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HomeMy WebLinkAboutDSD-2023-145 - OPA22/008/M/CD - ZBA22/015/M/CD - 455-509 Mill Street - Polocorp Inc.Staff Report Development Services Department www.kitchener.ca REPORT TO: Planning and Strategic Initiatives Committee DATE OF MEETING: April 24, 2023 SUBMITTED BY: Stevenson, Garett - Interim Director of Planning, 519-741-2200 ext. 7070 PREPARED BY: Dumart, Craig — Senior Planner, 519-741-2200 ext. 7073 WARD(S) INVOLVED: Ward 9 DATE OF REPORT: March 27, 2023 REPORT NO.: DSD -2023-145 SUBJECT: Official Plan Amendment Application OPA22/008/M/CD Zoning By-law Amendment Application ZBA22/015/M/CD 455-509 Mill Street Polocorp Inc. RECOMMENDATION: That Official Plan Amendment Application OPA/22/008/M/CD for Polocorp Inc. requesting a change in land use designation from `General Industrial Employment' to `Mixed Use with Site Specific Policy Area No. 62' to permit a high intensity mixed use dwelling 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 -2023-145 as Appendix `A', and accordingly forwarded to the Region of Waterloo for approval; and That Zoning By-law Amendment Application ZBA22/015/M/CD for Polocorp Inc. be approved in the form shown in the `Proposed By-laws', and `Map No. 1, attached to Report DSD -2023- 145 as Appendix `B'; and further That the Urban Design Brief dated February 2023 and attached to Report DSD -2023-145 as Appendix `C', be adopted, and that staff be directed to apply the Urban Design Brief through the Site Plan Approval process. REPORT HIGHLIGHTS: The purpose of this report is to evaluate and provide a planning recommendation regarding the Official Plan Amendment and Zoning By-law Amendment applications for the subject lands located at 455, 459, 469, 473, 477, 481, 485, and 509 Mill Street. It is planning staffs recommendation that the proposed Official Plan and Zoning By-law Amendments be approved. The proposed Amendments support the development of mixed use, high density, complete community in a Major Transit Station Area. Community engagement included: o circulation of a preliminary notice letter to property owners and residents within 240 metres of the subject site; o installation two large billboard notice signs on the properties; *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 421 of 601 o follow up one-on-one correspondence with members of the public; o Neighbourhood Meeting held on January 24, 2023; o postcard advising of the statutory public meeting was circulated to all residents and property owners within 240 metres of the subject site, those who responded to the preliminary circulation; and those who attended the Neighbourhood Meetings; o notice of the public meeting was published in The Record on March 31, 2023. • This report supports the delivery of core services. EXECUTIVE SUMMARY: The property owner of the subject lands addressed as 455, 459, 469, 473, 477, 481, 485, and 509 Mill Street is proposing to change the Official Plan designation from `General Industrial Employment' to `Mixed Use with Site Specific Policy Area No. 62' in the City of Kitchener Official Plan, and to change the zoning from `General Industrial Zone (M-2)' in Zoning By-law 85-1 to `Mixed Use Three (MIX -3) with Site Specific Provision (362) and Holding Provision 43H' in Zoning By-law 2019-051 to regulate the minimum commercial area, increase the Floor Space Ratio (FSR) , increase the building height, regulate building setbacks, regulate the minimum parking rate and to apply a Holding Provision to require remediation of site contamination and an updated noise study to the satisfaction of the Region of Waterloo. Staff are recommending that the applications be approved. BACKGROUND: Polocorp Inc. has made applications to the City of Kitchener for an Official Plan Amendment and a Zoning By-law Amendment proposing to change the land use designation and zoning of the lands at 455 to 509 Mill Street to permit the lands to be developed with a high intensity mixed use development. The proposed development includes 5 high rise, mixed use buildings, ranging in height from 15 to 44 storeys with 1,500 residential units and 2,000 square metres of commercial space. The proposed development includes 1,141 vehicle parking spaces proposed to be located underground, internal to the buildings and on the surface. 1,150 bicycle parking spaces are proposed within the development including 1100 Class A indoor bicycle stalls and 50 Class B outdoor parking stalls. The lands are designated `General Industrial Employment' in the 2014 City of Kitchener Official Plan and zoned `General Industrial Zone (M-2)' in Zoning By-law 85-1. The existing zoning permissions permit a wide range of industrial uses such a warehousing, manufacturing, wholesaling, transportation depot, truck and transport terminal and other similar industrial uses. Site Context The subject lands are addressed as 455, 459, 469, 473, 477, 481, 485, and 509 Mill Street are located near the intersection of Ottawa Street South and Mill Street. The consolidated subject properties form a triangular shape parcel of land and have a combined lot area of 2.17 hectares (5.36 acres) with approximately 195 metres of frontage along Mill Street. Six of the eight properties, 455, 459, 469, 473, 477, and 481 Mill Street are developed with single detached dwellings while 485 and 509 Mill Street are developed with industrial and manufacturing buildings. Two of the six single detached dwellings are vacant while four of the six single detached dwellings are currently rented to tenants at market rate. The owner has arranged for relocation to new market rate units for the tenants and will be assisting and supporting in the relocation. The surrounding neighbourhood consists of a variety of uses including commercial buildings, industrial buildings, medium -rise residential uses, single detached dwellings, low-rise multiple dwelling buildings, and institutional buildings. Directly across the street to the north of the property along Mill Street are existing residential and industrial buildings. Abutting the subject lands directly to the west are vacant lands owned by the Region of Waterloo. Lands to the east of the subject properties are developed with industrial uses and directly to the south, abutting the subject lands is Page 422 of 601 the Mill Station ION stop. Existing bus routes operate along Ottawa Street and there are walking, and bike trails and bike lanes located nearby. pArrAN`gpNA,, 0LYMP10 O H0FFM41V S 7 CJ© C, T� s�. ACACIAS r z 1LL Sreg SUB' N AREA Figure 1 - 455, 459, 469, 473, 477, 481, 485, and 509 Mill Street. REPORT: The applicant is proposing to develop the subject lands with 5 high-rise, mixed-use buildings, ranging in height from 15 to 44 storeys with1,500 residential units and 2,000 square metres of commercial floor space. The proposed development includes 1,141 vehicle parking spaces proposed to be located underground, internal to the buildings and on the surface. 1,150 bicycle parking spaces are proposed within the development including 1,100 Class A indoor bicycle stalls and 50 Class B outdoor parking stalls. Considerable thought for the orientation and placement of the buildings, podium heights, building step backs, pedestrian and vehicular connections have been incorporated into the design for this proposed high intensity mixed use development. The proposed Official Plan and Zoning By-law Amendment applications were originally submitted in August 2022. Since this time there has been significant changes to the proposed development in direct response to public and staff comments. These changes include but are not limited to the reduction of the number of towers from six (6) towers to five (5) towers, an increase to the maximum building height and Floor Space Ratio and, an increase to the overall landscaped and amenity area. Table 1 below provides a comparison of the development concepts, Figures 2 and 3 show the comparisons between the original concept site plan and the revised development concept site plan, and Figures 4 and 5 show comparison renderings of the original development proposal and the revised development proposal. Page 423 of 601 Table 1. Development Concept Comparison Table Page 424 of 601 Original Development Concept Revised Development Concept Number of Towers 6 towers, situated on top of 5 5 situated on top of 4 podiums podiums Number of Units 1,500 residential units 1,500 residential units Unit Types 1 bedroom units 1 bedroom units 2 bedroom units 2 bedroom units 3 bedroom units 3 bedroom units Affordable Dwelling 50 50 Units Parking Spaces 926 parking spaces 1,141 parking spaces Building Heights 11 storey point tower 15 storey compact slab 14 storey point tower 21 storey compact slab 21 storey compact slab 32 storey point tower 27 storey point tower 40 storey point tower 29 storey point tower 44 storey point tower 32 storey point tower Floor Space Ratio 7.0 8.5 Complies with Tall No Yes Building Guidelines Landscaped Area 7,072 square metres 8,924 square metres Page 424 of 601 u M Jw Figure 2 — Original Development Concept Site Plan MLL�� -----------------4�— --_--------- --- o.R. "aN BUILDING D - BUILDING A BUILDING E - � BUILDING B BUILDING C I Figure 3 — Revised Development Concept Site Plan Page 425 of 601 TOWER F 1 TOWER D Figure 4 —Original Development Rendering Figure 5 — Revised Development Rendering PN The revised development concept includes changes in direct response to public and staff comments. The revised proposed development includes a redesign of the site to include 5 towers, rather than 6, that now complies with the City of Kitchener Design for Tall Building Guidelines, which are Council approved guidelines in the Urban Design Manual that guide and inform development applications for proposed buildings 9 storeys and greater. The original development application did not meet off- site separation and did not fully comply with overlook requirements between towers. The revised Page 426 of 601 development concept has addressed both aspects of the guidelines and complies with the Design for Tall Building Guidelines in the City's Urban Design Manual. In addition to meeting the Design for Tall Building Guidelines, 5, 6 and 8 storey podiums are provided which are well defined and enhance the streetscape along Mill Street and the internal street within the site. Massing has been broken up on the towers with building step backs which helps address shadow impacts and enhances the public realm. While the number of towers has reduced from six towers to five towers, the number of residential units has not changed (1,500 units). The floor space ratio has increased from 7.0 to 8.5 which is a result of additional on-site parking being provided internal to the building, in an above ground structure. The number of on-site parking has increased from 926 parking spaces to 1,141 parking spaces. The landscape area has increased from 7,072 square metres to 8,924 square metres. 1,100 Class A indoor bicycle stalls and 50 Class B outdoor parking stalls are provided and required by the proposed zoning. 20% of the required parking will be dedicated to Electric Vehicle (EV) ready parking spaces. Furthermore, the proposed development integrates several features that will benefit the community including public amenity areas, affordable housing, a community center space and improved accessed to the Mill Station ION stop. To facilitate the redevelopment of the subject lands with the proposed mixed use development concept, an Official Plan Amendment and a Zoning By-law Amendment are proposed to change the land use designation and zoning of the subject lands. The lands are currently designated `General Industrial Employment' in the 2014 City of Kitchener Official Plan and zoned `General Industrial Zone (M-2)' in Zoning By-law 85-1. The owner is proposing to change the land use designation to `Mixed Use with Site Specific Policy Area No. 62' in the City of Kitchener Official Plan to allow for a Floor Space Ratio (FSR) of 8.5, and to change the zoning from `General Industrial Zone (M-2)' in Zoning By-law 85-1 to `Mixed Use Three (MIX -3) with Site Specific Provision (362) and Holding Provision 43H' in Zoning By-law 2019-051 to regulate the minimum commercial area, increase the Floor Space Ratio (FSR), increase the building height, regulate building setbacks, and to regulate the minimum parking rate. A Holding Provision is also proposed to be added to the property to prevent the development of the site with sensitive uses, including residential uses, until the site contamination has been remediated and a revised noise study is completed to the satisfaction of the Region of Waterloo. Planning Analysis: Planning Act, R.S.O. 1990, c. P.13 25. Section 2 of the Planning Act establishes matters of provincial interest and states that the Minister, the council of a municipality, a local board, a planning board and the Tribunal, in carrying out their responsibilities under this Act, shall have regard to, among other matters, matters of provincial interest such as, f) The adequate provision and efficient use of communication, transportation, sewage and water services and waste management systems; g) The minimization of waste; h) The orderly development of safe and healthy communities; j) The adequate provision of a full range of housing, including affordable housing; k) The adequate provision of employment opportunities; p) The appropriate location of growth and development; q) The promotion of development that is designed to be sustainable, to support public transit and to be oriented to pedestrians; r) The promotion of built form that, (i) Is well-designed, (ii) Encourages a sense of place, and Page 427 of 601 (iii) Provides for public spaces that are of high quality, safe, accessible, attractive and vibrant; s) The mitigation of greenhouse gas emissions and adaptation to a changing climate. These matters of provincial interest are addressed and are implemented through the Provincial Policy Statement, as it directs how and where development is to occur. The City's Official Plan is the most important vehicle for the implementation of the Provincial Policy Statement, and to ensure Provincial policy is adhered to. Provincial Policy Statement, 2020: The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. Section 1.4.3(b) of the PPS promotes all types of residential intensification, and sets out a policy framework for sustainable, healthy, liveable and safe communities. The PPS promotes efficient development and land use patterns, as well as accommodating an appropriate mix of affordable and market-based residential dwelling types with other land uses, while supporting the environment, public health and safety. Provincial policies promote the integration of land use planning, growth management, transit -supportive development, intensification, and infrastructure planning to achieve cost-effective development patterns, optimization of transit investments, and standards to minimize land consumption and servicing costs. To support provincial policies relating to the optimization of infrastructure, transit and active transportation, the proposed designation and zoning facilitate a compact form of development which efficiently uses the lands, is in close proximity to transit options including bus, rapid transit, and makes efficient use of both existing roads and active transportation networks. The lands are serviced and are in proximity to parks, trails and other community uses. Provincial policies are in support of providing a broad range of housing. The proposed mixed use development represents an attainable form of market-based housing. Planning staff is of the opinion that the proposed application will facilitate the intensification of the subject property with a high intensity mixed-use development that is compatible with the surrounding community, helps manage growth, will contribute towards a complete community, is transit supportive and will make use of the existing infrastructure. No new public roads would be required for the proposed development and Engineering staff have confirmed there is capacity in the sanitary sewer to permit intensification on the subject lands. Based on the foregoing, staff is of the opinion that this proposal is in conformity with the PPS. A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth Plan): The Growth Plan supports the development of complete and compact communities that are designed to support healthy and active living, make efficient use of land and infrastructure, provide for a range and mix of housing types, jobs, and services, at densities and in locations which support transit viability and active transportation. Policies of the Growth Plan promote growth within strategic growth areas including major transit station areas, in order to provide a focus for investments in transit and other types of infrastructure. Policy 2.2.6.1(a) states that municipalities will support housing choice through the achievement of the minimum intensification and density targets in this plan by identifying a diverse range and mix of housing options and densities, including additional residential units and affordable housing to meet projected needs of current and future residents. Policies 2.2.1.4 states that complete communities will: a) feature a diverse mix of land uses, including residential and employment uses, and convenient access to local stores, services, and public service facilities; Page 428 of 601 b) improve social equity and overall quality of life, including human health, for people of all ages, abilities, and incomes; c) provide a diverse range and mix of housing options, including additional residential units and affordable housing, to accommodate people at all stages of life, and to accommodate the needs of all household sizes and incomes; d) expand convenient access to: i. a range of transportation options, including options for the safe, comfortable and convenient use of active transportation; ii. public service facilities, co -located and integrated in community hubs; iii. an appropriate supply of safe, publicly -accessible open spaces, parks, trails, and other recreational facilities; and iv. healthy, local, and affordable food options, including through urban agriculture; e) provide for a more compact built form and a vibrant public realm, including public open spaces; f) mitigate and adapt to the impacts of a changing climate, improve resilience and reduce greenhouse gas emissions, and contribute to environmental sustainability; and g) integrate green infrastructure and appropriate low impact development. The Growth Plan supports planning for a range and mix of housing options and, in particular, higher density housing options that can accommodate a range of household sizes in locations that can provide access to transit and other amenities. Policy 2.2.4 requires that planning be prioritized for MTSAs on priority transit corridors, including zoning in a manner that implements the policies of the Growth Plan. MTSAs on priority transit corridors will be planned for a minimum density target of 160 residents and jobs combined per hectare for those that are served by light rail transit or bus rapid transit. The Region of Waterloo's ION is a form of light rail transit and the ION stations are Major Transit Station Areas (MTSAs) that are required to achieve the minimum density target of 160 residents and jobs combined per hectare. The subject lands are located within the City's delineated built up area, and within a Major Transit Station Area. The lands are identified as a MTSA in the 2014 Kitchener Official Plan. In the City's Official Plan on Map 2 — Urban Structure the lands appear within the MTSA boundary for the Mill station. The Region of Waterloo commenced the Regional Official Plan Review project and as part of that work, revised MTSA boundaries were approved in August 2022 and these lands are within the Mill Station MTSA as the Mill Station ION stop abuts the subject lands directly at the rear of the properties. The proposed development represents intensification and will help the City achieve density targets in the MTSA. The proposed designation and zoning will support a higher density housing option that will help make efficient use of existing infrastructure, parks, roads, trails and transit. Planning staff is of the opinion that the applications conform to the Growth Plan. Regional Official Plan (ROP): Urban Area policies of the ROP identify that the focus of the Region's future growth will be within the Urban Area. The subject lands are designated Built -Up Area in the ROP. The proposed development conforms to Policy 2.D.1 of the ROP as this neighbourhood provides for the physical infrastructure and community infrastructure to support the proposed residential development, including transportation networks, municipal drinking -water supply and wastewater systems, and a broad range of social and public health services. Regional policies require Area Municipalities to plan for a range of housing in terms of form, tenure, density and affordability to satisfy the various physical, social, economic and personal support needs of current and future residents. The subject lands are within the Major Transit Station Area (MTSA) boundary that was endorsed by Regional Council in April 2021 (and approved in August 2022). The Region of Waterloo has also identified that the subject lands are located within potential intensification corridor as part of the Page 429 of 601 Reginal Official Plan review and are an appropriate location for intensification. The Region of Waterloo have indicated they have no objections to the proposed application or to higher density within the MTSA area. (Appendix `D'). Planning staff are of the opinion that the applications conform to the Regional Official Plan. City of Kitchener Official Plan (OP) The City of Kitchener OP provides the long-term land use vision for Kitchener. The vision is further articulated and implemented through the guiding principles, goals, objectives, and policies which are set out in the Plan. The Vision and Goals of the OP strive to build an innovative, vibrant, attractive, safe, complete and healthy community. The subject lands are designated `General Industrial Employment in the City of Kitchener Official Plan. Lands designated as General Industrial Employment provide for a broad range of industrial uses such a warehousing, manufacturing, wholesaling, transportation depot, truck and transport terminal and other similar industrial uses. The applicant is proposing to change the land use designation to `Mixed Use' and to add `Site Specific Policy Area No. 62' to the subject lands. The Mixed Use land use designation plays an important role in achieving the planned function of the MTSA intensification area. Lands designated Mixed Use have the capacity to accommodate additional density and intensification of uses. Development and redevelopment of lands within lands designated Mixed Use must implement a high standard of urban design. The applicant is proposing to add a Site Specific Policy Area No. 62 to the subject lands to allow for a maximum Floor Space Ratio (FSR) of 8.5 whereas the Mixed Use policies only permit a maximum Floor Space Ratio of 4.0. Policy 17.E.13.1. of the City of Kitchener Official Plan require that holding provisions will be applied in situations where it is necessary or desirable to zone lands for development or redevelopment in advance of the fulfillment of specific requirements and conditions, and where the details of the development or redevelopment have not yet been fully resolved. A Holding provision may be used in order to implement this Plan to ensure that certain conditions, studies or requirements related to a proposed Zoning By-law Amendment are met. Complete Community A complete community creates and provides access to a mix of land uses including, a full range and mix of housing, including affordable housing, recreation, commerce, community and cultural facilities, health care facilities, employment, parks and open spaces distributed and connected in a coherent and efficient manner. A complete community also supports the use of public transit and active transportation, enabling residents to meet most of their daily needs within a short distance of their homes. Kitchener will be planned as a complete community that creates opportunities for all people to live, work and interact within close proximity. Planning for a complete community will aid in reducing the cost of infrastructure and servicing, encourage the use of public transit and active modes of transportation, promote social interaction, and foster a sense of community. The applicant is proposing to contribute aspects of a complete community on the subject lands with five high-rise, mixed-use buildings, ranging in height from 15 to 44 storeys with1,500 residential units and 2,000 square metres of commercial space. Considerable thought for the orientation and placement of the buildings, podium heights, building step backs, and improved pedestrian connection the Mill Station stop have been incorporated into the design for this high intensity mixed use development. Furthermore, the proposed development integrates a number of features that will benefit the community and foster a sense of community, including public amenity areas, affordable housing and Page 430 of 601 a community centre space. The proposed development includes public amenity areas in the form of Privately Owned Public Spaces (POPS). 4,400 square metres of programmed public space are proposed for this mixed used development. Preliminary concepts have contemplated features such as public art, a fountain, a skating rink, landscaping and seating opportunities. A publicly accessible urban plaza is with seamless integration to the station platform is proposed which will significantly improved pedestrian access to the station platform. The owner is proposing a total of 50 affordable residential rental dwelling units within the proposed mixed use development. The units will be available for rent and managed by the Owner in partnership with a community partner. Dwellings will range in size and location within the proposed development, in each tower and on different floors. The Owner is proposing to dedicate approximately 186 square metres (2,000 square feet of space) within the proposed development to be utilized as a privately owned, publicly accessible community centre. The proposed space will be available for the public to utilize for meetings, events or other community uses. the owner is also proposing a commitment of $25,000 per year for 10 years (total of $250,000) to sponsor new community events and programs that directly benefit the residents within the community. Staff will review this proposal to determine its feasibility as part of the site plan review process Parkland The Proposed Development includes a combination of privately -owned publicly accessible open spaces (POPS) to meet the needs of residents and the surrounding community. This includes the Station urban plaza, Promenade, and park/playground area. Additional private amenity spaces will be provided for residents of the proposed development on the building rooftops and indoor amenity spaces. Further to these spaces, a new public park is proposed on the lands at 455 Mill Street with the potential to incorporate the Regional owned lands at the corner of Mill Street and Ottawa Street South, should the acquisition of the required lands be feasible. This new park could provide a gateway feature for the Site and Mill ION LRT station. Parkland dedication in a combination of land and cash -in -lieu will be taken through the site plan application process. Urban Structure The Official Plan establishes an Urban Structure for the City of Kitchener and provides policies for directing growth and development within this structure. Intensification Areas are targeted throughout the Built-up Area as key locations to accommodate and receive the majority of development or redevelopment for a variety of land uses. Primary Intensification Areas include the Urban Growth Centre, Major Transit Station Areas, Nodes and Corridors, in this hierarchy, according to Section 3.C.2.3 of the Official Plan. The subject lands are located within a Major Transit Station Area. The planned function of the Major Transit Station Areas is to provide densities that will support transit, and achieve a mix of residential, office, institutional and commercial uses. They are also intended to have streetscapes and a built form that is pedestrian -friendly and transit -oriented. Policies also require that development applications in Major Transit Station Areas give consideration to the Transit -Oriented Development policies contained in Section 13.C.3.12 of the Official Plan. Generally, the Transit -Oriented Development policies support a compact urban form, that supports walking, cycling and the use of transit, by providing a mix of land uses in close proximity to transit stops, to support higher frequency transit service and optimize transit rider convenience. These policies also support developments which foster walkability by creating safe and comfortable pedestrian environments and a high-quality public realm. Staff is of the opinion that the proposed development will help to increase density in an area well served by nearby transit and future rapid Page 431 of 601 transit while being context sensitive to surrounding lands and provides excellent access to off-road pedestrian and cycling facilities. The proposed development is located in a prime location for high intensity mixed use development. The subject lands are located directly adjacent to the Mill Station ION stop. The proposed development introduces a new form of housing to the surrounding area with a mix of unit types. Housing diversity is needed to provide a greater housing choice and meet the needs of increasingly diverse residents and household types such as young families, professionals, retirees, people with disabilities, all with a various range of income. Diverse housing types for this area of the City of Kitchener will be planned through future MTSA planning work. This application is in advance of that work and can be considered based on urban structure and future planned function of the community. As such, staff is of the opinion that the proposed Official Plan Amendment and Zoning By-law Amendment will support a development that not only complies with the City's policies for a Major Transit Station Area but also contributes to the vision for a sustainable and more environmentally - friendly city. PARTS Rockway Plan The subject lands are located within the PARTS Rockway Plan which is a guiding document that made recommendations for land uses within and around rapid transit station stops. The PARTS Rockway Plan made recommendation for amendments to the Secondary Plans within the MTSA, which have not yet been implemented. Some of the primary recommendations are to encourage the development of underutilized sites with higher density live -work environments and to increase housing supply with multi -unit residential while protecting existing stable neighbourhoods. The proposed development provides for a range of housing options and commercial space and the proposed amendment is in keeping with the PARTS Rockway vision for development within and around the ION stops. Figure 5: PARTS Rockway Land Use Plan Page 432 of 601 Map Leg.�d Study Area Boundary J ` J FocusAreaBoundary iDM tine 6 Stops _ M1 Ked -Use High Den silty ®Mixed -Use Medium Density Mimed -Use Low Density i� j - Innoratdon Empfayment General Employment Institutional Established Low-Rse Residentlal Low Rise Residential Medium Rise Residential Residential perks open Space Natural Heritage Conservation MILLSTOP 7wo-Tane Policy Arai [Floodp4W over lay over Land use designation Site Specific Policy Area PARTS Rockway Plan- Land Use Plan Figure 5: PARTS Rockway Land Use Plan Page 432 of 601 Neighbourhood Planning Review (NPR) The subject lands are within the draft Rockway Secondary Plan, updated as part of the Neighbourhood Planning Reviews (NPR) project. A statutory public meeting was held December 9, 2019 regarding draft amendments to the plan. Under the proposed changes, the proposed land use for the subject lands is Mixed Use which allows for high intensity mixed use developments. Figure 6: Proposed Land Use Low Rise Residential Limited Low Rise Residential Medium Rise Residential - Hugh Rise Residential Institubonal Mixed Use i Commercial - Innovation Employment General Industrial Open Space iNalural Heritage ConservaWn Proposed Secondary Plan aoundary Specific Policy Area i� Rockway Secondary Plan - Proposed land Use NPR Rockway Secondary Plan - Proposed Land Use Plan As part of the NPR project, the subject lands are proposed to be zoned MIX -4 (High Rise Mixed Use Four Zone). The proposed MIX -4 zone, which is new zone proposed through the NPR, implements the mixed use land use designation and allows for high rise mixed use buildings with no maximum building height and permits a floor space ratio of up to 5.0. Figure 7: NPR Rockway Secondary Plan - Proposed Zoning Page 433 of 601 The proposed Official Plan Amendment to redesignate the lands Mixed Use with the Site -Specific Policy Area No. 62, and the proposed Zoning By-law Amendment to zone the lands `Mix -3' zone with Site Specific Provision (362), aligns with the high intensity mixed use vision for the subject lands than that is proposed through the NPR project. The NPR project is under review and updated draft land use designations and zoning will be considered in through future MTSA planning in 2023 as part of the Growing Together project. Urban Design Policies: The City's urban design policies are outlined in Section 11 of the City's OP. In the opinion of staff, the proposed development meets the intent of these policies, specifically: Streetscape; Safety; Universal Design; Site Design; Building Design, and Massing and Scale Design. To address these policies, an Urban Design Brief and Design Report, attached as Appendix `C', was submitted and has been reviewed by City staff. The Urban Design Brief outlines the vision and principles guiding the site design and informs the proposed zoning by-law regulations. Streetscape — All Street frontages are activated by at -grade commercial units, with a combined 2,000 square metres of commercial space proposed along Mill Street and the internal the private road. Furthermore, all buildings' principal entrances and lobbies are located at grade with direct access to public sidewalks and the Mill Station ION stop. The five towers include podiums that have defined bases which will enhance the streetscape. Safety — As part of the site plan approval process, staff will ensure Crime Prevention Through Environmental Design (CPTED) principles are achieved and that the site meets the Ontario Building Code and the City's Emergency Services Policy. Universal Design —The development will be designed to comply with Accessibility for Ontarians with Disabilities Act and the Ontario Building Code. Skyline — The proposed buildings will provide a new feature on the City's skyline. The proposed buildings will create visual interest from several different vantage points. Site Design, Building Design, Massing and Scale — The subject site is designed to have a development that will be developed at a scale that is compatible with the existing and planned built form for the surrounding neighbourhood. The five towers have well defined podiums and building step backs which helps enhance the public realm. Tower Design Building A (31 storeys) Building B (44 storeys) Building C (40 storeys) and Building D (15 storeys) are classified as a "Compact Point" towers. All four (4) buildings have well defined podiums. Building D (15 storeys) includes a 5 -storey podium situated along Mill Street with building step backs. This provides a transition to the lower density areas. Buildings A, B and C are the tallest buildings and are all situated towards the rear of the site and situated on top of 8 -storey podiums with various building step backs. The massing of all the buildings is broken up vertically by variation and the articulation of building materials Building E is 21 storeys in height and is classified as a "Large Slab" as the proposed tower floor plate is more than 850 square metres in area. This building has been oriented towards Mill Street with a 6 storey podium with various building step backs as the tower get taller. Massing is broken up vertically by variation and the articulation of building materials. Furthermore, balconies for the residential units are included on the street -facing elevations. Page 434 of 601 Shadow Impact Stud The owner has completed a Shadow Impact Study in addition to the Urban Design Report. Staff have reviewed the study and are satisfied the shadow study meets the City's requirements, with respect to shadow impacts, as noted in the City of Kitchener Urban Design Manual. Wind Study A wind study was prepared for the consideration of this development proposal and reviewed by staff. The wind conditions surrounding the proposed development will require wind mitigation design features. A full Wind Assessment will be required and reviewed through the site plan application process. Tall Buildina Guidelines The proposed development has also been reviewed for compliance with the City's Design for Tall Buildings Guidelines. The objective of this document is to: • achieve a positive relationship between high-rise buildings and their existing and planned context; • create a built environment that respects and enhances the city's open space system, pedestrian and cyclist amenities and streetscapes; • create human -scaled pedestrian -friendly streets, and attractive public spaces that contribute to livable, safe and healthy communities; • promote tall buildings that contribute to the view of the skyline and enhance orientation, wayfinding and the image of the city; • promote development that responds to the physical environment, microclimate and the natural environment including four season design and sustainability; and, • promote tall building design excellence to help create visually and functionally pleasing buildings of architectural significance. The proposed development concept has been reviewed with these objectives in mind. City staff has confirmed that the proposed towers are generally consistent with and meet the overall intent of the City's Design for Tall Building Guidelines. More specifically, the proposed development (as revised) now meets the onsite and offsite separation distance requirements of the Design for Tall Building Guidelines. Staff recommends that the proposed Urban Design Brief, attached as Appendix `C', be adopted and that staff be directed to apply the Urban Design Brief through the Site Plan Approval process. Transaortation Policies The Official Plan supports an integrated transportation system which incorporates active transportation, allows for the movement of people and goods and promotes a vibrant, healthy community using land use designations and urban design initiatives that make a wide range of transportation choices viable. The subject lands are located directly adjacent to the Mill ION station stop. The building has excellent access to cycling networks, including existing on and off-street cycling facilities and is located in close proximity to the Iron Horse Trail. The location of the subject lands, in the context of the City's integrated transportation system, supports the proposal for transit - oriented development on the subject lands. Policy 3.C.2.22 states that until such time as Station Area Plans are completed and this Plan is amended accordingly, in the interim, any development application submitted within a Major Transit Station Area will be reviewed generally in accordance with the Transit -Oriented Development Policies included in Section 13.C.3.12 Page 435 of 601 The proposed Official Plan Amendment and Zoning By-law Amendment applications support a more - dense residential development. The location of the proposed buildings, secured through the proposed site-specific provisions, will result in a compatible built form that fosters walkability within a pedestrian -friendly environment that allows walking to be safe, comfortable, barrier -free and a convenient form of urban travel. Furthermore, the proposed development will enhance access and pedestrian connections to the Mill Station ION stop. At future site plan approval processes, the design of the buildings will have to feature a high quality public realm to enhance the identity of the area and create gathering points for social interaction, community events and other activities. Additionally, secured and visitor bicycle parking is required as part of the Zoning By-law. Housing Policies: Section 4.1.1 of the City's Official Plan contains policies with the primary objective to provide for an appropriate range, variety and mix of housing types and styles, densities, tenure and affordability to satisfy the varying housing needs of our community through all stages of life. The proposed development increases the range of dwelling units available in the city. The development is contemplated to include a range of unit types including, one, two and three-bedroom units along with 50 affordable dwelling units that will be made available for rent by the owner. The wide range of units, in this location, will appeal to a variety of household needs. Sustainable Development Section 7.C.4.1 of the City's Official Plan ensures developments will increasingly be sustainable by encouraging, supporting and, where appropriate, requiring: a) compact development and efficient built form; b) environmentally responsible design (from community design to building design) and construction practices; c) the integration, protection and enhancement of natural features and landscapes into building and site design; d) the reduction of resource consumption associated with development; and, e) transit -supportive development and redevelopment and the greater use of other active modes of transportation such as cycling and walking. Development applications are required to demonstrate that the proposal meets the sustainable development policies of the Plan and that sustainable development design standards are achieved. Sustainable development initiatives will be further explored at the Site Plan Application stage. Proaosed Official Plan Amendment Conclusions The subject application requests that the land use designation as shown on Map 3 of the 2014 Official Plan be changed from `General Industrial Employment' to `Mixed Use' and that Map 5 be amended to add Site Specific Policy Area No. 62. Based on the above policy and planning analysis, staff is of the opinion that the proposed Official Plan Amendment represents good planning and recommend that the proposed Official Plan Amendment be approved in the form shown in Appendix "A„ Page 436 of 601 Proposed Zoning By-law Amendment: The subject lands are zoned `General Industrial Zone (M-2)' in Zoning By-law 85-1. The existing zoning permissions permit a wide range of industrial uses such a warehousing, manufacturing, wholesaling, transportation depot, truck and transport terminal and other similar industrial uses. The applicant has requested an amendment to remove the lands, currently zoned `General Industrial Zone (M-2)', from Zoning By-law 85-1 and zone the lands to `Mixed Use Three (MIX -3) with Site Specific Provision (362) and Holding Provision 43H' in for inclusion in Zoning By-law 2019-051. Official Plan policies indicate that where special zoning regulations are requested for residential intensification or a redevelopment of lands, the overall impact of the site specific zoning regulations will consider compatibility with existing built form; appropriate massing and setbacks that support and maintain streetscape and community character; appropriate buffering to mitigate adverse impacts, particularly with respect to privacy; avoidance of unacceptable adverse impacts by providing appropriate number of parking spaces and an appropriate landscaped/amenity area. The applicant is also seeking to amend Zoning By-law 2019-051 to add Site -Specific Provision (362) and Holding Provision 43H. The proposed Site -Specific Provision will permit an increased Floor Space Ratio (FSR), impose a maximum building height, regulate parking requirements, regulate building setbacks, impose a maximum podium height, regulate the minimum required commercial space and prohibit geothermal wells. The Holding Provision will require remediation of site contamination and require a noise study to be completed to the satisfaction of the Region of Waterloo. Staff offer the following comments with respect to Site Specific Provision (362) a) That the maximum Floor Space Ratio shall be 8.5 and shall be calculated pre -road widening and pre -conveyance of park land. The purpose of this regulation is to cap the Floor Space Ratio and ensure development does not exceed the density presented in the concept plans. b) The maximum building height shall be 145.0 metres. The purpose of this regulation is to ensure development does not exceed the height represented in the concept plans. Furthermore, this is the maximum allowable height within the Federal Airport Zoning Regulations which caps the maximum building height within a flight path. c) The maximum number of storeys shall be 44. The purpose of this regulation is to cap the number of storeys ensure development does not exceed the number of storeys shown in the concept plans. d) That parking be provided at a rate of 0.55 parking spaces per dwelling unit plus 0.05 visitor parking spaces per dwelling unit. The purpose of this regulation is to provide for a parking rate which is appropriate for the development. The proposed ratio results in a parking rate of 0.6 parking spaces per dwelling unit (inclusive of visitor spaces). The subject lands will have adequate access to public transit and pedestrian/cycling networks and adequate bike storage will be provided within the development for residents. Planning and Transportation Services staff is of the opinion that the parking rate is appropriate for the subject lands. Zoning By-law 2019-051 permits visitor parking and non-residential use parking to be shared. Page 437 of 601 e) The minimum rear yard building podium setback shall be 0 metres. This regulation will permit podiums to be built right up to the rear property line. f) The minimum rear yard building tower setback shall be 2.5 metres. The purpose of this regulation is to ensure there a tower step back provided at the rear of the property that abuts the Mill Station ION stop. g) the minimum interior side yard building setback shall be 2.9 metres and regulated pre - parkland conveyance. The regulation will regulate the side yard building setbacks and provide for a landscape buffer. h) The minimum ground floor street line fagade width as a percent of the width of the abutting street line shall be 25%. This regulation will ensure 25% of the ground floor facades are oriented along the street. In addition to 25% fagade width along the street line, landscape areas are proposed. i) The maximum number of storeys in the base of a mid -rise building or tall building shall be 8. The purpose of this regulation is to ensure a well-defined podium base is provided that implements the concept plans shown for the proposed development. D The minimum non residential gross floor area shall be 2,000 square metres. The purpose of this regulation is to ensure adequate commercial space is provided for the proposed mixed use development. k) Geothermal Energy Systems shall be prohibited. The Region of Waterloo has indicated Geothermal Energy Systems shall be prohibited to mitigate the risks associated with contaminants that will remain beneath the site when the property is redeveloped. Staff offer the following comments with respect to Holding Provision 43H: Official Plan policies require that holding provisions will be applied in those situations where it is necessary or desirable to zone lands for development or redevelopment in advance of the fulfillment of specific requirements and conditions, and where the details of the development or redevelopment have not yet been fully resolved. A Holding provision may be used in order to facilitate the implementation of the `MIX -3' zone and site specific provision. The City will enact a by-law to remove the holding symbol when all the conditions set out in the holding provision have been satisfied, permitting development or redevelopment in accordance with the zoning category assigned. Holding Provision 43H Planning staff are recommending the following holding provision as part of the Zoning By-law Amendment: a) No residential use shall be permitted until such time as a Record of Site Condition is submitted and approved to the satisfaction of the Ministry of the Environment, Conservation and Parks Page 438 of 601 (MECP). This Holding Provision shall not be removed until the Region of Waterloo is in receipt of a letter from the Ministry of the Environment, Conservation and Parks (MECP) advising that a Record of Site Condition has been completed to their satisfaction. b) No residential use shall be permitted until such time as a Stationary Noise Study is submitted and approved to the satisfaction of the Regional Commissioner of Planning, Housing and Community Services, if necessary. This Holding Provision shall not be removed until the City of Kitchener is in receipt of a letter from the Regional Commissioner of Planning, Housing and Community Services advising that such noise study or studies has been approved and an agreement, if necessary, has been entered into with the City and/or Region, as necessary, providing for the implementation of any recommended noise mitigation measures. There are medium and high environmental contamination threats located on and adjacent to the subject lands in accordance with the Region's Threats Inventory Database (TID) due to past and current land uses. A Record of Site Condition (RSC) and Ministry Acknowledgement Letter shall be required in accordance with the Region's Implementation Guidelines. Until such time that the RSC and Ministry Acknowledgement letter have been received by the Region, residential redevelopment of the site is not permitted. A noise study was prepared in support of the proposed Official Plan and Zoning By-law Amendments and reviewed by the Region of Waterloo. Additional building noise mitigation measures will be reviewed through the site plan design and approvals process and an updated noise study will be required prior to removal of the Holding Provision. Proposed Zoning By-law Amendment Conclusions Staff is of the opinion that the proposed Zoning By-law Amendment to change the zoning of the subject lands to `Mixed Use Three (MIX -3) with Site -Specific Provision (362) and Holding Provision 43H' represents good planning as it will facilitate the redevelopment of the lands with a mixed-use development that is compatible with the existing neighbourhood and surrounding area, which will add visual interest at the street level, provide enhanced landscaping that will contribute to the streetscape, and which will appropriately accommodate on-site parking needs. Staff are supportive of the proposed development and recommend that the proposed Zoning By-law amendment be approved as shown in Appendix "B". Department and Agency Comments: Circulation of the Official Plan Amendment and Zoning By-law Amendment was undertaken in August 2022 to all applicable City departments and other review authorities. No major concerns were identified by any commenting City department or agency and any necessary revisions and updates were made. Copies of the comments are found in Appendix "D" of this report. The following Reports and Studies were considered as part of this proposed Official Plan Amendment and Zoning By-law Amendment: Planning Justification Report Prepared by: The Butler Group Consultants Inc., February 2023 Urban Design Brief Prepared by: Michael Spaziani Architecture Inc., February 2023 Traffic Impact Study and Parking Justification Report. Prepared by: Paradigm Transportation Solutions, July 2022 (Addendum Letter February 2023) Elevations and Massing and Shadow Study Prepared by: Neo Architects, February 2023 Page 439 of 601 Landscape Master Plan Prepared by: Land Art Design Landscape Architects, February 2023 Geotechnical and Hydrological Investigation. Prepared by: Chung & Vander Doelen Engineering LTD, February 17, 2023 Functional Servicing and Storm Water Management Report Prepared by: JPE Engineering, February 13, 2023 Noise and Vibrational Impact Study HGC Engineering, July 13, 2022 (Addendum Letter February 2023) Pedestrian Windy Assessment Prepared by: RWDI., February 2023 Community Input & Staff Responses II, 1 TZ: ri 0 386 addresses (occupants and property owners) were circulated and notified Approximately 16 people/households/businesses provided comment A City -led Neighbourhood Meeting was held on January 24, 2023 and 13 different users logged on Staff received written responses from 16 residents with respect to the proposed development. These are included in Appendix `E'. A Neighbourhood Meeting was held on January 24, 2023. In addition, staff had follow-up one-on-one correspondence with members of the public. A summary of what we heard, and staff responses are noted below. What We Heard Staff Comment Support for the development There is support for the redevelopment of the underutilized properties. A Traffic Impact Study (TIS) was submitted, and it was reviewed by City Transportation Services staff and the Concerns the proposed Region of Waterloo. No concerns with the TIS were development will create more traffic identified by either Regional of City Staff. This is a transit - on local street. oriented development with more bicycle parking being offer than vehicular parking. Page 440 of 601 Concerns that there are no bike Bike lanes were recently constructed along Ottawa Street lanes in the area for this South and a multi use trail was recently constructed along development. Mill Street directly in front of this proposed development. In direct response from public and staff comments, the number of towers was reduced from 6 to 5 which reduced Tall buildings should only be allowed shadow impacts. A Shadow Study has been submitted. in the downtown and too many Staff have reviewed the study and are satisfied the shadow towers are proposed. study meets the minimum requirements, as related to shadow impacts and will have minimal impacts on adjacent properties. A mix of unit types should be 1 , 2 and 3 bedroom units are now proposed along with 50 provided, including some affordable affordable dwelling units. units. Additional onsite parking was added to the revised development concept. A Parking Justification opinion letter was submitted and reviewed by Transportation Services staff who support the proposed parking rate of 0.55 per parking spaces per dwelling unit plus 0.05 visitor parking Not enough parking is being spaces per dwelling unit. The proposed development provided. includes unbundled parking, is located directly adjacent to the Mill Station ION stop and furthermore a minimum of 0.5 Class A bicycle parking spaces per dwelling unit are required by the Zoning By-law as an active transportation measure. Planning Conclusions In considering the foregoing, staff are supportive of the proposed Official Plan Amendment and Zoning By-law Amendment to allow the subject lands at 455-509 Mill Street to be developed with a high intensity mixed use development. Staff is of the opinion that the subject applications are consistent with policies of the Provincial Policy Statement (2020), conform to Growth Plan for the Greater Golden Horseshoe, the Regional Official Plan, and the City of Kitchener Official Plan and represent good planning. It is recommended that the applications be approved. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: The recommendation of this report supports the achievement of the City's strategic vision through the delivery of core service. FINANCIAL IMPLICATIONS: Capital Budget — The recommendation has no impact on the Capital Budget. Operating Budget — The recommendation has no impact on the Operating Budget. COMMUNITY ENGAGEMENT: INFORM — This report has been posted to the City's website with the agenda in advance of the Council / Committee meeting. A large notice sign was posted on the property and information regarding the application was posted to the City's website in August of 2022. Following the initial Page 441 of 601 circulation referenced below, an additional postcard advising of the statutory public meeting was circulated to all residents and property owners within 240 metres of the subject lands, those responding to the preliminary circulation and who attended the Neighbourhood Meetings. Notice of the Statutory Public Meeting was also posted in The Record on March 31, 2023 (a copy of the Notice may be found in Appendix F). CONSULT —The proposed Official Plan Amendment and Zoning By-law Amendment were circulated to residents and property owners within 240 metres of the subject lands on August 24, 2022. In response to this circulation, staff received written responses from 16 members of the public, which were summarized as part of this staff report. Planning staff also had one-on-one conversations with residents on the telephone and responded to emails. PREVIOUS REPORTS/AUTHORITIES: • Planning Act, R.S.O. 1990, c. P.13 • Growth Plan, 2020 • Provincial Policy Statement, 2020 • Region of Waterloo Official Plan • City of Kitchener Official Plan, 2014 • PARTS Rockway Plan • City of Kitchener Zoning By-laws 85-1 and 2019-051 REVIEWED BY: Malone -Wright, Tina— Interim Manager of Development Review, Planning Division APPROVED BY: Readman, Justin - 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' — Department and Agency Comments Attachment `E' — Public Comments Attachment `F' — Newspaper Notice Page 442 of 601 AMENDMENT NO. xx TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 455-509 Mill Street Page 443 of 601 AMENDMENT NO. xx TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 455-509 Mill Street 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 April 24, 2023 APPENDIX 2 Minutes of the Meeting of Planning & Strategic Initiatives Committee APPENDIX 3 Minutes of the Meeting of City Council Page 444 of 601 AMENDMENT NO. xx TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER SECTION 1 —TITLE AND COMPONENTS This amendment shall be referred to as Amendment No. xx to the Official Plan of the City of Kitchener (2014). This amendment is comprised of Sections 1 to 4 inclusive. SECTION 2 — PURPOSE OF THE AMENDMENT The purpose of the Official Plan Amendment is to amend: • Map 3 - Land Use by redesignating lands from General Industrial Employment to Mixed Use. • Map 5 - To add Specific Policy Area No. 62 to add the lands at 455-509 Mill Street. • Adding Policy 15.D.12.62 to Section 15.D.12 to permit a maximum Floor Space Ratio of 8.5: o Specific Policy 15.D.12.62 amends one policy in the Mixed Use land use designation: ■ Policy 15.D.4.17 c) is amended to permit a maximum Floor Space Ratio (FSR) of 8.5. SECTION 3 — BASIS OF THE AMENDMENT Planning Analysis: Planning Act, R.S.O. 1990, c. P.13 25. Section 2 of the Planning Act establishes matters of provincial interest and states that the Minister, the council of a municipality, a local board, a planning board and the Tribunal, in carrying out their responsibilities under this Act, shall have regard to, among other matters, matters of provincial interest such as, f) The adequate provision and efficient use of communication, transportation, sewage and water services and waste management systems; g) The minimization of waste; h) The orderly development of safe and healthy communities; j) The adequate provision of a full range of housing, including affordable housing; k) The adequate provision of employment opportunities; p) The appropriate location of growth and development; q) The promotion of development that is designed to be sustainable, to support public transit and to be oriented to pedestrians; r) The promotion of built form that, (i) Is well-designed, (ii) Encourages a sense of place, and (iii) Provides for public spaces that are of high quality, safe, accessible, attractive and vibrant; s) The mitigation of greenhouse gas emissions and adaptation to a changing climate. These matters of provincial interest are addressed and are implemented through the Provincial Policy Statement, as it directs how and where development is to occur. The City's Official Plan is the most important vehicle for the implementation of the Provincial Policy Statement, and to ensure Provincial policy is adhered to. Provincial Policy Statement, 2020: The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. Section 1.4.3(b) of the PPS promotes all types of residential intensification, and sets out a policy framework for sustainable, healthy, liveable and safe communities. The PPS promotes efficient development and land use patterns, as well as Page 445 of 601 accommodating an appropriate mix of affordable and market-based residential dwelling types with other land uses, while supporting the environment, public health and safety. Provincial policies promote the integration of land use planning, growth management, transit -supportive development, intensification, and infrastructure planning to achieve cost-effective development patterns, optimization of transit investments, and standards to minimize land consumption and servicing costs. To support provincial policies relating to the optimization of infrastructure, transit and active transportation, the proposed designation and zoning facilitate a compact form of development which efficiently uses the lands, is in close proximity to transit options including bus, rapid transit, and makes efficient use of both existing roads and active transportation networks. The lands are serviced and are in proximity to parks, trails and other community uses. Provincial policies are in support of providing a broad range of housing. The proposed mixed use development represents an attainable form of market-based housing. Planning staff is of the opinion that the proposed application will facilitate the intensification of the subject property with a high intensity mixed-use development that is compatible with the surrounding community, helps manage growth, will contribute towards a complete community, is transit supportive and will make use of the existing infrastructure. No new public roads would be required for the proposed development and Engineering staff have confirmed there is capacity in the sanitary sewer to permit intensification on the subject lands. Based on the foregoing, staff is of the opinion that this proposal is in conformity with the PPS. A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth Plan): The Growth Plan supports the development of complete and compact communities that are designed to support healthy and active living, make efficient use of land and infrastructure, provide for a range and mix of housing types, jobs, and services, at densities and in locations which support transit viability and active transportation. Policies of the Growth Plan promote growth within strategic growth areas including major transit station areas, in order to provide a focus for investments in transit and other types of infrastructure. Policy 2.2.6.1(a) states that municipalities will support housing choice through the achievement of the minimum intensification and density targets in this plan by identifying a diverse range and mix of housing options and densities, including additional residential units and affordable housing to meet projected needs of current and future residents. Policies 2.2.1.4 states that complete communities will: a) feature a diverse mix of land uses, including residential and employment uses, and convenient access to local stores, services, and public service facilities; b) improve social equity and overall quality of life, including human health, for people of all ages, abilities, and incomes; c) provide a diverse range and mix of housing options, including additional residential units and affordable housing, to accommodate people at all stages of life, and to accommodate the needs of all household sizes and incomes; d) expand convenient access to: i. a range of transportation options, including options for the safe, comfortable and convenient use of active transportation; ii. public service facilities, co -located and integrated in community hubs; iii. an appropriate supply of safe, publicly -accessible open spaces, parks, trails, and other recreational facilities; and iv. healthy, local, and affordable food options, including through urban agriculture; Page 446 of 601 e) provide for a more compact built form and a vibrant public realm, including public open spaces; f) mitigate and adapt to the impacts of a changing climate, improve resilience and reduce greenhouse gas emissions, and contribute to environmental sustainability; and g) integrate green infrastructure and appropriate low impact development. The Growth Plan supports planning for a range and mix of housing options and, in particular, higher density housing options that can accommodate a range of household sizes in locations that can provide access to transit and other amenities. Policy 2.2.4 requires that planning be prioritized for MTSAs on priority transit corridors, including zoning in a manner that implements the policies of the Growth Plan. MTSAs on priority transit corridors will be planned for a minimum density target of 160 residents and jobs combined per hectare for those that are served by light rail transit or bus rapid transit. The Region of Waterloo's ION is a form of light rail transit and the ION stations are Major Transit Station Areas (MTSAs) that are required to achieve the minimum density target of 160 residents and jobs combined per hectare. The subject lands are located within the City's delineated built up area, and within a Major Transit Station Area. The lands are identified as a MTSA in the 2014 Kitchener Official Plan. In the City's Official Plan on Map 2 — Urban Structure the lands appear within the MTSA boundary for the Mill station. The Region of Waterloo commenced the Regional Official Plan Review project and as part of that work, revised MTSA boundaries were approved in August 2022 and these lands are within the Mill Station MTSA as the Mill Station ION stop abuts the subject lands directly at the rear of the properties. The proposed development represents intensification and will help the City achieve density targets in the MTSA. The proposed designation and zoning will support a higher density housing option that will help make efficient use of existing infrastructure, parks, roads, trails and transit. Planning staff is of the opinion that the applications conform to the Growth Plan. Regional Official Plan (ROP): Urban Area policies of the ROP identify that the focus of the Region's future growth will be within the Urban Area. The subject lands are designated Built -Up Area in the ROP. The proposed development conforms to Policy 2.D.1 of the ROP as this neighbourhood provides for the physical infrastructure and community infrastructure to support the proposed residential development, including transportation networks, municipal drinking -water supply and wastewater systems, and a broad range of social and public health services. Regional policies require Area Municipalities to plan for a range of housing in terms of form, tenure, density and affordability to satisfy the various physical, social, economic and personal support needs of current and future residents. The subject lands are within the Major Transit Station Area (MTSA) boundary that was endorsed by Regional Council in April 2021 (and approved in August 2022). The Region of Waterloo has also identified that the subject lands are located within potential intensification corridor as part of the Reginal Official Plan review and are an appropriate location for intensification. The Region of Waterloo have indicated they have no objections to the proposed application or to higher density within the MTSA area. (Appendix `D'). Planning staff are of the opinion that the applications conform to the Regional Official Plan. City of Kitchener Official Plan (OP) The City of Kitchener OP provides the long-term land use vision for Kitchener. The vision is further articulated and implemented through the guiding principles, goals, objectives, and policies which Page 447 of 601 are set out in the Plan. The Vision and Goals of the OP strive to build an innovative, vibrant, attractive, safe, complete and healthy community. The subject lands are designated `General Industrial Employment in the City of Kitchener Official Plan. Lands designated as General Industrial Employment provide for a broad range of industrial uses such a warehousing, manufacturing, wholesaling, transportation depot, truck and transport terminal and other similar industrial uses. The applicant is proposing to change the land use designation to `Mixed Use' and to add `Site Specific Policy Area No. 62' to the subject lands. The Mixed Use land use designation plays an important role in achieving the planned function of the MTSA intensification area. Lands designated Mixed Use have the capacity to accommodate additional density and intensification of uses. Development and redevelopment of lands within lands designated Mixed Use must implement a high standard of urban design. The applicant is proposing to add a Site Specific Policy Area No. 62 to the subject lands to allow for a maximum Floor Space Ratio (FSR) of 8.5 whereas the Mixed Use policies only permit a maximum Floor Space Ratio of 4.0. Policy 17.E.13.1. of the City of Kitchener Official Plan require that holding provisions will be applied in situations where it is necessary or desirable to zone lands for development or redevelopment in advance of the fulfillment of specific requirements and conditions, and where the details of the development or redevelopment have not yet been fully resolved. A Holding provision may be used in order to implement this Plan to ensure that certain conditions, studies or requirements related to a proposed Zoning By-law Amendment are met. Complete Community A complete community creates and provides access to a mix of land uses including, a full range and mix of housing, including affordable housing, recreation, commerce, community and cultural facilities, health care facilities, employment, parks and open spaces distributed and connected in a coherent and efficient manner. A complete community also supports the use of public transit and active transportation, enabling residents to meet most of their daily needs within a short distance of their homes. Kitchener will be planned as a complete community that creates opportunities for all people to live, work and interact within close proximity. Planning for a complete community will aid in reducing the cost of infrastructure and servicing, encourage the use of public transit and active modes of transportation, promote social interaction, and foster a sense of community. The applicant is proposing to contribute aspects of a complete community on the subject lands with five high-rise, mixed-use buildings, ranging in height from 15 to 44 storeys with1,500 residential units and 2,000 square metres of commercial space. Considerable thought for the orientation and placement of the buildings, podium heights, building step backs, and improved pedestrian connection the Mill Station stop have been incorporated into the design for this high intensity mixed use development. Furthermore, the proposed development integrates a number of features that will benefit the community and foster a sense of community, including public amenity areas, affordable housing and a community centre space. The proposed development includes public amenity areas in the form of Privately Owned Public Spaces (POPS). 4,400 square metres of programmed public space are proposed for this mixed used development. Preliminary concepts have contemplated features such as public art, a fountain, a skating rink, landscaping and seating opportunities. A publicly accessible urban plaza is with seamless integration to the station platform is proposed which will significantly improved pedestrian access to the station platform. Page 448 of 601 The owner is proposing a total of 50 affordable residential rental dwelling units within the proposed mixed use development. The units will be available for rent and managed by the Owner in partnership with a community partner. Dwellings will range in size and location within the proposed development, in each tower and on different floors. The Owner is proposing to dedicate approximately 186 square metres (2,000 square feet of space) within the proposed development to be utilized as a privately owned, publicly accessible community centre. The proposed space will be available for the public to utilize for meetings, events or other community uses. the owner is also proposing a commitment of $25,000 per year for 10 years (total of $250,000) to sponsor new community events and programs that directly benefit the residents within the community. Parkland The Proposed Development includes a combination of privately -owned publicly accessible open spaces (POPS) to meet the needs of residents and the surrounding community. This includes the Station urban plaza, Promenade, and park/playground area. Additional private amenity spaces will be provided for residents of the proposed development on the building rooftops and indoor amenity spaces. Further to these spaces, a new public park is proposed on the lands at 455 Mill Street with the potential to incorporate the Regional owned lands at the corner of Mill Street and Ottawa Street South, should the acquisition of the required lands be feasible. This new park could provide a gateway feature for the Site and Mill ION LRT station. Parkland dedication in a combination of land and cash -in -lieu will be taken through the site plan application process. Urban Structure The Official Plan establishes an Urban Structure for the City of Kitchener and provides policies for directing growth and development within this structure. Intensification Areas are targeted throughout the Built-up Area as key locations to accommodate and receive the majority of development or redevelopment for a variety of land uses. Primary Intensification Areas include the Urban Growth Centre, Major Transit Station Areas, Nodes and Corridors, in this hierarchy, according to Section 3.C.2.3 of the Official Plan. The subject lands are located within a Major Transit Station Area. The planned function of the Major Transit Station Areas is to provide densities that will support transit, and achieve a mix of residential, office, institutional and commercial uses. They are also intended to have streetscapes and a built form that is pedestrian - friendly and transit -oriented. Policies also require that development applications in Major Transit Station Areas give consideration to the Transit -Oriented Development policies contained in Section 13.C.3.12 of the Official Plan. Generally, the Transit -Oriented Development policies support a compact urban form, that supports walking, cycling and the use of transit, by providing a mix of land uses in close proximity to transit stops, to support higher frequency transit service and optimize transit rider convenience. These policies also support developments which foster walkability by creating safe and comfortable pedestrian environments and a high-quality public realm. Staff is of the opinion that the proposed development will help to increase density in an area well served by nearby transit and future rapid transit while being context sensitive to surrounding lands and provides excellent access to off-road pedestrian and cycling facilities. The proposed development is located in a prime location for high intensity mixed use development. The subject lands are located directly adjacent to the Mill Station ION stop. The proposed development introduces a new form of housing to the surrounding area with a mix of Page 449 of 601 unit types. Housing diversity is needed to provide a greater housing choice, and meet the needs of increasingly diverse residents and household types such as young families, professionals, retirees, people with disabilities, all with a various range of income. Diverse housing types for this area of the City of Kitchener will be planned through future MTSA planning work. This application is in advance of that work and can be considered based on urban structure and future planned function of the community. As such, staff is of the opinion that the proposed Official Plan Amendment and Zoning By-law Amendment will support a development that not only complies with the City's policies for a Major Transit Station Area but also contributes to the vision for a sustainable and more environmentally -friendly city. PARTS Rockway Plan The subject lands are located within the PARTS Rockway Plan which is a guiding document that made recommendations for land uses within and around rapid transit station stops. The PARTS Rockway Plan made recommendation for amendments to the Secondary Plans within the MTSA, which have not yet been implemented. Some of the primary recommendations are to encourage the development of underutilized sites with higher density live -work environments and to increase housing supply with multi -unit residential while protecting existing stable neighbourhoods. The proposed development provides for a range of housing options and commercial space and the proposed amendment is in keeping with the PARTS Rockway vision for development within and around the ION stomps. Yap Legend Study Ana a"ridary ION Line &Stops PARTS Rockway Plan- Land Use Plan Figure 5: PARTS Rockway Land Use Plan Neighbourhood Planning Review (NPR) The subject lands are within the draft Rockway Secondary Plan, updated as part of the Neighbourhood Planning Reviews (NPR) project. A statutory public meeting was held December 9, 2019 regarding draft amendments to the plan. Under the proposed changes, the proposed land use for the subject lands is Mixed Use which allows for high intensity mixed use developments. Page 450 of 601 Miaed•Use High D—trty .,+� Mixed -Use Medium Density 1" Mixed -Use Low Oe nsity d - MW 1—.11on Employment Genera9 Employment Institutional h Established Low-Rlw Residential Low Rise Residential Medium Rise Residential Residential ti Parks Open Spaee _- Hatufai Heritage Conservation W7 MILLS TQP I� Twp -Zone ipgyy Ana (Floodpl N n) y OWAOy [Mi land use I nti y'i +�1 •� PARTS Rockway Plan- Land Use Plan Figure 5: PARTS Rockway Land Use Plan Neighbourhood Planning Review (NPR) The subject lands are within the draft Rockway Secondary Plan, updated as part of the Neighbourhood Planning Reviews (NPR) project. A statutory public meeting was held December 9, 2019 regarding draft amendments to the plan. Under the proposed changes, the proposed land use for the subject lands is Mixed Use which allows for high intensity mixed use developments. Page 450 of 601 Proposed Land Use Mixed Use Low Rise Residential Limited Low Rise Residential Medium Rise Residential Hgh Rise Residential Institutional Mixed Use Rockway Secondary Plan • Proposed Land Use Figure 6: NPR Rockway Secondary Plan - Proposed Land Use Plan As part of the NPR project, the subject lands are proposed to be zoned MIX -4 (High Rise Mixed Use Four Zone). The proposed MIX -4 zone, which is new zone proposed through the NPR, implements the mixed use land use designation and allows for high rise mixed use buildings with no maximum building height and permits a floor space ratio of up to 5.0. Figure 7: NPR Rockway Secondary Plan - Proposed Zoning The proposed Official Plan Amendment to redesignate the lands Mixed Use with the Site -Specific Policy Area No. 62, and the proposed Zoning By-law Amendment to zone the lands `Mix -3' zone with Site Specific Provision (362), aligns with the high intensity mixed use vision for the subject lands than that is proposed through the NPR project. Page 451 of 601 Commeresat Innovation Employment General Industnal Open Space Natural Heritage Gonsesvalion Proposed Secondary Plan Boundary l.1 Specific Policy Area Rockway Secondary Plan • Proposed Land Use Figure 6: NPR Rockway Secondary Plan - Proposed Land Use Plan As part of the NPR project, the subject lands are proposed to be zoned MIX -4 (High Rise Mixed Use Four Zone). The proposed MIX -4 zone, which is new zone proposed through the NPR, implements the mixed use land use designation and allows for high rise mixed use buildings with no maximum building height and permits a floor space ratio of up to 5.0. Figure 7: NPR Rockway Secondary Plan - Proposed Zoning The proposed Official Plan Amendment to redesignate the lands Mixed Use with the Site -Specific Policy Area No. 62, and the proposed Zoning By-law Amendment to zone the lands `Mix -3' zone with Site Specific Provision (362), aligns with the high intensity mixed use vision for the subject lands than that is proposed through the NPR project. Page 451 of 601 The NPR project is under review and updated draft land use designations and zoning will be considered in through future MTSA planning in 2023 as part of the Growing Together project. Urban Design Policies: The City's urban design policies are outlined in Section 11 of the City's OP. In the opinion of staff, the proposed development meets the intent of these policies, specifically: Streetscape; Safety; Universal Design; Site Design; Building Design, and Massing and Scale Design. To address these policies, an Urban Design Brief and Design Report, attached as Appendix `C', was submitted and has been reviewed by City staff. The Urban Design Brief outlines the vision and principles guiding the site design and informs the proposed zoning by-law regulations. Streetscape — All Street frontages are activated by at -grade commercial units, with a combined 2,000 square metres of commercial space proposed along Mill Street and the internal the private road. Furthermore, all buildings' principal entrances and lobbies are located at grade with direct access to public sidewalks and the Mill Station ION stop. The five towers include podiums that have defined bases which will enhance the streetscape. Safety — As part of the site plan approval process, staff will ensure Crime Prevention Through Environmental Design (CPTED) principles are achieved and that the site meets the Ontario Building Code and the City's Emergency Services Policy. Universal Design — The development will be designed to comply with Accessibility for Ontarians with Disabilities Act and the Ontario Building Code. Skyline — The proposed buildings will provide a new feature on the City's skyline. The proposed buildings will create visual interest from several different vantage points. Site Design, Building Design, Massing and Scale — The subject site is designed to have a development that will be developed at a scale that is compatible with the existing and planned built form for the surrounding neighbourhood. The five towers have well defined podiums and building step backs which helps enhance the public realm. Tower Design Building A (31 storeys) Building B (44 storeys) Building C (40 storeys) and Building D (15 storeys) are classified as a "Compact Point' towers. All four (4) buildings have well defined podiums. Building D (15 storeys) includes a 5 -storey podium situated along Mill Street with building step backs. This provides a transition to the lower density areas. Buildings A , B and C are the tallest buildings and are all situated towards the rear of the site and situated on top of 8 -storey podiums with various building step backs. The massing of all the buildings is broken up vertically by variation and the articulation of building materials Building E is 21 storeys in height and is classified as a "Large Slab" as the proposed tower floor plate is more than 850 square metres in area. This building has been oriented towards Mill Street with a 6 storey podium with various building step backs as the tower get taller. Massing is broken up vertically by variation and the articulation of building materials. Furthermore, balconies for the residential units are included on the street -facing elevations. 10 Page 452 of 601 Shadow Impact Stud The owner has completed a Shadow Impact Study in addition to the Urban Design Report. Staff have reviewed the study and are satisfied the shadow study meets the City's requirements, with respect to shadow impacts, as noted in the City of Kitchener Urban Design Manual. Wind Study A wind study was prepared for the consideration of this development proposal and reviewed by staff. The wind conditions surrounding the proposed development will require wind mitigation design features. A full Wind Assessment will be required and reviewed through the site plan application process. Tall Building Guidelines The proposed development has also been reviewed for compliance with the City's Design for Tall Buildings Guidelines. The objective of this document is to: • achieve a positive relationship between high-rise buildings and their existing and planned context; • create a built environment that respects and enhances the city's open space system, pedestrian and cyclist amenities and streetscapes; • create human -scaled pedestrian -friendly streets, and attractive public spaces that contribute to livable, safe and healthy communities; • promote tall buildings that contribute to the view of the skyline and enhance orientation, wayfinding and the image of the city; • promote development that responds to the physical environment, microclimate and the natural environment including four season design and sustainability; and, • promote tall building design excellence to help create visually and functionally pleasing buildings of architectural significance. The proposed development concept has been reviewed with these objectives in mind. City staff has confirmed that the proposed towers are generally consistent with and meet the overall intent of the City's Design for Tall Building Guidelines. More specifically, the proposed development (as revised) now meets the onsite and offsite separation distance requirements of the Design for Tall Building Guidelines. Staff recommends that the proposed Urban Design Brief, attached as Appendix `C', be adopted and that staff be directed to apply the Urban Design Brief through the Site Plan Approval process. Transportation Policies: The Official Plan supports an integrated transportation system which incorporates active transportation, allows for the movement of people and goods and promotes a vibrant, healthy community using land use designations and urban design initiatives that make a wide range of transportation choices viable. The subject lands are located directly adjacent to the Mill ION station stop. The building has excellent access to cycling networks, including existing on and off- street cycling facilities and is located in close proximity to the Iron Horse Trail. The location of the subject lands, in the context of the City's integrated transportation system, supports the proposal for transit -oriented development on the subject lands. Policy 3.C.2.22 states that until such time as Station Area Plans are completed and this Plan is amended accordingly, in the interim, any development application submitted within a Major 11 Page 453 of 601 Transit Station Area will be reviewed generally in accordance with the Transit -Oriented Development Policies included in Section 13.C.3.12 The proposed Official Plan Amendment and Zoning By-law Amendment applications support a more -dense residential development. The location of the proposed buildings, secured through the proposed site-specific provisions, will result in a compatible built form that fosters walkability within a pedestrian -friendly environment that allows walking to be safe, comfortable, barrier -free and a convenient form of urban travel. Furthermore, the proposed development will enhance access and pedestrian connections to the Mill Station ION stop. At future site plan approval processes, the design of the buildings will have to feature a high quality public realm to enhance the identity of the area and create gathering points for social interaction, community events and other activities. Additionally, secured and visitor bicycle parking is required as part of the Zoning By-law. Housing Policies: Section 4.1.1 of the City's Official Plan contains policies with the primary objective to provide for an appropriate range, variety and mix of housing types and styles, densities, tenure and affordability to satisfy the varying housing needs of our community through all stages of life. The proposed development increases the range of dwelling units available in the city. The development is contemplated to include a range of unit types including, one, two and three- bedroom units along with 50 affordable dwelling units that will be made available for rent by the owner. The wide range of units, in this location, will appeal to a variety of household needs. Sustainable Development Section 7.C.4.1 of the City's Official Plan ensures developments will increasingly be sustainable by encouraging, supporting and, where appropriate, requiring: a) compact development and efficient built form; b) environmentally responsible design (from community design to building design) and construction practices; c) the integration, protection and enhancement of natural features and landscapes into building and site design; d) the reduction of resource consumption associated with development; and, e) transit -supportive development and redevelopment and the greater use of other active modes of transportation such as cycling and walking. Development applications are required to demonstrate that the proposal meets the sustainable development policies of the Plan and that sustainable development design standards are achieved. Sustainable development initiatives will be further explored at the Site Plan Application stage. Proposed Official Plan Amendment Conclusions The subject application requests that the land use designation as shown on Map 3 of the 2014 Official Plan be changed from `General Industrial Employment' to `Mixed Use' and that Map 5 be amended to add Site Specific Policy Area No. 62. Based on the above policy and planning analysis, staff is of the opinion that the proposed Official Plan Amendment represents good 12 Page 454 of 601 planning and recommend that the proposed Official Plan Amendment be approved in the form shown in Appendix "A". SECTION 4—THE AMENDMENT The City of Kitchener Official Plan (2014) is hereby amended as follows: a) Part D, Section 15.D.12 is amended by adding Site Specific Policy Area 15.D.12.62 as follows: "15.D.12.62. 455-509 Mill Street Notwithstanding the Mixed Use land use designation and policies, on the lands municipally known 455-509 Mill Street, a maximum Floor Space Ratio (FSR) of 8.5 will be permitted." b) Amend Map No. 3 — Land Use by: i) Designating the lands municipally addressed as 455-509 Mill Street `Mixed Use' instead of `General Industrial Employment', as shown on the attached Schedule `A'. c) Amend Map No. 5 — Specific Policy Areas by: i) Adding Site Specific Policy Area 62 to the subject lands as shown on the attached Schedule `B'. 13 Page 455 of 601 APPENDIX 1: Notice of the Planning & Strategic Initiatives Committee Meeting (April 24, 2023) NOTICE OF PUBLIC MEETING for a development in your neighbourhood 455-509 M i U St reef EN - 0 Concept Drawing AD em15 Mixed Use Development CZJ H ave Yo u r Voice H ea rd! D) Le: April 24, 2023 Council Chambers, Kitchener City Hall 200 Kiri g Street West orVirtual Zoom Meeting, To view the staff report., agenda, meet details, starttirne of this item or to appea rasadelegation,visit: kitchener.ca/meetings To learn more about this project, including information on your appeal rights, visit: www.kitchenenca/ PlanningApplications orcon',acL 5 Tourers, Floor Space Craig Dumart, Senior Planner 15 to 44 Ratio of 8.5 519.741.72-00 x 7073 Storeys craig.dumart(Aitchener.ca The City of Kitchener will consider applications to amend the Official Plan and Zoning By-law to facilitate the redevelopment of the lands with a high intensity mixed-use development with 5 towers ranging in heights from 15 to 44 storeys proposing a total Floor Space Ratio (FSR) of 8.5. The mixed-use developmentwill corisistof approximately 1500 residential units, approximately 2000 square metres of commercial floor area, 1141 vehicle parking spaces and 1150 bicycle parking spaces. 14 Page 456 of 601 APPENDIX 2: Minutes of the Planning & Strategic Initiatives Committee Meeting (April 24, 2023) 15 Page 457 of 601 APPENDIX 3 - Minutes of the Meeting of City Council (May 8, 2023) 16 Page 458 of 601 =_=__= ----___________________ __-===_ -___________�-____=====_� ------------ CITY OF KITCHENER __ _____________________ __________________________ OFFICIAL PLAN ___________ _-_____________________ _-__________=-__________= -- AMENDMENT TO MAP 3 ----------------------------------------- _ __________= _- -••' LAND U S E --_--------------_------------------- --_-- _---------------_— ------------------------------------------------------`•. _—_—_—_—_—_—_—_—_—_—_—_—_—_—_—_—_—_—_—_—_—_—_—_—_—_—_—_—_—_—_—_—_—_—_— —_ _—_—_—_—_—_—_—_—_—_—_—_—_—_—_ r — — — — — — — — — — — — — — — — — — — --------------- --------------+'''� --________ Low Rise Residential N -r --_______________________-__________— - ______________________ ________________________ -___________ _______ _ _-_______ { ;' 0 Medium Rise Residential -------— --—---—--------------- __--_=M___ Ri- —___ _______ Commercial Campus ---------------- __________________________-- _ _--_ _________________ ___- `.! Commercial ___________________________ -__ __________________- __==-ter • .ter ___-_____ ---------------- % ------------- ------------- ________ -"F- "'�- ® Heavy Industrial Employment G. ` •j:.'',+-•• ••W:Opp General Industrial Employment qVS� } �' .`� .+ ; Institutional •� - , - ��•'r,�r' ;''' ,� . ' Natural Heritage Conservation .� ,�'..{' _ ; ;. +�•..; - Open Space r '• • -' }�r '• . -' }�i ® Mixed Use r' f #.' • Refer to Secondary Plan For Detail Area of Amendment From General Industrial Employment To Mixed Use ,•F. �. ••:::::::••• •r IF. • • • • • } f� SCHEDULE W 0 250 REVISED: OFFICIAL PLAN AMENDMENT OPA22/008/M/CD APPLICANT: POLOCORP INC. METRES ZONING BY-LAW AMENDMENT ZBA22/015/M/CD City of Kitchener FILE OPA220050CD_MAP3 SCALE 1:8,000 455-509 MILL ST DATE: JULY 28, 2022 DEVELOPMENT SERVICES DEPARTMENT, PLANNING mxd CITY OF KITCHENER OFFICIAL PLAN CJ AMENDMENT TO MAP 5 Q' SPECIFIC POLICY AREAS N Specific Policy Areas �c ®54. 368-382 Ottawa St S & 99-115 Pattandon Ave Refer to Urban Growth Centre and Secondary Plans for details Area of Amendment '7To Add Specific Policy Area 62 Ca 62. 455-509 Mill St SCHEDULE "B" 0 250 REVISED: OFFICIAL PLAN AMENDMENT OPA22/008/M/CD METRES ZONING BY-LAW AMENDMENT ZBA22/015/M/CD APPLICANT: POLOCORP INC. SCALE 1:10,000 FILE: City of Kitchener OPA220050C D_M a p5 455-509 MILL ST DATE: MARCH 27, 2023 DEVELOPMENT SERVICES DEPARTMENT, PLANNING mxd Page 460 of 601 PROPOSED BY — LAW 2023 BY-LAW NUMBER OF THE CORPORATION OF THE CITY OF KITCHENER (Being a by-law to amend By-law 85-1, as amended and By-law 2019-051, as amended, known as the Zoning By-laws for the City of Kitchener — Polocorp Inc. — 455, 459, 469, 473, 477, 481, 485, and 509 Mill Street) WHEREAS it is deemed expedient to amend By-law 85-1 and 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. Schedule Numbers 118, 144 and 145 of Appendix "A" to By-law Number 85-1 are hereby amended by removing 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. 2. Schedule Numbers 118, 144 and 145 of Appendix "A" to By-law Number 85-1 are hereby further amended by removing the zone boundaries as shown on Map No. 1 attached hereto. 3. Zoning Grid Schedule Numbers 118, 144 and 145 of Appendix "A" to By-law Number 2019-051 are hereby further amended by adding thereto the lands specified and illustrated as Area 1 on Map No. 1, in the City of Kitchener, attached hereto, and by zoning the Area 1 lands thereafter as Mixed Use Three Zone (MIX - 3) with Site Specific Provision (362) and Holding Provision (43). 4. Zoning Grid Schedule Numbers 118, 144 and 145 of Appendix "A" to By-law Number 2019-051 are hereby further amended by incorporating additional zone boundaries as shown on Map No. 1 attached hereto. 5. Section 20 of By-law 2019-51 is hereby amended by adding Holding Provision (43) thereto as follows: Page 461 of 601 "(43). 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 Numbers 118, 144 and 145 of Appendix "A": i) No residential use shall be permitted until such time as a Record of Site Condition is submitted and approved to the satisfaction of the Ministry of the Environment, Conservation and Parks (MECP). This Holding Provision shall not be removed until the Region of Waterloo is in receipt of a letter from the Ministry of the Environment, Conservation and Parks (MECP) advising that a Record of Site Condition has been completed to their satisfaction. ii) No residential use shall be permitted until such time as a Stationary Noise Study is submitted and approved to the satisfaction of the Regional Commissioner of Planning, Housing and Community Services, if necessary. This Holding Provision shall not be removed until the City of Kitchener is in receipt of a letter from the Regional Commissioner of Planning, Housing and Community Services advising that such noise study or studies has been approved and an agreement, if necessary, has been entered into with the City and/or Region, as necessary, providing for the implementation of any recommended noise mitigation measures." 6. Section 19 of By-law 2019-51 is hereby amended by adding Site Specific Provision (362) thereto as follows: "(362). Notwithstanding Section 5.6, Table 5-5, and Section 8.3, Table 8-2 of this By-law within the lands zoned MIX -3 and shown as being affected by this subsection on Zoning Grid Schedule Numbers 118, 144 and 145 of Appendix "A", the following special regulations shall apply: a) The maximum Floor Space Ratio shall be 8.5 and shall be calculated pre road widening and pre conveyance of park land. b) The maximum building height shall be 145.0 metres. c) The maximum number of storeys shall be 44. d) That parking be provided at a rate of 0.55 parking spaces per dwelling unit plus 0.05 visitor parking spaces per dwelling unit. Page 462 of 601 e) The minimum rear yard building podium setback shall be 0 metres. f) The minimum rear yard building tower setback shall be 2.5 metres. g) The minimum interior side yard building setback shall be 2.9 metres and regulated pre parkland conveyance. h) The minimum ground floor street line fagade width as a percent of the width of the abutting street line shall be 25% i) The maximum number of storeys in the base of a mid -rise building or tall building shall be 8. j) The minimum non residential gross floor area shall be 2000 square metres. k) Geothermal Energy Systems shall be prohibited." 7. This By-law shall become effective only if Official Plan Amendment No. _ (455, 459, 469, 473, 477, 481, 485, and 509 Mill Street) comes into effect, pursuant to Section 24(2) of The Planning Act, R.S.O. 1990, c. P. 13, as amended. , 2023. PASSED at the Council Chambers in the City of Kitchener this day of Mayor Clerk Page 463 of 601 Sri 159U `�� R-1 �8U yC R-7 MAP NO. 1 POLOCORP INC. 455 - 509 MILL ST r_AA Cl ST i i ^-,d M-2 1-1 ST -AR 1---1 -_I M-2 1 R, 271 R, 28U 0 50 100 METRES SCALE 1:4,000 DATE: MARCH 27, 2023 ZONE GRID REFERENCE SCHEDULE NO. 118,144 AND 145 OFAPPENDIX'A' KITCHENER ZONING BY-LAW 85-1 AND 2019-051 ZONE LIMITS FLOODING HAZARD ECOLOGICAL RESTORATION AREAS ZONING BY-LAW AMENDMENT ZBA22/015/M/CD OFFICIAL PLAN AMENDMENT OPA 22/008/M/CD City of Kitchener FILE ZBA22015MCD_MAP1 DEVELOPME T SERVICES DEPARTMENT, PLANNING mxd N SUBJECT AREA(S) AMENDMENT TO BY-LAW 85-1 AND 2019-051 - 1 AREA 1 - FROM GENERAL INDUSTRIAL ZONE (M-2) m UNDER BY-LAW 85-1 TO MIXED USE THREE ZONE (MIX -3) WITH SITE SPECIFIC PROVISION (362) AND HOLDING PROVISION (43H) UNDER BY-LAW 2019-051 BY-LAW 85-1 CR -1 COMMERCIAL RESIDENTIAL ONE ZONE 1-1 NEIGHBOURHOOD INSTITUTIONAL ZONE M-1 INDUSTRIAL RESIDENTIAL ZONE S M-2 GENERAL INDUSTRIAL ZONE g R-5 RESIDENTIAL FIVE ZONE R-6 RESIDENTIAL SIX ZONE R-7 RESIDENTIAL SEVEN ZONE BY-LAW 2019-051 NHC-1 NATURAL HERITAGE CONSERVATION ZONE MIX -3 MIXED USE THREE ZONE ZONE GRID REFERENCE SCHEDULE NO. 118,144 AND 145 OFAPPENDIX'A' KITCHENER ZONING BY-LAW 85-1 AND 2019-051 ZONE LIMITS FLOODING HAZARD ECOLOGICAL RESTORATION AREAS ZONING BY-LAW AMENDMENT ZBA22/015/M/CD OFFICIAL PLAN AMENDMENT OPA 22/008/M/CD City of Kitchener FILE ZBA22015MCD_MAP1 DEVELOPME T SERVICES DEPARTMENT, PLANNING mxd URBAN DESIGN REPORT July 2022 — — ��p� -----�+ Updated: February 2023 455-509 Mill Street City of Kitchener` - r Official Plan Amendment Zoning By-law Amendment Prepared by.- Michael y:Michael Spaziani Architect Inc 6 Helene Street North Mississauga, ON MSA Prepared for: Polocorp Inc. 379 Queen Street South Kitchener, ON Page 465 of 601 TABLE OF CONTENTS EXECUTIVE SUMMARY............................................................................. 3 1.0 Introduction....................................................................................... 5 1.1 Supporting Studies and Materials....................................................6 2.0 Site Context....................................................................................... 7 2.1 Site Location and Description............................................................7 2.2 Existing Conditions................................................................................7 2.3 Surrounding Land Uses........................................................................9 3.0 Proposed Development..................................................................10 3.1 Design Vision.........................................................................................10 3.2 Overview of Development................................................................10 3.3 Phasing & Master Plan.......................................................................14 3.4 Proposed Applications.......................................................................18 4.0 Policy Guidance..............................................................................20 4.1 Kitchener Official Plan........................................................................20 4.2 Proposed Rockway Secondary plan..............................................28 4.3 Kitchener Urban Design Manual.....................................................29 5.0 Design Response.............................................................................31 5.1 Building Design.....................................................................................31 5.2 Pedestrian Circulation.........................................................................42 5.3 Vehicular Circulation...........................................................................44 5.4 Bike Storage & Vehicle Parking.......................................................45 Streetscape Design..............................................................................47 5.6 Public Amenity Areas.........................................................................54 5.7 Private Amenity Areas........................................................................65 5.8 Safety and Accessibility......................................................................65 5.9 Microclimatic Impact Analysis.........................................................66 5.10 Sustainable Design..............................................................................68 6.0 Conclusion.......................................................................................69 APPENDICES Archtectural Design Package (NEO Architects)......................................A Landscape Master Plan Package (Land Art) ............................................ B Wind Study Analysis(RWDI).........................................................................0 UrbS A Design Report I February 2023 2 Page 466 of 601 EXECUTIVE SUMMARY Michael Spaziani Architect Inc. (MSAi) has been retained by Polocorp Inc. to prepare an Urban Design Report in support of the proposed Official Plan and Zoning By-law Amendments necessary to facilitate the redevelopment of 455-509 Mill Street in the City of Kitchener, Regional Municipality of Waterloo (the 'Site'). The purpose of this Urban Design Brief is to: • Provide a site description and detail the existing conditions of the lands; • Outline the intended vision and goals for the developmentof the Site; • Review the proposed design elements of the Site to ensure compatibility with the surrounding neighbourhood context; • Summarize how the proposed design responds to the City of Kitchener's Urban Design policies; and, • Provide conclusions regarding the proposed development of the lands. The Proposed Development consists of six mixed-use towers, centred around a highly -landscaped central plaza, promenade, and private street, and will ultimately consist of up to 1,500 residential units. The Site's location offers a unique opportunity to provide a gateway to the Rockway neighborhood and enhance the presence and functionality of the existing ION station. Provincial policy encourages high density development near Major Transit Station Areas (MTSA's). The Site shares its rear boundary with the Mill ION Station and is a prime location to create a high-density, mixed- use node within the Rockway community. The City of Kitchener is in the process of implementing these Provincial and Regional objectives, initiated by the Planning Around Rapid Transit Stations (PARTS) Study. The City is currently undertaking a Neighbourhood Planning Review (NPR) to implement the policy direction of the PARTS study through the Official Plan, including a proposed Secondary Plan for the Rockway neighbourhood. The Secondary Plan has not been adopted by Council, however, the proposed policies and designations are indicative of the City's vision for development within MTSA's. The applications for Official Plan and Zoning By-law Amendments are intended to implement the objectives of the NPR. The Applicant envisions the Site as a vibrant, mixed-use community that contributes to the growth of a diverse and inclusive neighbourhood. The Site will function as a multi -modal hub and gathering place within the City. The Proposed Development will emphasize the pedestrian realm through the introduction of public amenity spaces, high-quality design and seamless integration with the ION station. Building materials, height and massing have been considered to ensure compatibility with the surrounding community. Ultimately, the Proposed Development is consistent with design policies outlined within the Official Plan, Urban Design Manual, and proposed Rockway Secondary Plan. 455-509 Mill Street, Kitchener 3 Page 467 of 601 1- 2 Promenade ;_■ I � ■ ■ �j _ 1 u 0 ION Connection Station Plaza r Figure 7: Highlights of the Proposed Development Urban Design Report I February 2023 4 Page 468 of 601 1.0 INTRODUCTION Polocorp Inc. is proposing an Official Plan and Zoning By-law Amendment to facilitate the redevelopment of the lands at 455 to 509 Mill Street in Kitchener (the 'Site') (see Figure 2). The redevelopment is envisioned to be a high-density, mixed -used community immediately abutting the Mill ION Station (the "Proposed Development"). An Urban Design Report is required as part of a complete application per the June 9, 2022 Pre -submission Consultation meeting minutes. The following Urban Design Report will demonstrate that the Proposed Development is consistent with design guidelines outlined within the Official Plan and Urban Design Manual and informed by the proposed Rockway Secondary Plan. The Proposed Development is consistent with Provincial, Regional and Municipal planning policy. l Figure 2: Site Location The Site offers a unique opportunity to create an iconic gateway to the Rockway neighbourhood. The Proposed Development is envisioned as a vibrant, mixed-use community that functions as a multi -modal hub on the Mill ION station. To attain this, the Proposed Development consists of: • Up to 1,500 residential units including affordable and attainable units; • Building heights and relationships that exemplify the emerging transit -oriented mandate of the Provincial and Municipal policies; • High quality urban design and enhanced public spaces for all residents within the immediate and broader context; • Vibrant shops and commercial businesses thatsupport development and surrounding communities; • Multi -modal hub with bike, walking and transit access with; • A pedestrian -centric public realm, seamlessly integrated with the adjacent LRT station; and, • A network of privately owned public spaces including a central plaza, promenade, a parkette and well-appointed streetscapes. 455-509 Mill Street, Kitchener 5 Page 469 of 601 1.1 SUPPORTING STUDIES AND MATERIALS In addition to the Urban Design Report, a series of additional documents are required as part of a complete application. The following supporting studies and materials have been prepared in support of the Proposed Applications, and have been considered in the preparation of this Urban Design Brief: • Planning Justification Report by The Butler Group Consultants Inc. (July 2022, Updated February 2023); • Functional Servicing Report & SWM Report by JPE Engineering (July 12, 2022, Updated February 13, 2023); • Transportation Impact Study and Parking Justification Report by Paradigm Transportation Solutions Ltd (July 2022, Updated February 14, 2023); • Preliminary Geotechnical and Hydrogeological Investigation by Chung & Vander Doelen (Mar 28, 2022, updated Feb 17, 2023); • Phase 1 Environmental Site Assessment (455-473 Mill Street) by Chung & Vander Doelen (July 12, 2022); • Phase II Environmental Site Assessment (477, 481, and 485 Mill Street) by Chung & Vander Doelen (January 6, 2017); • Phase I and II Environmental Site Assessment (509 Mill Street) by Chung & Vander Doelen (June 12, 2013); • Tree Inventory and Preservation Plan Report by Kuntz Forestry Consulting Inc. (June 29, 2022); • Noise and Vibration Feasibility Assessment by HGC Engineering (July 13, 2022, Updated February 16, 2023); • Pedestrian Wind Assessment by RWDI (June 22, 2022, updated February 16, 2023); and, • Sustainability Statement by The Butler Group Consultants Inc. (July 2022). Urban Design Report I February 2023 6 Page 470 of 601 2.0 SITE CONTEXT 2.1 SITE LOCATION AND DESCRIPTION The Site is located within the Rockway neighbourhood, approximately 1.5 kilometers southeast of Downtown Kitchener. It is municipally known as 455, 459, 469, 473, 477, 481, 485 and 509 Mill Street and is legally described as Part of Lots 16, 17, 18 & B, Registered Plan 384 and Part of Lot 19A, Registered Plan 791, City of Kitchener, Regional Municipality of Waterloo. The Site is situated east of the intersection of Mill Street and Ottawa Street South. It is roughly triangular in shape and occupies the middle of the block. The Site fronts Mill Street on the north side, the ION rail corridor to the south, and private landowners to the east and west. There are approximately 183.3 metres of frontage along Mill Street and 231.8m of frontage on the LRT corridor. The ION platform (Mill Station) is approximately 94.0 metres long and abuts the rear property line. The Site has an overall area of 2.15 ha (Figure 3) 2.2 EXISTING CONDITIONS The Site consists of existing low-rise residential lots with single detached dwellings on 455 to 481 Mill Street (Figure 4). The lands at 485 and 509 Mill Street contain industrial buildings, with a large industrial facility on 509 Mill Street. A Tree Inventory documented a total of 80 trees and two tree groupings on and within 6 metres of the Site. Trees were primarily located within the periphery of the Site and in, or around, 485 Mill Street. Street trees are also present along Mill Street. Some vegetation buffers the rear property line facing the ION rail lines. The industrial parcels at 485 and 509 Mill Street are mainly gravel and paved surfaces with some landscaping in the front yards. The Site slopes down to the south and east from a high point towards the intersection of Mill Street and Ottawa Street South. The land falls approximately 1 metre along the western edge, 3 metres along the eastern edge, 4 metres along Mill Street, and 5 metres along the LRT corridor. 455-509 Mill Street, Kitchener 7 Page 471 of 601 MILL STRLE7 Figure 4: Existing Conditions Topographic Survey (JD Barnes, January 2022) Urban Design Report I February 2023 8 Page 472 of 601 2.3 SURROUNDING LAND USES NORTH The lands to the north of the Site are primarily comprised of low-rise residential uses with single -detached style dwellings. There are some small scale commercial and industrial uses directly across Mill Street on the northern street edge. A high-density redevelopment project is located to the north-west near Borden Ave S and Courtland Ave E. The PARTS plan envisions the north side of Mill Street as accommodating low- and medium -rise residential development in the future. EAST The lands to the east are comprised of industrial and commercial parcels (525, 541 & 543 Mill Street) and one residential parcel (531 Mill Street). The Rockway Golf Course begins further east of these lands and is owned by the City of Kitchener. SOUTH The Mill ION Station is directly south of the Site and abuts the entire property line. A CN Rail line runs parallel to the ION rail line on the south side. Across the ION LRT and CN Rail corridor is an employment area and the Concordia Club, with low-rise residential fronting Ottawa Street South. Conestoga Parkway (Highway 7 & 8) is also located further south beyond this area. 455-509 Mill Street, Kitchener Figure 5: Surrounding Context Map WEST Immediately abutting the Site to the west is a vacant parcel at 451 Mill Street, owned by the Region of Waterloo. Initial discussions to convey the parcel to the City of Kitchener have been begun but have yet to be confirmed. Further west is Ottawa Street South which is primarily characterized by residential uses. There is a mix of single -detached, townhouse and low-rise apartment dwellings in close proximity. There are some supportive commercial and institutional uses along Ottawa Street South. 9 Page 473 of 601 3.0 PROPOSED DEVELOPMENT 3.1 DESIGN VISION The vision for the Site is for a vibrant, mixed-use community that contributes to the creation of a diverse and inclusive neighbourhood. The Site will function as a multi -modal hub and gathering place within the Rockway community. Design Goals The following core design objectives for the Site reflect the general intent of the Kitchener Official Plan, Urban Design Manual and PARTS Rockway Plan. These objectives form the basis of the Site's Master Plan: Transit -oriented development will be the main focus of the design. Overall access to the Mill ION Station will be improved and encouraged. High quality design and materials will be used to improve the user experience of the Site. Pedestrian circulation from within, and through, the Site with the surrounding community is improved by providing accessible and direct access to the ION station. 2. An urban, mixed-use community will be created through the allocation of commercial spaces at grade, and residential spaces above. 3. Human -scaled development will be implemented at grade by providing high quality design on building podiums. Features such as covered walkways and transparent glazing at grade will assist in the usability, vibrancy and safety of the street level. 4. Compatible building massing will be designed that is unique and identifies the site as a prominent location in the community (such as the entrance to the Rockway neighbourhood). Massing will also be compatible to the Urban Design Report I February 2023 surrounding built form through appropriately scaled heights and towers. 5. Quality open spaces and placemaking will be created through well-designed streetscapes and parkettes that add vibrancy to the community and soften the built form. These spaces become significant and memorable spaces to the public when they are well-designed and accessible. Local examples of quality open spaces which create memorable places include the Vogelsang Green, Victoria Park, and the recent upgrades to King Street and Queen Street. 3.2 OVERVIEW OF DEVELOPMENT The Site offers a unique opportunity to create an iconic gateway to the Rockway neighbourhood. The Applicant envisions a vibrant, mixed-use community that functions as a multi -modal hub on the Mill Street ION station. To attain this, the Proposed Development provides the opportunity to create up to 1,500 -units within a multi -building, mixed- use community (Figures 6-10). The development will ultimately consist of 5 residential towers, situated atop building podiums that contain residential units; commercial, community and amenity spaces; as well as, structured parking. Towers A, B, D and E are centred around a large central plaza (the "Station Plaza") and promenade that extends from the south end of the ION station platform to Sydney Street. Collectively, this space forms the primary open space within the Proposed Development. The Station Plaza and promenade are flanked by 2,200 square metres of commercial space, building entrances and private amenity spaces. Buildings A and D form the north edge of the development, flanked by lands currently owned by the Region of Waterloo. These lands offer an 10 Page 474 of 601 opportunity to create a gateway to the Mill Street ION station and Proposed Development via a public park (the "Entry Plaza"). Vehicular access to the Site is via a private street system that loops from Mill Street, through the Site, and ultimately aligns with the southern terminus of Sydney Street. The private street is flanked by wide pedestrian sidewalks and active street frontages, forming a central promenade, as well as a Play Area framed by Buildings A, D and Mill Street. Approximately 1,150 parking spaces are provided on-site. Of the provided parking, —680 of the spaces are provided within a 1.5 storey underground parking structure. An additional —330 spaces are provided within the structured parking podium areas of Buildings A, B, C and E. The balance of the parking spaces are provided as short term visitor spaces at grade. A detailed review of the Site design is provided within Section 5.0 of this Report. Community Benefits The Proposed Development integrates a number of features that will benefit the community at large. The following will be provided by the Owner as part of the development, as proposed: • High-quality public amenity areas; • A total of 50 affordable rental units; • Community Centre space and 10 -year financial grant; • Below -grade and structured parking; • Bicycle parking cluster located at Mill ION Station; • Potential construction and on-going maintenance of Entry Plaza; 455-509 Mill Street, Kitchener 11 Page 475 of 601 r MILL STREET �- Ci w _ _ msrilmweePexrvuxe 3a�a ~ E RY PPpIVM'V' le>m LM'V P5efpay3l,l.tim p~~� PLAY ,AREA 1 z rew •er�s BUILDING D 4 '`.,\\'�-.., � "4 �y c ' rawEx E•srErs,�cx Q 21+�MIIG9m\ BUILDING R j BUILDING E I rawExF ' rowex •n• xy , !' 2 , STAnON u BUILDING B 1 F—UM r r r �� 85,mei5l2�2m Figure 6: Proposed Conceptual Site Plan (NEO Architects Inc, February 2023) Urban Design Report I February 2023 l� ,xsmm�„aoxm � BUILDING C�1�� ,I 1 X �i 12 Page 476 of 601 Figure 7: North Elevation (from Mill Street) Figure 8: East Elevation (from Rockway Golf Course) Figure 9: South Elevation (from Rail Corridor) Figure 10: West Elevation (from Ottawa Street South) 455-509 Mill Street, Kitchener 13 Page 477 of 601 3.3 PHASING & MASTER PLAN Site Phasing The Proposed Development will require construction to be completed in phases (Figure 11). It is expected that each phase will include one building each, beginning with Building A and ending with Building E. Anticipated phasing is as follows: • Phase 1 will include Building A and underground parking Level P1; • Phase 2 will include Buildings B and C, underground parking Level P2, and the extension of P1; • Phase 3 will include Building D atop Level P1; • Phase 4 will include the final extensions of Levels P1 & P2. Building E will be constructed on top of the P1 level. An overview of the phasing is provided in Figure 11. Detailed phasing drawings were prepared as part of the Architectural Package and are provided in Appendix A of this Report. Urban Design Report I February 2023 MILL STREET Phase 3 Building Q �e Phase 4 Phase 1 7 Building Building E A S P1 (Phase 1) P1+P2 (Phase 2) - P1+P2 (Phase 4) Figure 11: Proposed Phasing Phase 2 Building B ' \\ Phase 2 \\`! Building 14 Page 478 of 601 Conceptual Master Plan While the above describes the phasing strategy for the current land holdings, there are additional lands within the city block bounded by Mill Street, the CN Rail corridor, and the Rockway Golf Course that could be integrated with the Proposed Development. As such, a conceptual Master Plan has been prepared for the surrounding lands to demonstrate feasibility of future development (Figures 12 and 13). It is anticipated that 2 to 3 additional buildings could be designed as part of the overall development in this area, including approximately 500 to 700 additional units, depending on building design and distribution. The proposed Site Plan has considered access and integration with the eastern lands at a future development stage. Circulation through the block to the new lands would be accomplished through an extension of Street A to the southeast, with the street then curving to the north to meet Mill Street between Sydney Street and Courtland Avenue East. This would complete the loop of Street A and provide continuous access through the Site and adjacent lands. Vehicular circulation will be connected between the two sites by the extension of Street A New towers and podiums would be constructed in a similar rhythm to the proposed developed. Spacing of towers would meet separation requirements and heights will be similar, if not lower, than the rest of the development as it transitions towards the open space of the Rockway Golf Course. Figure 72: Conceptual Future Site Model (NEO Architects, February 2023) 455-509 Mill Street, Kitchener 15 Page 479 of 601 Figure 13: Conceptual Site Master Plan (NEO Architects, February 2023) Urban Design Report I February 2023 COURTL OAVE 16 Page 480 of 601 Future Community Context An important factor in considering the contextual compatibility of a development is looking at the planned vision for the surrounding community. With the construction of the LRT and the introduction of the Major Transit Station Area (MTSA) policies by the Province, Region, and City, the neighbourhood is expected to undergo a transformation over time. The Site is one of the first major redevelopment proposals to date within the Rockway MTSA and as such can not draw on other neighbourhood projects as precedent. A PARTS Rockway Plan (the 'Plan') report was prepared by Urban Strategies and approved by Council on December 17, 2017. The Plan created conceptual massing model for the neighbourhood surrounding Mill Station and shows low and medium density development on the north side of Mill Street. The built form envisioned for the north side of Mill Street is illustrated in Figure 14, which shows the conversion of single ��: underutilized parcels that will likely redevelop over time in response to the LRT. Ensuring that these sites include adequate parks and public spaces is integral to meeting the increasingly diverse needs of residents and workers. Response: The Proposed Development will establish the Site and Mill Station as a focal point within the community. Access to the ION station will be improved by creating defined pedestrian pathways and providing high-quality landscaped areas. The former industrial lots forming the Site are being redeveloped into a transit supportive community and higher density living. The influx of residents will be supported by the introduction of high-quality public spaces and active street frontages. Figures 15 to 18 demonstrate the massing of the Site in relation to the proposed massing of the surrounding community, as envisioned by the PARTS study. Two nearby development proposals requesting increases in height and density were also included (The Metz, formerly the Schneider Site, and 368 Ottawa St S). These figures establish a look at the future massing of the Rockway neighbourhood. It is anticipated that there will be a gradual increase in height from the surrounding low-rise properties toward the Proposed Development. Podiums of the development will complement the heights of the mid -rise densities contemplated by PARTS. Towers are tallest in height when adjacent to the LRT station and help to establish the site as a gateway and focal point within the neighbourhood. Section 4.2 of this Report further discusses the future vision for the Rockway neighbourhood through the creation of a Rockway Secondary Plan. 3.4 PROPOSED APPLICATIONS To facilitate the Proposed Development, the following planning applications are required: • An Official Plan Amendment to redesignate the lands from General Industrial Employment to Mixed Use with a Special Policy Area to permit a maximum Floor Space Ratio of 8.5; • A Zoning By-law Amendment to rezone the lands from General Industrial Zone (M-2) within Zoning By-law 85-1 to site-specific MIX -3 zone within Zoning By-law 2019-051. This Report has been submitted in support of the proposed Official Plan and Zoning By-law Amendments. The recommendations set forth in this report are to be considered through the detailed design, Site Plan Approval and Plan of Condominium processes. Urban Design Report I February 2023 18 Page 482 of 601 Figure 15: View looking north QPA/ZBA/DPS Figure 16: View looking north west along Courtland Ave Figure IT View looking east from Mill and Ottawa Streets Figure 18: View looking south east towards Conestoga Parkway SURIFC1 IANDS CURRENI PLANNING APPLICATIONS CONCEPTUAL MASSING FROM PARTS ROCKWAY PLAN 455-509 Mill Street, Kitchener 19 Page 483 of 601 4.0 POLICY GUIDANCE The following sections will provide an overview of the main policies and objectives guiding the analysis of the urban design component for the Proposed Development. General responses on policy conformity are summarized for each section, however, more specific design responses are provided in Section 5.0 of this Report. 4.1 KITCHENER OFFICIAL PLAN 4.1.1 Urban Structure Element Figure 79: City of Kitchener Official Plan Map 2, Urban Structure The Site is located within a Major Transit Station Area (MTSA) as identified on Map 2, Urban Structure, in the City of Kitchener Official Plan (Figure 19). The planned function of an MTSA is to support transit and rapid transit. These lands are also designated through the Regional Official Plan and reflect lands within a ten-minute walking distance around rapid transit station stops. Policy direction pertaining to Urban Design include: • Section 3.C.2.17 further directs that the planned function of MTSAs is to "have streetscapes and a built form that is pedestrian -friendly and transit oriented" and "provide connectivity of various modes of transportation to the transit system". • Section 3.C.2.18 directs that the City will develop Station Area Plans for each MTSA outside the City's Urban Growth Centre (Downtown). The Subject Lands are outside of the Downtown and part of the proposed Rockway Station Area Plan. • Section 3.C.2.19 advises that Station Area Plans will include "design guidelines and development standards, as necessary, to achieve transit supportive and transit -oriented development". Response: The Proposed Development will implement the policies of the MTSA Urban Structure element by creating a design focused on the use and functionality of the ION station. All methods of transportation will be accommodated on-site including public transit, active transportation and private car. The circulation of people, vehicles and goods will be organized to allow for efficient movement between the ION platform to destinations in the surrounding neighbourhood context. The Design Response in Section 5.0 of this Report further addresses Urban Design Report I February 2023 20 Page 484 of 601 i Figure 79: City of Kitchener Official Plan Map 2, Urban Structure The Site is located within a Major Transit Station Area (MTSA) as identified on Map 2, Urban Structure, in the City of Kitchener Official Plan (Figure 19). The planned function of an MTSA is to support transit and rapid transit. These lands are also designated through the Regional Official Plan and reflect lands within a ten-minute walking distance around rapid transit station stops. Policy direction pertaining to Urban Design include: • Section 3.C.2.17 further directs that the planned function of MTSAs is to "have streetscapes and a built form that is pedestrian -friendly and transit oriented" and "provide connectivity of various modes of transportation to the transit system". • Section 3.C.2.18 directs that the City will develop Station Area Plans for each MTSA outside the City's Urban Growth Centre (Downtown). The Subject Lands are outside of the Downtown and part of the proposed Rockway Station Area Plan. • Section 3.C.2.19 advises that Station Area Plans will include "design guidelines and development standards, as necessary, to achieve transit supportive and transit -oriented development". Response: The Proposed Development will implement the policies of the MTSA Urban Structure element by creating a design focused on the use and functionality of the ION station. All methods of transportation will be accommodated on-site including public transit, active transportation and private car. The circulation of people, vehicles and goods will be organized to allow for efficient movement between the ION platform to destinations in the surrounding neighbourhood context. The Design Response in Section 5.0 of this Report further addresses Urban Design Report I February 2023 20 Page 484 of 601 4.1.2 Land Use Designation — Peter to Secondary Plan k�'Cewil • — — — — — — — — — — — — — Low Rlse Aesidential s Medium Rise RGsi�ent al Ei High Rise Resident — — — — — — — — Mired Ilse Hea y ind:,rias EmPo merit � Hen�,al Indn„nal Empl�ment Business Pa& Employment — _ � innia�<ignal Natural Heritage Conservation SIT GPRWo( opensp— Mai«indast,Rmea dB'rifti s O 1G Figure 20: City of Kitchener Official Plan Map 3, Land Use The Site is currently designated General Industrial Employment as identified on Map 3, Land Use, in the City of Kitchener Official Plan (Figure 20). The designation contains no direction on the implementation of urban design for the Proposed Development. However, as noted in Section 3.3 of this Report, an Official Plan Amendment to redesignate the lands to Mixed Use is proposed. The policies of the Mixed Use designation are contained within Section 15.D.4 of the Official Plan. The intent of the designation is to permit a broad range of uses at different scales and intensities, depending on the location's Urban Structure designation (such as MTSA for the subject lands). Some of the policies and objectives relating to urban design include: 455-509 Mill Street, Kitchener • Section 15.4.5 - To ensure that lands designated Mixed Use are transit -supportive, walkable and integrated and interconnected with other areas of the city. • Section 15.4.6 - To ensure uses, built form and building design are compatible with surrounding low rise neighbourhoods and are pedestrian -oriented and human - scaled in order to positively contribute to the public realm. • Section 15.4.7 - To ensure that development and redevelopment of lands within lands designated Mixed Use implement a high standard of urban design. Response: The Proposed Development conforms to the urban design objectives of the City's Mixed Use designation policies. The development will be transit supportive and improve access to the ION station by providing direct connections through the Site from the surrounding community. The Proposed Development will also provide an emphasis on the pedestrian experience by providing building designs that focus on the pedestrian experience through human -scaled podium structures. The intervening public spaces will be highly -landscaped, utilizing a mix of hard- and soft-scaped spaces. Compatibility with the surrounding neighbourhood is considered through the use of graduated podium heights and density as they transition to the rear of the development. High quality urban design and architectural finishes, including materiality and building finishes, will be considered throughout. 21 Page 485 of 601 4.1.3 Urban Design Policies Section 17.E.10.5 of the City of Kitchener Official Plan states that an Urban Design Report may be required as part of a complete application and are intended to assist in the creation of compatible developments. Urban design briefs are meant 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. Response: This Urban Design Report was created and required by the City as per the above policy direction. Compatibility of the proposed design is addressed through Section 5.0 of this Report but is generally provided through the carefully considered placement and height of buildings and towers. This will increase site permeability and encourage integration with the surrounding community, while minimizing visual impacts on the existing neighbourhood. Section 11 of the City of Kitchener Official Plan provides the policy framework for Urban Design within the City. The objectives of this section cover general policies for quality urban design including streetscapes, city skylines, Crime Prevention Through Environmental Design (CPTED), emergency services, universal accessibility, public art, priority locations and shade (Section 11.1.1 to 11.C.1.22). Some of the important objectives being met in these sections are discussed in Table 1, below. Table 1 : Section 11 Policy Conformity Policy I Response 11.1.1 11.1.2 To support and achieve a high standard of urban design in order to help create a complete and healthy community that is safe, attractive, thriving, innovative and inclusive in which to live, work and interact. To create visually distinctive and identifiable places, structures and spaces that contribute to a strong sense of place and community pride, a distinct character and community focal points. The Proposed Development will introduce high quality landscape and architectural design to ensure a high standard of urban design. The public realm has been designed as a vibrant community with a mix of uses at ground level to create an active environment. The configuration of the Site's towers and mix of materiality will create a unique and architecturally interesting presence within the City. Such unique massing will enhance the character of the Site and create a sense of place. The Site's location immediately adjacent the ION Mill Station enables the Site to function as a gateway to the Rockway community. The proposed tower heights have been set to achieve a distinct skyline, marking the Site as a node within Kitchener. The anticipated materiality will further differentiate the buildings within the City as the mix of natural earth tones, Urban Design Report I February 2023 22 Page 486 of 601 455-509 Mill Street, Kitchener stone and glass will be unique within the current urban environment. 11.1.3 To create a built environment The building podiums and of human scale that respects ground level of the proposed and enhances cultural development have been 11.1.5 heritage resources, natural designed to enhance the heritage features, community pedestrian experience character and streetscape. through the use of human - infrastructure works on scaled podium structures and surrounding land uses, the the introduction of enhanced built and natural landscaping, well appointed environments, the integrated street furnishings and varying transportation system and surface materials. The infrastructure through careful character of the CN Rail design considerations and heritage corridor has been solutions. maintained and no adverse 11.1.6 To create a safe, secure and On-site safety will be provided impacts will be created by the by community surveillance dedicated to pedestrian Proposed Development. The activity. principles. Due to the many Proposed Development does residential units facing all not encroach on the existing surveillance will occur rail corridor lands and does naturally. 11.1.7 not impact the current use of Architects and Landscape the corridor. 11.1.4 To design individual site The Site has been designed to to assist in the design on the elements, buildings, align with the existing street site since the initial phases of structures and spaces to have network and urban fabric. The conceptual development. The mutually supportive Site will feature several Proposed Development will relationships with one parketten and plazas that will provide an architecturally another and with the overall be integrated with the distinct, and urban fabric and interrelated pedestrian circulation comprehensively -design networks and systems. network. This will enhance the community that is public realm and pedestrian 455-509 Mill Street, Kitchener 23 Page 487 of 601 experience on site and contribute to the pedestrian experience within the community as a whole. 11.1.5 To minimize and mitigate Any potential adverse impacts potential adverse impacts of by the proposed development development and will be mitigated through infrastructure works on measures recommended by surrounding land uses, the the various studies completed, built and natural including: a Wind Study, environments, the integrated Functional Servicing Report, transportation system and Shadow Study, infrastructure through careful Hydrogeological Study and design considerations and Geotechnical Report. solutions. 11.1.6 To create a safe, secure and On-site safety will be provided walkable community by community surveillance dedicated to pedestrian and the integration of CPTED activity. principles. Due to the many residential units facing all directions on-site, community surveillance will occur naturally. 11.1.7 To promote and recognize Architects and Landscape excellence and innovation in Architects have been retained architecture, urban design, to assist in the design on the sustainable building design site since the initial phases of and landscape design. conceptual development. The Proposed Development will provide an architecturally distinct, and comprehensively -design community that is 23 Page 487 of 601 11.1.8 To encourage and support the provision of public art in private and public developments. recognizable and demonstrates design innovation. The Proposed Development offers numerous opportunities to integrate public art in both public and private spaces. The Station Plaza, Promenade, internal park, private streets and Entry Plaza offers locations for public art to be displayed. The proposed interior community space could also feature art and public events. The Proposed Development is envisioned as being a place to encourage and celebrate local artists and the community. Section 11 also provides for design specific policies which relate to different scales and aspects of the urban environment. The elements of these policies which relate to the Proposed Development include Site Design policies, and policies for Building Design, Massing and Scale Design. The Site Design policies (Sections 11.C.1.29 to 11.C.1.30) offer the components in which City staff will review the Proposed Development during the Site Plan Control process. These elements include: improving the site's aesthetic quality, the safety and functionality of site circulation, functional site servicing, enhanced landscaping, the designed streetscape, minimizing impacts to adjacent properties, and arranging buildings to create safe and useable internal spaces. The Building Design, Massing and Scale Design policies (Sections 11.0.31 to 11.0.33) provide guidance on the scaling and placement of buildings on a site. Designs should reflect the human scale and provide for vibrant streetscapes. Consideration should be given for the placement of buildings in priority locations and high standards of building design. Innovative architecture and expression is encouraged to complement the surrounding neighbourhood and context. Response: The combined impact of the Proposed Development's site design and building configuration creates unique urban spaces that create a sense of place and offer opportunity for vibrant streetscapes. Conformity with the Site Design, Building Design, Massing and Scale Design sections of the Official Plan are detailed in Section 5.0 of this Report. 4.1.4 Proposed Amendments to the City of Kitchener Official Plan As part of the NPR Process, the City of Kitchener has prepared draft policy changes which effect some of the existing city-wide urban design policies. The following Table 2 reviews some of the proposed revisions and additional Urban Design policies: Table 2 : Proposed Section 11 Policy Updates The City will have regard for views and vistas when considering development applications and infrastructure projects and in the formulation of urban design guidelines and/or Response Views and Vistas have been considered in the proposed design through the placement and orientation of towers. Space between towers was maximized to Urban Design Report I February 2023 24 Page 488 of 601 urban design briefs. The City will encourage and support the creation of views and vistas in newly developed areas as they contribute to creating a sense of place, community and neighbourhood identity In addition to the policies in this section, development and/or redevelopment and public works will require a high standard of urban design in the Major Transit Station Area particularly in close proximity to the station stop and will require a site-specific urban design brief and/or urban design report in accordance with Section 77.E.70 to demonstrate how the development application exemplifies high quality urban design and will contribute to the public realm and placemaking in the station area and around the station stop. preserve views to the sky from the pedestrian level. Overall, the proposed development will have a prominent height and density compared to the surrounding community to establish itself as a gateway and focal point within the community and skyline. The Proposed Development will introduce high quality design and finishes that will create a unique place within the community. The ground level is focused on creating a comfortable pedestrian realm, while encouraging pedestrian circulation and access to the ION station. The ground level will also feature commercial uses and residential units to help enhance the experience while on site. Conformity with Section 17.E.10 is addressed in Section 4.1.3 of this Report. 11.C.1.38 I The City will require a built form in the Major Transit Station Area that contributes to placemoking and hel 455-509 Mill Street, Kitchener 25 Page 489 of 601 achieve the desired density to support ION. To do this the City will: a) support high density The Proposed Development development close to the is a high-density, mixed-use station stops; project that aligns with the height and density of proposed and completed projects located within close proximity to other station stops. b) establish minimum lot lines Building podiums along Mill with maximum setbacks to Street are proposed at a achieve a built form that minimum front yard setback addresses the street; of 2.7 metres. The proposed street setbacks provide opportunity to activate the street frontage through the use of street furniture, landscaping and amenity areas. Towers are setback further to meet angular plane guidelines and maintain a pedestrian scale on Mill Street. The proposed built from edge along Mill Street has been modified to create a more mixed urban condition comprising a series of public open spaces between buildings, rather than a continuous hard urban 25 Page 489 of 601 C) H e) require that at least one principle entrance be located within the front of the building and a minimum percentage of building frontage be built to the lot line; require variations in building frontages in terms of setbacks and architectural materials; require stepbacks above certain heights to ensure buildings reinforce a pedestrian scale; street wall. In this way Mill Street will have more active green spaces as an amenity for the current residents on Mill Street, contributing to a more garden -like experience. Buildings have been designed with multiple frontages, including principle entrances and I active frontages. Residential and commercial entrances have been provided on the frontages of Mill Street and proposed internal streets to enhance the Dublic realm. Buildings fronting onto Mill Street have articulated frontages and vary from a minimum setback of 3.1 metres up to 11.6 metres. The varied frontages provide opportunity to provide landscaped open spaces, entry features and amenity spaces. ' Buildings strategically step back from pedestrian spaces to create a human -scaled podium and streetscape. Stepbacks vary from 1.8 metres to over 12.0 metres. f) require service and parking accesses be located at the side or rear of buildings; and, Parking and service accesses have been discretely integrated into service lanes, where feasible. Service areas will be located within buildings with access from street frontages as necessary. 11.C.1.39 The City will require development and/or redevelopment and public works in the Major Transit Station Area particularly in close proximity to ION stops to support and contribute to a high quality of public realm. To do this the City will: a) ensure streetscape treatments and improvements support the pedestrian and other active modes of transportation and will not impede access to and from the ION stops; b) require a minimum pedestrian promenade width which includes sidewalks, street furniture, street trees and a landscaping zone. Where public sidewalk does not afford this width, greater building setbacks will be encouraged; The Proposed Development enhances pedestrian connectivity with the Mill ION Station. Numerous pedestrian connections are provided through, and around the Site and enhanced with public amenity spaces. A broad promenade along Street B forms a fundamental open space feature within the site. The pedestrian areas flanking Street B fluctuate in profile and reaches up to over 10.0 metres in width from building face to curb. Urban Design Report I February 2023 26 Page 490 of 601 C) require developments to The preliminary landscape support, maintain and/or plans feature numerous increase the tree canopy, street trees and landscape where possible, to support spaces both on -street and the city's urban forest; on building terraces, where feasible. d) restrict impermeable LID techniques will be surfaces by requiring Low explored through detailed Impact Development ("LID') design. water management techniques including materials and plantings that have a relatively high infiltration rate to reduce the impact on the city's stormwater management system; e) require landscaping Service areas will be adjacent to any designed to integrate into loading/service facility that the streetscape will be can be seen from the public screened, where feasible, street; and safe for pedestrian movement. f) encourage bus shelters, Sidewalk canopies have sidewalk canopies and been integrated around bicycle parking are provided building podiums to create along streets that connect covered walkways and to ION to support active protected areas. Other transportation; forms of wind and weather amelioration techniques will be explored through detailed design. 455-509 Mill Street, Kitchener IE encourage transit facilities to be located in public places such as community centres, parks and public open spaces, schools, and community facilities; encourage the provision of public open spaces, public art, wayfinding clues and other creative placemaking opportunities in private developments. A cluster of approximately 80 Class B community bicycle parking stalls are proposed at the base of Building B, adjacent the ION station and Station Plaza. Station Plaza has been located immediately adjacent the southeast end of the Mill ION Station to provide direct access to/from the plaza and the station. The proposed Entry Plaza provides a public space adjacent the north end of the station. Each plaza is interconnected by the Ion platform with multiple alternative pedestrian routes through the site and along Mill St. Station Plaza, the Play Area and wide pedestrian sidewalks provide significant public open spaces, including opportunities for public art and placemaking opportunities. Wayfinding strategies will be explored through detailed design. 27 Page 491 of 601 4.2 PROPOSED ROCKWAY SECONDARY PLAN The City is currently undertaking a Neighbourhood Planning Review (NPR) to implement the policy direction established through the Planning Around Rapid Transit Stations (PARTS) Study. Amendments to the Official Plan and related Secondary Plans are propose, including the Rockway Secondary Plan. The update has not been approved by Council, however, the proposed policies and designations are indicative of the City's vision for development near rapid transit stations and are relevant for this application. While the proposed Rockway Secondary Plan has not been adopted by Council, the Proposed Development will give consideration to the suggested guidelines in the draft Rockway Plan prepared by the City. The draft policies of the Rockway Secondary Plan have the following sections relating to urban design: 16.D.7.7 The City will encourage and support the redevelopment of existing laneways with the addition of pedestrian -scaled lighting and wayfinding elements to enhance pedestrian movement, provide recreational opportunities and allow for the development of additional detached dwelling units. 16.D.7.8 The City will encourage and support the provision of pedestrian - scaled lighting and wayfinding elements to the improve the quality of laneways and areas adjacent to the Iron Horse Trail. Urban Design Report I February 2023 s �� \� IYA_—�— Figure 21: Proposed PARTS Rockway Plan Land Use Response: The Proposed Development is intended to enhance the pedestrian realm and encourage connectivity with the surrounding neighbourhood. The ground level will be completely accessible to the public and will help to direct pedestrian circulation to the ION station. Wayfinding and CPTED principles are expected to be implemented through detailed design and Site Plan Approval including signage and pedestrian scaled lighting. The Site is designated as Mixed Use and Open Space within a Major Transit Station Area (MTSA) in the proposed Rockway Secondary Plan (see Figure 21). MTSA's are planned for intensification to provide a range and mix of uses while protecting the established character of existing neighbourhoods. Conformity with the Mixed Use designation was previously discussed in Section 4.1.2 of this Report. 28 Page 492 of 601 � %T&, - L +; s �� \� IYA_—�— Figure 21: Proposed PARTS Rockway Plan Land Use Response: The Proposed Development is intended to enhance the pedestrian realm and encourage connectivity with the surrounding neighbourhood. The ground level will be completely accessible to the public and will help to direct pedestrian circulation to the ION station. Wayfinding and CPTED principles are expected to be implemented through detailed design and Site Plan Approval including signage and pedestrian scaled lighting. The Site is designated as Mixed Use and Open Space within a Major Transit Station Area (MTSA) in the proposed Rockway Secondary Plan (see Figure 21). MTSA's are planned for intensification to provide a range and mix of uses while protecting the established character of existing neighbourhoods. Conformity with the Mixed Use designation was previously discussed in Section 4.1.2 of this Report. 28 Page 492 of 601 4.3 KITCHENER URBAN DESIGN MANUAL Kitchener's Urban Design Manual (UDM) is intended to be used as a guiding document toward a vision for the City's future design. The UDM is divided into three sections as follows: Part A — Design Guidelines Part A contains guidelines for various land uses and built forms. These guidelines set the direction for urban design within the City and provide a tool to guide private site development. The relevant sections from Part A include: • City -Wide Design, which sets forth the universal design expectations for all of Kitchener at the neighbourhood scale, building scale and unit scale. • Major Transit Station Areas, which provides guidelines for intensification near transit stations, such as the ION'S Mill Station directly adjacent to the site. The Site is also subjectto the area specific guidelines for the Rockway station area developed by the City's (PARTS) Project. • Design for Tall Buildings, which provides guidance on the size, height, form, and placement of buildings nine storeys or greater. • Design for Residential Infill in Central Neighbourhoods, which provides guidance on the integration and compatibility of new development and redevelopment occurring in the City's established central neighbourhoods. • Structured Parking, which encourages high-quality design standards for above ground parking structures as they are part of the visible urban fabric. This section is relevant for Building E 455-509 Mill Street, Kitchener where portions of the building will be used to create an above ground parking structure. Municipal Urban Design Guidelines are intended to be used as a means of identifying general design principles and qualitative performance standards rather than quantitative numeric requirements. In this sense they do not have the same binding application as Zoning By-laws or Official Plan policies. They are intended to be applied with a degree of flexibility recognizing various design responses available to achieve the same quality of outcome. Part B — Area Specific Guidelines Part B contains guidelines created through other studies, such as streetscape master plans. There are no guidelines related to the Proposed Development in Part B. Part C — Design Standards Part C contains more technical design standards and guidelines which assist in site plan development and building design. The design standards of Part C have been considered in the initial work on the proposed development's conceptual Site Plan. It is intended that the final design standards of this section will be implemented in greater detail at the time of Site Plan Approval. The majority of the sub -sections of Part C are applicable to the Proposed Development and will cover elements of the overall design, such as: • Parking structures & surface parking facilities, • Emergency services & accessibility standards, • Pedestrian & transit supportive development, and • Landscape design and natural features. 29 Page 493 of 601 Response: The guidelines in Part A of the UDM are applicable to the Proposed Applications at this time. The technical standards of Part C will be considered at the time of Site Plan Approval. The Proposed Development is consistent with the Design Guidelines outlined within Part A. A detailed review of the proposed individual design elements are provided within Section 5.0 of this Report and demonstrates conformity to the City's Urban Design Manual. Figure 22: Preliminary Design Render (NEO, December 2022) Urban Design Report I February 2023 30 Page 494 of 601 5.0 DESIGN RESPONSE The following sections provide an overview of design elements and themes of the Urban Design Manual, while illustrating how the guidelines of the following sections have been addressed within the Proposed Development: (CWD) City -Wide Design (MTSA) Major Transit Station Areas (TBG) Tall Building Guidelines (RICN) Residential Infill in Central Neighbourhoods (SP) Structured Parking 5.1 BUILDING DESIGN The City of Kitchener's urban design policies outline three broad topics pertaining to built form: building design; public realm and placemaking; and impact mitigation. Regarding buildings, the policies call for attractive, human -scaled massing with active frontages and a variety of unit types, sizes, and tenures. Special attention should be paid to priority lots. The policies also call for a public realm that has a distinctive identity and promotes walkable and healthy communities. Finally, the built form should integrate with its surroundings and minimize the potential impacts, such as noise, shadow, and microclimate. The buildings within the Proposed Development can be divided into three distinct components: the building base (podium), tower and, top. The building podiums range in height from 5 to 8 storeys; whereas the towers and tops range from 15 to 44 storeys. Each component of the towers within the Proposed Development are distinct from one another through the use of articulated massing and varying materiality. The comprehensive design of the Proposed Development has been inspired by the irregular geometric shape of the Site and, as a result, the buildings which solicit thoughts of geodes and minerals. The buildings 455-509 Mill Street, Kitchener have been designed to transition from the ground up, reflecting the elements that comprise each level. The buildings are grounded by textures and colours reminiscent of minerals, rocks and stone and will be reminiscent of the materials used throughout the existing low-rise residential community. As the buildings rise, they become lighter and transition. Materials and colour palettes soften, ultimately transitioning to sky through the use of glass and glazing. The design's inspiration can be carried throughout the Proposed Development from building siting, building shape, materials and use of colour. The following policies are relevant to the proposed development: • Official Plan 11.C.1.11 to 11.C.1.22, 11.C.1.29 to11.C.1.33 • CWD 01.2.0 (community design), 01.3.0 (site design) • TBG (built form, streets and open space, compatibility, environment) • RICN (community & site design), 04.1.4 (Rockway) • MTSA 02.2.0 (community design), 02.3.0 (site design), 02.4.3 (PARTS Rockway) • SP (built form, site design) 5.1.1 Ground Floor & Base Design The podiums of the development have been situated within the Site to create unique pedestrian spaces and encourage the circulation of pedestrian movement throughout the Site, especially between the ION Station, the Mill & Ottawa Street intersection, and the Mill & Sydney Street intersection. Podium facades flank the internal and external street edges. Building faces along the rear property line run parallel to Mill ION Station. Other articulations in the podium footprints are for public amenity spaces, as well as vehicular access points. 31 Page 495 of 601 The ground level will be activated with commercial uses and publicly accessible park spaces. Podiums B & C will include some at -grade units with private accesses fronting onto the public space and the potential for live -work units. Portions of the ground floors will also be designed for permeability and through connections for pedestrians. Covered walkways and canopies along the edges of building will provide protection from harsh weather conditions and sun shade. From the front property line, Podium A will be setback 2.7 metres, Podium D will be setback 3.1 metres and Podium E will be setback 11.6 metres along Mill Street, after the anticipated road widening. This frontage will feature at grade commercial entrances spilling onto the street as well as a residential lobby access for Building D. A 12.2 metre side yard setback is provided from the western property line, with the anticipation that Building A may front directly onto the proposed Entry Plaza. Most of this side yard will be dedicated to the City as part of the public park space. When completed, there is the opportunity to provide an active street edge with commercial uses along the plaza edge. A 3.4 metre side yard setback has also been shown on the eastern property line with Building C, and a 4.2m side yard setback with Building E, with the anticipation for future development on the lands to the east. Along the rear property line, a continuous 5.5 metre setback has been maintained by the podium of Buildings A at the ground level. Upper levels of the podium will cantilever to a 0.0 metre setback. This setback provides the opportunity for a covered walkway and pedestrian circulation space between key destinations on the Site, as well as access to individual dwelling units and commercial frontages. Podium B/C has a proposed 0.0 metre setback from the rear property line. An indoor cluster of bicycle parking has been proposed within the Urban Design Report I February 2023 podium for public access immediately adjacent to the ION station and Station Plaza. Podiums heights range throughout the Site, however, they generally step up from west to east, and from Mill Street toward the rail corridor (Figure 23). Podium heights along Mill Street will range from five to six storeys to better complement the adjacent low rise residential community and reflect the planned Mixed-use designation at heights greater than the prevailing low-rise built form. MILL STREEI S M 2-7m 3.1m I8 -_ 1t6m --- -- �. Podium D a, 5 Storeys ee Podium A — S� 8 Storeys Podium E \\ 6 Storeys 1 \S� Podium Footprint Tower Footprint Figure 23: Podium Locations Podium 8 + C Q 8 Storeys �• 32 Page 496 of 601 The podium of Building D will be 5 storeys, Building E will be 6 storeys, and Buildings A to C will be 8 storeys. Visual interest will be created by varying the heights of podiums, while still keeping heights compatible with the surround low-rise neighbourhood. The tower stepbacks along Mill street. range from 7.2 metres to 10.6 metres allowing the mid -rise podiums to be the dominant built form experience for pedestrians. Ground floor levels are proposed to be 4.8 metres in height to allow for a variety of commercial and retail uses to occur. These floors will also function as the lobby areas for access to residential units above. The upper residential floors in the podiums and towers above are 3.2 metres in height. As seen in Table 3, some podium lengths exceed the recommended maximum 70 metre length, particularly Buildings A, B, C and E. In order to mitigate this length, enhanced streetscaping, materials and articulations are proposed. Long frontages will feature varied design features based on the uses proposed that location. For example, entrances to apartment lobbies will vary from commercial and retail entrances. The streetscapes along these frontages will be active and interesting through the spill out of commercial uses into the public realm. 455-509 Mill Street, Kitchener Table 3: Podium Heights & Dimensions BUILDING HEIGHT APPX. APPX. APPX. GROUND LENGTH WIDTH FLOOR AREA Building A 8 Storeys 92.3 m 36.5 m ±2,400 mz Building B 8 Storeys 116.6 m 36.5 m ±3,880 mZ Building C 41.9 m 81.8 m Building D 5 Storeys 33.2 m ±1,100 mz Building E 6 Storeys—t 48.6 m ±3,000 mz 33 Page 497 of 601 5.1.2 Tower Design A tower is the middle component of a tall building, connecting the base to the top structure and houses the building's primary function. In the case of the proposed development, this function is for residential uses. The UDM divides tower guidelines into two sub -sections: Size & Proportion and Separation & Placement. Figures 24 & 25 demonstrate the location of towers and relative heights. Size & Proportion Overall height and massing of the Proposed Development is constrained to the maximum permitted height by the Waterloo Region Airport Authority. The Site is located within the approach surface of the Region of Waterloo International Airport's Runway 8. No encroachments into the flight path, located at 487.68 m above sea level, are permitted. Given TOWER C 4D STOREYS TOWER 6 d64TORLtlS Figure 24: Tower Heights Model Urban Design Report I February 2023 this, the building and crane heights are restricted to —161 m (assuming a ground floor elevation of 326m). Currently, the maximum building height proposed from existing grade is approximately 143.7 metres. The second constraint to the initial massing of buildings was the angular plane from Mill Street. While a 45 -degree plane is the typical recommendation for massing, some minor variation was required to achieve the desired density on site. As such, a 60 -degree angular plane has been proposed. This deviation from the standard is mitigated through an increase in tower stepbacks along Mill Street and designing the majority of towers as "Compact Point Towers". J � MILL STREET i` Tower A 32 Storeys 0 Tower Footprint Podium Footprint Figure 25: Tower Height Diagrams 9 Stor 1 E f-Slepback; Tower D 21 Starey5 15 Storeys Tower 21Stureys �G Tower B 44 Storeys 9 Tower C 40 Storeys 34 Page 498 of 601 As seen in Figure 26, is a small portion of towers encroaching into the 45 -degree plane, even less so at a 50 -degree angular plane. The upper six storeys are affected on Towers A and E, including the top mechanical levels. However, when a 60 -degree plane is used, all parts of the Towers are within the plane. A 60 -degree plane is seen as an appropriate benchmark for the Site, as a majority of the development and density can fit within the plane. No significant negative impacts due to shadows or views are impacted. Figure 26: Angular Plane Diagrams (NEO Architects, February 2023) 455-509 Mill Street, Kitchener 35 Page 499 of 601 Table 4: Tower Heights TOWER STOREYS HEIGHT Height % of Tallest Tower A 31 105.3 m 73% 100% 91% B 44 143.7 m C 40 130.9 m D 15 50.9 m 35% E 21 70.1 m 49% Further regarding height, the Tall Building guidelines recommend applying varying heights to towers to assist in the transition to lower density areas and to provide variety in the skyline. As per Table 4 above, all towers generally meet the recommendation of compact point towers, which should be less than 90% of the height of the tallest tower (Tower C is 91% of Tower B, which is only a minor variation of the recommendation). Large Slab towers (Tower E) should not exceed 85% of the tallest tower. Tower E meets this recommendation at 49%. Urban Design Report I February 2023 Table 5 : Size and Proportion Ratio TOWER LENGTH (m) A 28.49 WIDTH AREA RATIO I SIZE (m) (m1) 25.80 735.11 1.10 1 Compact Point B 27.94 25.80 720.66 1.08 Compact Point C 29.39 25.80 758.31 1.14 Compact Point D 38.58 28.26 704.26 1.37 Compact Point E 44.33 23.10 1080.26 1.92 Large Slab The size of a tower is categorized by its floor area, and the ratio of its length to width. Towers fall into one of the four categories: Compact Point, Compact Slab, Large Point, or Large Slab. The Tower Floor Area is categorized as either compact (less than 850 sq.m.) or large (greater than 850 sq.m.). The proportion of a tower is determined by the ratio produced by dividing its length by its width. Point towers produce a ratio of less than 1.6, while slabs produce a ration of greater than 1.6. The sizes of the proposed towers are detailed in Table 5, above. Compact Point towers are the preferred option for intensification, and the proposed development will feature four (4) of the five (5) towers as this size. A slab sized building is required for Tower E to fit within the height and angular plane requirements of the site. The large scale of this massing will be mitigated at the time of detailed design through features such as facade articulation and the thoughtful placement of balconies and materials. 36 Page 500 of 601 Separation & Placement Placement of the towers on site was determined by calculating the suggested separation distances as per the Tall Building Guidelines. The formula for calculating these distances was done by multiplying the building's height by the length of the tower face, and then dividing that number by 200. The resulting tower separation areas are shown in Figure 27, which demonstrates there are no issues with the proposed placement of towers in regard to separation. As noted above, design guidelines are to be followed with some flexibility recognizing various design responses can achieve the same quality of outcome. In cases where tower separations appear deficient, impacts can be offset by increased separations elsewhere. To further compensate, tower placements and orientations, and window locations can be offset to limit the impacts of proximity while still achieving high-quality design standards. Stepbacks were created through the angular plane process and have been located strategically to balance the efficient design and height requirements. Due to their irregular shape and design, the proposed stepbacks of towers differs from the common 3 -metre stepbacks provided in more typical designs. This has allowed for greater stepbacks of towers along the Mill Street edge, and for interesting amenity area geometry to be provided on rooftops. Tower D is set back approximately 10.6 metres from the facade of its podium along Mill Street. Having this offset helps soften the compatibility with the surrounding neighbourhood and moves the taller tower height further inward to the site. 455-509 Mill Street, Kitchener The lower portion of Tower E is setback a slightly further distance to the property line as Tower D. The upper portion of Tower E is setback even further and provides for a varied articulation along the streetfrontage. Overlook is the overlap that exists between two neighbouring towers and is calculated as a percentage of tower width or length. Initial concepts of tower placement shown during pre -consultation with City Staff have since been updated to better address concerns on overlook and compatibility. As such, Towers A to C have been all been oriented to run parallel to the railway corridor. Figure 27 also demonstrates the orientation of floor plans within towers. Where there are potential conflicts with overlook, it should be noted that floor plans run parallel to the ION tracks in Towers A to C. As such, only end and corners units will have potential overlook issues, which reduces the number of units and views impacted. As noted on Page 8 of the Tall Building guidelines, when overlook cannot be achieved on-site, developers should aim to incorporate other mitigating techniques such as physical separation, shape, placement orientation and relative heights. Through the creative design of the podiums and towers, the proposed development is able to mitigate the issues of overlook by providing adequate tower separation, thoughtful floorplan orientation, and varying tower heights. 37 Page 501 of 601 Figure 27: Tow Urban Design Report I February 2023 38 Page 502 of 601 r Figure 28: Tower Top Glazing Blends into Sky 5.1.3 Top Design Tower tops are slightly offset in orientation from the middle tower sections, but generally follow the same parallelogram shape and floor plan layouts as the rest of the tower. The rooftop mechanical penthouse is located on the building's top floors. The top floorplate matches those below it to integrate with the overall building design. 5.1.4 Materials Overall, materials and colour palette used throughout the Proposed Development have been inspired by the geometric and irregular shapes of the podiums and towers. These forms have a resemblance to the angular structures formed naturally by geodes and minerals. As such, a general colour and texture palette has been created based on these naturally occurring materials. Generally, heavier, natural materials will anchor the building to the ground. As the buildings rise, materials 455-509 Mill Street, Kitchener Figure 29: Architectural Material Palette become lighter until they visually blend into the sky through the use of glass and glazing. High-quality materials are proposed to be used throughout the site, with particular enhancements proposed at street level. Podiums will be designed with heavier, earth -toned materials such as bricks. Designing podiums in this way will also assist in achieving the recommendations of the Noise & Vibration Feasibility Study (see Section 5.9.2 of this Report). Furthermore, the use of brick at street level reflects the surrounding built form and low-rise dwellings, creating a compatible and visually integrated streetscape within the neighbourhood. The podiums and ground floor level will incorporate transparent glazing into commercial and public spaces. Transparent glazing will promote ground activation and vibrancy making community surveillance possible. 39 Page 503 of 601 The mid -sections of towers will feature slightly lighter materials, such as metals and unique patinas. Metal tones such as graphite, patinaed copper, and weathered steel, amongst others, will be used. Tower tops will be fully glazed, blending them into the skyline. As seen in the conceptual renderings, the glazed tops will reduce the visual impact of the tower heights. 5.1.5 Articulation Although specific architectural features and articulation have not yet been designed, it is anticipated that several features will be included at the time of detailed building design. Such features include: Ai l Figure 30: View 1 of Promenade (Neo Architects) Urban Design Report I February 2023 • Residential balconies on podiums and towers which face the internal and external streets; • Structural canopies over grade level pedestrian areas; • Recessed building entrances for wind and weather protection; • Enhanced building entrances with different design styles for public commercial entrances, residential access to podium and tower units, and residential access to built-in town home units; • The angular design of podiums and towers; and • The sectioning of towers into 'lower' and 'upper' sections, each with slightly skewed orientations. Preliminary articulation and materials are shown as renderings in Figures 30 to 31, which are views of the streetscape along Mill Street and the internal Street B Promenade. 40 Page 504 of 601 Figure 31: View 2 of Promenade (Neo Architects) 455-509 Mill Street, Kitchener 41 Page 505 of 601 5.2 PEDESTRIAN CIRCULATION In the City's urban design policies, pedestrian circulation relates to the provision of streets and block patterns that support: active transportation and public transit, pedestrian -focused and universal design, an integrated network of compact blocks and off-street paths, and convenient access to community amenities such as schools, parks, shopping, and transit. The following policies are relevant to the Proposed Development: • Official Plan 11.C.1.16, 11.C.1.33 • CWD 01.2.1 (inclusive design), 01.3.3 (site function) • TBG (built form, streets and open space, compatibility, environment) • MTSA 02.2.0 (community design), 02.3.0 (site design), 02.4.3 (PARTS Rockway) • RICN (community & site design), 04.1.4 (Rockway) • SP (built form, site design) Pedestrian access to the Site is through the Entry Plaza; the north end of the Promenade; and the north and south ends of the Mill Station platform (Figure 32). Paths of travel through the Site provide circulation between three primary destinations; the Mill/Ottawa Street intersection; Mill/Sydney Street intersection; and, the southern platform of the Mill ION Station. An east/west connection through the Site is provided along Street A. Primary pedestrian routes are flanked by active building frontages. Retail commercial uses front the Promenade and Station Plaza, with additional retail locations facing the Entry Plaza and Mill Street. Residential lobbies are accessed in various locations on these primary pedestrian routes as well. Due to the close proximity of the ION station, and anticipated density of the proposed development, a high volume of pedestrians and are expected on, and through, the Site. As such, internal walkways are at least 3.5 metres wide with some areas measuring up to 10 metres in width. These widths will comfortably accommodate a high volume of pedestrian traffic and for commercial uses to spill out into the streetscape. Cyclists will circulate through the Site using Streets A and B. Given the narrow profile, varying materials and proximity to the significant pedestrian spaces flanking them, traffic will be calmed, and cyclists will comfortably share the road. Bicycle parking and storage will be available at grade level in each building podium. Please refer to Section 5.4 of this Report for further details. Site Plan Approval will address safety and accessibility for all pedestrian walkways through the Site including lighting and signage. Urban Design Report I February 2023 42 Page 506 of 601 Figure 32: Pedestrian Circulation Diagram 455-509 Mill Street, Kitchener 43 Page 507 of 601 5.3 VEHICULAR CIRCULATION The following policies are relevant to the Proposed Development in regard to vehicular circulation and parking: • CWD 01.3.3 (site function) • MTSA 02.2.0 (community design), 02.3.0 (site design), 02.4.3 (PARTS Rockway) • RICN (community & site design), 04.1.4 (Rockway) • TBG (built form) • SP (built form & site design) Vehicular circulation within the Site is provided by two private streets. Street A is accessed from Mill Street between Buildings A and D (Figure 33). It runs parallel to the LRT corridor, terminating at the east property boundary. The west end of the street is one-way only, whereas the east end is two-way. Street B aligns with the terminus of Sydney Street South at Mill Street, and extends to Station Plaza, intersecting with Street A. Street B forms part of the Promenade. The street network has been designed to accommodate two primary functions; to provide access to the parking structures and, provide a future connection to the balance of the City block, should the opportunity arise. Two access driveways are provided along Mill Street, giving vehicular access to the Site for future residents, service vehicles and emergency vehicles. The main access to the Site will be from the intersection of Sydney and Mill Streets (between Buildings D & E) and will accommodate two-way traffic to and from the Site on an 8.0 metre wide road. This intersection will allow for vehicular turning from all directions. A smaller access will be provided to the west, closer to Ottawa Street between Buildings A & D, and will provide one-way traffic into the Site Urban Design Report I February 2023 ■ ■' One-way Road Two-way Road Parking Access T Service Access 0 Surface Parking Dropoff/ Loading Areas Figure 33: Vehicular Circulation Diagram � Potential � Future Connection on a 4.6 -metre -wide road. It will likely be accessed as right -turn only from east bound traffic along Mill Street. As discussed in Section 3.3 of this report, the Proposed Development is anticipated to form the west half of a master -planned City block. Street B forms the beginnings of a vehicular loop that would extend from Sydney Street, through the block, ultimately connecting to the east end of Mill Street. Until a connection to the east is provided, a vehicle turn around has been provided at the property boundary. Loading and Service Areas The Proposed Development includes indoor service areas for each building, located away from public streets and amenity areas. Loading 44 Page 508 of 601 and garbage functions are programmed within dedicated service rooms within the ground floor of each building podium. 5.4 BIKE STORAGE & VEHICLE PARKING Bike Storage The Proposed Development includes approximately 1,150 Class A and Class B bicycle parking spaces, distributed throughout the Site (Figure 34). Approximately 1,100 "Class A" indoor bicycle parking stalls are distributed through the building podiums on the ground floor. A linear cluster of approximately 50 Class B parking stalls are proposed along the south side of Tower D, immediately adjacent the ION station and Station Plaza. The spaces will be located outdoors within a covered area. Additional "Class B" bicycle spaces will be distributed throughout the Site in secure locations within close proximity to residential entrances, commercial spaces and public amenity spaces. Vehicle Parking Approximately 1,150 parking spaces are provided on site, the vast majority of which are provided within parking structures (Figure 35). An underground parking structure is accessed from Street A through the podiums of Buildings A and C. The underground structure comprises two levels. The first level encompasses the entire Site area, while the second level occupies the southeast half only. Parking levels are also provided within the podiums of Buildings A, B, C and E, all accessed from Street A. Of the proposed parking, approximately 825 are proposed for residential use. The balance of the spaces will be utilized for guest 455-509 Mill Street, Kitchener parking for both the residential and commercial units. Of these, approximately 16 are provided as on -street surface parking spaces. Class A Bicycle Stall Class B Bicycle StaE Figure 34: Bicycle Storage Locations 45 Page 509 of 601 Figure 35: Underground Parking Levels (NEO Architects, July 2022) LEVEL P2 Urban Design Report I February 2023 46 Page 510 of 601 5.5 STREETSCAPE DESIGN The Official Plan and Urban Design Manual direct streetscapes to be human -scaled, varied, visually appealing and landscaped. Streets are to be pedestrian -oriented and encourage cycling, where feasible. Streetscapes should create a sense of place and provide a comfortable pedestrian experience any time of day, or season. Attractive streetscapes are created through the coordination of site, building, and street design, employing landscaping to soften surfaces and maximize the tree canopy, and implementation of clear wayfinding strategies. The following policies are relevant to the proposed development: • Official Plan 11.C.1.11, 11.C.1.29, 11.C.1.30 • CWD 01.2.5 (street design) • TBG (built form, streets and open space) • MTSA 02.2.0 (community design), 02.3.0 (site design), 02.4.3 (PARTS Rockway) • RICN (community & site design), 04.1.4 (Rockway) Mill Street Building podiums A, D and E front Mill Street, creating a street edge for over 52 metres (-27%) of the Site's frontage. Building A provides 35.2 metres of frontage at the west side of the Site. The building podium will include street -fronting commercial space onto Mill Street and the corner of Street A. Should the construction of the Entry Plaza be feasible, commercial frontage will continue to wrap around the building podium and front the plaza, as well. Building D provides 33.5 metres of frontage on Mill Street. The commercial units located within the podium are setback 3.1 metres from the Street. A play area has been provided 455-509 Mill Street, Kitchener adjacent to Building D and Mill Street which will help to activate the street frontage. Building E provides 18.7 metres of frontage on Mill Street, setback 11.6 metres from the Street. Together, the building edges create opportunity for large, attractive streetscapes and pedestrian spaces to flank the Street, occupying both public and private spaces. The Mill Street streetscape profile within the public right-of-way, after the required road widening, will be consistent across the length of the Site (Figure 35). From the new property line toward the street, the profile will consist of a 2.4 metre wide sidewalk, 1.3 metre landscaped strip, and a reconstructed 2.9 metre multi -use trail. A 0.85 metre wide buffer will be provided between the multi -use trail and Mill Street. The front yard setback along Mill Street varies and provides opportunity to utilize the lands differently. The 3.1 metre setback to Building D will accommodate a mix of landscaping and hardscaping, providing access to the abutting commercial uses and opportunity for on -street seating. Building E has a larger setback from the Mill Street right-of-way, which is mirrored on the opposite side of Street A. Together, these spaces create an open space at the intersection with Sydney Street and provide an opportunity for a gateway feature to the community. Collectively, the streetscape on Mill Street provides a dynamic, active space for pedestrians and cyclists. Active building frontages, a mix of landscaping and use of space creates an identifiable space and contributes to the character of the community. 47 Page 511 of 601 Interna/ Streets The internal streets are designed as shared spaces that prioritize the pedestrian experience (Figures 36 to 40). Wide sidewalks, ranging from 3.4 to over 10.0 metres in width, flank Streets A and B. Areas with exceptionally wide sidewalks form small, on -street amenity areas, together forming a central Promenade that is anchored by the Station Plaza. Sidewalks and amenity areas feature hard- and soft-scaped spaces, including planters, street furniture, open spaces and opportunities for public art. Both Streets A and B have defined street edges created by the adjacent building podiums. Podiums will feature a mix of uses at ground level, including primary and secondary building accesses, as well as commercial spaces. Commercial spaces will primarily be located along the Street B Promenade and Station Plaza. Streets A and B will provide vehicular and cycling circulation through the Site. While vehicles will circulate through the Site, their presence will be mitigated. Vehicle lane widths will be minimized to reduce speeds and emphasize pedestrian spaces. While the spaces will visually blend together, the pedestrian and vehicular spaces will be delineated by paving material, roll curbs, street furniture, and landscaping. On -street parking spaces will offer an additional buffer between people and cars. Promenade Street B (the "Promenade") will be a central feature to the streetscape and outdoor public amenity of the Proposed Development. Pedestrians, cyclists and motor vehicles will all utilize the Promenade in different ways, but the intent is to keep functions safely integrated. The Promenade will feature significant vegetation through the use of plants and landscaped spaces, creating a green spine through the community. Hardscaped pedestrian spaces will provide opportunity for seating areas, including commercial patio spaces, and passive recreational opportunities. Due to the Site's grading, there will be an —1.0 metre height differential between the Promenade entrance at Mill Street and Station Plaza. This provides the opportunity for tiered garden beds and landscape features within the Promenade. All pedestrian paths will be accessible and barrier -free. The flow and direction of pavement patterns are influenced by the nearby railway corridor. Long linear and radial lines will flow from the Station Plaza to Mill Street to help direct the flow of pedestrians and other traffic. Further details regarding the Promenade are provided in Section 5.6.1 of this Report. Urban Design Report I February 2023 48 Page 512 of 601 - -0 Figure 36: Mill Street Cross Section - 20m Right -of -Way (Land Art, February 2023) 455-509 Mill Street, Kitchener 49 Page 513 of 601 TOWER E A. A S. s WALKWAY (VARIES) Figure 37: Cross Section of Street 8 - the Promenade (Land Art, February 2023) Urban Design Report I February 2023 TOWER D 50 Page 514 of 601 PARK PARKING STREET PARKINGIT WALKWAY (VARIES) m m at m a � U U 17.345 DISTANCE BETWEEN PODIUMS Figure 38: Cross Section of Street - One-way ianeway (Land Art, February 2023) TOWER A 455-509 Mill Street, Kitchener 51 Page 515 of 601 Figure 39: Cross Section of Street A - Two-way Lanewoy (Land Art, February 2023) Urban Design Report I February 2023 52 Page 516 of 601 Figure 40: Internal Play Area and Street A (Land Art, February 2023) 455-509 Mill Street, Kitchener 53 Page 517 of 601 5.6 PUBLIC AMENITY AREAS Public amenity spaces form an important part of the public realm in that they provide community gathering and open spaces, functioning similar to public parks. Public amenity spaces include indoor and outdoor spaces that are accessible by the general public. Urban Design policies and objectives set out by the City of Kitchener encourage the creation of public amenities that are of high-quality design, are accessible to all people and offer a variety of functions. Public amenities areas within the Proposed Development will be privately owned public spaces (POPS). The following policies are relevant to the proposed development: • Official Plan 11.C.1.23 to 11.C.1.33 • CWD 01.2.6 (parks & open space), 01.3.2 (shared spaces) • MTSA 02.2.0 (community design), 02.3.0 (site design), 02.4.3 (PARTS Rockway) • TBG (built form, streets and open space, compatibility, environment) • RICIN (community & site design), 04.1.4 (Rockway) 5.6.1 Outdoor Public Amenities Four outdoor public amenity areas are proposed for the Proposed Development (Figure 41). These four landscape features create memorable placemaking moments as organizing elements of the site plan. These include the: • Station Plaza • Promenade • Play Area • Entry Plaza The Proposed Development is centred around Station Plaza and the Promenade, which form a central open space within the community. Station Plaza is a 1,600 mz public space located at the south access to the Mill Street ION Station platform. The open space extends over Street A toward Sydney Street, forming a 28 -metre wide promenade that straddles Street B. Station Plaza anchors the central open space. It is envisioned as a gateway to the neighbourhood and focal point within the Rockway community. Given its prominence, the space offers an opportunity for a major landscape feature such as an ice rink, fountain or public art. The plaza and promenade will feature significant landscaping throughout including street trees, landscaped areas and street seating. The Conceptual Landscape Master Plan package is attached as Appendix B to this Report. Urban Design Report I February 2023 54 Page 518 of 601 O CITY PARK J ENTRY PLAZA © STATION PLAZA / LRT STAIR CONNECTION Q THE PROMENADE Ir -I IrT Figure 47: Overall Landscape Plan (Land Art, February 2023) 455-509 Mill Street, Kitchener 55 Page 519 of 601 Station Plaza Figure 42: Preliminary Design for Station Plaza (Land Art, February 2023) Station Plaza is located between Buildings A and B abutting the southern access to the Mill ION station. The ION station itself sits at a lower grade than the plaza and will be accessed via stairs and integrated ramp. The space will be characterized by a central feature such as a fountain, ice rink and/or public art (Figures 42 to 44). The feature will be a definitive and recognizable presence within the Rockway community and contribute to the unique identify and sense of place. The feature will provide 4 -seasonal use and may evolve through the year between uses. The feature will provide animation and activity at a central location within the community. The plaza will be bound by a mix of commercial frontages at the base of Buildings A and B. Highly glazed, active frontages will help animate the space. Commercial spill out along the edges of the spaces will provide further animation and visual interest by blending in the indoor and outdoor spaces. A short-term drop-off space is provided on the north side of the Plaza. Figure 43: Precedent images for Station Plaza (Land Art, July 2022) Urban Design Report I February 2023 56 Page 520 of 601 low The Promenade Figure 45: Preliminary Design for Promenade (Land Art, February 2023) A 28.8 metre wide pedestrian Promenade will straddle Street B from Sydney Street to Station Plaza (Figures 45 to 47). The entry to the Promenade at Mill Street splays out to provide an open amenity area. Landscaping, street furniture and public art will be explored to create a distinctive and notable gateway to the community in these areas. The Promenade will be flanked by a range of uses including commercial and Urban Design Report I February 2023 primary building accesses. The Promenade will be highly landscaped with a mix of street trees and ground level vegetation. Vegetation will be provided within planter boxes and at -grade. Due to the Site's grade differential, planters will be used to create a tiered space both east to west, and north to south. The Promenade will be anchored by Station Plaza at the northwest. While Streets A and B intersect at the point between the Promenade and the Plaza, paving materials, landscaping and other visual clues will carry across the streets to visually blend the spaces. The Promenade will be a shared space between cars, cyclists and pedestrians, the pedestrian realm will be prioritized. The majority of the area will be allocated to pedestrian spaces with only Street B threading through the centre. a Figure 46: Promenade precedents (Land Art, July 2022) 58 Page 522 of 601 �z f 4 nz PlayArea E)3STING CUFB BF MULTI -USE TRATE TO BE RETAIN€O �� MILL STREET EK PROPERTY LME OP TOWER o n SIRED kA t Figure 48: Preliminary Design for Play Area (Land Art, February 2023) The Play Area is proposed to primarily function as a children's playground and passive recreational space (Figures 48 to 50). The Play Area will be accessible to the public and provide a playground within the Rockway community. The space will be characterized by green mounds and ramps that create a flowing form through the space and opportunity for adventure play. The mounding features will create a sheltered feeling within the space and separate it from the roadway. Additional play equipment, or a simple lawn space with benches, can also be integrated into the space. III k , 'a _ Figure 49: Play Area precedents (Land Art, July 2022) Urban Design Report I February 2023 60 Page 524 of 601 'AN -10,`, Entry Plaza f�nxc mf€ €oa€wn wrtn ro rw eR�PE 1 [f6AhG 6lkLWil F9Pf5Rtt +.t�R`fNfRYfil}ARCi1RRFHRY P2WOH41Y aq u+��r PNEPU+&YrsrmmE o �� LON53RJCfL]M .,� t ufwnaOmAo'r�frE €,ciPixf - UJ W U, F- U) � +fREowu,n�N��s- 0 u+€sfu a+�wa€u The Entry Plaza will act as a pedestrian gateway to the Proposed a.„ Development and will facilitate the movement of pedestrians and cyclists to and from the ION station to the Mill and Ottawa Street intersection (Figures 51 to 53). As such, the space will not be intensely programmed so movement is not impeded by more stationary uses. Seating and ..pp places of rest will be subtly incorporated along pathways and landscape Nom` retaining walls. Building podium A will provide commercial frontage onto the plaza. RDOFTOP AMENITY ANSA MIUM A xEaEosui w+ismol \\X������ Figure 51: Preliminary Design for Entry Plaza (Land Art, February 2023) The Entry Plaza is located on lands currently owned by the Region of Waterloo (451 Mill Street), however, they offer an opportunity to create a public open space at the intersection of Mill Street and Ottawa Street. Initial discussions regarding the acquisition and conveyance of these lands have begun with the Region. Should these negotiations progress, City and Regional staff have requested that these lands be contemplated as part of an overall Master Plan for the development. A landscape plan for the Site illustrates a potential design of the lands that could be incorporated into the overall Site Master Plan. Urban Design Report I February 2023 The radial pattern of pathways in the plaza are inspired by the adjacent light rail transit tracks. The space is further influenced by the railway through the use of materials such as timber seat walls, metals resembling railway ties, and other uses of linear patterns in the materials. Given the prominent location of the Entry Plaza, it will be a suitable location for a focal point such as public art or a water feature. Initial design concepts for the plaza show a water feature in front of Building A. Seating and tables could be available in this area as potential spill out from the commercial uses in Building A. Natural materials will be used throughout the design, such as timber and large rocks for seating. Figure 52: Entry Plaza precedents (Land Art, July 2022) 62 Page 526 of 601 M�b-� 5.6.2 Commercial Spaces Commercial spaces will line the Promenade and Station Plaza, as well as the City Park/Entry Plaza (if possible). Providing these spaces adjacent to outdoor amenity spaces will allow for a spill -out of activity onto the public realm as people move in and out of the spaces. Patios and places of rest will be incorporated along these active frontages. Commercial Areas The Proposed Development includes approximately 2,600 square metres of commercial space, divided into various zones within the Site (Figure 54). Commercial spaces within buildings have the potential to be subdivided into multiple units. These spaces are envisioned to accommodate a mix of restaurants, cafes, neighbourhood retail and personal service businesses, as per the MIX -3 Zone within Zoning By- law 2019-051. The ground floor level, including commercial spaces, have been assumed to have a minimum height of 4.8 metres. Four (4) potential live -work units are proposed in the base of Building C and offer further opportunity to activate Street A. J MILL STREET F�] Commercial Spaces Active Frontage Figure 54: Highlight of Commercial Areas and Active Frontages Urban Design Report I February 2023 64 Page 528 of 601 5.7 PRIVATE AMENITY AREAS Private amenities are utilized by the residents of the development and are generally provided in the form of balconies and rooftop patio areas. These amenities are not accessible by the general public. The following policies are relevant to the proposed development: • CWD 01.2.6 (parks & open space), 01.3.2 (shared spaces) • MTSA 02.2.0 (community design), 02.3.0 (site design), 02.4.3 (PARTS Rockway) • RICN (community & site design), 04.1.4 (Rockway) As described above, the outdoor areas at ground level will be privately - owned public spaces (POPS). As such, private amenity areas are provided above ground level. Given the Tower configurations and siting on the podium, the Proposed Development features significant opportunity for rooftop terraces. Individual rooftop amenity areas are proposed to be located on the podiums for all 5 towers. Rooftop terraces offer the opportunity to feature numerous amenities which may include BBQ areas, outdoor gathering and seating spaces, dog runs, games areas or movie screening areas. Private amenity areas will also feature significant landscaping throughout. Natural landscaping features such as trees, ground level vegetation and ground cover will be integrated into the private spaces and contribute to the greenery of the Site, as a whole. 5.8 SAFETY AND ACCESSIBILITY The City of Kitchener encourages the principles espoused through Crime Prevention Through Environmental Design (CPTED). CPTED principles include natural surveillance, access control, territorial reinforcement, and maintenance. The following policies are relevant to the proposed development: • Official Plan 11.C.1.13 to 11.C.16, • CWD 01.2.1 (inclusive design) • TBG • MTSA 02.2.0 (community design), 02.3.0 (site design), 02.4.3 (PARTS Rockway) • RICN (community & site design), 04.1.4 (Rockway) Safety and AODA requirements will be reviewed and implemented through the detailed design process. The integration of CPTED principles into the Proposed Development will be explored through detailed design. Specific elements such as lighting, emergency signage and infrastructure will also be further incorporated into the development during the Site Plan Approval process. 455-509 Mill Street, Kitchener 65 Page 529 of 601 5.9 MICROCLIMATIC IMPACT ANALYSIS Microclimate refers to the environmental impacts created by tall buildings. Designs should consider the effects of sunlight, shadowing, heat islands, wind conditions and snow disposition on the surrounding lands. The following policies are relevant to the proposed development: • CWD 01.2.4 (design for comfort) • MTSA 02.2.0 (community design), 02.3.0 (site design), 02.4.3 (PARTS Rockway) • RICN (community design) • TBG (environment) 5.9.1 Pedestrian Wind Assessment An updated Pedestrian Wind Assessment was prepared by RWDI, dated February 16, 2023, to assess the anticipated wind conditions at -grade around the Site. The updated report considered changes to the proposed development from the previous submission, such as the orientation of towers and removal of a tower. Wind conditions on most surrounding sidewalks are expected to be appropriate for the intended usage throughout the year. The proposed buildings will also provide some sheltering for the neighbouring areas to the east and west. Without wind control strategies, such as massing refinements (increased separation distances, stepped podiums, canopies, and street trees) and the addition of vertical porous wind screens, uncomfortable and potentially unsafe wind conditions are expected in the Station Plaza and area between towers A and B. As such, wind screens, additional walls, vegetation, and awnings will be explored at detailed design. Wind tunnel testing is recommended at a future stage of design. The findings of the Pedestrian Wind Assessment are included as Appendix C to this Report. Urban Design Report I February 2023 5.9.2 Noise & Vibration Impacts Due to the proximity of the Proposed Development to the CN rail line, an analysis of noise impacts was required to understand any necessary mitigation measures. A Noise and Vibration Feasibility Study was prepared by HGC Engineering (dated July 13, 2022) to analyze stationary noise and vibration sources. A supplementary update letter was prepared February 16, 2023 which reviewed the revised concept. The findings of the report conclude that there will be some noise impacts by the surrounding land uses (commercial areas, CN railway and Conestoga Parkway) on the Proposed Development. The predicted impacts will exceed Ministry of Environment, Conservation and Parks (MECP) guidelines, and as such, the following mitigation measures have been proposed: • Central air conditioning is required so units are able to keep windows closed. • Upgraded building and glazing construction is required for the proposed buildings, including podiums and towers. Brick veneer walls with insulated gypsum board partitions are recommended. • Exterior sliding doors should meet the same glazing requirements as windows. Exterior swing doors should be insulated metal with proper seals. • Measured levels of ground -borne vibrations were determined to be within MECP limits, and no further mitigation was recommended. The report and letter also advise that the recommendations for building and glazing construction should be updated once detailed floor plans are developed. 66 Page 530 of 601 5.9.3 Shadow Study Analysis A Shadow Analysis has been prepared by NEO Architects Inc. to demonstrate the impact of the proposed tall buildings on the surrounding neighbourhood. The Tall Building Guidelines recommend at least 5 hours of cumulative direct sunlight to nearby sidewalks and open spaces under equinox conditions. The Shadow Study modelling provided as part of the Architectural drawing package, attached as Appendix A of this Report, shows the potential shadowing scenario from the Proposed Development. It models the impacts in 2 -hour intervals, starting at 10 am and generally ending at 6 pm (excluding the winter months). Shadows have been generated for each solstice and equinox on March 21, June 21, September 21 and December 21. Table 6 provides an analysis of shadowing under equinox conditions. It has been determined that the impact on the public realm is minimal, and nearby sidewalks and opens spaces will have at least 5 hours of cumulative sunlight throughout the day. The sidewalk on the north side of Mill Street will have moving patches of sun and shadow cast throughout the day caused by tower tops. Towers have compact point footprints, which assists in casting smaller shadows that move off any location throughout the day. This is beneficial in providing pedestrians and the public with options of when they would like to enjoy sun or shade. In the recent redesign of the proposed development, the number of towers was reduced from six (6) to five (5) which also produces more favourable shadow impacts throughout the site and on adjacent properties. The future public park at 451 Mill Street is minimally impacted throughout the day in all seasons. Covered walkways and canopies will be incorporated into the design to provide some shade relief. It should also be noted that through the future implementation of the Rockway Secondary Plan, the lands north of Mill Street will be permitted to redevelop up to 4 storeys in height. There are no additional impacts expected by the Proposed Development on this future built form. Table 6: Analysis of Shadows Impacted Area Equinox Conditions (March/September 21) 455-509 Mill Street, Kitchener 67 Page 531 of 601 Partial, moving impacts throughout the Mill Street Sidewalks morning with full sun in the late afternoons. Over 5 hours of cumulative sunlight provided. Residential Properties Partial impacts in front yards from morning Across Mill Street until 2 pm. Over 5 hours of cumulative sunlight provided. Public Parks and 451 Mill Street impacted in early morning; Open Spaces shadows gone before noon. Full sun from noon until evening. Play Area has a portion of sunlight from 10am Interior Parks and until 2pm. Partial coverage of Station Plaza Open Spaces and Promenade throughout the day with full sunlight around 2pm. Rooftop Amenity Partial coverage throughout the day. Over 5 Areas hours of sunlight for rooftop areas facing the rail corridor. Most sunlight from noon to 6pm. 455-509 Mill Street, Kitchener 67 Page 531 of 601 5.10 SUSTAINABLE DESIGN Sustainable design choices have been integrated into the Proposed Development. Initiatives such as transit -oriented design, urban intensification, and the repurposing of underutilized brown field sites all contribute to the sustainable design of our communities. A Sustainability Statement (dated July 2022) was prepared by The Butler Group Consultants Inc. to demonstrate the Proposed Development's conformity with the sustainable development policies of the Kitchener Official Plan. The report discusses strategies utilized within the development to encourage environmental sustainability, including proximity to amenities, encouraging a variety of transportation options, and construction that will meet or exceed contemporary energy - efficiency and waste diversion standards. Further investigation of the Proposed Development's sustainability initiatives will be conducted during detailed design. The following policies are relevant to the proposed development: • OP policies 7.C.4.4 • CWD 01.2.3 (design for sustainability) • TBG • MTSA 02.2.0 (community design), 02.3.0 (site design), 02.4.3 (PARTS Rockway) • RICN (community & site design), 04.1.4 (Rockway) The Proposed Development represents a compact and efficient, mixed- use development contributing to a broader strategy to create a more efficient, and sustainable City. The Site is a redevelopment project on existing, underutilized land. The Site is within an existing community and is connected to existing infrastructure and services. The Proposed Development embraces the use of public transit and car - free living. Designing for active transportation and encouraging the use of public transit systems help to promote more environmentally friendly modes of transportation. Active transportation is encouraged on site through the creation of ample pedestrian walkways and encouragement of cyclists on Streets A and B. Bicycle parking will also be provided within the podium of the proposed buildings, scattered throughout the Site and behind Buildings B & C in a cluster community parking facility. The use of public transportation in encouraged by making the ION station more accessible and inviting to the public. Having residential units in close proximity to the station will increase its usage and decrease the need for residents to own vehicles. The building design will utilize best construction practices and will meet current energy efficient standards. Multiple measures consistent with LEED certification will be explored, however, LEED certification will not be pursued at this time. Rooftop water collection systems and on-site water storage will be considered. In initial site modeling, the Wind Assessment identified areas of high wind levels throughout the winter months. In addition to the application of various wind mitigation measures for effected pedestrian areas, Polocorp is interested in exploring the incorporation of wind turbine features as potential public art. These turbines would also have a functional use and be able to generate renewable energy from the wind. Urban Design Report I February 2023 68 Page 532 of 601 6.0 CONCLUSION The Proposed Development includes five (5) residential towers, ranging in height from 15 to 44 storeys, and will include up to 1,500 residential units. Podium rooftop areas will include amenity spaces for residents while the ground level will be focused on the pedestrian realm. This Urban Design Brief concludes that the Proposed Development has integrated urban design principles through the following: • High quality urban design and architectural finishes; • High quality and vibrant streetscapes; • Consideration of skyline views; • Consideration of safety and emergency access through the placement of buildings, streets and walkways; • Ensuring barrier -free and universal accessibility by all citizens; • Integration of public art and high-quality public spaces enhancing the quality of life for all residents in the broader context; • Consideration of priority building locations along Mill Street and at site entrances (Mill & Ottawa Streets and Mill & Sydney Streets); • Designing for year-round use and consideration for protection from sun, snow, heat and other environmental elements. It is our opinion that the Proposed Development and associated applications for Official Plan and Zoning By-law Amendment reflect high-quality design and meet the intent of the City of Kitchener's Official Plan and Urban Design Guidelines regarding good design. Respectfully submitted, 4ichae1tazi7ani,'B.E.S., B. Arch., OAA, FRAIC 455-509 Mill Street, Kitchener 69 Page 533 of 601 APPENDIX A: ARCHITECTURAL PACKAGE Page 534 of 601 APPENDIX 6: CONCEPTUAL LANDSCAPE MASTER PLAN PACKAGE Page 535 of 601 APPENDIX C: PEDESTRIAN WIND ASSESSMENT Page 536 of 601 POKEORP 379 Queen Street South Kitchener, ON N2G 1W8 Tel. 519.745.3249 www.polocorpinc.com March 22, 2023 City of Kitchener Planning Division 200 King Street West, 6th Floor P.O. Box 1118, Kitchener, ON N2G 4G7 Attention: Craig Dumart, MCIP, RPP Senior Planner Reference: 455-509 Mill Street Official Plan & Zoning By-law Amendments Response to Parks and Cemeteries Comments Polocorp Inc has reviewed the comments received from Parks and Cemeteries, issued on March 16, 2022. In response to the provided comments, please see below: Parkland Dedication Polocorp understands that the required parkland dedication is deferred at the OPA/ZBA stage and will be assessed through the future Site Plan application. With that said, we note that the Parkland Dedication By-law, and its applicability to the proposed development, is currently under appeal by Polocorp Inc. As such, the ultimate dedication form and amount is subject to the on-going appeal. Entry Plaza The lands municipally known as 451 Mill Street are currently owned by the Region of Waterloo. These lands form part of the 'Entry Plaza' within the proposed development. As previously discussed with City and Regional staff, the concept contemplates for 451 Mill Street and 455 Mill Street to be conveyed to the City of Kitchener to, ultimately, comprise the Entry Plaza feature. The plaza would be City -owned. We note, however, that these discussions remain on-going and no formal decisions have been made. The lands remain Regionally -owned and the City has not provided confirmation of the proposal. As such, the lands could be more appropriately labelled as 'Potential City Park'. Detailed Design While the application package illustrated and discussed areas of the plan in some detail, they are largely conceptual. While the development plan will remain fundamentally the same, detailed planning and design will occur through the Site Plan approval stage. Detailed design will contemplate public and 11Page Page 537 of 601 private amenity areas, both indoor and outdoor, including landscaping, engineering and wind impacts. Any necessary considerations related to engineering, mitigations, cross sections or refinements to plans will be determined at that time. Amenity area programming will also be established through detailed design. Specific uses will be determined through consultation with staff, as well as based on market demand. To date, Polocorp has contemplated outdoor seating areas, BBQ areas, basketball courts, dog runs, etc as potential amenities within the private amenity areas. In addition to the outdoor amenity areas, residents will have access to a variety of indoor amenity spaces which could include party rooms, theatres, community lounges, a gym, etc. Collectively, the provision of these areas will help satisfy the demand for outdoor amenity areas by future residents. I trust that the above information provides sufficient information to address the comments provided. Polocorp is committed to collaborating with staff at the appropriate time to address these, or any future comments, that may be provided. We look forward to continuing to work together to progress this application. Should you have any questions or comments, please feel free to contact the undersigned. Regards, Polocorp Inc. Matthew War cha Director of Planning and Development Cc: Joseph Puopolo, Polocorp Inc David Butler, The Butler Group Consultants Steve O'Melia, Miller Thomson LLP 2 1 P a g Page 538 of 601 Intemaimemo IurcR Development Services Department www.kitchener.ca Date: March 02, 2023 To: Craig Dumart From: Jason BrOI6 Subject: Zoning By-law Amendment and Official Plan Amendment Application Polocorp Inc. 455-509 Mill Street, Kitchener ZBA 22/015/M/CD OPA 22/008/M/CD The below comments have been prepared through the review of the supplied Functional Servicing & SWM Report dated July 12, 2022 and Functional Servicing Report Letter dated February 13, 2023 prepared by JPE Engineering; in support of the above noted applications. General Comments: 1. Engineering is in support of the applications. Any comments below can be used to direct detailed design. Sanitary: 2. Proposed flows were verified in the City's model and indicate no impacts downstream of this development. 3. The City of Kitchener infiltration rate for sanitary is 0.15 Us/ha not the 0.25 L/s/ha shown in the report. Further to that, it appears the calculated value for infiltration in the appendix is wildly over. For 5.3ha it shouldn't even be 1 L/s and the calculation shows 5.55 L/s? 4. Please provide the source of the population estimates per unit type used in the calculations. With 1473 residential units and a population of 1.77 ppl/unit (from the Region's 2020 Water and Wastewater Monitoring Report) the proposed population would be 2607, slightly higher than the 2296 as shown in the report. 5. Please submit a traditional sanitary sizing design sheet with detailed design confirming that the selected size of outlet pipe and slope has the capacity. Water (Angela Mick, Kitchener Utilities): 6. Any buildings over 84m tall require a second water service in accordance with Ontario Building Code section 3.2.9.7 (4). 7. This site is complicated so when you get to water servicing, you should probably schedule a meeting with Building/Planning/Development to make sure you aren't creating a non - municipal drinking water system. Storm and Stormwater Management: 8. A more thorough review of the site SWM will be conducted with detailed design. 9. Note: SWM fees with respect to retention or quality are assessed and calculated in the year in which they are to be paid. Page 539 of 601 City of Kitchener Zone Change Comment Form Address: 455-509 Mill Street Owner: PoloCorp Inc. Application #: OPA 22/008/M/CD ZBA22/015/K/CD Comments Of: City of Kitchener— Urban Design- Planning Commenter's Name: Pegah Fahimian Email: Pegah.fahimian@kitchener.ca Phone: 519-741-2200 Ext. 7342 Date of Comments: March 15, 2023 f' ❑ 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) oo,, 1. Documents Reviewed: Fir ® Cover Letter 00012111 -Alk", /��/ °%jj Updated Urban Design Brief Feb 2023 /j,,9 • Updated Architecture Plans — NEO, Feb 6, 2023 ` mo • Updated Shadow Study -NEO, Feb 6, 2023Q „ Oi.,. b • Updated Wind Study - Pedestrian Wind Assessment—RWDI.,�Feb%%�62 , 023 �jz'/ j//Op�phi//// 2. Site -Specific Comments &Issues: , /;. OR �i Urban design staff are satisfied with the revised developmen`t,c nlept. The shadow study, tall building %. separation, and urban design brief are acceptable. While the,Iconcept of residential intensification on Ioi,. % %% this site is positive, and many previous staff comments ha've'been incorporated into the proposal, some design modifications must be addressed in,t:he'Site Plan Application to create a development proposal that is well-designed and appropriatefor,thissite andneighbourhood. iii 3. Comments on Submitted Documents]l Tall Building Design An'alys'is' ITh' all building design guidelines are an excellent compatibility test for proposals exceedli; their%zoning permissions. The proposal meets the overall intent of the City's Design for Tall Buildings,,Giatl.el'i`r:es.'' Building Design The proposed 5 and 6 -storey pedestrian -scaled podium along Mill Street is distinguished by ta11 towers, step -backs and intended architectural treatment. The proposed relative height accommodates human -scaled built form along streetscapes while accommodating compatibility mattersContemporary architectural style and details are to be refined through the site plan process. A City for Everyone Working Together— Growing Thoughtfully — Building Community Page 1 of 6 Page 540 of 601 City of Kitchener Zone Change Comment Form On-site Amenity area: • Required amenity space calculations are contained in the Urban Design Manual and include two parts — one for a general amenity area and one for children's play facilities in multiple residential developments. (2m2 x #units) + (2.5m2 x #bedrooms - #units) = outdoor amenity space. • Additional information should be provided at the site plan stage regarding the various on-site amenity spaces in the UDB (common, individual, indoor, and outdoor). Updated Shadow Studies, NEO Architecture Inc, Feb 10, 2023: The submitted shadow analysis is acceptable as it confirms that the proposal -maintained aceessto at least 5 hours of cumulative direct sunlight to nearby sidewalks and open spaces. Updated Architecture Package- NEO Architects The proposed visitor parking along street B is highly visible from,Mill Street. You may consider reducing the number of visitor parking spaces aril relocating them to the underground/structure parking. Active uses, including retails with outdoor patios or residential amenity areas should be situated along Mill Street and the proposed promenade' , A City for Everyone Working Together— Growing Thoughtfully— Building Community Page 2 of 6 Page 541 of 601 City of Kitchener Zone Change Comment Form Mirvish Village, Toronto o The proposed long podiums B and E should be broken down using epha`nced detailmg and articulation. AccordingtoTall Building Design Guidelines, buildings longer than 70msh66ld demonstrate enhanced streetscaping, materials and building articulation.IV '! ' ,,. ® The proposed corner treatment for podiums B & E is to,be further enhanced to create visual interest at Mill Street. This could be achieved by special,massing and arci l tectural treatments on both streets to give prominence along the frontages and visually distinguish these sites. ANI, ® This project should play a significant role in reinforcing the character of Mill Street. There is a need for public art at the corner of tower B/E, --well integrated into the architecture of the building, and suggest the following as options. " ,�.. o Public Art (sculpture, mural, digitalj' o Living wall (interior or exterior, but visible/prominent) o Enhanced architecture at,the<>eorner o Community-orrented'spac"e o Enhanced exterior lighting (colored, programmable, pattered, etc.) ® 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, color light -emitting diode or LED Display Video walls, and Photometric system for 'interactive skin' to illuminate the screen after dark, digitally printed fritted glass) ® The building facades fronting Mill Street should contain the primary residential and commercial entrances and the appropriate amount of glazing and articulation, particularly along the lower 5m where the building addresses the sidewalk. ® 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. a All at -grade parking should be wrapped with active uses. A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 3 of 6 Page 542 of 601 City of Kitchener Zone Change Comment Form • 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. • The tower should step back from its base a minimum of 3m along any street -facing elevations. • The underground parking structure should have a sufficient setback from the property lines to accommodate the necessary soil volume to support required large-statured, high canopied trees. Perimeter trees should not be located on the garage slab roof. Within the site, required tree plantings can be accommodated on the garage slab but will still require standard minimum soil volumes. • Provide natural surveillance by employing high percentages of glazing, and active uses at ground level and incorporate more units with patios and windows/balconies on the main facade with'''views onto Mill Street. • 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. The Well, Toronto • Provide materiality and texture shifts at the podium and across the towers and incorporate variations intower setbacks from the base to distinguish the tower form from the podium. • Wind assessment, Noise feasibility and shadow study required for outdoor amenity and the pedestrian realm • ', Residential and commercial entrances should be clearly identified and offer access from both the public realr' and the private parking side of the building. The proposed main entrance is to be further, enhanced to create visual interest at the street edge. (for example cantilevered entrance canopy, corrugated -metal panels and fritted glass. ® Balconies may be staggered in a creative pattern to lighten the structure and provide private outdoor space for the units. ® 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. A City for Everyone Working Together — Growing Thoughtfully— Building Community Page 4 of 6 Page 543 of 601 City of Kitchener Zone Change Comment Form • 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. • I have enclosed some precedents for the proposed promenade and station plaza. A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 5 of 6 Page 544 of 601 City of Kitchener Zone Change Comment Form Wind Study - Pedestrian Level Wind The submitted preliminary Wind Study, the existing surroundings and includes there are areas of increased wind'soe'E A full Wind Assessment should proposal should be developed relimiriary Impact Assessment. dicates that the proposed development is significantly taller than <,towers which will interact with the prevailing winds. As a result, predicted where comfort conditions will not be suitable. provided for review at the site plan application stage. A revised design t addresses the wind impacts outlined in the submitted wind study. 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 Page 6 of 6 Page 545 of 601 Craig Dumart Senior Planner City of Kitchener 200 King Street West, 6th Floor P.O. Box 1118, Kitchener, ON N2G 4G7 Dear Mr. Dumart, PLANNING, DEVELOPMENT AND LEGISLATIVE SERVICES Community Planning 150 Frederick Street 8th Floor Kitchener Ontario N2G 4,13 Canada Telephone: 519-575-4400 TTY: 519-575-4608 Fax: 519-575-4466 www.regionofwaterloo.ca Melissa Mohr 1-226-752-8622 File: D17/2/22008 C14/2/22015 March 21, 2023 Re: Proposed Official Plan Amendment OPA 22/08 and Zoning By-law Amendment ZBA 22/15 — 2nd submission 459-509 Mill Street The Butler Group Consultants on behalf of Polocorp Inc. CITY OF KITCHENER The Butler Group Consultants have resubmitted a site-specific Official Plan Amendment and Zoning By-law Amendment Application for a development proposal at 459-509 Mill Street (referred to as subject lands) in the City of Kitchener. Original Proposal: The applicant is proposing six (6) towers described as towers A -F ranging in heights from 13-32 storeys in height. Tower A is proposed as a 27 -storey tower atop a 7 -storey podium adjacent to the Mill Street ION stop. Tower B is proposed as a 14 -storey tower atop a 5 -storey podium. Tower C is proposed as an -11-storey tower atop a 4 -storey podium. Tower D is proposed as a 32 -storey tower connected to Tower F (a 29 -storey tower) both connected via an 8 -storey tower. Tower E is proposed as a 21 -storey tower atop a 6 -storey podium. The development will consist of 1473 residential units and approximately 2789 square metres (30,020 square feet) of commercial floor area. A total of 686 parking spaces are proposed in underground and some surface parking. Current Proposal: The applicant is now proposing five (5) towers described as towers A-E with four (4) podiums ranging in heights from 15 to 44 storeys. Tower A is proposed as a 31 -storey tower atop an 8 -storey podium. Tower B is proposed as a 44 -storey tower connected Document Number: 4339860 Version: 1 Page 546 of 601 by an 8 -storey podium to Tower C (a 40 -storey tower). Tower D is proposed as a 15 - storey tower atop a 5 -storey podium and Tower E is a 21 -storey tower atop a 6 -storey podium. The development consists of approximately 1500 residential apartment style units with 1150 parking spaces provided in underground and structured parking. Two (2) accesses continue to be proposed from Mill Street at the Sydney Street intersection and through an additional access between the Tower D and the park areas. The subject lands are located in the Urban Area and designated Built Up Area in the Regional Official Plan. The site is designated General Industrial Employment in the City of Kitchener Official Plan and zoned General Industrial (M-2) Zone in the City of Kitchener Zoning By-law. The Owner has requested an Official Plan Amendment to redesignate the lands from General Industrial to Mixed -Use to permit an increase in the FSR to 8.5 (whereas the maximum is 5.0 FSR). The Applicant has requested a Zoning By-law Amendment to rezone the site from the General Industrial (M-2) Zone to the Mixed Three (Mix -3) Zone with special regulations and a holding provision. The special provisions relate to a reduced rear yard setback from 7.5 m to 0 m for the building podium; a reduction in the minimum rear year setback from 7.5m to 2.5m for the building tower; a reduction of the minimum interior side yard from 4.0 m to 0 m for the building podium; a reduction in the minimum eastern interior side yard of 4.0 m to 3.4m for the tower; an increase in the maximum building height of 32 m to 105m; an increase in the number of storeys from 10 storeys to 32 storeys; an increase of the maximum storeys in the base of a mid -rise building from 6 to 8; an increase in the maximum FSR from 2.0 to 8.5; and, a reduction in the minimum percent of non-residential gross floor area from 20% to 1.0%. In addition, the applicant has proposed a minimum parking space of 0.55 spaces/dwelling unit plus 0.05/visitor spaces/dwelling unit and spaces that are shared between uses. The applicant has also proposed a prohibition on closed loop geothermal energy systems. In addition, the applicant has proposed a holding provision until an RSC and Ministry Acknowledgement Letter have been received. The Region has had the opportunity to review the proposal and offers the following: Regional Comments Consistency with Provincial Legislation and Regional Official Plan Conformity The subject lands are designated "Urban Area" and "Built -Up Area" on Schedule 3a of the Regional Official Plan (ROP) and the site is located in a Major Transit Station Area of Kitchener and designated General Industrial Employment in the City of Kitchener Official Plan. Planned Community Structure: The majority of the Region's future growth will occur within the Urban Area designation with a substantial portion of this growth directed to the existing Built -Up Area of the Region through reurbanization. Focal points for reurbanization include Urban Growth Centres, Township Urban Growth Centres, Major Transit Station Areas, Reurbanization Corridors and Major Local Nodes (ROP Section 2.13). Document Number: 4339860 Version: 1 Page 547 of 601 Regional staff acknowledge that the subject lands are directly adjacent to the Mill Station ION stop and the subject lands are within walking distance to multiple bus stops with routes that connect to the ION and the Urban Growth Centre in Kitchener. Regional staff acknowledge that the concept proposes new residential units in forms other than single -detached and semi-detached units as par Regional OP policy 3.A.5 and that higher density residential and commercial uses directly adjacent to the Mill ION Stop have been proposed. ROPA 6 Adopted Policies: The subject lands are located within the Regional Council Adopted Kitchener Mill Station Major Transit Station Area (MTSA). The development concept proposes a higher density development that contributes to the minimum density target established for the Mill Station MTSA of 160 people and jobs per hectare. As Major Transit Station Areas are identified as a Strategic Growth Area, the Region is supportive of increased density, uses and activity within these areas. The density proposed through this development would contribute to the achievement of the MTSA density target prescribed through ROPA 6. Development within Major Transit Station Areas are to be transit -supportive with development that prioritizes access to the transit station. Regional staff understand that the development includes pedestrian access to the sidewalk along Mill Street and the development includes an internal promenade with direct access to the Mill ION Station. In addition, the development concept proposes a reduction in the minimum required vehicular parking spaces as well as indoor and outdoor bicycle stalls facilitating access to the planned cycling route on Ottawa Street South. The development conforms to these policies. Finally, the housing form proposed through these applications include apartment style residential units. The type of housing proposed through this development will provide additional mix of housing form within this area. Conversion of Lands: Within Section 6.4 of the Planning Justification Report, the applicant has included a review of land conversion policies contained in A Place to Grow Growth Plan. The subject lands are not provincially significant employment lands and they are not located in a Regional Employment Area as designated through ROPA 6. In addition, Regional staff understand that the City of Kitchener has undergone a secondary plan (Rockway Parts Secondary Plan) for development around the Mill Station Ion Stop. The subject lands are included in the Rockway Parts Secondary Plan, which envisions the subject lands transitioning from an industrial land use to Mixed -Use Medium Density and Mixed Use High Density uses. Land Use Compatibility: Regional staff have received the land use compatibility study which is contained in the Noise study entitled "Noise and Vibration Feasibility Study Proposed Mixed -Use Document Number: 4339860 Version: 1 Page 548 of 601 Development 459-509 Mill Street, Kitchener Ontario" prepared by HGC Engineering Ltd. dated July 13, 2022. Regional staff understand that the lands south of the subject lands are designated industrial and staff consider the existing industrial lands to the south as a Class II industrial area due to outdoor use of the lands. Class II industrial areas are recommended to be a minimum of 70m from sensitive land uses such as residential land uses. The subject lands are approximately 30m from the current designated industrial lands to the south. Section 4.10 of the Ministry of Environment, Conservation and Parks (MECP) D6 Guideline indicates that it may not be possible to achieve the recommended minimum separation distances contained in the guideline for development in areas where urban redevelopment, infilling and/or transition to mixed use is taking place. Regional staff acknowledge that the subject lands are located in the Regional Council endorsed Mill Street Major Transit Station Area (MTSA). MTSA's are areas that are within 500-800 metres of a Light Rail Transit Stop. These areas are intended to accommodate transit supportive development that meet a minimum density target of 160 residents and jobs/ha and are to be developed in a way that is supported by a diverse mix of uses including a mix of residential, office institutional and commercial development, wherever appropriate. MTSAs are an area where redevelopment, infilling and mixed uses are encouraged; therefore, reduced setbacks recommended in Section 4.2 can be considered in accordance with section 4.10 of the D-6 guidelines. In addition to the above, the lands to the south are included in the Rockway Parts Secondary Plan, which envisions these lands to transition from an industrial land use to Mixed -Use Medium Density, Mixed -Use High Density and Innovation Employment Land Uses. Based on the above, Regional staff have no objection to the proposal from a compatibility perspective. Regional Lands: Regional staff understand that the applicant has proposed 451 Mill Street as an Entry Plaza. Please note that these lands are owned by the Regional Municipality of Waterloo and the disposition of Regionally Owned lands is governed through the Regional disposition process as set out by, and subject to, Regional By-law No. 20-042, the Municipal Act and other relevant Acts. Please be advised that the Region has not committed to the sale of the lands at the corner of Mill Street and Ottawa Street South, although the Region is willing to entertain further discussion related to the transfer or sale of lands to the City of Kitchener. In addition, the land disposition process can take considerable time as it is consultative and generally requires Council approval. In addition to the above planning comments, Regional staff have the following technical comments relating to the proposed Official Plan Amendment and Zoning By-law Amendment: Document Number: 4339860 Version: 1 Page 549 of 601 Environmental Threats/Record of Site Condition: There are medium and high environmental threats on the subject lands due to the past use of the site. As a sensitive land use has been proposed, a Record of Site Condition and Ministry Acknowledgement letter shall be required for the entirety of the subject lands in accordance with the Region of Waterloo's Implementation Guideline for the Review of Development Applications On or Adjacent to Known and Potentially Contaminated Sites. Regional staff acknowledge that the applicant has proposed a Holding Provision prohibiting the proposed development until the submission of the RSC and the Ministry's Acknowledgement Letter have been received to the satisfaction of the Region for the entirety of the subject lands. Regional staff acknowledge that this site is to be developed in phases and the holding provision relating to the Record of Site Condition and Ministry Acknowledgement Letter can be released in phases as each building is developed through the site plan process. Regional staff are supportive of the Holding Provision and the following is the required wording: 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. 953/04, as amended, has been filed on the Ministry of Environment, Conservation and Parks (MECP) Environmental Site Registry and the RSC and Ministry's Acknowledgement letter is received to the satisfaction of the Regional Municipality of Waterloo. This Holding Provision can be released in phases as each building is developed. Please be advised that the Record of Site Condition and corresponding Ministry Acknowledgement must correspond to the accompanying phase requesting to be released. Regional staff will not be in a position to release the holding provision if the RSC and Ministry Acknowledgement letter do not correspond to the phase requesting to be released. Corridor Planning: Official Plan and Zoning By-law Amendment Stage: Environmental (Transportation) Noise: Regional staff have received the noise study entitled "Noise and Vibration Feasibility Study, Proposed Mixed -Use Development, 459-509 Mill Street, Kitchener, Ontario" completed by HGC Engineering, dated July 13, 2022 and have no objection the conclusions and recommendations regarding transportation noise at the Official Plan Amendment and Zoning By-law Amendment stage. Regional staff have the following detailed comments and required implementation measures from a transportation noise perspective: The study determined that noise levels at various locations within the proposed development will exceed the Region of Waterloo and the Ministry of the Environment Conservation and Parks (MECP) noise limits. The study determined that the proposed noise sensitive aspects of the development will be feasible, subject to the implementation of noise mitigation measures, including the installation of air- conditioning units, special building components for the walls, windows and doors and Document Number: 4339860 Version: 1 Page 550 of 601 noise warning clauses for all units in the development to achieve the indoor noise level criteria. Required mitigation measures include: 1. All residential units within the proposed development at 459-509 Mills Street, Kitchener must be constructed with air conditioning system and include the following noise warning clauses in any agreements of Offers of Purchase and Sale, Lease/Rental Agreements, and the Condominium Declaration(s). "Purchasers/tenants are advised that despite the inclusion of noise control features in the development and within the building units, sound levels due to increasing road and rail traffic may occasionally interfere with some activities of the dwelling occupants as the sound level limits of the Municipality and the Ministry of the Environment, Conservation and Parks." "This dwelling unit has been supplied with a central air conditioning system which will allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the sound level limits of the Municipality and the Ministry of the Environment, Conservation and Parks." "Canadian National Railway Company or its assigns or successors in interest has or have a rights-of-way within 300 meters from the land of subject hereof. There may be alterations to or expansions of the railway facilities on such rights-of-way in the future including the possibility that the railway or its assigns or successors as aforesaid may expand its operations, which expansion may affect the living environment or the residents in the vicinity, notwithstanding the inclusion of any noise and vibration attenuating measures in the design of the development and individual dwelling(s). CNR will not be responsible for any complaints or claims arising from use of such facilities and/or operations on, over or under the aforesaid rights-of-way." 2. Each Tower Must be developed with building materials meeting the following minimum STC Ratings: Table 6: Required Minimum Glazing STC for Specific Facades Prediction Locations Desci ption Glazing STC3, 2 [A] Soflthv, est fagade of Towers D, and F STC 33 [B] Eastem fagade of T wxers 4, B. C, D, E: and F STC -33 [C] Southwest fagade ofTo,sers A and C STC 33 ID] IV,Vestem and southern hgades of Towers ?., C:, D, and F STC -33 [E] Southwest fagade of Towers B and E STC -33 Not.: 'Based on assumed nindor, to floor area rano, of 60% (40% fixed and 20`o aperahle). '- STC req*ement refer: to Emed glazing. SmaL?eals thrcur! operable doors anawinrdov.z are a. ented, however, tight weather seal should he prmid=_d to reduce such leakage to the e -tent fea:ih?e_ Scm7d enteime throue= nz doers and wal[-- co_vived efpreca tmaso i. aanels, an(i-,.)andrel Blass Panel - OB C an'el,OBC - Ontario Building Code Document Number: 4339860 Version: 1 Page 551 of 601 The above STC ratings are based on a typical window to floor area of 60% (40% fixed and 20% operable) for living/dining rooms and bedrooms. Please be advised that any future noise addendums providing revised recommendations must be completed with detailed floor plans and building elevations for actual window to floor area ratios. 3. A brick veneer or masonry equivalent for residential units within 75m of the CN rail line shall be required. Further input regarding the design of the exterior walls can be provided during detailed design. 4. The location and installation of any outdoor/indoor air conditioning devices shall be done to minimize noise impacts and comply with the criteria of the Regional Municipality of Waterloo and the Ministry of the Environment, Conservation and Parks publication (NPC -300) as applicable. 5. That prior to the issuance of any building permit(s), the owner shall provide a certification letter from an acoustical Engineer licensed in the Province of Ontario, certifying that the noise attenuation measures are incorporated in the building plans and upon completion of construction, the Owner shall also provide a certification from an acoustical Engineer also certifying that the dwelling units have been constructed in accordance with the accepted mitigation measures, and the development meets the MECP NPC -300 noise guideline noise level criteria. Further to the above, the noise study recommends a detailed transportation noise study for each building once the mechanical and electrical equipment have been selected. To ensure that the detailed noise study is received to the Region's satisfaction, a Holding provision for a detailed transportation noise study shall be required to be implemented within the proposed Zoning By-law and can be released through each phase (if the development is to be phased). The required wording for the holding provision is: That a holding provision shall apply to the entirety of the subject lands until a detailed transportation (road and rail) and stationary noise study have 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 points of reception (e.g. HVAC systems) on the sensitive points of reception and the impacts of the development on adjacent noise sensitive uses. This holding provision may be released in phases. Stationary Noise: Regional staff have received the report entitled "Noise and Vibration Feasibility Study Proposed Mixed -Use Development, 459-509 Mill Street, Kitchener, Ontario" prepared by HGC Engineering dated July 13, 2022 and have conducted a cursory review of the stationary noise aspects of the noise report. Regional staff require a detailed noise Document Number: 4339860 Version: 1 Page 552 of 601 study to be prepared and the detailed noise study shall be secured through the use of a Holding Provision within the Zoning By-law Amendment associated with ZBA22/015. Further to the above, Regional staff require the following to be addressed through the future detailed noise study, to the satisfaction of the Regional Municipality of Waterloo: • Page 21 of the report assumes 40 minutes and 20 minutes per hour for daytime and nighttime HVAC use. 60 minutes for the daytime and 20 minutes for the nighttime use shall be used in the detailed stationary noise study. • The detailed stationary noise study shall assess the impact of on-site noise sources on on-site and off-site sensitive receptors. • The study recommends that the cooling towers have a maximum sound power level of 88 dBA. The noise consultant in consultation with the applicant/owner needs to confirm how this requirement will be secured and implemented on site within the detailed stationary noise study. • The detailed noise study shall address the impact of stationary noise resulting from the phasing/staging of the development. The review of the detailed study will be subject to a third party review by an external Noise Consultant retained by the Region. The fee for this third party review is $4000 ¢ HST ($4520.00 total). Additional fees may apply depending on scope of review required. Regional staff acknowledge that the client has proposed to phasefstage the development of the site and has proposed a detailed noise study for each phase. As indicated above, the Region shall require a holding provision to ensure a detailed transportation, rail and stationary noise study is received to the satisfaction of the Regional Municipality of Waterloo. The Holding Provision can be lifted in stages as the detailed design of each phase progresses through the site plan process. The required wording for the Holding Provision shall be: That a holding provision shall apply to the entirety of the subject lands until a detailed Transportation, Rail and Stationary noise study has been completed and implementation measures addressed to the satisfaction of the Regional Municipality of Waterloo. The detailed stationary noise study shall review the potential impacts of the development on site noise sensitive receptors (e.g. HVAC system on the sensitive points of reception) and the impacts of the development on adjacent noise sensitive uses. The holding provision can be lifted in phases/stages, as the detailed design of the corresponding building is designed through the site plan process. Region of Waterloo International Airport: The proposed development is located within the Region of Waterloo International Airport, Airport Zoning Regulated (AZR) area and the subject lands are located under the approach surface of Runway 08. The Region can support the proposed development (building and crane) to a maximum elevation of 487m ASL based on the aeronautical report submitted with the application. Regional staff require the elevation Document Number: 4339860 Version: 1 Page 553 of 601 to be clearly labelled on all plans moving forward and the Regional Municipality of Waterloo, Transport Canada and Nav Canada shall be consulted as soon as details are available regarding construction cranes. The aeronautical assessment submitted with the application identifies a maximum allowable height of 487m ASL prior to impacting airport instrument approach procedures. The limit of 487m ASL cannot be exceeded as it would impact the Runway 08 instrument approach procedures and therefore the usability of the airport. As per the Region's comments, dated February 10, 2023, Regional staff require the maximum height of 487m ASL to be implemented in the regulations of the Zoning By-law for both the proposed building and any related construction cranes. Any crane used for the construction of this development. (e.g. towers, rooftop HVAC, communication towers/antennas) must be within the maximum height of 487m ASL. The applicant shall submit a land use submission form to NAV Canada as soon as possible. The application form can be found here: https://www.navcanada.ca/en/aeronautical-information/land-use-program.aspx. A separate land use form is also required for the crane. The applicant shall submit an Aeronautical Assessment Form for both the building and crane to Transportation Canada as soon as possible. The application form can be found on their website here: https:Htc.canada.ca/en/aviation/general-operating-flight- rules/marking-lighting-obstacles-air-navigation. Access Permit/TIS/Access Regulation: The existing properties have vehicular access directly to Mill Street with no direct access to Ottawa Street South (Regional Road 04) or Courtland Avenue East (Regional Road 53). The concept plan provided with the application proposes to remove the existing accesses and proposes two new vehicular access locations to Mill Street. Regional staff have no concerns with the proposed vehicular access design at this time. The Transportation Impact Study (TIS) entitled "459-489 Mill Street, Mixed Use Development, Transportation Impact Assessment, Parking Study and Transportation Demand Management Plan" prepared by Paradigm Transportation Solutions Limited, dated July 2022 was received and Regional staff have no objection to the TIS at the Official Plan Amendment and Zoning By-law Amendment stage. Detailed comments will follow separately. Regional staff acknowledge payment of the TIS review fee of $500.00. Stormwater Management & Site Grading: Regional staff have received a copy of the Stormwater Management Report entitled "Functional Servicing & SWM Report, 459-509 Mill Street, Kitchener, Ontario" completed by JPE Engineering, dated July 12, 2022 and have no objection to the OPA/ZBA from a stormwater management perspective, however the following preliminary comments shall be addressed through the future site plan application. Document Number: 4339860 Version: 1 Page 554 of 601 The "Functional Engineering Plan" provided with the application proposes that the main storm outlet for the site would be located adjacent to the ION ditch at the southeast corner of the site. Regional rapid transit staff have reviewed the report and have no objection to this proposed stormwater management concept, provided post development flows are restricted to pre -development flows. Regional staff shall comment on the design and construction of the storm sewer outlet and overland flow outlet at the ION ditch through future design phase(s), but have the following comments related to integration with the ION Station at this time: It appears that the proposed stairs and ramp structure at the proposed plaza station connection encroach onto Regional property. The connection should be made at grade with any required stairs/ramp located on private property. There is an existing retaining wall located between the rear of 451 Mill Street to 485 Mill Street and the Mill ION platform. Under the future detailed design of the site, the grading of the proposed development and the building layout should be done in a way to remove the existing retaining wall. As the proposed sanitary sewer connection and water service connection for the development is from Mill Street, Regional staff have no comments related to these connections as Mill Street is a local municipal road. Finally, please ensure that any civil engineering plans and reports match the most recent Site Plans and Architectural Plans. Transit Planning Grand River Transit (GRT) currently operates numerous routes, including higher frequency transit, along both Ottawa Street South and Courtland Avenue East. There are no current GRT routes along this section of Mill Street, but access to transit is close to the proposed development. In addition to GRT routes, ION Light Rail Transit (LRT) currently operates along the rail corridor immediately adjacent to the proposed development. Direct pedestrian connections are proposed from the subject lands to the Mill ION stop and Regional staff support the proposed connections. Detailed comments related to the design and integration of the connections will be provided under a future site plan application. Regional Site Plan Review fee: The Region will require an $805.00 site plan review fee for a future site plan application. Hydrogeology and Source Water Programs The subject lands are located in Wellhead Protection Sensitive Area 8 (WPSA 8). Please be advised that the Regional Municipality of Waterloo does not support permanent active or passive dewatering controls for below -grade infrastructure, (e.g. foundations, slabs, parking garages, footings, piles, elevator shafts, etc.); therefore, below -grade infrastructure requiring dry conditions must be waterproofed. In addition, a prohibition on geothermal energy is required. The required wording is: Document Number: 4339860 Version: 1 Page 555 of 601 Geothermal Wells are prohibited on site. A geothermal well is defined as a vertical well, borehole or pipe installation used for geothermal systems, ground -source heat pump systems, geo-exchange systems or earth energy systems for heating or cooling; including open -loop and closed-loop vertical borehole systems. A geothermal well does not include a horizontal system where construction or excavation occurs to depths less than five meters unless the protective geologic layers overlaying a vulnerable aquifer have been removed through construction or excavation. Housing Services The following Regional policies and initiatives support the development and maintenance of affordable housing: • Regional Strategic Plan • 10 -Year Housing and Homelessness Plan • Building Better Futures Framework • Region of Waterloo Official Plan The Region supports the provision of a full range of housing options, including affordable housing. Rent levels and house prices that are considered affordable according to the Regional Official Plan are provided below. Should this development application move forward, staff ask the Owner/Developer to consider providing a number of affordable housing units on the site, as defined in the Regional Official Plan. In order for affordable housing to fulfill its purpose of being affordable to those who require rents or purchase prices lower than the regular market provides, a mechanism should be in place to ensure the units remain affordable and establish income levels of the households who can rent or own the homes. For the purposes of evaluating the affordability of an ownership unit, based on the definition in the Regional Official Plan, the purchase price is compared to the least expensive of: Housing for which the purchase price results in annual accommodation costs which do not exceed 30 percent of gross $385,500 annual household income for low and moderate income households Housing for which the purchase price is at least 10 percent below the average purchase price of a resale unit in the $576,347 regional market area Based on the most recent information available from the PPS Housing Tables (2021). In order for an owned unit to be deemed affordable, the maximum affordable house price is $385,500. Document Number: 4339860 Version: 1 Page 556 of 601 For the purposes of evaluating the affordability of a rental unit, based on the definition of affordable housing in the Regional Official Plan, the average rent is compared to the least expensive of A unit for which the rent does not exceed 30 per cent of the gross annual $1,470 household income for low and moderate income renter households A unit for which the rent is at or below the Bachelor: $950 average market rent (AMR) in the 1 -Bedroom: $1,134 regional market area 2 -Bedroom: $1,356 3 -Bedroom: $1,538 4+ Bedroom: $3,997 'Based on the most recent information available from the PPS Housing Tables (2021) In order for a rental unit to be deemed affordable, the average rent for the proposed units which have fewer than 3 bedrooms must be at or below the average market rent in the regional market area as shown above. For proposed units with three or more bedrooms, the average rent for the units must be below $1,470. Fees By copy of this letter, the Region of Waterloo acknowledges receipt of the Official Plan and Zoning By-law Amendment Review and compatibility review fees of $11,000.00 (deposited August 25, 2022). Conclusions: Based on the above, the Region has no objection to the applications subject to the implementation of the following regulation, holding provisions and geothermal prohibition being included within the Zoning By-law Amendment: 1. The maximum height permitted on site for buildings any associated structures (e.g. rooftop HVAC, communication towers/antennas) and construction cranes shall be 487m ASL. 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. 953/04, as amended, has been filed on the Ministry of Environment, Conservation and Parks (MECP) Environmental Site Registry and the RSC and Ministry's Acknowledgement letter is received to the satisfaction of the Regional Municipality of Waterloo. This Holding Provision can be released in phases as each building is developed. 3. That a holding provision shall apply to the entirety of the subject lands until a detailed transportation, rail and stationary noise study have 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 points of reception (e.g. HVAC systems) on the sensitive points of reception and the impacts of the development on adjacent noise sensitive uses. The holding Document Number: 4339860 Version: 1 Page 557 of 601 provision can be lifted in phases/stages, as the detailed design of the corresponding building is known through the site plan process. 4. Geothermal Wells are prohibited on site. A geothermal well is defined as a vertical well, borehole or pipe installation used for geothermal systems, ground -source heat pump systems, geo-exchange systems or earth energy systems for heating or cooling; including open -loop and closed-loop vertical borehole systems. A geothermal well does not include a horizontal system where construction or excavation occurs to depths less than five meters unless the protective geologic layers overlaying a vulnerable aquifer have been removed through construction or excavation. Next Steps: Please be advised that any future development on the lands subject to the above -noted application will be subject to the provisions of Regional Development Charge By-law 19- 037 or any successor thereof. Further, please accept this letter as our request for a copy of the decision pertaining to this application. Should you have any questions, please do not hesitate to contact me. Yours truly, Melissa Mohr, MCIP, RPP Senior Planner CC. Polocorp Inc. (C/O Mike Puopolo) — Owner Polocorp Inc. (C/O Matthew Warzecha) — Owner The Butler Group Consultants Inc. (C/O David A. Butler) - Agent Document Number: 4339860 Version: 1 Page 558 of 601 City of Kitchener Heritage — OPA/ZBA Comment Form Project Address: 455-509 Mill Street File Number: OPA22/008/M/CD, ZBA22/015/M/CD Comments Of: Heritage Planning Commenter's Name: Deeksha Choudhry Email: deeksha.choudhry@kitchener.ca Phone: 519-741-2200 ext. 7291 Date of Comments: August 30, 2022 Heritage Planning staff has reviewed the following material for the proposed development on the lands municipally addressed as 455-509 Mill Street to provide the comments outlined below: • Urban Design Report dated July 2022 • Planning Justification Report dated dated July 2022 • Architectural Drawings for the proposed development at 455-409 Mill Street 1. Site Specific Comments: The subject properties municipally addressed as 455-4509 Mill Street do not contain any protected or listed heritage resources under the Ontario Heritage Act. However, they are located adjacent to the Canadian National Railway Cultural Heritage Landscape, which is a high priority Cultural Heritage Landscape. Urban Design Report dated July 2022 In reviewing the Urban Design guidelines in the Urban Design Report prepared by Michael Spaziani Architects Inc, for the proposed development at 455-509 Mill Street, it is acknowledged that: "The building podiums and ground level of the proposed development have been designed to enhance the pedestrian experience through the use of human -scaled podium structures and the introduction of enhanced landscaping, well appointed street furnishings and varying surface materials. The character of the CN Rail heritage corridor has been maintained and no adverse impacts will be created by the proposed development. The proposed development does not encroach on the existing rail corridor lands and does not impact the current use of the corridor." A City for Everyone Working Together— Growing Thoughtfully — Building Community Page 559 of 601 2. Heritage Planning Comments Heritage Planning Staff is satisfied with the analysis and do not have any further comments or concerns. A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 560 of 601 Craig Dumart From: Craig Dumart Sent: Friday, September 16, 2022 12:18 PM To: 'Matthew Warzecha' Subject: FW: WRDSB Circulation Comments: OPA22/008/M/CD & ZBA22/015/K/CD 455-509 Mill Street From: Christie Kent <christie_kent@wrdsb.ca> Sent: Friday, September 16, 2022 11:52 AM To: Craig Dumart <Craig.Dumart@kitchener.ca> Subject: WRDSB Circulation Comments: OPA22/008/M/CD & ZBA22/015/K/CD 455-509 Mill Street Good Morning Craig, The Waterloo Region District School Board (WRDSB) has reviewed the circulation for the applications for Official Plan and Zoning By-law Amendment which would facilitate the principle of land use for a mixed use development including approximately 1,500 residential units. It is requested that the WRDSB is circulated for pre -submission comments on any subsequent applications for Site Plan Control on the subject lands. At that time, the WRDSB would be in a better position to offer comments detailed comments on site considerations and potential impacts on student accommodation at the schools noted below. The WRDSB offers the following comments for information: Student Accommodation At this time, the subject lands are within the boundaries of the following WRDSB schools: Queen Elizabeth Public School (Junior Kindergarten to Grade 6); Courtland Avenue Public School (Grade 7 to Grade 8); and Cameron Heights Collegiate Institute (Grade 9 to Grade 12). Student Transportation The WRDSB supports active transportation, and pedestrian safety and connectivity should be considered in site design and through the construction process. Please be advised that Student Transportation Services of Waterloo Region (STSWR)'s school buses will not travel privately owned or maintained right-of-ways to pick up/drop off students. Transported students may be required to meet the bus at a congregated bus pick-up point on a municipal right-of-way. As noted above, the WRDSB requests to be circulated on any subsequent submissions or revisions and reserves the right to comment further on detailed development proposals for the subject lands. Should you have any questions regarding the above, please do not hesitate to contact me. Thank you, Christie Page 561 of 601 Christie Kent McIP RPP Senior Planner Waterloo Region District School Board 51 Ardelt Avenue, Kitchener ON, N2C 2R5 C: 226-748-4803 T: 519-570-0003 Ext. 4459 E: christie kentalwrdsb.ca Page 562 of 601 City of Kitchener - Comment Form Project Address: 455-509 Mill St Application Type: OPA and ZBA Comments of: Environmental Planning (Sustainability) —City of Kitchener Commenter's name: Gaurang Khandelwal Email: gaurang.khandelwal@kitchener.ca Phone: 519-741-2200 x 7611 Written Comments Due: September 16, 2022 Date of comments: September 12, 2022 1. Plans, Studies and/or Reports submitted and reviewed as part of a complete application• ® Sustainability Statement, 459-509 Mill Street, prepared by The Butler Group Consultants Inc, dated July, 2022 2. Comments & Issues: I have reviewed the documentation (as listed above) to support an Official Plan Amendment and a Zoning By-law Amendment to allow for a mixed use development with six towers ranging in height from 13 to 32 storeys and a total FSR of 6.99 to be built on the subject lands including a total of 1473 residential units and approximately 2,789 square metres (30,020 square feet) of commercial floor area, regarding sustainability and energy conservation and provided the following: ® Based on my review of the supporting documentation, the proposed development is contemplated to, at a minimum, meet the Ontario Building Code for water and energy efficiency. ® Although the Ontario Building Code (OBC) is advanced, going forward all developments will need to include robust energy conservation measures as the City (and Region of Waterloo) strive to achieve our greenhouse gas reduction target. ® The subject property is located within the PARTS Rockway Plan Area, Section 10.13 of the PARTS Rockway Plan recommends that development is equivalent to achieving a minimum LEED/LEED ND — Silver rating or comparable sustainable development standard. ® It is strongly recommended that the proposed development incorporate sustainability measures that help achieve more efficient standards than the minimum OBC requirements and be equivalent to achieving a minimum LEED silver rating or comparable sustainable development standard. 1IPage Page 563 of 601 • A Sustainability Statement (as per the City's Terms of Reference) will be required as part of a complete Site Plan Application. It can build upon the information already provided and can further explore and/or confirm which additional sustainable measures are best suited to the development. 3. Policies, Standards and Resources: • Kitchener Official Plan Policy 7.C.4.4. Development applications will be required to demonstrate to the satisfaction of the City, through the completion of a Sustainability Report/Checklist in accordance with the Complete Application Requirements Policies in Section 17.E.10, that the proposal meets the sustainable development policies of the Plan and that sustainable development design standards are achieved. • Kitchener Official Plan Policy 7.C.4.5. The City will encourage and support, where feasible and appropriate, alternative energy systems, renewable energy systems and district energy in accordance with Section 7.C.6 to accommodate current and projected needs of energy consumption. • Kitchener Official Plan Policy 7.C.6.4. In areas of new development, the City will encourage orientation of streets and/or lot design/building design with optimum southerly exposures. Such orientation will optimize opportunities for active or passive solar space heating and water heating. • Kitchener Official Plan Policy 7.C.6.8. Development applications will be required to demonstrate, to the satisfaction of the City, energy is being conserved or low energy generated. Such studies may include, but not limited to an Energy Conservation Efficiency Study, a Feasibility Study for Renewable or Alternative Energy Systems, District Heating Feasibility Study, and the completion of a Sustainability Report/Checklist in accordance with the Complete Application Requirements Policies in Section 17.E.10. • 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. • PARTS Rockway Plan Section 10.13. The City has an interest in positioning the Rockway Station Area to exhibit leadership and advance best practices in the areas of sustainability and resilience. It is recommended to ensure that development in the PARTS Rockway Area is equivalent to achieving a minimum LEED / LEED ND — Silver rating or comparable sustainable development standard for Kitchener. The plan is available online at... httas://www.kitchener.ca/en/resourcesGeneral/Documents/DSD PLAN PARTS RockwayPlan. pdf 4. Advice• ➢ As part of the Kitchener Great Places Award program every several years there is a Sustainable Development category. Also, there are community-based programs to help with and celebrate and recognize businesses and sustainable development stewards (Regional Sustainability Initiative - http://www.sustainablewaterlooregion.ca/our-programs/regional-sustainability- initiative and TravelWise - http://www,sustainablewaterlooregion.ca/our-programs/travelwise). ➢ The 'Sustainability Statement Terms of Reference' can be found on the City's website under 'Planning Resources' at ... https://www.kitchener.ca/SustainabilityStatement 21 Page Page 564 of 601 Craig Dumart From: Lenore Ross Sent: Friday, March 24, 2023 1:55 PM To: Craig Dumart Subject: OPA22/008/M/CD and ZBA22/015/K/CD and response to PoloCorp letter Attachments: Ltr to City re Parkland Comments.pdf Hi Craig, Thanks for providing the response from PoloCorp to my comments of March 16 2023 related to the February 2023 resubmission of documents for OPA22/008/M/CD and ZBA22/015/K/CD. The letter acknowledges that the Parkland Dedication Bylaw 2022-101 is under appeal by PoloCorp and that the ultimate parkland dedication arrangements will be subject to the resolution of that on-going appeal. The letter confirms the 'in flux' nature of the lands at 455 Mill St which could potentially be dedicated to the City as parkland and, together with the current Regionally -owned lands at 451 Mill St, form part of.a potential public Entry Plaza. The commentary is accurate in that nothing has been decided and discussions are on-going. The letter also acknowledges that much of the application package illustrates only conceptual details and that the detailed design and programming of any public space, privately owned publicly accessible space and on-site private amenity areas will occur at the site plan stage and be informed by detailed studies to refine use and design. It is positive that PoloCorp is committed to collaborating with City staff through the detailed design phases and that they contemplate providing "outdoor seating areas, BBQ areas, basketball courts, dog runs, etc. as potential amenities within the private amenity areas. In addition to the outdoor amenity areas, residents will have access to a variety of indoor amenity spaces which could include party rooms, theatres, community lounges, a gym, etc." Inclusion of robust on-site amenities including such features as those the applicant has noted in the letter will help to address the recreational needs of the anticipated 2680 new residents in an area with little active public parkland and an identified deficit of neighbourhood park space. Through detailed design it will be critical to incorporate the required environmental mitigation measures identified in preliminary studies to achieve the extent and degree of amenities contemplated in the conceptual design package. I am satisfied with PoloCorp's response to my comments and questions and I look forward to working with the applicant and Planning staff through the site plan applications to achieve a high quality mixed use development that will provide robust active outdoor spaces and amenities for the new residents and for the larger community. Regards, Lenore Lenore Ross MSc, MCIP, RPP Parks Planning and Development Project Manager Design & Development I Parks and Cemeteries City of Kitchener 519-741-2200 ext 7427 1 TTY 1-866-969-9994 Lenore. RossC@Kitchener.ca Discover nature in the city: www.kitchener.ca/parks A City for (Everyone — Working Together — Growing Thoughtfully — Building Community Page 565 of 601 City of Kitchener Zone Change / Official Plan Amendment Comment Form Address: 455-509 Mill St Owner: Polocorp Inc Application: OPA22/008/M/CD, ZBA22/015/K/CD Feb 2023 resubmission Comments Of: Parks and Cemeteries Commenter's Name: Lenore Ross Email: Lenore.ross@kitchener.ca Phone: 519-741-2200 Date of Comments: March 16 2023 ❑ 1 plan to attend the meeting (questions/concerns/comments for discussion) 0 No meeting to be held ❑ 1 do NOT plan to attend the meeting (no concerns) 1. Documents Reviewed: I have reviewed the documentation noted below submitted in support of an OPA and ZBA to allow for a mixed use development with 5 towers ranging in heights from 15 to 44 storeys in height. A total FSR of 8.5 is proposed. The development will consist of 1500 residential units and—2600m2 of commercial floor area of the total proposed GFA of 169,497m2. ® Planning Justification Report prepared by Butler Group Consultants Inc, updated February 2023 ® Urban Design Report prepared by Michael Spaziani Architects Inc, updated February 2023; ® Pedestrian Wind Assessment prepared by RWDI, updated February 2023; ® Architecture Design Package prepared by Neo Architects, updated February 2023; 0 o Conceptual Site Plan; 0 o Elevations and Site Sections; 0 o Floor Plans; 0 o Tall Building Separation Analysis; 0 o Shadow Analysis; 0 o Material Palette; o Landscape Master Plan Package prepared by Land Art Design Landscape Architects Inc, updated February 2023. 2. Site Specific Comments & Issues: 1. The parkland dedication requirement for this submission is deferred at the OPA/ZBA and will be assessed at a future Site Plan Application. Parkland dedication will be assessed based on the land use class(es) and density approved through the OPA and ZBA and required as a condition of Site Plan Approval. 2. These comments relate to a formal planning application that has been deemed complete prior to the passing of the new Park Dedication By-law 2022-101 and Policy and thus if Final Site Plan Approval can be completed within the proscribed transition period (August 22 2023), the old A City for Everyone Working Together— Growing Thoughtfully — Building Community Pae 1 of 5 $age 566 of 601 City of Kitchener Zone Change/ Official Plan Amendment Comment Form Parkland Dedication rates and categories can be utilized. If not complete within one year, the rates and categories contained within the new By-law will apply. The Bylaw is under appeal. 3. Additional caps and limitations to Parkland Dedication have been implemented by the Province through the More Homes Built Faster Act and these will impact this development. 4. As a result of the proposed intensification and the identified parkland deficit in this Planning Community and in the Planning Communities that are immediately adjacent to this proposed development, it is expected that Park Dedication will be provided, at least in part, through the physical dedication of land with the balance being provided as cash in lieu of land. 5. The proposed plans and documents show four landscaped features as POPS areas to be retained by the development and some documents label the Regional lands and the Entry Plaza as City Park; please clarify. If additional land is available off-site to address active park needs in this community, that could be considered as part of the parkland dedication requirements at the site plan application. 6. The UDB and PJR outline a number of community benefits including community centre space with financial support and construction and maintenance of the Entry Plaza. How will these items be secured? 7. Privately -owned, publicly accessible spaces may be considered according to the recently approved Park Dedication Bylaw 2022-101 and Policy (under appeal). The inclusion of high-quality spaces such as the Station Plaza and Promenade illustrated in the Planning Justification Report, Urban Design Brief and Landscape Master Plan Package are positive and the value and contribution of the space towards Parkland Dedication will be further assessed at the site plan application stage. Any areas considered for partial POPS credit for Parkland Dedication at the Site Plan Application stage will be for land value only (costs of constructed features or maintenance will not be included in Parkland Dedication partial credits). Exclusive use areas assigned to either commercial or residential tenants will be excluded and Parkland Dedication Plans will be required to confirm calculations. Public access easements will be required. 8. Park Dedication reductions (for secured affordable rental housing), exemptions (commercial space) and credits (existing residential units) will also be applied at the site plan application according to Park Dedication Bylaw and Policy. 3. Comments on Submitted Documents The following comments should be addressed at this time. 1) Urban Design Report prepared by Michael Spaziani Architects Inc, updated February 2023; a) Pg 47- Streetscape Design –"The Mill Street streetscape profile within the public right-of-way, after the required road widening, will be consistent across the length of the Site (Figure -5 36). From the new property line toward the street, the profile will consist of a 2.4 metre wide sidewalk, 1.3 metre landscaped strip, and a reconstructed 2.9 metre multi -use trail. A 0.85 A City for Everyone Working Together– Growing Thoughtfully – Building Community Page �97 of 601 City of Kitchener Zone Change / Official Plan Amendment Comment Form metre wide buffer will be provided between the multi -use trail and Mill Street." Including both a 3m MUT and a 2.4m CSW seems duplicative, and this cross section should be confirmed with Development Engineering and Transportation. Sufficient space and soil volumes for street trees should be accommodated within the right of way according to Development Manual specifications. b) Pg 54-63 Public Amenity Areas — Apart from the "Play Area" and the possible central feature of "Station Plaza" it appears that much of the proposed Privately Owned Public Space (POPS) is sidewalk area and passive seating rather than active park space. Any areas considered for partial POPS credit for Parkland Dedication at the Site Plan Application stage will be for land value only (costs of constructed features or maintenance will not be included in Parkland Dedication partial credits). Exclusive use areas assigned to either commercial or residential tenants will be excluded. Public access easements will be required. c) While the PJR, UDB and Master Landscape Package provide considerable details for the proposed POPS areas, few conceptual details or commitments are provided for therip vate on-site amenity spaces. Providing adequate and usable private on-site amenity space is critical for the 2680 new residents in an area with little active public parkland and the PJR and UDB should include these commitments and conceptual details. d) An update to the UDB should be provided. 2) Planning Justification Report prepared by Butler Group Consultants Inc, updated February 2023 (PJR) a) The report acknowledges the lack of formal park space in the Rockway Planning Community and Places & Spaces: An Open Space Strategy for Kitchener confirms this identifying only 4.5sq.m./person for the community. Although within the Rockway Planning Community, the site is immediately adjacent to the Mill Courtland Community, and this Community also has a deficient level of active neighbourhood park space and is assessed as a "High" priority for land acquisition through development applications. This site is more than 750m from active public park facilities. b) The PJR anticipates that Station Plaza, the Promenade and the Play Area will be Privately owned Public Spaces within the development and that the 455 Mill St property may be dedicated as public park space and possibly combined with the Regionally owned lands at 451 Mill St. If the 455 Mill St lands are dedicated to the City in partial fulfillment of the required Parkland Dedication, credit will be for land only not the construction of any features. A separate Developer Build Agreement including a Cost Estimate and Cost Sharing arrangements will be required to refine the design concept in the Master Landscape Package in conjunction with City staff c) While the PJR, UDB and Master Landscape Package provide considerable details for the proposed POPS areas, few conceptual details or commitments are provided for the private on-site amenity spaces. Providing adequate and usable private on-site amenity space is critical for the 2680 new residents in an area with little active public parkland and the PJR and UDB should include these commitments and conceptual details. d) Using the proposed 1500 units approximately 2680 people will reside in this development. With the limited active public park spaces or active POPS areas available in the neighbourhood, this deficit of neighbourhood park space would worsen. e) An update to the PJR should be provided A City for Everyone Working Together— Growing Thoughtfully — Building Community Page 3of5 Page 568 of 601 City of Kitchener Zone Change / Official Plan Amendment Comment Form 3) Landscape Master Plan Package prepared by Land Art Design Landscape Architects Inc, updated February 2023. a) Pg 24 - Please confirm Mill St cross section with Development Engineering and Transportation Planning; having both a 3m MUT and a 2.4m CSW seems duplicative. Sufficient space and soil volumes for street trees should be accommodated within the right of way to Development Manual standards. Adequate soil volumes and street trees will be required as part of Site Plan applications. b) If the 455 Mill St property is to be conveyed to the City as physical parkland, A Developer Build Agreement including a Cost Estimate and Cost Sharing arrangements will be required to refine the design concept in the Master Landscape Package in conjunction with City staff. 4) Pedestrian Wind Assessment prepared by RWDI, updated February 2023 a) The report indicates that even with the revised layout, the proposed Station Plaza will be vulnerable to prevailing winds funneling between buildings A and B causing uncomfortable and potentially unsafe wind conditions. This will impact the feasibility and usability of any active recreational use in this proposed POPS area. b) The report highlights the need for mitigation of wind through landscape plantings for the Entry Plaza and Play Area. The below grade and structural design for the at -grade landscape needs should accommodate the loads associated with adequate soil volumes and saturated weights to permit the required vegetation to grow and mature. c) The report also highlights the likelihood that above -grade private amenity spaces on roof terraces will have significant negative wind impacts. Providing adequate and usable on-site amenity space is critical for the 2680 new residents proposed through this development application and the conceptual images and commitments to high-quality on-site amenity spaces should include wind mitigation. 5) Preliminary discussions with the developer and the Region have taken place regarding the sale of a portion of the 451 Mill St property to the City to be used as park space; this will need to be further detailed prior to final site plan approval for the first phase 6) The proposed POPS areas will be considered according to the Park Dedication Bylaw and Park Dedication Policy. Given the adjacent ION LRT and Regional lands, close coordination of design details will be required with the RMOW 4. Policies, Standards and Resources: ® Kitchener Official Plan 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/treemanagement for detailed submission requirements • City of Kitchener Parkland Dedication By law 2022-101 and Parkland Dedication Policy o City of Kitchener Development Manual A City for Everyone Working Together— Growing Thoughtfully — Building Community Page 4 of 5 Page 569 of 601 City of Kitchener Zone Change / Official Plan Amendment Comment Form • PARTS Rockway Plan • Cycling and Trails Master Plan (2020) • Chapter 690 of the current Property Maintenance By-law • Places & Spaces: An Open Space Strategy for Kitchener • Urban Design Manual 5. Anticipated Fees: Parkland Dedication The parkland dedication requirement for this submission is deferred and will be assessed at a future Site Plan Application. Parkland dedication will be assessed based on the land use class(es) and density approved through the OPA and ZBA and required as a condition of Site Plan Approval As a result of the identified parkland deficit in this Planning Community and in Planning Communities that are immediately adjacent to this proposed development, it is expected that Park Dedication will be provided, at least in part, through the physical dedication of land with the balance being provided as cash in lieu of land. Privately owned, publicly accessible spaces can be considered according to the recently approved but under appeal Park Dedication Bylaw and Policy. Similarly, Park Dedication reductions (for secured affordable rental housing), exemptions (commercial space) and credits (existing residential units) will be applied according to the By-law and Policy in effect at Site Plan. A City for Everyone Working Together— Growing Thoughtfully— Building Community Page 5 of 5 Page 570 of 601 Craig Dumart From: Steven Ryder Sent: Friday, March 31, 2023 10:16 AM To: 'Matthew Warzecha'; Craig Dumart Cc: Joseph Puopolo; Mike Puopolo; MCIP RPP David A. Butler Subject: RE: 455-509 Mill St updated submission comments Hi Matthew, Thank you for your response and the added context from the developers perspective. I think that answers our questions and I do not have any further concerns and are supportive of the proposed OPA and ZBA and the associated materials provided. If you have any other questions or concerns, please let me know. Regards, Steven Ryder, C.E.T. Traffic Planning Analyst I Transportation Services I City of Kitchener 519-741-2200 ext 71521 TTY. 1-866-969-9994 1 Steven. Ryderkkitchener.ca @Nod 200611 a APlease consider the environment before printing this e-mail. From: Matthew Warzecha <matthew@polocorpinc.com> Sent: Wednesday, March 29, 2023 2:40 PM To: Craig Dumart <Craig.Dumart@kitchener.ca>; Steven Ryder <Steven. Ryder@ kitchener.ca> Cc: Joseph Puopolo <joseph@polocorpinc.com>; Mike Puopolo <mike@polocorpinc.com>; MCIP RPP David A. Butler <dab@butlerconsultants.com> Subject: RE: 455-509 Mill St updated submission comments Hi Craig and Steve, To provide some clarification, the revised Concept includes a total of 1,150 parking spaces whereas the previous plan proposed a total of 926 spaces (difference of 224 spaces). The additional spaces have, primarily, been provided through structured parking provided within the building podiums. Steve correctly notes, however, that 1,150 spaces equals a rate of —0.73 spaces per unit whereas we are proposing a rate of 0.6 spaces per unit in our Zoning By-law. The reason for this is two -fold: 1. To accommodate the 'dip' in the overall provided parking rate as we move through the phases of development. 2. Maintain flexibility in the required parking through the phases, should market demand shift through the duration of the project (-10 years). This also maintains flexibility as we move through detailed design of this complex project. Hope this helps clarify. Please let me know if you have any questions, or would like to discuss further. Cheers, Page 571 of 601 Warzecha MCIP RPP Director of Planning and Development I Polocorp Inc. 379 Queen Street South I Kitchener, ON I N2G 1W6 P: 519-745-3249, ext. 203 1 F: 519-208-3004 matthew@polocorpinc.com This e-mail is confidential and intended only for the addressee. Disclosure of this e-mail to anyone else is not intended as a waiver of confidentiality or privilege. If you have received this e-mail in error, please notify us immediately. To: Craig Dumart <Craig.Dumart@kitchener.ca> Subject: 455-509 Mill St updated submission comments Hi Craig, Attached are our comments based on the recent update to the submission. A couple items I am looking for confirmation on regarding the parking —the updated letter indicates that they have increased the vehicle parking count, but that is not reflected in their ZBA outline. Also, they have proposed unassigned parking for all uses, but we need to see designated spaces for shared commercial/visitor parking to prevent overflow into the neighbourhood for short-term parking. No issues if they want to make all other parking unassigned (especially if they have increased the supply as it seems), but we do need to see 0.05 spaces per unit designated for visitor/commercial use only. If you have any questions or concerns, please let me know. Regards, Steven Ryder, C.E.T. Traffic Planning Analyst I Transportation Services I City of Kitchener 519-741-2200 ext 71521 TTY. 1-866-969-9994 1 Steven. Ryderkkitchener.ca APlease consider the environment before printing this e-mail. Page 573 of 601 City of Kitchener OPA/ZBA COMMENT FORM Project Address: 455-509 Mill Street Date of Meeting: No meeting — email circulation Application Type: ZBA & OPA Comments Of: Transportation Services Commenter's Name: Steve Ryder Email: steven.ryder@kitchener.ca Phone: (519) 7412200 ext. 7152 Date of Comments: March 17, 2023 (updated submission received February 23, 2023) ❑ I plan to attend the meeting (questions/concerns/comments for discussion) ❑ I do NOT plan to attend the meeting (no concerns) 1. Site Specific Comments & Issues: *NOTE: As mentioned in previous comments for this proposed development, a road widening along the Mill Street frontage is required as noted in the Official Plan (Schedule D). The road widening required is approximately 4.Om wide and must be adjusted to include all of the properties now a part of the overall development proposal (#455-#509). In order to achieve full site plan approval in the future, the following will be required as part of the road widening process: ® Reference Plan to be submitted to the satisfaction of Transportation Services; ® Phase 1 ESA submitted to Engineering for review and approval (A Phase 2 ESA may be required depending on the results of the Phase 1); ® Below is a rough estimate of the land to be dedicated via the road widening, how ensure this is all confirmed via an OLS. A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 574 of 601 --------- k' - kS 451 ! MILL SL 1` jt/ 41 59 rl 04- 473 ! i 355\ 3 ROCKWAY 509 Traffic Impact Study Comment Response & New Development Plan: ® As per the submitted comment response letter from Paradigm Transportation Solutions; Transportation Services acknowledges the following: o Staff conducted discussions with Polocorp regarding pedestrian access and circulation throughout the site, raised crossing feature within the internal roadway system, the provision of publicly accessible, secured bicycle parking in the Station Plaza area to support users of the ION Rail; ■ NOTE: Design details will be confirmed throughout the site plan application process; o That Region of Waterloo staff have no major concerns with the conclusions and recommendations of the Traffic Impact Study (and Parking Study) and support the OPA/ZBA moving forward; o Region of Waterloo staff to work with the applicant and City of Kitchener on the following: ■ Implement the development parking strategy outlined in the parking study; ■ Applicant consider providing space for a future Regional e-bike/e-scooter shared system station & parking that residents and visitors can utilize; ■ That Car -share space(s) be publicly accessible, and the City/applicant consider the most established car -share provider (Communauto) as well as CarShare Anywhere; o That the updated development plan includes the following: ■ 1,500 residential units (unchanged) 2,013 sq. m of commercial space (less than original concept) ® 1,141 total vehicle parking spaces (increased by 217 spaces from original concept) u 1,184 Class A secure bicycle parking spaces (unchanged) 80 Class B bicycle parking spaces (increased by 80 from original concept) A City for Everyone Working Together— Growing Thoughtfully— Building Community Page 575 of 601 o There are no significant impacts of these proposed changes: ■ Less estimated site traffic generation; ® No changes to the conclusion that no transportation network improvements will be required due to less estimated site traffic; Transportation Services comments: Transportation Services are generally supportive of the updated development proposal and the changes included, but some confirmation is still required; The exact breakdown of residential/commercial/visitor parking should be noted to confirmation the parking rates sought for the ZBA; o The site plan in the appendix of the updated P1R notes only 900 parking spaces (see below), while the comment response letter notes 1,141 total spaces. Confirm the total number and the breakdown between uses; zoning oats mass City orxitftener 2M 9-031 ZECnOH 5.8 Regulations (re5le 53) R"Llred '. _ 11-RipDO DW fiv Provided - cordo—s . Prcyoaed Zoning. (1LPX4 --iia-specific) - .6.9 K"fMant paang cpacea per dnd4ng unit (f,350 syat�) Na O.55spacs per &Ming unit 0.73 per duelling unit (ApPMX. 825 spaces) 6fin;m%¢n lfr:orParfcing,Faces 0.1 per dne]Eng unit No '0.45 spaces per dvielling un" (150 spaces) (1.180 spates) -I (Ar^p..75 spaces) ® Transportation Services can support a shared parking model between commercial and visitor parking; however, it is imperative that there is parking designated for commercial and visitor parking as the development cannot rely on neighbouring streets for short-term parking in the vent that residents use up the proposed unassigned parking spaces; In conclusion, Transportation Services can support 0.55 residential spaces per unit, plus 0.05 spaces per unit for visitor & commercial parking, however, the amount of spaces needs to confirmed and the proposed rates potentially adjusted to match what is being provided via the updated development concept; o Any additional spaces allocated for visitor and commercial would be supported, as well; ® A Letter of Understanding will be required as part of the site plan application process that outlines all of the TDM measures that will be implemented in the development by the applicant; o This includes car -share, any parking strategies; travel planning & education & promotion, and any other measures that have been considered. 2. Plans, Studies and Reports to submit as part of a complete Planning Act Application: ® N/A 3. Anticipated Requirements of full Site Plan Approval: m Approved reference plan for lands to be dedicated via road widening; o Letter of Understanding (for TDM measures). 4. Policies, Standards and Resources: m N/A A City for Everyone Working Together— Growing Thoughtfully — Building Community Page 576 of 601 Craig Dumart From: Ashkan Matlabi <Ashkan.Matlabi@cn.ca> on behalf of proximity< r Sent: Thursday, August 12, 2021 7:03 PM p oximity@cn.ca> To: Craig Dumart Subject: 2021-08-12-CN_RES_459-485 Mill Street Notice of (OPA?ZBA) Pre-submissio Consultation Mtg - n Hello Craig, - Thank you for consulting CN on the application mentioned in subject. It is noted that the subjects I ite is adjacent to CN's Branch Line. CN has concerns of develop ing/densifying residential uses abutting our railway right- of-way. of sensitive uses in proximity to railway operations cultivates an environment in which land use incom tiDevbility issues issues p ent p are exacerbated. CN's guidelines reinforce the safety and well-being of any existing and future occu ants of the area. Please refer to CN's guidelines for the development of sensitive uses in proximity to railways. These policies have been developed by the Railway Association of Canada and the Federation of Canadian Municipalities. CN encourages the municipality to pursue the implementation of the following criteria as conditions project approval: ons of an eventual I. Safety setback of habitable buildings from the railway rights-of-way to be a minimum of 15 metres conjunction with a safety berm. The safety berm shall be adjoining and parallel to the railway ghts-of-wa returns at the ends, 2 meters above grade at the property line, with side slopes not steeper than 2.5 to 1.Y With 2. The Owner shall install and maintain a chain link fence of minimum 1.83 meter height along the e mutual property 3. The Owner shall engage a consultant to undertake an analysis of noise. At a minimum a noise barrier shall be adjoining and parallel to the railway rights-of-way, having returns at the ends, and a minmum ion total height of 5.5 metres above top -of -rail. Acoustic fence to be constructed without openings and of a . durable material weighing not less than 20 kg. per square metre of surface area. Subject to the review of the no i report, the Railway may consider other measures recommended b se Y an approved Noise Consultant. 4. Ground -borne vibration transmission to be evaluated in a report through site testing to deter within 75 meters of the railway rights-of-way will be impacted by vibration conditions in excess determine 0.14wmlmn/s tec RMS between 4 Hz and 200 Hz. The monitoring system should be capable of measuring frequencies betw Hz and 200 Hz, ±3 dB with an RMS averaging time constant of 1 second. If in excess, isolation mea een 4 required to ensure living areas do not exceed 0.14 mm/sec RMS on and above the first floor of the dwellinll be g• 5. The following clause should be inserted in all development agreements, offers to purchase, and agreements of Purchase and Sale or Lease of each dwelling unit within 300m of the railway right-of-way: "Warning: Canadian National Railway Company or its assigns or successors in interest has or h way within 300 metres from the land the subject hereof. There may be alterations to or expansions of the hts-of- railway facilities on such rights-of-way in the future including the possibility that the railway or its assigns or successors as aforesaid may expand its operations, which expansion may affect the living environment of the residents in the vicinity, notwithstanding the inclusion of any noise and vibration attenuating mea sures in design of the development and individual dwelling(s). CNR will not be responsible for any complaints or claims arising from use of such facilities and/or operations on, over or under the aforesaid rights-of-way." Page 577 of 601 6. The storm water management facility must be designed to direct all run off waters away from CN right of way. Any proposed alterations to the existing drainage pattern affecting railway property must receive prior concurrence from the Railway and be substantiated by a drainage report to the satisfaction of the Railway. 7. The Owner shall through restrictive covenants to be registered on title and all agreements of purchase and sale or lease provide notice to the public that the safety berm, fencing and vibration isolation measures implemented are not to be tampered with or altered and further that the Owner shall have sole responsibility for and shall maintain these measures to the satisfaction of CN. 8. The Owner shall enter into an Agreement with CN stipulating how CN's concerns will be resolved and will pay CN's reasonable costs in preparing and negotiating the agreement. 9. The Owner shall be required to grant CN an environmental easement for operational noise and vibration emissions, registered against the subject property in favour of CN. CN anticipates the opportunity to review a detailed site plan, a N&V study and a storm water management report taking into consideration the CN development guidelines. Thank you and don't hesitate to contact me for any questions. Bestregards Ashkan Matlabi, Urb. OUQ. MBA Urbaniste senior / Senior Planner (CN Proximity) Planning, Landscape Architecture and Urban Design Urbanisme, architecture de paysage et design urbain E: ProximityAcn.ca T: 1-438-459-9190 1600, Rene -Levesque Ouest, 11e etage Montreal (Quebec) H3H 1 P9 CANADA wsD.com From: Joanne Sutherland <Joanne.Sutherland@kitchener.ca> Sent: Tuesday, August 03, 202110:29 AM UTION: This email originated from outside CN. DO NOT click links or open attachments unless you recognize the sender AND KNOW the content is safi AVERTISSENIENT : ce courriel provient d'une source externe au CN : NE CLIQUEZ SUR AUCUN lien ou piece jointe a moins de reconnaitre A pre -submission consultation meeting has been scheduled as detailed below. Files are saved in AMANDA (folder # 21- 125224 ) for internal staff and Sharefile folder for external agencies. Please feel free to forward to a delegate or anyone else that may have an interest. PLEASE NOTE: PRE -SUBMISSION CONSULTATION APPLICATIONS ARE' CONFIDENTIAL'. Page 578 of 601 Craig Dumart From: Seth Wynes n> Sent: Sunday, August 14, 2022 8:12 PM To: Debbie Chapman Cc: Craig Dumart Subject: development on 455 Mill Street Dear Mr. Dumart, As a resident of Ward 9, 1 would like to express my support for the new development at 455 Mill Street. Given the extreme shortage of housing in our city it would be great to see almost 1500 new homes, all located directly next to a light rail station, with the fantastic iron horse trail nearby. It seems that the developers had this in mind as there are enough bicycle parking spaces for each home to have one spot. The smaller number of parking spaces for personal vehicles is also a strong feature of the project. There is no need for excessive bundled parking that will increase the cost of each home in the building when there are so many options for active transport and public transit nearby. Thank you for your work and I hope we get to see shovels in the ground in the near future! Warm regards, Seth Wynes Page 579 of 601 Craig Dumart From: Sent: Tuesday, January 24, 2023 8:32 PM To: Craig Dumart Subject: Notifications re Mill Street development You don't often get email from jprodela@uuma.org. Learn why this is important Hello Mr. Dumart - thank you for tonight's presentation. We are generally very supportive of this development although with trepidation regarding Sunday noise and parking lot management - a particular challenge in this neighbourhood in winter. Please add these email addresses to future notifications about this development: and the mailing address: Kitchener ON (Please note - we changed our name a decade ago from First Unitarian Cong of Waterloo to Grand River Unitarian; your map still shows our old name). Many thanks, Jessica Rodela In faith, Rev. Jess GRAND RIVER UNITARIAN CONGREGATION *1 strive to respond to email messages within 48 hours. Please note that Tuesday is my weekly day off, and my online presence is limited on Fridays and Sunday. For emergencies, please use the phone instead.* 1 Page 580 of 601 Craig Dumart From: rob robring.tv Sent: Tuesday, January 24, 2023 7:00 PM To: Craig Dumart Subject: tonight's meeting You don't often get email from I just want to remind the City that we did not move into a property on the LRT route... you decided to build the LRT in front of our house. My kids have grown up in a construction zone, and I'm not thrilled about that. The prospect of another major construction project in our neighbourhood is not exactly welcome. Rob Ring You may find that 1 work unusual hours. Please do not feel obligated to reply outside of your scheduled working hours. Let's work together to ensure we achieve the results we want while fostering healthy work -life boundaries. Page 581 of 601 Craig Dumart From: Walter Eckhardt Sent: Wednesday, January 11, 2023 8:11 AM To: Craig Dumart Subject: Re: 455-509 Mill Street OPA/ZBA Neighbourhood Meeting Sir We own the nearby industrial property at 130 Imperial Drive. While I am unable to attend this meeting, please note that we are entirely supportive of the proposed development. Our city needs more housing, especially near the Ion stations. Regards, W— Walter Eckhardt Principal N8 Connect with us: 0`- 0 0L On Tue, Jan 10, 2023 at 5:29 PM Craig Dumart <Craig.Duma rt@kitchener.ca> wrote: Good morning, As a reminder, the 455-509 Mill Street proposed development Virtual Neighbourhood Meeting is scheduled for Tuesday January 24th at 7pm. The postcard below provides more information on the zoom meeting . Page 582 of 601 Craig Dumart From: Maura Quish Sent: Thursday, September 15, 2022 5:39 vm To: Craig Dumart Cc: debbie.chapman@kithcener.ca Subject: RE: 455 - 509 Mill Street - Kitchener You don't often get email from r warn why this is important Thanks for your response below. I have found the limited information on developments on the website. I don't see the developers name included in these sites but I need to spend some more time reviewing this. Please know I have no interest bike spots at my age, and given our climate, I would only use a bike in June, July and August. I have mobility issues and bikes do not assist me in getting around. As for ION, this should not be an exception for developers to reduce parking and I feel it is creating a hazard when you have developments of this size with reduced parking; I would not have visitor spots for health providers, etc. The amount of development does not appear to be in line with our infrastructure. I see no reason why a building should be taller than 6 floors. Noted in today's paper, the Vive developer wants more floors to an already too tall building at the old Schwaben property. My question is again, how many thousands of people are you and the city expecting to be able cram onto the ION? Are you calculating the number of units, people in each unit, against the reduced parking spots per site, and add the number of citizens you expect to use it? At no time have any of these developments contributed to easing our housing crisis (which is an affordable one, not one of supply). Why is the city constantly amending bylaws for developers, but yet no real plans for affordable housing. The request from this developer should include a commitment that the development include 50% affordable housing - meaning individuals earning minimum wage should be able to rent a unit. Why can't this city plan like Guelph (much better planning with more green space and no towers) ... or Milton where development was paused to make sure water and infrastructure could support the level of development occurring.? I will be retiring soon and have much more time to devote to seeking answers from city councillors and planners. Deb, your on city council, why? Maura Quish From: Craig Dumart <Craig.Dumart@kitchener.ca> Sent: Friday, August 26, 2022 11:08 AM To: Maura Quish < Cc: debbie.chapman@kithcener.ca Subject: RE: 455 - 509 Mill Street - Kitchener Caution - External Email - This Message comes from an external organization. Do NOT click on unrecognized links or provide your username and/or password. Page 583 of 601 Craig Dumart From: Mary Beth Nikel Sent: Wednesday, September 14, 2022 1:23 PM To: Craig Dumart Subject: Comments for 455-509 Mill Street Proposed Development Hi Craig, I am a nearby resident to this proposed development on Mill Street. While still surprised at the proposed density of this development, it is interesting to see a local architect and developer re -envision the Mill -Courtland area around the Mill rapid transit station. The addition of mixed-use space will hopefully create vibrancy in the area, with the addition of a community centre, retail and public plaza. Below are comments and concerns that I have with this development: 1) With an irregular shaped lot, 6 towers on 5.25 acres seems really dense for the lot. Would it not be better to have 4 or 5 higher towers with some additional outdoor parking, landscaping and usable public park space? 2) 1 am concerned about the request for site's reductions in the rear and interior side yards. The location near the transit station still needs space surrounding the buildings to make it safe for people to access the ION station from the buildings, by avoiding crowding and maintaining sightlines of oncoming ION and CN trains. 3) 1 am concerned about the safety of pedestrians at the Ion tracks on Mill Street (near 455 Mill), and the potential for pedestrian/vehicle/ION accidents. When turning right onto Mill Street you have to do a complete check to see if the ION is coming, and also check if pedestrians or cyclists are trying to cross Mill. Adding to the population in this area, without proper signalled crosswalks, increases risk. 4) The park at 560 m2, community centre at 2,000 sq ft and plaza are small compared to the number of residents in this proposed development. It will be difficult for the outside public to use the park and community centre if there is not enough space for everyone. 5) 50 affordable housing units out of 1,500 is not adequate and will not help much to meet the demand for these units. It would be great to see at least 10% of the units be affordable housing. This is necessary in a PARTS development. Thank you for considering my comments and concerns, Mary Beth Mary Beth Nikei t Page 584 of 601 Craig Dumart From: hui shi Sent: Thursday, September 8, 2022 5:25 PM To: Craig Dumart Subject: The development at 455-509 Mill Street You don't often get email from shihuica@yahoo.ca. Learn why this is important Hi Craig, I am writing to comment about the development at 455-509 Mill street. While we welcome new developments in this area/neighborhood, we also have following concerns/comments for you/city to consider. 1. The current proposed buildings are too dense. It looks like these buildings are all very close to each other and there is no any space in between. The density should be reduced. Otherwise the nearby properties and the neighborhood as a whole will be negatively affected. 2. The proposed parking spots are too few. At least one parking spot for each residential unit, in addition to sufficient spots for visitors and commercial spaces are required. Otherwise the neighborhood will be negatively affected. 3. The proposed building along Mill street is too close to the street. It will negatively impact the streetscape. Much great setback is necessary. Regards, 502 Mill Street Page 585 of 601 Craig Dumart From: Sent: To: Subject: You don't often get email from Craig Dumart, CK DeGraaf _ Wednesday, August 24, 2022 10:07 AM Craig Dumart Project 455-509 Mill St. Tower development am why this is important Thank you for sending out the information flyer about the proposed development project for 455-509 Mill St. I am very interested in the project. I live down the street and would love to continue to be in the information loop. Thank you from R, Curtis DeGraaf Page 586 of 601 Craig Dumart From: Sent: To: Cc: Subject: You don't often get email from Hello Craig, I hope this email finds you well. Sandra Henderson Wednesday, August 17, 2022 11:31 AM Craig Dumart Rodney Felka 455-509 Mill Street, Kitchener why this is important I received a flyer in the mail regarding a proposed development for 455-509 Mill Street in Kitchener, for which you are noted as the Senior Planner of the project. We own 453 Courtland Avenue in Kitchener, not far from the proposed development. Central Automotive currently occupies this property. While we do not have any objections to the project at this time (without many details available to us), we would like to have some feedback regarding the following... 1. At what stage is this proposal? Is there a zone change required? If so, is it only at the application stage? Or are you currently at the site plan stage? 2. Has there been or will there be an Environmental Assessment (Phase I or II) required for this property? Will the results of that assessment be made public? We are very much interested in knowing the results of that assessment if possible. It may give us some idea as to what lies under our property. 3. What if any road improvements will occur there and may possibly affect the area around our property. 4. What is the timing of this project in terms of start and completion? Will it be developed in phases or all at once? I left a voice message for you and would very much appreciate a call back or at least a response to this email. Thank you very much. Sincerely, Sandra Henderson ,urer Page 587 of 601 Craig Dumart From: joerg willig _ Sent: Monday, August 15, 2022 10:38 PM To: Craig Dumart Subject: 455 - 509 Mill street application for development You don't often get email frorr earn why this is important Hi Craig, I received a application for development in the mail today. I am not in favour of this development and feel it doesn't suite the old residential area . Potentially up to 1473 residential units combined with 686 parking spaces and commercial space in a tiny area is ridiculous. I feel build it in an area that's close to where you live , we have been living here for over 25 years now because of the location and area. This past year they built sidewalks on Mill street , now have no parking on the road , a 6 inch strip to shovel the snow in the winter beside the sidewalk when the plow comes by .Not sure who is on the planning committee approvals for such a busy street but now have bicycle lanes on both sides of the street that are seldom used. Not best planning in my mind . In addition they have built a train station , and plans are also in place to build additional complex on Pattandon Ave as well . Get Outlook for Android Page 588 of 601 Craig Dumart From: Tom Bresele m> Sent: Monday, August 15, 2022 5:54 PM To: Craig Dumart Subject: 455-509 Mill st Developement You don't often get email fro earn why this is important Craig My only concern with this development is since it is pretty much due south of our location at iic tv rang will the backyard be in shadow caused by the high structures. Will the shadow be seasonally dependant depending on the sun location relative to us. 32 stories, seem a little out of place so far from the downtown core. Is there anything this tall anywhere else in Kitchener? I guess we want a little of Toronto in are an area that is mostly residential, even though those lots look commercial to me currently. Regards Tom Bresele Page 589 of 601 Craig Dumart From: Emmy Nordstrom Higdon Sent: Sunday, August 14, 2022 4:30 PM To: Craig Dumart Subject: Concerns re: 455-509 Mill Street You don't often get email from .,.,om. Learn why this is important Hi Craig, My partner, Sarah, and I recently moved into Ward 9, Debbie Chapman's ward in Kitchener. We are an upper middle class couple working in tech and publishing respectively. We are both super disappointed to see the application for development for 455-509 Mill Street. We left Toronto because of the devastation of our neighbourhood by high rises, which have low mental health outcomes for those residing in them, tend to cater to higher -income professional residents rather than middle-income blue collar residents (the majority of the population in this area), and don't offer sustainable services due to the high number of residents and relatively low ratio of mixed-use space. Low-rise developments have been shown to have greater positive impact on communities and ecosystems in the long term. I also did a little research on the development company, who clearly build developments catering toward high income residents, and who have limited experience in the high rise sector. Most of their developments have been suburban low rise or single family projects. As such, I don't expect to see units in this development be priced accessibly, or cater to families, multi -generational family groups in particular, disabled folks, etc. Given the diversity of this neighbourhood and the rising cost of living in this area, that seems particularly problematic. I would love to see what kind of environmental and sustainability guarantees there are for this project, and I think it should absolutely be required that a high percentage of units be at minimum 3 bedrooms+, and that they have a percentage set aside for affordability. Finally, the lack of green space proposed in this plan is disappointing, and it would be great to see how much space will be set aside specifically for use by children, pets, etc., since greenery and access to natural and developed spaces is imperative for productivity and health of residents. Emmy Nordstrom Higdon, PhD (Pronouns: they, them) C Page 590 of 601 Good morning, Thank you for providing comments. You have been added to the email distribution list to keep you informed on the proposed development. The proposed development is in the very early stages. There will be a neighbourhood meeting scheduled for late fall to discuss the proposed development further with residents. Craig Dumart, BES, MCIP, RPP Senior Planner I Planning Division City of Kitchener (519) 741-2200 ext 7073 1 TTY 1-866-969-9994 1 craig.dumarta-kitchener.ca „ F,t videos to know more appilg oo about planning? Walking tours and more. From: Walter Eckhardt _ Sent: Wednesday, August 17, 2022 1:37 PM To: Craig Dumart <Craig.DUmart@kitchener.ca>; Debbie Chapman <Debbie.Chapman@kitchener.ca>; mike@polocorpinc.com Subject: comments on Development Application at 455-509 Mill Street You don't often get email from why this is important U Mr Dumart, We recently acquired property at 130 Imperial Drive that is very near to the 455 Mill Street parcel. We plan to operate a wholesale business there. We are supportive of the above application in particular, and urban densification near Mill Street station and other Ion stations in general. 2 Page 591 of 601 Craig Dumart From: Walter Eckhardt Sent: Friday, August 26, 2022 1:25 PM To: Craig Dumart Subject: Re: comments on Development Application at 455-509 Mill Street You don't often get email from rn why this is important I hope staff and council don't give excessive weight to NIMBY whining because 1. Our city urgently needs more housing. Constrained urban housing supply has created house pricing that drives young buyers away. My kids' friends all commute from Baden, Shakespeare and Milverton - where they can afford to own homes, all to the detriment of both the environment and the commuters' lifestyles. 2. The LRT cost many times what buses cost. That huge taxpayer investment only makes sense if we finish the job and densify around the nodes. Thanks for considering my views. Regards, W— Walter Eckhardt Principal to - Connect with us: On Fri, Aug 26, 2022 at 11:15 AM Craig Dumart <Craig.Dumart@kitchener.ca> wrote: 1 Page 592 of 601 Craig Dumart From: Emmy Nordstrom Higdon Sent: Friday, August 26, 2022 2:05 PM To: Craig Dumart Subject: Re: Concerns re: 455-509 Mill Street You don't often get email from saskeah@gmail.com..Learn why this is important Hi Craig, Will masks be required for the public meeting? Emmy Nordstrom Higdon, PhD (Pronouns: they, them) @emmy of spines www.emmy.000 Le ven. 26 aout 2022, a 11 h 02, Craig Dumart <Craig.Dumart@kitchener.ca> a ecrit : Good morning, Thank you for providing comments. The proposed development is in the very early stages. There will be a neighbourhood meeting scheduled for late fall to discuss the proposed development further with residents. Supporting documents for the proposed development can be found here: kitchen er.ca/PlanningApplications Craig Dumart, BES, MCIP, RPP 1 Page 593 of 601 Senior Planner I Planning Division I City of Kitchener (519) 741-2200 ext 7073 1 TTY 1-866-969-99941 craig.dumart(a)kitchener.ca From: Emmy Nordstrom Higdo Sent: Sunday, August 14, 2022 4:30 PM To: Craig Dumart <Craig.Dumart@kitchener.ca> Subject: Concerns re: 455-509 Mill Street You don't often get email from saskeah@gmail.com. Learn why this is important Hi Craig, My partner, Sarah, and I recently moved into Ward 9, Debbie Chapman's ward in Kitchener. We are an upper middle class couple working in tech and publishing respectively. We are both super disappointed to see the application for development for 455-509 Mill Street. We left Toronto because of the devastation of our neighbourhood by high rises, which have low mental health outcomes for those residing in them, tend to cater to higher -income professional residents rather than middle-income blue collar residents (the majority of the population in this area), and don't offer sustainable services due to the high number of residents and relatively low ratio of mixed-use space. Low-rise developments have been shown to have greater positive impact on communities and ecosystems in the long term. I also did a little research on the development company, who clearly build developments catering toward high income residents, and who have limited experience in the high rise sector. Most of their developments have been suburban low rise or single family projects. As such, I don't expect to see units in this development be priced accessibly, or cater to families, multi -generational family groups in particular, disabled folks, etc. Given the diversity of this neighbourhood and the rising cost of living in this area, that seems particularly problematic. I would love to see what kind of environmental and sustainability guarantees there are for this project, and I think it should absolutely be required that a high percentage of units be at minimum 3 bedrooms+, and that they have a percentage set aside for affordability. Finally, the lack of green space proposed in this plan is disappointing, and it Page 594 of 601 would be great to see how much space will be set aside specifically for use by children, pets, etc., since greenery and access to natural and developed spaces is imperative for productivity and health of residents. Emmy Nordstrom Higdon, PhD (Pronouns: they, them) Page 595 of 601 Page 596 of 601 From: Maura Quish < Sent: Thursday, August 25, 2022 10:32 PM To: Craig Dumart <Craig.Dumart@kitchener.ca> Cc: debbie.chapman@kithcener.ca Subject: 455 - 509 Mill Street - Kitchener You don't often get email from earn why this is important I am responding to the Notice of development application in the neighbourhood of 455 — 509 Mill Street posted in The Record. The notice indicates that "to learn more about this project.... Visit www.kitchener.ca/PlanningApplications." Unfortunately when I did that, the message I received is below: C ;. Mill s--tre el = rr u J - Cho data Please provide more information on this development. Based on what is provided in the notice in The Record, I object to the scale of this development on this site. Where is the greenspace built into this development; where are the trees in this development? 3 Page 597 of 601 While the City of Kitchener's Climate Action Plan is extremely limited, the goal to reduce emissions is placing almost all responsibility on the citizens with no responsibility on developers for incorporating climate action tools such as tress (at a minimum) is irresponsible on the part of planners, and others at city hall. Trees provide the most basic necessities for human life —they are our life support system. Cutting and removing trees from our environment is suicidal. Additionally, the amount of residences to parking spaces is woefully inadequate. Is it because the 24 ION vehicles are now going to be responsible for transporting more people? Regardless, if you are an elderly person or person with a disability, and you require in-home service, this development could not provide adequate parking for any health care providers, even those providers who drive emission reduced vehicles Why is this development so large in size with such minimal parking? Is the city expecting that we are all riding our bikes? That doesn't work well in December, January, February, March and often much of April, particularly in the evening in this climate. I guess that is how we are reducing emissions — we give up cars (even those with reduced emissions), and developers get to pour concrete (and glass — reflecting more sun and heat over the city) and I get to ride a bike or try to fit into one of the 24 ION vehicles. I object to this development and I request that tress and greenspace be incorporated into all developments in Kitchener but particularly in a development of this magnitude. Why can we not have a ratio of trees to be planted on a development site that coincides with the amount of residences proposed? Maura Quish Kitchener, Ontario 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 598 of 601 Craig Dumart From: Sandi H. Sent: Thursday, August 18, 2022 4:29 PM To: Craig Dumart; Debbie Chapman Subject: Proposed Development - 455-509 Mill Street You don't often get email from tymflys@yahoo.com. Learn why this is important Dear Craig and Debbie, We recently received an information card in our mailbox about the proposed development at 455-509 Mill Street. We received this alert with a deep sigh of resignation but still, I wanted to submit my thoughts. My husband will be sending in an email as well. A little background on me. I grew up in Waterloo, living there since the early 1970s when I was in grammar school. I continued to live in Waterloo as an adult, working in the UpTown for over 30 years, and loving it! I always felt safe, loved supporting the wonderful local businesses, being close to the country and close enough to Pearson for overseas travel. There is so much to love about KW and 1 have always felt very lucky my parents chose to move here all those years ago. When I married, my husband and I moved to a small farm just outside of Baden with our horses and dog. We loved the farm but time passed, our lives changed, and ten years ago we left the country for the city, buying a charming little cottage -y home on Ottawa St S from the people who built it in 1950. We took a year to make our decision. We had looked at homes in Waterloo, Kitchener, Stratford, New Hamburg, Elmira, Baden and St Jacobs. Besides falling in love with the layout of the house and its large garden, we bought it because of the neighbourhood ... family homes, low rise apartments, mature trees, nearby trails and amenities. We were in the city but didn't feel like we were REALLY in the city. We were happy to call Kitchener our home. We moved in and were delighted to discover we had the more amazing neighbours on all sides that anyone could ask for. It was great! Then the LRT came to our neighbourhood. The construction was a total nightmare (no one seemed to know what was going on when, no one was accountable, calls and emails not returned, I could go on and on) and, although this isn't your concern at all or the focus here, we had a battle with the Region to return our property to the standard it was in when the construction started as per THEIR contract with homeowners. We finally got them to stand by their own documents but the experience certainly left a major sour taste on development in the region and how is is managed (or mismanaged) and how residents are treated and respected ... or not. I also saw this from a business level as I dealt with the LRT construction madness every day at work in UpTown Waterloo. NOT good times and I definitely view local development with different eyes now. Next up ... COVID! During COVID I was lucky to continue to work full-time, but from my home. As advised by Regional health authorities, I took daily walks for exercise and to help maintain good mental health during a stressful and frankly scary time for us all. The daily walks allowed me to get reacquainted with the streets around us, to appreciate the homes, the gardens, and again, to feel lucky about where I live. And now here we are, with a proposal for a large (and TALL!) development just down the street from us, and another one a couple blocks away. What are my thoughts on the development on Mill Street? After our experiences during the LRT construction, frankly I'm not sure why I'm even submitting an email as history shows local opinion on these sort of things carries almost no weight. Personally, I'm very concerned and saddened. Like everyone else, I realize that the only way for Waterloo and Kitchener to grow is up due to boundaries/city limits. Just look at the overdeveloped areas now in Waterloo like those on Albert Street, Columbia, King and many more to come I'm sure. Personally, I hate driving on the stretch of King from University to Columbia with its so called "vertical sprawl" (I believe that's the new jargon -y term?). It is claustrophobic. Unattractive. Lacking character. Dark. A wind tunnel. Overrun with high rise condos and apartments. Can anyone say mini -Toronto? I'm not surprised someone wants to construct a development right at an LRT station. Of course they do! I'd have to be incredibly naive to think developers wouldn't want to pounce and develop around every LRT station they could get planning permission for. And hey, those are big development dollars for the City of Kitchener and City of Waterloo. And goodness, isn't this just what Kitchener needs ... a condo development with combined res-com use! How necessary and innovative! (if you missed it, this is sarcasm). But minus sarcasm, proposing a 6 tower development, with their height Page 599 of 601 being up to 32 stories, in a neighbourhood of smaller 1950s home and low-rise apartments? Really? I'm almost beyond words and serious eye -rolling and head shaking is happening now. What is happening to our city and our neighbourhood? I am not an architect, a city planner or, quite obviously, a developer and far from an expert but I have read and viewed information on urban development and the future and some real experts seem to feel livability and being part of a community ends with the high rise. Kitchener always is pushing "community, community, community" but sticking up androgynous towers in new builds in urban neighbourhoods seems to go against this mandate. High rises have also been reported as being less environmentally friendly than low or mid -rise buildings and therefore less sustainable. Sustainability and environmental soundness... I'm thinking those have been pretty key amongst those in power in the City of K in recent years but quite possibly I've been mis-reading the goals for the city and its future. I'd be living in la -la land if I thought this proposed highrise development in the middle of our neighbourhood wouldn't happen. It will. I'd be a fool to think that a lot of the decision making on this development didn't involve the almighty dollar and fees the C of K and/or Region will get. I also would be ignorant if I thought my email would make a serious difference as, sadly, it won't. Still, living in Canada gives me the freedom to have my say and this is it. So, after all of that, I am against the development proposed for Mill Street, for what it is worth. If it goes ahead (which it will), I'd like to see the maximum height of the towers reduced to 10 stories. I know that won't happen and the developer would laugh if he or she read that wishlist item. I feel very, VERY badly for those who live on Mill Street, Acacia and across the street on Ottawa. We're all going to be negatively impacted by the increase in the already busy traffic on Ottawa this development will bring, but those living closest to this monstrosity will also have to contend with over- shadowing, overlooking and loss of privacy. If you made it to this end of this long email, congratulations and thank you for taking the time. I will continue to embrace the ambiance of my neighbourhood as is currently is for long as I can until what it was becomes a sweet memory and what it is, is something to be tolerated like the LRT. Sandi Henning ;itchener Page 600 of 601 NOTICE OF PUBLIC MEETING for a development in your neighbourhood 455-509 Mill Street Concept Drawing A M k} *m V� Have Your Voice Heard! Date: April 24, 2023 Location: Council Chambers, Kitchener City Hall 200 King Street West orVirtuaI 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: Mixed Use 5 Towers, Floor Space Craig Dumart, Senior Planner Development 15 to 44 Ratio of 8.5 519.741.2200 x 7073 Storeys craig.dumart@kitchener.ca The City of Kitchener will consider applications to amend the Official Plan and Zoning By-law to facilitate the redevelopment of the lands with a high intensity mixed-use development with 5 towers ranging in heights from 15 to 44 storeys proposing a total Floor Space Ratio (FSR) of 8.5. The mixed-use developmentwill consist of approximately 1500 residential units, approximately 2000 square metres of commercial floor area, 1141 vehicle parking spaces and 1150 bicycle parking 601 of 601