneer Tower Road coming from the residents of these towers? The residents will need to get out of their units for air and exercise. Need I say recreate? And a reminder there are no sidewalks or bicycle paths on these streets. If the questions here and their implied concerns are too much for you to handle or outside your scope, I would appreciate it if you would please forward them on to a proper liaison to be answered. Sincerely Ken Osborne Virus -free. www.avast.com Page 268 of 307 From: Bill Dow Sent: Monday, November 1, 20217:46 PM To: Andrew Pinnell Subject: [EXTERNAL] Re: Comments regarding 4396 King Street East & 25 Sportsworld Drive (Official Plan Amendment and Zoning By-law Amendment) My address s Sent from my iPhone On Oct 19, 2021, at 5:50 PM, Andrew Pinnell <Andrew.Pinnell @kitchener.ca> wrote: Hello, Thank you for your comments regarding the subject development applications. So far, I have received a significant amount of feedback from the community regarding these applications. Your comments may be considered and summarized, as part of the planning process, in the following ways: • In the preparation of a `What We Heard' summary report; • As part of my Planning analysis; and • In a recommendation report to Council. Here are the next steps in the planning process: <image001 Jpg> I will reach out to you with the details of the upcoming Neighbourhood Meeting, when it is scheduled. I can confirm that I have added you to the circulation list and you will receive further updates regarding these applications. However, 1 request that you please provide me with your mailing address as well. Learn more about the project, share your thoughts and understand your appeal rights, visit www.kitchener.ca/planningapplications. Sincerely, Andrew Pinnell, MCIP, RPP Senior Planner I Planning Division I City of Kitchener 519-741-2200 x7668 I TTY 1-866-969-9994 1 andrew.pinnell@kitchener.ca <image003.png> Page 269 of 307 From: S Capling Sent: Friday, October 22, 20218:59 AM To: Andrew Pinnell Subject: [EXTERNAL] Re: Comments regarding 4396 King Street East & 25 Sportsworld Drive (Official Plan Amendment and Zoning By-law Amendment) Hi Andrew, Thank you for the expedient response. I look forward to being included in the planned neighbourhood meeting. I included my address in my initial email but here it is again for quick reference. regards, Steve Capling On Tue, Oct 19, 2021 at 5:50 PM Andrew Pinnell <Andrew.Pinnell @kitchener.ca> wrote: Hello, Thank you for your comments regarding the subject development applications. So far, I have received a significant amount of feedback from the community regarding these applications. Your comments may be considered and summarized, as part of the planning process, in the following ways: • In the preparation of a `What We Heard' summary report; • As part of my Planning analysis; and • Ina recommendation report to Council. Here are the next steps in the planning process: Page 270 of 307 �Heticeofdeuelupmenl Heigh6aurhaod Stalfcanm6daftall leedback inorderlo Cc cildedsiamm mosicabed sent.5hareyeurthoughts infarrnation �finaliaearecflnmendauontabecansidered �6ecktmM5iderrtsxhDJatddPffW hycantattinga{itx Hessian hyhanningConmitteeand CityCDU Kil ininhrmationsem®rs Planner I will reach out to you with the details of the upcoming Neighbourhood Meeting, when it is scheduled. I can confirm that I have added you to the circulation list and you will receive further updates regarding these applications. However, 1 request that you please provide me with your mailing address as well. Learn more about the project, share your thoughts and understand your appeal rights, visit www.kitchener.ca/planningapplications. Sincerely, Andrew Pinnell, MCIP, RPP Senior Planner I Planning Division I City of Kitchener 519-741-2200 x7668 I TTY 1-866-969-9994 1 andrew.pinnell@kitchener.ca . r Yo.i • ► �� Page 271 of 307 From: Susan Leat Sent: Sunday, April 3, 2022 4:57 PM To: Andrew Pinnell Subject: [EXTERNAL] RE: Development at 4396 King Street Hi Andrew You suggested at the Public meeting last Thursday that I could request a breakdown of how many people (and percentage) were against the proposed development, so I am taking you up on that offer. So I would like to know the number and percentage of people who expressed that they were against this development AS IT IS PROPOSED including all those who were obviously against, even though they may not have specifically stated this. Thanks in anticipation Regards Jennifer. Fri 22/10/202110:27 AM Thank you for meeting with me by phone just now. I appreciate better where you are coming from. It was particularly useful to know about the feedback that you have received so far and that the Information session is still an opportunity for feedback. So I understand that all the individual verbatim feedback comments will be included anonymously in the Staff report and that this will be made public and you will send me a copy and/or let me know when and where it is available. And I will look out for the Information Session, and I am also on the list to be notified about this. Regards Jennifer From: Andrew Pinnell <Andrew.Pinnell@kitchener.ca> Sent: 20 -Oct -21 9:51 AM To: Susan Leat Subject: RE: Development at 4396 King Street Hi Susan, How does Friday at 9:00am sound? Thanks, Page 272 of 307 Andrew Pinnell, MCIP, RPP Senior Planner I Planning Division I City of Kitchener 519-741-2200 x7668 I TTY 1-866-969-9994 1 andrew.pinnell@kitchener.ca !t � Von « �J From: Susan Leat Sent: Wednesday, October 20, 20219:37 AM To: Andrew Pinnell <Andrew.PinnelI@kitchener.ca> Subject: [EXTERNAL] RE: Development at 4396 King Street Hi Andrew I would be more than happy to discuss with you, but unfortunately, 3.30 this afternoon doesn't work for me. I can do anytime tomorrow or Friday, if you would like to suggest a time. Jennifer From: Andrew Pinnell <Andrew.Pinnell@kitchener.ca> Sent: 19 -Oct -21 5:54 PM To: Susan Leat Cc: John Gazzola <John.Gazzola@kitchener.ca>; Garett Stevenson <Garett.Stevenson@kitchener.ca> Subject: RE: Development at 4396 King Street Hi Susan, Thanks for your comments. We have received a significant amount of feedback from the neighbourhood. I should let you know that the October 18th 'deadline' is not the end of the public consultation process by any means. We have to put a date on the postcard / newspaper notice in order to propose a target for residents to get back to us by. I would be happy to discuss this application with you later tomorrow afternoon. Could I call you at 3:30pm? If so, what number should I call you on? Thanks, Andrew Pinnell, MCIP, RPP Senior Planner I Planning Division I City of Kitchener 519-741-2200 x7668 I TTY 1-866-969-9994 1 andrew.pinnell@kitchener.ca Page 273 of 307 From: Susan Leat Sent: Monday, October 18, 20211:33 PM To: Andrew Pinnell <Andrew.PinnelI@kitchener.ca> Subject: [EXTERNAL] Development at 4396 King Street Importance: High Dear Mr. Pinell, I have only just become aware (within the last hour) of this proposed zoning change and development. As far as I am aware, none of the residents of the Grand Hill Village, which is in the vicinity of this development, have been informed of this proposal. And as President of the GHVA, I have also not been informed. Additionally, I understand that the residents of Deer Ridge Drive may have not been aware till today either. This is hardly consulting gathering widely. I see that the deadline for comments is TODAY. As President of the Grand Hill Village Association, I am asking for an extension of this Stage 1 deadline, so that we have time to study this and make our comments. I think another 2 weeks would be reasonable. Jennifer Leat NOTPCE OF DEVELOPMENT 43%Kinc 5t WEats&RS W 1 ` WfoweratoMohrFrom 1 rft'N;+prwksr6y Frb erCrFFr iAGf!'IWRH Iry nG+l1'I gTWL. .;� ',:. 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I am writing to you as a resident of the area in which Commerical Campus has made an application for development at 4396 King St E at 25 Sportsworld Dr, Kitchener, We wish to express a deep level of concern for how the proposed 30 storey, 616 dwelling proposed development would impact this already very busy and mixed used area. Dropping a high rise residential development onto the corner of an ready overburdened intersection, busy with Challenger Motor Freight traffic, Toyota plant traffic, Costco traffic, GO Transit and other bus traffic (whoever picked up Greyhound's slack), not to mention the Hwy 8 on/off ramps, is a recipe for DISASTER. That location is NOT conducive to a sudden influx of pedestrian and bicycle traffic, not to mention the strain it would place on the local transit utilization from that location. We are firmly against the development getting approval. There is no LCBO, beer store, regular grocery store, daycare, parks or open green spaces nearby. It will only push non-resident foot and bicycle traffic into the adjacent neighborhoods, thereby disrupting and overburdening the scant green space and recreational infrastructure in those areas, negatively impacting our quality of life. We are NOT in favour. Please record our sentiments accordingly. With respect, Martha Holt and Brad Lewis Page 275 of 307 From: Sent: Friday, October 8, 202111:32 AM To: Andrew Pinnell Subject: [EXTERNAL] RE: Question from Bob McColl Hi Andrew, Thanks for the link. I did take a look, but there isn't a whole lot of information there. A couple of my neighbours have contacted me with concerns about this project. First is traffic. The King/Sportsworld/Baxter/Pioneer Tower Rd. intersection is the primary entrance/exit to our community. And it is already a complicated intersection. Will there be a traffic impact study regarding this intersection? Second is ground water. Almost all of the homes in the Pine Grove neighbourhood are still on private wells. Will there be a Hydrogeologic Impact study on the effect this project will have on our drinking water? If I understand correctly, the next step will be a public meeting/consultation. Can you inform me as to what format that will be and when it will occur? Wishing you and your family a "Happy Thanksgiving" Cheers, Bob From: Andrew Pinnell[mailto:Andrew.Pin nell(a)kitchener.ca] Sent: Thursday, October 07, 2021 5:54 PM To: Cc: Garett Stevenson; Brian Bateman Subject: RE: Question from Bob McColl Hi Bob, The development proposal you likely saw was for 4396 King St E & 25 Sportsworld Drive. More information regarding this Official Plan Amendment and Zoning By-law Amendment can be found on our Kitchener Planning Applications webpage. Please let me know if you have any specific questions. Thanks, Andrew Pinnell, MCIP, RPP Senior Planner I Planning Division I City of Kitchener 519-741-2200 x7668 I TTY 1-866-969-9994 1 andrew.pinnell@kitchener.ca You Ilk newm6a V Page 276 of 307 From: Brian Bateman <Brian.Bateman@kitchener.ca> Sent: Thursday, October 7, 202112:23 PM To: Cc: Andrew Pinnell <Andrew.PinnelI@kitchener.ca>; Garett Stevenson <Garett.Stevenson@kitchener.ca> Subject: RE: [EXTERNAL] Question from Bob McColl Hi Bob, I will ask Andrew Pinnell to send that to you. Brian From: Sent: Thursday, October 7, 202112:05 PM To: Brian Bateman <Brian.Bateman@kitchener.ca> Subject: [EXTERNAL] Question from Bob McColl Hello Brian, A few weeks ago there was a City notice in the Record concerning a proposed development at the corner of King St and Sportsworld Dr. I clipped it out of the paper so I could follow up on it later. Unfortunately, I have misplaced that clipping. Can you send me the link to info concerning this project? Cheers, Bob Page 277 of 307 From: Scott Cook Sent: Monday, October 18, 20212:36 PM To: Andrew Pinnell Subject: [EXTERNAL] Re:4396 King Street - Potential Development Dear Mr. Pinnell I am a concerned resident writing regarding the proposed development of a 30 story high apartment building at 25 Sportsworld Drive -4396 King Street Kitchener. My wife and I wish to object strongly to this development. The reasons we are opposed to the 616 unit apartment building are as follows: 1. 1. Highway safety - traffic going to and from the 401 nearby is already strained and dangerous 2. Traffic generation from the development itself - this is already a busy corner. Dropping a 616 unit building will make this intersection impossible to navigate. Deer Ridge is already difficult to access during peak hours. 3. Layout and density of building - There are no regular grocery stores, daycares, schools, parks nearby. This will push non-resident foot/bike traffic into the adjacent neighbouhood overburdening our scant green space. 4. Road access - the intersections going around Deer Ridge and the commercial buildings on King are already overburdened. We have major concerns about access for emergency vehicles being able to access our neighbourhood during both the building phase and completion phase. Please ensure that our remarks have been formally registered in objection to this project. Sincerely, Scott Cook and Alison Delicaet Page 278 of 307 From: VPS Sent: Tuesday, October 19, 20217:44 PM To: Andrew Pinnell Subject: [EXTERNAL] Re Application for development at 4396 King St E at Sportsworld Dr, Kitchener Dear Mr. Pinnell, I am writing to you as a resident of the area in which Commercial Campus has made an application for development at 4396 King St E at 25 Sportsworld Dr, Kitchener, We wish to express a deep level of concern for how the proposed 30 storey, 616 dwelling proposed development would impact this already very busy and mixed used area. Dropping a high rise residential development onto the corner of an ready overburdened intersection, busy with Challenger Motor Freight traffic, Toyota plant traffic, Costco traffic, GO Transit and other bus traffic (whoever picked up Greyhound's slack), not to mention the Hwy 8 on/off ramps, is a recipe for DISASTER. That location is NOT conducive to a sudden influx of people and traffic, it's already insane busy as it is. We are NOT in favour. Please record our sentiments accordingly. With respect, Chad Kreutzweiser Page 279 of 307 From: Marcel Portelance Sent: Monday, October 18, 20211:33 PM To: Andrew Pinnell Subject: [EXTERNAL] regarding 4396 king street east and 25 sportworld dr Andrew this subject of new construction of new buildings on this site has just been brought to my attention . Now I am all in for new development but: I would like to voice my concerns on a couple of very important matters. 1) What will be done to reduce the traffic on King street east. We already have a large congestion of traffic on King st trying to go west on the 401 and then the same congestion coming back from traffic coming from the west 401. This will now become even worse from both the new developments planned in the same area and of course the ION. I think that the city should be planning and implementing traffic reduction in this area first and foremost. Why has the highway 8 exit and entrance from the 401 west not been planned and implemented as of yet. This would eliminate most, if not all, traffic congestion in this area. All vehicle and transport truck traffic coming from 8 west and from sportsworld dr wanting to go west on the 401 would be removed and the same with the 401 east traffic exiting to come into Kitchener/Waterloo. I just can't imagine trying to navigate King street with all this new traffic and with an ION train on top of that causing more backups everyday . 2) 1 am all in for WELL PLANNED new development but 30 storeys is too much for this area. Andrew, I live in the Edgehill area and have seen first hand the ever increasing traffic on king street with all the new development that has taken place over the past 20 years. Please note it is not the new development that I resent IT IS the lack of proper traffic planning and road construction that I have a major concern with. Something has to be done before more is added. Appreciate hearing back from you on this matter. Regards Page 280 of 307 From: Carrie Mountford Sent: Monday, October 18, 20213:40 PM To: Andrew Pinnell Subject: [EXTERNAL] Response for 4396 King St E & 25 Sportsworld Dr Development Dear Mr. Pinnell, I am writing as a current resident, tax -paying citizen of the area of the proposed development at 4396 King St E and 25 Sportsworld Dr. I wish to express extreme concern for the proposed 30 storey, 616 dwelling development, and the impact that it would have on this area, which is already extremely busy, and under current strain. Placing a building of that size into that location further burdens an already overwhelmed intersection, which already sees significant traffic from all freight traffic and vehicles going to the 401 West bound from highway 8, in addition to all traffic from businesses and industrial facilities in the area (e.g. Toyota Manufacturing, Challenger Motor Freight, Amazon Warehouse, GP Transit to name a few). This intersection already has significant issues with traffic flowing through it, at any given point each day for the current residents of the area. Allowing a high-density residential structure would further increase the strain and negatively impact the safety of this intersection. The intersection currently is not conducive to pedestrians nor bicycle traffic, nor safe. With the significant increase in the population of both with the proposed development, the current busing system would also be burdened. The area is also a food desert - there is no proper grocery store, amenities, other than a membership required store. The proposed development and space leave no room for the creation of green space. That area already is lacking in green and recreational infrastructure; a development that large will push those residents into adjacent neighbourhoods, disrupting and overburdening the scant amounts of green space in the immediate surrounding areas, furthering the negative impact of the quality of life to the current residents of the area. On behalf of myself and my household, we are adamantly NOT in favour of the proposal. Please record our sentiments accordingly. Regards, Carrie Mountford Page 281 of 307 From: Kyle Loveless Sent: Saturday, April 2, 2022 8:46 PM To: Andrew Pinnell Subject: [EXTERNAL] Support for 4396 King St. E. and 25 Sportsworld Dr Hi, Just writing in as a Kitchener resident, who supports building lots of dense housing quickly - and support these developments. While there maybe concerns about traffic, we need to start requiring non -car solutions (like the planned LRT) - rather than building out. Thanks! Kyle Page 282 of 307 From: Mike and Jen Hughes Sent: Thursday, October 28, 202110:33 AM To: Andrew Pinnell Cc: Michael Hughesl Subject: [EXTERNAL] Urban Design Report - 4396 King St Hello, I'm a resident of Kitchener's Deer Ridge neighbourhood. I'm writing to indicate that I don't support the zoning of a 30 storey building at 4396 King Street. I do NOT think that the zoning should be changed for the following reasons: 1. The intersection at Sportsworld Drive and King Street is already over -congested. And until an exit ramp between Highway 8 and the 401 westwards is built, there is NO MORE capacity for traffic along King Street between the off -ramp of Hwy 8 and the exit to the 401 in the London direction. My daughter walks across this intersection to get to work at Moose Winooski's and it's very, very busy. Driving her to school from that intersection takes ages for the light to change. And, with the LRT scheduled to go through that area, we will have even more congestion. We chose this area for the "quick" access to the 401. However, whenever visitors come to our home, they comment on the requirement to add more time to their travel time to visit us to account for the long wait to enter and exit our development. Several people from KW and other areas of Ontario have told me that they have never seen such a long wait at lights to exit a development ever. We also have a long wait at the only other exit point from our neighbourhood (traffic light at Deer Ridge and King St). 2. It will change the character of this area of Kitchener. It is not meant to be a city centre -type environment. It was agreed when the Deer Ridge area was developed that the area would not be impacted in terms of the character of the area. A thirty storey building is not compatible with the rest of the area which is all low rise and it will impact the character of the area. The fact that it is all low-rise around it can be seen from the developers own proposal at https:-I/aVp2.kitchener.ca/.../634205 Urban%20Design.... There is NO OTHER high rise in the area. 3. This zoning change will lead to a precedent of further high-rise development, which is NOT consistent with the area. It is NOT a city centre. Thanks so much for your consideration. Sincerely, Jennifer and Michael Hughes Page 283 of 307 From: Mohanad Shaqo Sent: Monday, October 18, 20213:00 PM To: Andrew Pinnell Subject: [EXTERNAL] Zoning By-law Amendment Dear Mr. Pinnell..... I am writing to you as a resident of the area in which Commerical Campus has made an application for development at 4396 King St E at 25 Sportsworld Dr, Kitchener, We wish to express a deep level of concern for how the proposed 30 storey, 616 dwelling proposed development would impact this already very busy and mixed used area. Dropping a high rise residential development onto the corner of an ready overburdened intersection, busy with Challenger Motor Freight traffic, Toyota plant traffic, Costco traffic, GO Transit and other bus traffic (whoever picked up Greyhound's slack), not to mention the Hwy 8 on/off ramps, is a recipe for DISASTER. That location is NOT conducive to a sudden influx of pedestrian and bicycle traffic, not to mention the strain it would place on the local transit utilization from that location. Politely stated, what would the city be thinking? There is no LCBO, beer store, regular grocery store, daycare, parks or open green spaces nearby. It will only push non-resident foot and bicycle traffic into the adjacent neighborhoods, thereby disrupting and overburdening the scant green space and recreational infrastructure in those areas, negatively impacting our quality of life. We are NOT in favour. Please record our sentiments accordingly. Thank you, Mohanad Shaqo Page 284 of 307 From: M R Sent: Monday, October 18, 20212:12 PM To: Andrew Pinnell Subject: [EXTERNAL] Hello Andrew, I am contacting you regarding the Notice of Application for 4396 King Street East Kitchener. I would like to inform you that the City of Kitchener did not send any information regarding this development to our neighbourhoods. There were no notices sent to Deer Ridge, Grand Hill Village or Settlers Grove. As these subdivisions are largely affected by this development, I find the City's lack of notification unprofessional. This is on the City's website: "Depending on the renovation or new development, public information may be available to you and you will be made aware of projects happening in your neighbourhood." This rule was clearly not followed, it appears that you were trying to approve this development without hearing from anyone in our neighbourhoods. My family and I oppose this development, and do not wish to change the neighbourhood zoning by-law. We live at We would like to also receive any further notifications of public consultations regarding this project, as well as any other projects in our neighbourhood. Thank you, Melinda Ruszer Frank Ruszer Renee Ruszer Page 285 of 307 Kieran Luckhai From: R. Bruce Connell Sent: Wednesday, April 6, 2022 7:17 PM To: Andrew Pinnell Subject: [EXTERNAL] Re: 4396 King St E & 25 Sportsworld Dr - Neighbourhood Meeting Survey and Presentation Materials Hello Andrew: We missed the meeting as we are still visiting friends in Kauai (Hawaii) and did not have internet access at that time.p We are very concerned about, and vehemently opposed, to the city approving those proposed high rise buildings along King Street East in Sportsworld! In addition to the important concerns about traffic, is the total absence of nearby parkland. We back onto small Kuntz Park with a view of the Memorial tower. The parking lot there is already becoming overused at times and our fear is that the residents of these new buildings will discover that Kuntz Park is their nearest outdoor recreation area. That parking lot is also used by trail users to access the Walter Bean trail, and there are already times when cars end up parking illegally along the access road that leads to that very small parking lot. Please express our serious concerns to city council in the hope that those highrise tower projects can either be significantly downsized, somehow have parkland or at least a children's playground area added, or be entirely rejected. Thanks, Bruce and Maeve Connell Dr. Bruce Connell, C.Psych. Psychologist, private practice On Apr 6, 2022, at 4:22 AM, Andrew Pinnell <Andrew.Pinnell @kitchener.ca> wrote: You don't often get email from andrew.pinnell@kitchener.ca. Learn why this is important Hello, Thank you for participating in the virtual Neighbourhood Meeting for the Official Plan Amendment and Zoning By-law Amendment applications for 4396 King Street East & 25 Sportsworld Drive held on March 31, 2022. It was good meeting with you. Here are the next steps: Page 286 of 307 <image010.jpg> I have attached the presentation from this meeting. A YouTube link to the recording of the meeting can be found here. These materials will also be uploaded to the Kitchener Planning Applications website in the next few days (www.kitchener.ca/planningapplications). We know it is important for community members to be involved in decisions that affect them. In order to better serve the community, we would like to understand who currently participates in City -led engagement activities related to development services (e.g. urban planning, transportation planning, engineering, economic development). Please complete a short survey: https://www.engagewr.ca/engagement-survey-planning. We will use this information to help develop new engagement strategies that reach all members of our community. In the coming days, I will be preparing a "What We Heard" summary from the meeting. I will email this to you when it is available. Thank you for your participation at the meeting and for your comments and questions on these applications. I will evaluate the comments received to date and will be in touch on the next steps for engagement. If you have any additional (new) comments, please let me know by April 14, 2022. Sincerely, Andrew Pinnell, MCIP, RPP Senior Planner I Planning Division I City of Kitchener 519-741-2200 x7668 I TTY 1-866-969-9994 1 andrew.pinnell(aD-kitchener.ca <image001.png><image002.png><image003.png><image002.png><image004.png><image002. png><image005.png><image002.png><image006.png><image002.png><image007.png><imag e002.png><image008.png><image002.png><image009.png> <Neighbourhood Meeting Presentation_4396 King St E_For Website.pdf> Page 287 of 307