HomeMy WebLinkAboutPSI Agenda - 2023-04-03Planning & Strategic Initiatives Committee
Agenda
Monday, April 3, 2023, 7:00 p.m. - 8:00 p.m.
Council Chambers - Hybrid
City of Kitchener
200 King Street W, Kitchener, ON N2G 4G7
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form at www.kitchener.ca/delegation or via email at delegation kitchener.ca. Please refer to the
delegation section on the agenda below for registration in-person and electronic participation
deadlines. Written comments received will be circulated prior to the meeting and will form part of the
public record.
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Chair: Councillor P. Singh
Vice -Chair: Councillor D. Chapman
Pages
1. Commencement
2. Disclosure of Pecuniary Interest and the General Nature Thereof
Members of Council and members of the City's local boards/committees are
required to file a written statement when they have a conflict of interest. If a
conflict is declared, please visit www.kitchener.ca/conflict to submit your written
form.
3. Consent Items
The following matters are considered not to require debate and should be
approved by one motion in accordance with the recommendation contained in
each staff report. A majority vote is required to discuss any report listed as
under this section.
3.1 None
4. Delegations
Pursuant to Council's Procedural By-law, delegations are permitted to address
the Committee for a maximum of five (5) minutes. All Delegations where
possible are encouraged to register prior to the start of the meeting. For
Delegates who are attending in-person, registration is permitted up to the start
of the meeting. Delegates who are interested in attending virtually must register
by 5:00 p.m. on April 3, 2023, in order to participate electronically.
4.1 Item 6.1 - Chris Pidgeon, GSP Group and Alex Vandersluis, Schlegel
Urban Developments Corporation
4.2 Item 6.2 - Pierre Chauvin, MHBC Planning
5. Discussion Items
5.1 None
6. Public Hearing Matters under the Planning Act (7:00 p.m.)
This is a formal public meeting to consider applications under the Planning Act.
If a person or public body does not make oral or written submissions to the City
of Kitchener before the proposed applications are considered, the person or
public body may not be entitled to appeal the decision to the Ontario Land
Tribunal and may not be added as a party to a hearing of an appeal before the
Ontario Land Tribunal.
6.1 Official Plan Amendment Application 30 m 3
OPA22/015/C/KA and Zoning By-law
Amendment Application ZBA22/026/C/ICA, 265
Cotton Grass Street, Schlegel Urban
Developments Corporation, DSD -2023-111,
DSD -2023-111
(Staff will provide a 5 minute presentation on this matter.)
6.2 Official Plan Amendment Application 30 m 70
OPA22/013/MBB and Zoning By-law
Amendment Application ZBA22/024/M/BB, 7
Morrison Road, Klondike Homes Limited, DSD -
2023 -120, DSD -2023-120
(Staff will provide a 5 minute presentation on this matter.)
7. Information Items
7.1 None
8. Adjournment
Mariah Blake
Committee Administrator
Page 2 of 164
Staff Report
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Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: April 3, 2023
SUBMITTED BY: Garett Stevenson, Interim Director of Planning, 519-741-2200 x7070
PREPARED BY: Katie Anderl, Senior Planner, 519-741-2200 x7987
WARD(S) INVOLVED: Ward 5
DATE OF REPORT: March 8, 2023
REPORT NO.: DSD -2023-111
SUBJECT: Official Plan Amendment Application OPA22/015/C/KA
By-law Amendment Application ZBA22/026/C/KA
265 Cotton Grass Street
Schlegel Urban Developments Corp.
RECOMMENDATION:
That Official Plan Amendment Application OPA22/015/C/KA for Schlegel Urban
Developments Corp. requesting a change to the Land Use Designation on the parcel of land
specified and illustrated on Schedule `A', be adopted, in the form shown in the Official Plan
Amendment attached to Report DSD -2023-111 as Attachment "A", and accordingly forwarded
to the Region of Waterloo for approval; and
That Zoning By-law Amendment Application ZBA22/026/C/KA for Schlegel Urban
Developments Corp. be approved in the form shown in the "Proposed By-law" and "Map No.
1" attached to Report DSD -2023-111 as Attachment "B".
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 265 Cotton Grass Street. It is planning staff's recommendation that the
Official Plan and Zoning By-law Amendments be approved.
The proposed Amendments support the creation of a 32 unit stacked townhouse
development within the Williamsburg Town Centre.
Community engagement included:
o circulation of a preliminary notice letter to property owners and residents within 240
metres of the subject site;
o installation of a large billboard notice sign on the properties;
o Neighbourhood Meeting held on January 31, 2023;
o follow up one-on-one correspondence with members of the public;
o postcard advising of the statutory public meeting was circulated to all property owners
within 240 metres of the subject site, those who responded to the circulation; and
those who provided comments following the Neighbourhood Meeting;
o notice of the public meeting was published in The Record on March 10, 2023.
This report supports the delivery of core services.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 3 of 164
EXECUTIVE SUMMARY:
The owner of the subject lands addressed as 265 Cotton Grass Street is proposing to change the
Official Plan designation from `Commercial' to `Commercial with Specific Policy Area 61', in the City
of Kitchener Official Plan (2014), and to change the zoning `Neighbourhood Shopping Centre Zone
(C-2) with Special Regulation Provision 356R' to `Neighbourhood Shopping Centre Zone (C-2) with
Special Regulation Provision 356R and Special Use Provision 483U, Special Regulation Provision
787R, and Holding Provision 99H' to permit a standalone multiple residential dwelling, a reduced
setback to Cotton Grass Street, a parking ratio of 1.5 parking spaces/dwelling unit, and to require a
Noise Study to the satisfaction of the Region of Waterloo. Staff are recommending that the
applications be approved.
BACKGROUND:
The subject lands are located in the Williamsburg Community and were originally approved for
development in 2002 through the approval of Plan of Subdivision 30T-96005 and associated Official
Plan and Zoning By-law amendments. The Williamsburg Town Centre was conceived as the focus
for this community and includes commercial lands, medium density residential lands, and a central
park space (Max Becker Commons). This community has been developed by Schlegel Urban
Developments Corp, who remain situated and invested in this community. The subject lands are
located on a vacant parcel of developable land that fronts onto `Main Street' (a privately owned
`urban' street) in the Williamsburg Town Centre.
The lands are located in a `Community Node', designated `Commercial' and are zoned
`Neighbourhood Commercial Zone (C-2)'. The existing policy and zoning permissions permit a mix
of commercial and residential uses, and dwelling units are currently permitted on upper floors of a
mixed commercial/residential building and having a maximum Floor Space Ratio of 2.0 and a
maximum building height of 15.0 metres. The applicant is proposing a development in keeping with
the permitted height and density, however, is requesting special policies and regulations to permit a
standalone multiple dwelling with residential units on the ground floor.
REPORT:
The applicant is proposing to develop the subject lands with a 3.5 storey multiple residential
development consisting of 2 and 3 bedroom stacked townhouse units. These two floor units are
planned to be purpose-built rental.
Site specific regulations are proposed to permit:
- a parking rate of 1.5 parking spaces/dwelling unit
- setback reductions to Cotton Grass Street
- a reduced lot area of 3,400 square metres rather than required 4000 square metres
- permission for a standalone multiple residential building with dwelling units on the ground floor
Through the application review process, staff have worked with the applicant to update the site
design in order to create an improved site layout by eliminating a secondary driveway connection to
"Main Street". This driveway was determined not to be needed for the appropriate functioning of the
site, and a single driveway access to Cotton Grass Street is preferred. The original development
concept included a secondary driveway connection to `Main Street' immediately next to a below
grade parking entrance for Building 700 which has been removed. The drive aisle will connect with
adjacent commercial parking lots providing for appropriate circulation of the overall block. This
design has been reviewed by Transportation Services staff and is supportable and safe. This
redesign has allowed for additional landscaped space between the residential building and the
adjacent commercial building 700 to the south, and an additional block of residential units, so that
32 units are now included rather than 28 (see Figure 3).
Page 4 of 164
Figure 1 — 265 Cotton Grass Street (Onpoint 2023)
Figure 2 — Williamsburg Town Centre view from north-east (Urban Design Brief 265 Cotton Grass
Street, November 2022)
Page 5 of 164
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Figure 3 — 265 Cotton Grass in context of Buildings 600 (existing) and 700 (approved) (Conceptual
Site Plan, February 2023, 4 Architecture Inc.)
Planning Analysis:
Planning Act, R.S.O. 1990, c. P.13 25.
Section 2 of the Planning Act establishes matters of provincial interest and states that the Minister,
the council of a municipality, a local board, a planning board, and the Tribunal, in carrying out their
responsibilities under this Act, shall have regard to, among other matters, matters of provincial
interest such as,
f) The adequate provision and efficient use of communication, transportation, sewage and
water services and waste management systems;
g) The minimization of waste;
h) The orderly development of safe and healthy communities;
j) The adequate provision of a full range of housing, including affordable housing;
k) The adequate provision of employment opportunities;
p) The appropriate location of growth and development;
q) The promotion of development that is designed to be sustainable, to support public transit
and to be oriented to pedestrians;
r) The promotion of built form that,
(i) Is well-designed,
(ii) Encourages a sense of place, and
(iii) Provides for public spaces that are of high quality, safe, accessible, attractive and
vibrant;
s) The mitigation of greenhouse gas emissions and adaptation to a changing climate.
These matters of provincial interest are addressed and are implemented through the Provincial
Policy Statement, 2020, as it directs how and where development is to occur. The City's Official Plan
is the most important vehicle for the implementation of the Provincial Policy Statement, 2020 and to
ensure Provincial policy is adhered to.
Provincial Policy Statement, 2020:
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest
related to land use planning and development. Section 1.4.3(b) of the PPS promotes all types of
residential intensification, and sets out a policy framework for sustainable, healthy, liveable and safe
communities. The PPS promotes efficient development and land use patterns, as well as
accommodating an appropriate mix of affordable and market-based residential dwelling types with
other land uses, while supporting the environment, public health and safety. Provincial policies
promote the integration of land use planning, growth management, transit -supportive development,
intensification, and infrastructure planning to achieve cost-effective development patterns,
optimization of transit investments, and standards to minimize land consumption and servicing costs.
Page 6 of 164
To support provincial policies relating to the provision of housing, 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 iXpress
and other public transit routes and makes efficient use of both existing roads and active
transportation networks. The lands are serviced and are in proximity to commercial and service uses,
schools, parks, trails and other community uses. Provincial policies are in support of providing a
broad range of housing. The proposed multiple dwelling includes 2 and 3 bedroom ground -oriented
rental apartments.
Planning staff is of the opinion that the proposed applications will facilitate the development of the
subject property with housing that is compatible with the surrounding community, helps manage
growth, is transit -supportive and will make use of the existing infrastructure. No new public roads
would be required for the proposed development and Engineering staff have confirmed there is
sufficient existing servicing.
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) Municipalities will support housing choice through the achievement of the minimum
intensification and targets in this plan by identifying a diverse range and mix of housing options and
densities, including additional residential units and affordable housing to meet projected needs of
current and future residents.
Policies 2.2.1.4 states that complete communities will:
a) feature a diverse mix of land uses, including residential and employment uses, and
convenient access to local stores, services, and public service facilities;
b) improve social equity and overall quality of life, including human health, for people of all
ages, abilities, and incomes;
c) provide a diverse range and mix of housing options, including additional residential units
and affordable housing, to accommodate people at all stages of life, and to accommodate
the needs of all household sizes and incomes;
d) expand convenient access to:
i. a range of transportation options, including options for the safe, comfortable and
convenient use of active transportation;
ii. public service facilities, co -located and integrated in community hubs;
iii. an appropriate supply of safe, publicly -accessible open spaces, parks, trails, and
other recreational facilities; and
iv. healthy, local, and affordable food options, including through urban agriculture;
e) provide for a more compact built form and a vibrant public realm, including public open
spaces;
f) mitigate and adapt to the impacts of a changing climate, improve resilience and reduce
greenhouse gas emissions, and contribute to environmental sustainability; and
g) integrate green infrastructure and appropriate low impact development.
The Growth Plan supports planning for a range and mix of housing options and, in particular, higher
density housing options that can accommodate a range of household sizes in locations that can
provide access to transit and other amenities.
Page 7 of 164
The subject lands are located within the City's delineated Built-Up Area, and within a planned mixed-
use commercial plaza (Williamsburg Town Centre). Dwelling units are currently permitted to be
located on upper floors of commercial buildings and co-location of commercial and residential uses
helps support the development of completed communities. The proposed site-specific designation
and zoning will support the applicant in delivering a missing-middle, 2 and 3 bedroom, rental housing
option in the Williamsburg Town Centre. The location will help make efficient use of existing servicing
infrastructure, parks, roads, trails and transit, while also being conveniently located near commercial
and service uses, as well as community uses and schools. 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 Designated Greenfield Areas. The subject lands are designated `Urban Designated
Greenfield Areas' in the ROP. 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. Regional staff have indicated that they have
no objections to the proposed applications (Appendix `D'). Planning staff are of the opinion that the
applications conform to the Regional Official Plan.
City of Kitchener Official Plan, 2014 (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.
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 identified as being located with a `Community
Node' on Map 2 of the Official Plan and are designated 'Commercial'.
Community Nodes are located along existing or planned transit corridors and provide for commercial
uses with a mix of residential and institutional uses necessary to support and complete surrounding
residential communities. Applicable land use designations include Commercial, Mixed Use, Medium-
and High-Rise Residential. The subject Community Node is located along a transit corridor and is
intended to achieve a mix of uses and includes lands that are designated 'Commercial' and `Medium-
Rise Residential'. The proposed development is in keeping with the contemplated uses, height and
density of the Community Node.
The Commercial land use designation permits a broad range of uses, including dwelling units on
upper floors of buildings also containing other permitted commercial uses. The applicant is proposing
to add a Specific Policy Area to the subject lands to permit residential uses to be permitted in a
stand-alone building and on the ground floor. Staff is of the opinion that permitted ground floor
residential in a stand-alone building on the subject lands will not compromise the planned function
of the commercial lands. The proposed building has been designed and is proposed to be located
so that it completes `Main Street' and also providing enhanced elevations along Cotton Grass Street,
and additional dwelling units in close proximity to the commercial uses will help to support nearby
Page 8 of 164
restaurants, stores and services. The commercial plaza continues to include vacant commercial
pads which could provide for additional commercial or mixed-use development allowing future
intensification and infill opportunities.
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 satisfies these policies including: Streetscape; Safety; Universal Design;
and Site Design, Building Design, Massing and Scale. To address these policies, an Urban Design
Brief was submitted and has been reviewed by City staff. The Urban Design Brief is acceptable and
outlines the vision and principles guiding the site design and informs the proposed zoning
regulations.
Streetscape — The proposed building has been oriented with frontage onto "Main Street" of the
Williamsburg Town Centre and Cotton Grass Street. The proposed building has been designed and
is proposed to be located so that it completes `Main Street' with front doors facing the private road,
new parallel parking, and landscaped areas which will help continue the private streetscape which
was previously established near Max Becker Drive. The proposal also provides enhanced elevations
along Cotton Grass Street, and new street trees and private landscaping will be implemented
through the Site Plan process along property boundaries, including the interface with Max Becker
Common.
Safety — As with all developments that go through site plan approval, staff will ensure Crime
Prevention through Environmental Design (CPTED) principles are achieved and that the site meets
emergency services policies.
Universal Design — The development will be designed to comply with Accessibility for Ontarians with
Disabilities Act and the Ontario Building Code.
Site Design, Building Design, Massing and Scale — The subject site is designed to have a building
that will be developed at a scale that is compatible with the existing and planned surroundings. The
3.5 storey brick building has been designed to complement and continue the vision for a traditional
`Main Street' and is in keeping with the architecture and scale of the condominium buildings recently
constructed along Commonwealth Street (opposite Max Becker Green), and anticipated future
medium rise residential developments north of Cotton Grass Street.
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 in close proximity to several bus routes,
include an Npress stop within about a 2 minute walk. The building has good access to cycling
networks and is within walking distance of elementary schools. The location of the subject lands, in
the context of the City's integrated transportation system, supports the proposal for residential
development on the subject lands.
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 2 and 3 bedroom purpose-built rental units available in the city.
The proposed development represents 'missing middle' housing that bridges the gap between low
rise, low intensity dwellings, and high-rise towers. The 2 and 3 bedroom units will appeal to a variety
of household needs and directly responds to the need for more affordable housing types and tenures
during the current housing crisis.
Page 9 of 164
Official Plan Conclusions
The Official Plan Amendment application requests a Specific Policy Area be added to the subject
lands to permit a standalone residential building with ground floor dwelling units. Based on the
above -noted policies and planning analysis, staff is of the opinion that the proposed Official Plan
Amendment represents good planning and recommends that the proposed Official Plan Amendment
be approved in the form shown in Appendix "A".
Proposed Zoning By-law Amendment:
The subject lands are currently zoned `Neighbourhood Commercial Zone (C-2)' with Special
Regulation Provision 356R which limits the maximum gross floor area of a single retail outlet.
The applicant has requested a Zoning By-law Amendment to add a new Special Use Provision to
permit a standalone multiple dwelling, and a new Special Regulation Provision to allow a reduced
lot area, reduced setbacks and a reduced parking rate to the existing Neighbourhood Shopping
Centre (C-2) Zone. In accordance with Regional comments staff recommend that a new Holding
Provision be added to require the completing of a Noise Study. The proposed regulations and a brief
explanation of the purpose are provided below.
Proposed Special Use Provision 483U: to permit multiple dwelling
The existing C-2 Zone permits a broad range of uses, including dwelling units in a mixed-use
building. Staff is of the opinion that permitting a building to be used for 100% residential in
the context of a mixed-use plaza will not compromise the planned function of the commercial
plaza. While standalone, the multiple dwelling has been designed to complement and
contribute to the private urban street, and residential uses will help to support surrounding
commercial uses. This permission will only apply to the subject lands and the balance of the
plaza will continue to allow for additional commercial development should commercial land
needs increase overtime.
Proposed Special Regulation Provision 787R
Lot Area: The minimum lot area shall be 3400 m2
The C-2 Zone includes a minimum lot area regulation of 4000 m2. The purpose of this
regulation is to provide a sufficient size for a commercial plaza. The subject lands are
currently located on a lot having an area of about 14,185 m2. Development of the subject
lands will be coordinated with the overall Williamsburg Town Centre, and the commercial
pads and parcels are part of a Vacant Land Condo. The applicant anticipates that the
commercial components of the subject block, which includes commercial Buildings 600 and
700 will also form part of the Vacant Land Condo. Should this occur, the subject parcel will
form remnant lands falling outside the condominium and will legally be considered a separate
parcel, while benefitting from access easements through the plaza. The proposed regulation
ensures the parcel will be a legal size in the future. Future applications will be necessary with
respect to the Vacant Land Condominium.
Location of Dwelling Units: The dwelling units are permitted be located in a building not containing
commercial uses and may be located on the ground floor.
The existing C-2 Zone permits a broad range of uses, including dwelling units on upper floors
of buildings also containing other permitted commercial uses. Staff is of the opinion that
permitting ground floor residential in a standalone building on the subject lands will not
compromise the planned function of the commercial plaza. The proposed building has been
designed and is proposed to be located so that it completes `Main Street', while also providing
Page 10 of 164
enhanced elevations along all facades. While Main Street is privately owned, it has been
developed and planned comprehensively as a pedestrian focussed street and town centre,
rather than as an auto -oriented commercial plaza driveway. The proposed multiple dwelling
has an urban character and scale and will contribute to the look and feel of both `Main Street'
while providing for a transition to future residential on the north side of Cotton Grass, and the
existing park and residential uses to the west. Additional dwelling units in close proximity to
the commercial uses will help to support nearby restaurants, stores and services, and are
well located to access the existing public park, schools, trails and natural areas. The
commercial plaza continues to include vacant pads which could provide for additional
commercial, office or mixed commercial/residential development in the future.
Setbacks:
a) The minimum setback to Cotton Grass Street shall be 1.95 metres.
b) A porch attached to a multiple dwelling shall be set back a minimum of 0.9 metres from
Cotton Grass Street, whether or not covered, provided it is not enclosed.
c) An architectural screening feature may project up to 0.6 m from the dwelling or porch.
Planning and Transportation Planning staff are of the opinion that a reduced setback to
Cotton Grass Street for the building and porch are appropriate. The reduced setback is being
requested due to the atypical property line associated with the roundabout's right-of-way.
The design of the roadway ensures visibility for vehicle, cyclist and pedestrian movements
on the road and on sidewalks. The building has been designed to appropriately address the
streets and intersection, and sufficient space remains for landscaping. The proposed
architectural screening feature projection will help to screen gas meters from public view.
The utilities have been dispersed around the building and screening will be required through
the detailed Site Plan review process.
Figure 3 — Conceptual Site Plan (February 2023, 4 Architecture Inc.)
Page 11 of 164
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Page 11 of 164
Parking Rate:
a) That parking be provided at a minimum rate of 1.5 parking spaces per dwelling unit.
b) That visitor parking be provided at a rate of 15% of required parking
c) Class A bicycle parking for a multiple dwelling shall be provided at a rate of 0.5 stalls per
dwelling unit and 6 Class B bicycle parking spaces shall be for a multiple dwelling.
d) That a minimum of 20 percent of the parking spaces shall be designed to permit the future
installation of electric vehicle supply equipment.
The purpose of this regulation is to provide for a parking rate which is appropriate for the
development. The proposed ratio results in a requirement of 48 parking spaces overall and
7 parking spaces being reserved for visitors. The applicant is providing 51 parking spaces,
which includes 48 parking spaces in the parking lot, and 3 short-term parallel parking spaces
along `Main Street'. The subject lands have good access to public transit and
pedestrian/cycling networks and secure, weather protected bike storage will be provided
within the development for residents. Further, the applicant has indicated that they intend to
provide unbundled parking, and that there is an existing car share vehicle located in the
Williamsburg Town Centre.
Staff also note that the proposed number of parking spaces exceeds the maximum parking
ratio of 1.4 parking spaces per dwelling unit permitted by By-law 2019-051. While the new
ratio is in effect in many areas of the City, the subject lands continue to be zoned under
Zoning By-law 85-1 and have not been incorporated into Zoning By-law 2015-051 yet.
Planning and Transportation Services staff is of the opinion that the proposed parking rate of
1.5 parking spaces per dwelling unit will meet parking demands for the subject site.
In addition to the foregoing, staff also recommend that new bicycle parking and electric
vehicle parking requirements be added to the special regulation so that parking aligns with
the regulations of By-law 2019-051. In addition to the regulations, definitions of Class A and
Class B bicycle parking are provided. These definitions are consistent with those contained
in By-law 2019-051.
Prohibition of Geothermal System:
The Region of Waterloo has requested that a zoning regulation be added to prohibit
geothermal energy systems due to the sensitivity of ground water.
Holding Provision 99H:
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. 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. In accordance with Regional
comments, Planning staff are recommending the following Holding Provision as part of the Zoning
By-law Amendment:
"No residential use shall be permitted until such time as a Road Traffic and Stationary Noise
Study is submitted and approved to the satisfaction of the Regional Commissioner of
Planning, Development and Legislative 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, Development and Legislative Services advising that such noise
study or studies has been approved and an agreement, if necessary, has been entered into
with the City and/or Region, as necessary, providing for the implementation of any
recommended noise mitigation measures."
Page 12 of 164
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 `Neighbourhood Commercial Zone (C-2) with Special Regulation Provision 356R,
Special Regulation Provision 787R and Special Use Provision 483U and Holding Provision 99H'
represents good planning as it will facilitate the redevelopment of the lands with a multiple dwelling
that is compatible with the existing neighbourhood, which will add visual interest at the street level,
provide enhanced landscaping that will contribute to the streetscape, and which will appropriately
accommodate on-site parking needs. Staff are supportive of the proposed development and
recommend that the proposed Zoning By-law amendment be approved as shown in Appendix "A".
Department and Agency Comments:
Circulation of the Official Plan Amendment and Zoning By-law Amendment was undertaken in
December 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 these proposed Official Plan and
Zoning By-law Amendment Applications:
Planning Justification Report and Addendum
• Prepared by: GSP Group Inc., November 2022 (updated February 2023)
Urban Design Report and Addendum
• Prepared by: GSP Group Inc. and 4 Architecture Inc, November 2022 (updated February
2023)
Conceptual Site Plan
• Prepared by 4 Architecture Inc., September 2022 (updated February 2023)
Elevations & Floor Plans
• prepared by 4 Architecture Inc., October 2022 (updated February 2023)
Existing Conditions Plan
• prepared by MTE Consultants Inc., September 2022 (updated February 2023)
Preliminary Grading Plan
• prepared by MTE Consultants Inc., September 2022 (updated February 2023)
Functional Servicing and Stormwater Management Report & Plan
• prepared by MTE Consultants Inc.,October 5, 2022 (updated November 2022 and February
2023)
Salt Management Plan
• prepared by MTE Consultants Inc., November 29, 2022
Noise Feasibility Study
• prepared by HGC Engineering, February 23, 2023
Risk Management Plan, Section 59 Notice of SPP Compliance and Section 58 Notice of
Agreement
• prepared by the Region of Waterloo, November 29, 2022
Page 13 of 164
Sustainability Checklist
• prepared by Schlegel Urban Developments Corp., November 28, 2022
Community Input & Staff Responses
504 households (occupants and property owners) were circulated
and notified
Approximately 9 people/households provided comments
A City -led Neighbourhood Meeting was held on January 31, 2023
and approximately 9 different users togged on
Staff received written responses from 9 people/households with respect to the proposed
development. These are included in Appendix `E'. A Neighbourhood Meeting was held on January
31, 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
Loss of open space and
The subject applications affect vacant commercial lands which are
parkland
located next to Max Becker Commons. In accordance with the
City's vacant land requirements, the developer has seeded and
maintained the vacant lands for the past 20 years. While the parcel
of land may be interpreted as an extension of the park it is privately
owned and has been planned and zoned for development since
2002.
Increases to traffic
The subject lands have been comprehensively planned and zoned
for a range of uses including residential, commercial, office and
service uses. Roads and intersections including Cotton Grass
Street, Max Becker Drive and Commonwealth Street have been
designed to accommodate traffic generated by the Williamsburg
Town Centre. Transportation Services staff are of the opinion that
the level of traffic generated by residential uses will likely generate
less or a similar amount of traffic as commercial uses.
Residents also questioned whether lights might be added to the
intersection of Cotton Grass Street and Fischer Hallman Road.
This is a regional intersection and at this time the Region does not
have plans to install a traffic light at this intersection.
Concern with on -street
Transportation staff comment that on -street parking is available
parking on local roads
equally to the general public, however is limited to a maximum
Page 14 of 164
Page 15 of 164
length of 3 hours. Parking is available on many local roads in the
area, however, is restricted along park frontages. In addition,
several new parallel parking spaces will be added to `Main Street',
which will provide for short-term parking, delivery and drop-offs
and visitor parking. The subject lands are somewhat separate from
the surrounding neighbourhood, and Transportation Services staff
do not expect that there will be a significant impact to on -street
parking on nearby local streets as a result of this proposal.
Concern with proposed
The proposed parking ratio of the subject lands is in keeping with
parking reduction
the parking study completed in support of the parking rates
contained in Zoning By-law 2019-051. This Zoning By-law is being
applied in phases across the City however has not yet been
applied to the subject lands. The Zoning By-law recommends a
minimum of 1 parking space per dwelling unit with a visitor parking
rate of 0.1 parking spaces per dwelling unit, to a maximum of 1.4
parking spaces per dwelling unit (inclusive of visitor spaces). The
applicant is proposing a rate of 1.5 parking spaces per dwelling
unit with 15% reserved for visitors. This rate exceeds the maximum
permitted by the new Zoning By-law, and staff is of the opinion that
the proposed rate is sufficient.
The subject lands are also walkable with convenient access to
shopping, banks, restaurants, services, parks, schools and
community facilities. The lands are within 200 m of several bus
routes, including an Xpress Route, and there is an existing Car
Share parking stall and vehicle available in the Williamsburg Town
Centre. Further, the applicant is proposing to utilize Transportation
Demand Management techniques including unbundled parking for
residents and provision of secure and weather protected bike
storage.
Interface between the
A number of residents raised concerns with the proximity of the
parking lot and Max
proposed parking lot to Max Becker Common from both an
Becker Common
aesthetic and safety perspective. Through the review process, the
applicant has agreed to update the site design to include additional
space between the parking lot and the edge of the park so that a
landscaped strip and a fence/physical barrier can be installed. The
applicant is proposing a decorative style fence that provides for a
positive esthetic along the park boundary, while also providing
physical separation and safety. This treatment will be continued
along the entire park frontage, including both the parking for the
townhouses, as well as the previously approved parking lot for the
commercial buildings.
In addition, the applicant has agreed to work with staff to
incorporate additional trees and plantings into the park where
possible. Staff notes that there is a large gas main which is located
beneath the park, which may restrict plantings in some areas,
however effort will be made to locate trees wherever possible.
Residents also suggested flipping the parking so that it was
located adjacent to Main Street so that buildings were located
Page 15 of 164
Page 16 of 164
adjacent to the park. While `Main Street' is privately owned and
operated, it has been a long time vision for Williamsburg Town
Centre to create a walkable, urban style street as a focus for the
community. The subject proposal, along with the approved office
building (Building 700) will help to complete the west side of Main
Street. While privately owned and managed, this neo -urban street
contributes to the community, by creating a community hub that
provides sense of place that is unique. Staff is of the opinion that
providing appropriate a landscaped buffer together with a fence will
provide appropriate screening and physical separation between
the parking lots and Max Becker Common.
Proximity of driveway to
Concerns were identified with respect to the proximity of the
roundabout
driveway to the Cotton Grass St roundabout. Transportation
Services staff has reviewed the proposed driveway location and is
of the opinion that it is sufficiently setback from the roundabout for
safe traffic movements and visibility.
Plans for Community
Staff received questions about future plans for a community
Garden
garden in Max Becker Green. Staff of the Neighbourhood
Development Office are currently in the early stages of
neighbourhood engagement and planning for a community garden
in this park. This project may be completed within the next 1 — 2
years if there is sufficient community interest.
Site Design - garbage
Concerns were raised with the location of the deep well garbage
system in proximity to the park. Deep well systems are designed to
be minimally intrusive. Waste is stored below grade so that odour
is minimized and containers are secure and esthetically appealing.
Staff is of the opinion that the proposed deep well system is
appropriately located.
Integration of residential
Concerns were identified with the introduction of residential uses
uses into a commercial
into a commercial plaza. Staff note that dwelling units are already
area
permitted within the existing zoning and designation, however, are
currently restricted to upper storeys. Residential uses are
compatible with commercial, office and service uses and
integration on a site, or within a building is supported. In fact,
establishing a mix of uses is encouraged in many areas including
Mixed Use Nodes and Corridors throughout the City.
The nature of the subject applications is to permit ground floor
residential units and units in a standalone building. As previously
discussed, the proposed multiple dwelling has an urban character
and scale and will contribute to the look and feel of both `Main
Street' while providing for a transition to future residential on the
north side of Cotton Grass Street, and the existing park and
residential uses to the west. The commercial plaza continues to
include vacant pads which could provide for additional commercial,
office or mixed commercial/residential development in the future.
Page 16 of 164
Planning Conclusions
In considering the foregoing, staff are supportive of the proposed Official Plan Amendment and
Zoning By-law Amendment to permit 265 Cotton Grass Street to be developed with a standalone
multiple dwelling. Staff is of the opinion that the subject applications are consistent with policies of
the Provincial Policy Statement, conform to Growth Plan for the Greater Golden Horseshoe, the
Regional Official Plan, and the City of Kitchener Official Plan and represent good planning. It is
recommended that the applications be approved.
STRATEGIC PLAN ALIGNMENT:
The recommendation of this report supports the achievement of the City's strategic vision through
the delivery of core service.
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget — The recommendation has no impact on the Operating Budget.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance of the
Council / Committee meeting. A large notice sign was posted on the property and information
regarding the application was posted to the City's website in December 2022. Following the initial
circulation referenced below, an additional postcard advising of the statutory public meeting was
circulated to all residents and property owners within 240 metres of the subject lands, those
responding to the preliminary circulation and who attended the Neighbourhood Meetings. Notice of
the Statutory Public Meeting was also posted in The Record on March 10, 2023 (a copy of the Notice
may be found in Appendix C).
CONSULT — The proposed Official Plan Amendment and Zoning By-law Amendment were circulated
to residents and property owners within 240 metres of the subject lands on December 16, 2022. In
response to this circulation, staff received written responses from 9 people/households, which were
summarized as part of this staff report and are appended in Appendix E. Planning staff also had
one-on-one conversations with residents on the telephone and responded to emails.
PREVIOUS REPORTS/AUTHORITIES:
• Planning Act, R.S.O. 1990, c. P.13
• Growth Plan, 2020
• Provincial Policy Statement, 2020
• Region of Waterloo Official Plan
• City of Kitchener Official Plan, 2014
• City of Kitchener Zoning By-law 85-1
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 — Newspaper Notice
Attachment D — Department and Agency Comments
Page 17 of 164
Attachment E — Community Comments
Page 18 of 164
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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, known as
the Zoning By-law for the City of Kitchener
— Schlegel Urban Developments Corp. — 265 Cotton Grass
Street)
WHEREAS it is deemed expedient to amend By-law 85-1 for the lands specified above;
NOW THEREFORE the Council of the Corporation of the City of Kitchener enacts as
follows:
1. Schedule Number 66 of Appendix "A" to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the parcel of land specified and illustrated as Area 1 on
Map No. 1, in the City of Kitchener, attached hereto, from Neighbourhood Shopping Centre
Zone (C-2) with Special Regulation Provision 356R to Neighbourhood Shopping Centre Zone
(C-2) with Special Regulation Provision 356R and Special Use Provision 483U, Special
Regulation Provision 787R, and Holding Provision 99H.
2. Schedule Number 66 of Appendix "A" to By-law Number 85-1 is hereby further amended by
incorporating additional zone boundaries as shown on Map No. 1 attached hereto.
3. Appendix "C" to By-law 85-1 is hereby amended by adding Section 483U thereto as follows:
"483. Notwithstanding Sections 8.2 of this By-law, within the lands zoned
Neighbourhood Shopping Centre Zone (C-2), shown as affected by this
subsection, on Schedule 66 of Appendix "A", a Multiple Dwelling shall be
permitted."
4. Appendix "D" to By-law 85-1 is hereby amended by adding Section 787R thereto as follows:
787 i. Notwithstanding Sections 5.6 and 8.2 of this By-law, within the lands zoned
Neighbourhood Shopping Centre Zone (C-2), shown as affected by this
Page 20 of 164
subsection, on Schedule 66 of Appendix "A", a Multiple Dwelling shall be
permitted in accordance with the following:
a. The minimum lot area shall be 3,400 metres squared.
b. Dwelling units are permitted to be located in a building not containing
commercial uses, and may be located on the ground floor.
C. The minimum setback to Cotton Grass Street shall be 1.95 metres.
d. A porch attached to a multiple dwelling shall be set back a minimum
of 0.9 metres from Cotton Grass Street, whether or not covered,
provided it is not enclosed.
e. An architectural screening feature may project up to 0.6 metres from
the dwelling or porch into a required yard abutting a street.
ii. Notwithstanding Sections 6.1.2a) of this By-law, within the lands zoned
Neighbourhood Shopping Centre Zone (C-2), shown as affected by this
subsection, on Schedule 66 of Appendix "A" the following off-street parking
regulations shall apply:
Use
Minimum Off -Street Parking Spaces
Class B Bicycle Stall
Required
Multiple Dwelling
1.5 spaces per unit
Visitor
15% of required parking
iii. The following minimum bicycle parking requirements shall apply:
Use
Class A Bicycle Stall
Class B Bicycle Stall
Multiple Dwelling
0.5 per unit without a
6
private garage
iv. A minimum of 20 percent of the parking spaces required for multiple
dwellings shall be designed to permit the future installation of electric
vehicle supply equipment.
V. For the purpose of regulation iii. above, a Class A Bicycle Stall shall be a
bicycle space which is either in a building or structure or within a secure
area such as a supervised parking lot or enclosure with a secure entrance
or within a bicycle locker.
Page 21 of 164
vi. For the purpose of regulation iii. above, a Class B Bicycle Stall shall be a
bicycle space which is located in accessible and highly visible locations
near the entrance of a building and are accessible to the general public.
vii. Geothermal Energy Systems shall be prohibited."
5. Appendix "F" to By-law 85-1 is hereby amended by adding Section 99H thereto as follows:
1199. Notwithstanding Section 8 of this Bylaw, within the lands zoned C-2 and shown as
being affected by this Subsection on Schedule Number 66 of Appendix "A":
i) No residential use shall be permitted until such time as a Road Traffic, and
Stationary Noise Study is submitted and approved to the satisfaction of the
Regional Commissioner of Planning, Housing and Community Services, if
necessary. This Holding Provision shall not be removed until the City of
Kitchener is in receipt of a letter from the Regional Commissioner of
Planning, Housing and Community Services advising that such noise study
or studies has been approved and an agreement, if necessary, has been
entered into with the City and/or Region, as necessary, providing for the
implementation of any recommended noise mitigation measures."
6. This By-law shall become effective only if Official Plan Amendment No. _, (265 Cotton
Grass Street) comes into effect, pursuant to Section 24(2) of The Planning Act, R.S.O.
1990, c. P.13, as amended.
PASSED at the Council Chambers in the City of Kitchener this day of
2023.
Mayor
Clerk
Page 22 of 164
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NOTICE OF PUBLIC MEETING �
for a development in your neighbourhood
265 Cotton Grass Street I TCT 11,"NER
Have Your Voice Heard!
Concept Drawing
Date: April 3, 2023
Time: 7:00 p.m.
Location: Council Marn eirs,,
Kitchener City Hall
200, King Street West
orVirtual Zoom Meeting
To view the staff report, agenda,
meeting details, start time of this item
or to appear as a delegation, visit:
kitchener.ca/meetings
To learn more about this project,
including information on your
appeal rights, visit:
www.kitchenenca/
Plan n i ngAppl ications
or contact:
32 I..Ji i.. ii t 3.5 S i. s Katie Anderl, Senior Planner
S a 111<ed Spaces 519.741.2200 x 7987
0W i IIL q �.. � �t katie.anderI@kitchener.ca
The City of Kitchener will consider applications to amend the Official Plan and Zoning
By-law to permit the property at 265 Cotton Grass Street to be developed with a
standalone multiple residential building with a reduced front yard setback and a parking
rate of 1.5 spaces per dwelling unit. The applicant is proposing a 32 -unit, 3.5 storey
stacked townhouse development.
Page 24 of 164
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AMENDMENT NO. ### TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
265 Cotton Grass Street
Page 35 of 164
AMENDMENT NO.### TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
265 Cotton Grass Street
iinFx
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 3, 2023
APPENDIX 2 Minutes of the Meeting of Planning & Strategic Initiatives
Committee
APPENDIX 3 Minutes of the Meeting of City Council
Page 36 of 164
AMENDMENT NO. ### TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER
SECTION 1 — TITLE AND COMPONENTS
This amendment shall be referred to as Amendment No. ### 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 5 to add a site specific policy area to
permit dwelling units to be located in a building without other permitted commercial uses, and to be
located on the ground floor.
The amendment is comprised of the following changes:
• Map 5 is amended by adding Specific Policy Area 61
Adding Policy 15.D.12.61 to Section 15.D.12 to permit dwelling units to be located in a
building without other permitted commercial uses, and to be located on the ground floor.
SECTION 3 — BASIS OF THE AMENDMENT
Planning Analysis:
Planning Act, R.S.O. 1990, c. P.13 25.
Section 2 of the Planning Act establishes matters of provincial interest and states that the Minister,
the council of a municipality, a local board, a planning board and the Tribunal, in carrying out their
responsibilities under this Act, shall have regard to, among other matters, matters of provincial
interest such as,
f) The adequate provision and efficient use of communication, transportation, sewage and
water services and waste management systems;
g) The minimization of waste;
h) The orderly development of safe and healthy communities;
j) The adequate provision of a full range of housing, including affordable housing;
k) The adequate provision of employment opportunities;
p) The appropriate location of growth and development;
q) The promotion of development that is designed to be sustainable, to support public
transit and to be oriented to pedestrians;
r) The promotion of built form that,
(i) Is well-designed,
(ii) Encourages a sense of place, and
(iii) Provides for public spaces that are of high quality, safe, accessible, attractive
and vibrant;
s) The mitigation of greenhouse gas emissions and adaptation to a changing climate.
These matters of provincial interest are addressed and are implemented through the Provincial
Policy Statement, 2020, as it directs how and where development is to occur. The City's Official
Plan is the most important vehicle for the implementation of the Provincial Policy Statement, 2020
and to ensure Provincial policy is adhered to.
Provincial Policy Statement, 2020:
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest
related to land use planning and development. Section 1.4.3(b) of the PPS promotes all types of
residential intensification, and sets out a policy framework for sustainable, healthy, liveable and
Page 37 of 164
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 provision of housing, 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
iXpress and other public transit routes, and makes efficient use of both existing roads and active
transportation networks. The lands are serviced and are in proximity to commercial and service
uses, schools, parks, trails and other community uses. Provincial policies are in support of
providing a broad range of housing. The proposed multiple dwelling includes 2 and 3 bedroom
ground oriented rental apartments.
Planning staff is of the opinion that the proposed application will facilitate the development of the
subject property with housing that is compatible with the surrounding community, helps manage
growth, is transit supportive and will make use of the existing infrastructure. No new public roads
would be required for the proposed development and Engineering staff have confirmed there is
sufficient existing servicing.
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(x) Municipalities will support housing choice through the achievement of the
minimum intensification and 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
4
Page 38 of 164
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.
The subject lands are located within the City's delineated Built -Up Area, and within a planned
commercial plaza (Williamsburg Town Centre). Dwelling units are currently permitted to be
located on upper floors of commercial buildings and co -location of commercial and residential
uses helps support the development of completed communities. The proposed site-specific
designation and zoning will support the applicant in delivering an efficient and cost-effective
missing -middle, 2 and 3 bedroom, rental housing option in the Williamsburg Town Centre. The
location will help make efficient use of existing servicing infrastructure, parks, roads, trails and
transit, while also being conveniently located near commercial and service uses, as well as
community uses and schools. 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 Designated Greenfield Areas. The subject lands are designated Urban Designated
Greenfield Areas in the ROP. 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. Regional
staff have indicated that they have no objections to the proposed applications, subject to the
application of a Holding Provision for noise. Planning staff are of the opinion that the applications
conform to the Regional Official Plan.
City of Kitchener Official Plan, 2014 (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.
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 identified as being located
with a `Community Node' on Map 2 of the Official Plan and are designated `Commercial'.
Page 39 of 164
Community Nodes are located along existing or planned transit corridors, and provide for
commercial uses with a mix of residential and institutional uses necessary to support and
complete surrounding residential communities. Applicable land use designations include
Commercial, Mixed Use, Medium- and High -Rise Residential. The subject Community Node is
located along a transit corridor and is intended to achieve a mix of uses and includes lands that
are designated Commercial and Medium -Rise Residential. The proposed development is in
keeping with the height and density contemplated by the surrounding Medium Rise Residential
and is also a suitable height and density for this site.
The Commercial land use designation permits a broad range of uses, including dwelling units on
upper floors of buildings also containing other permitted commercial uses. The applicant is
proposing to add a Specific Policy Area to the subject lands to permit residential uses to be
permitted in a stand-alone building and on the ground floor. Staff is of the opinion that permitted
ground floor residential in a stand-alone building on the subject lands will not compromise the
planned function of the commercial lands. The proposed building has been designed and is
proposed to be located so that it completes `Main Street' while also providing enhanced elevations
along Cotton Grass Street, and additional dwelling units in close proximity to the commercial uses
will help to support restaurants, stores and services. Integrating residential uses, can also help
make efficient use of parking with shared visitor/commercial parking. The commercial plaza
continues to include vacant commercial pads which could provide for additional commercial or
mixed use development allowing future intensification and infill.
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 satisfies these policies including: Streetscape; Safety; Universal
Design; Site Design; Building Design, and Massing and Scale. To address these policies, an
Urban Design Brief was submitted and has been reviewed by City staff. The Urban Design Brief
is acceptable and outlines the vision and principles guiding the site design and informs the
proposed zoning regulations.
Streetscape — The proposed building has been oriented with frontage onto "Main Street" of the
Williamsburg Town Centre and Cotton Grass Street. The proposed building has been designed
and is proposed to be located so that it contributes to `Main Street' with front doors facing the
private road, new parallel parking, and landscaped areas which will help continue the private
streetscape which was previously established near Max Becker Drive. The proposal also
provides enhanced elevations along Cotton Grass Street, and new street trees and private
landscaping will be implemented through the Site Plan process.
Safety — As with all developments that go through site plan approval, staff will ensure Crime
Prevention through Environmental Design (CPTED) principles are achieved and that the site
meets emergency services policies.
Universal Design — The development will be designed to comply with Accessibility for Ontarian's
with Disabilities Act and the Ontario Building Code.
Site Design, Building Design, Massing and Scale — The subject site is designed to have a building
that will be developed at a scale that is compatible with the existing and planned surroundings.
The 3.5 storey building has been designed to complement and continue the vision for a traditional
`Main Street' and is in keeping with the architecture of the condominium buildings recently
constructed along Commonwealth Street (opposite Max Becker Common). The building also
presents a front fagade toward Max Becker Common, and through the site plan process,
Page 40 of 164
appropriate fencing, barriers and landscape screening will be provided between the parking area
and the park.
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 in close proximity to several bus
routes, include an iXpress stop within about a 2 minute walk. The building has good access to
cycling networks and is within walking distance of elementary schools. The location of the subject
lands, in the context of the City's integrated transportation system, supports the proposal for
residential development on the subject lands.
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 2 and 3 bedroom rental units available in the city.
The proposed development represents `missing middle' housing that bridges the gap between
low rise, low intensity dwellings, and high-rise towers. The wide range of units, in this location,
will appeal to a variety of household needs and directly responds to the need for more affordable
housing during the current housing crisis.
Official Plan Conclusions
The Official Plan Amendment application requests a Specific Policy Area be added to the subject
lands to permit a standalone residential building with ground floor dwelling units. Based on the
above -noted policies and planning analysis, staff is of the opinion that the proposed Official Plan
Amendment represents good planning and recommends that the proposed Official Plan
Amendment be approved.
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 Specific Policy Area 15.D.12.61 as
follows:
"15.D.12.61. 265 Cotton Grass Street
Notwithstanding the Commercial land use designation and policies,
on lands municipally known as 265 Cotton Grass Street:
a) Dwelling units are not required to be located in the same
building as commercial uses and may be permitted on the
ground floor.
b) A Holding provision pursuant to Section 17.E.13 of the Official
Plan will apply to residential uses, day care uses and other
sensitive uses. The Holding provision will be lifted through a by-
law amendment and will not be removed until such time as a
Road Traffic, and Stationary Noise Study has been approved by
the Region and a release has been issued by the Region.
Page 41 of 164
b) Part F, Map 5 — Specific Policy Areas is amended by adding Specific Policy Area
No. 61, to the lands municipally known as 265 Cotton Grass Street, in the Area of
Amendment, as shown on the attached Schedule `A'.
Page 42 of 164
APPENDIX 1: Notice of the Planning & Strategic Initiatives Committee Meeting (March 10,
2023)
NOTICE IF PUBLIC MEETING
,,,JIJf
liar a development in your neighbourhood
ii
265 Cotton Grass trivet �a r I. . N i l
Have Your Voice Heard!
Concept Drawing,
Date: April 3, 2 23
"firTie: 7:00, p.,im.
(Location. Council Chambers,
Kitchener City Hall
2 King, StreetWest
a rViirtual Zoom Meeting
Tb view the staff report, agenda,
meeting details, start flume of this item
or to appear as adelegation, vislt:
kitcheiner.ea/meetiin s
%learn more, aboutthis project,
including iinformation on your
appeal rights, visit:
rr wr.kitehenenca `
Pllainnin�ppl i�cation
r n
0 or contact:
(J��
Nhl rr°l, Senior �"larrr
1.41. 7987
J 11:c,u,J "Ii k.atie.alnd rl( kitchener.c
"Fhe City of i itchener will consider applications to amend the Official Plan and Zoning
By-law to permit the property, at 265, Cotton Grass Street to be developed with a
standalone Multiple residential buil61nwith a reduced (Tont yard setback and a parkin
rate of 1.5 spaces per dwelling, unit., The applicant is proposing a 32 -unit„ 3..5 stored
stacked townhouse develcmprnent.
Page 43 of 164
APPENDIX 2: Minutes of the Planning & Strategic Initiatives Committee Meeting (April 3, 2023)
10
Page 44 of 164
APPENDIX 3 - Minutes of the Meeting of City Council (April ##, 2023)
11
Page 45 of 164
Katie Anderl
From: Mike Seiling
Sent: Friday, December 16, 2022 3:03 PM
To: Katie Anderl
Subject: FW: Circulation for Comment - 265 Cotton Grass Street (OPA/ZBA)
Attachments: department & agency letter - 265 Cotton Grass.pdf; ZBA22026CKA_MAP1.pdf,
OPA22015CKA_MAP5.pdf
Building; no concerns
From: Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: Friday, December 16, 2022 2:42 PM
To: _DL_#_DSD_Planning <DSD-PlanningDivision@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Carlos Reyes
<Carlos.Reyes@kitchener.ca>; Darren Kropf <Darren.Kropf@kitchener.ca>; Dave Seller <Dave.Seller@kitchener.ca>;
David Paetz <David.Paetz@kitchener.ca>; Ellen Straus <EIIen.Straus@kitchener.ca>; Enova Power Corp. - Greig Cameron
<greig.cameron@enovapower.com>; Enova Power Corp. - Shaun Wang <shaun.wang@enovapower.com>; Feds
<vped@feds.ca>; GRCA- Planning (planning@grandriver.ca) <planning@grandriver.ca>; Greg Reitzel
<Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango <landuseplanning@hydroone.com>; Jim Edmondson
<Jim.Edmondson@kitchener.ca>; Justin Readman <Justin.Readman@kitchener.ca>; Katherine Hughes
<Katherine.Hughes@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; Ontario Power Generation
<Executivevp.lawanddevelopment@opg.com>; Park Planning (SM) <Park.Planning@kitchener.ca>; Region - Planning
<PlanningApplications@regionofwaterloo.ca>; Property Data Administrator (SM) <PropDataAdmin@kitchener.ca>;
Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder <Steven.Ryder@kitchener.ca>; Sylvie Eastman
<Sylvie.Eastman@kitchener.ca>; WCDSB - Planning <planning@wcdsb.ca>; WRDSB - Board Secretary
(elaine_burns@wrdsb.ca) <elaine_burns@wrdsb.ca>; WRDSB - Planning <planning@wrdsb.ca>
Cc: Katie Anderl <Katie.Anderl@kitchener.ca>
Subject: Circulation for Comment - 265 Cotton Grass Street (OPA/ZBA)
Please see attached. Additional documentation can be found in AMANDA folders 22-128716 & 22-128724 (City staff)
and 5h.2 r..e F.J.. (external agencies). Comments or questions should be directed to Katie Anderl, Senior Planner
(O<atie.ander kitclheneir.ca; 519-741-2200 x7987 .
.......................................................@.......................................................... )
Christine Kompter
Administrative Assistant I Planning Division I City of Kitchener
200 King Street West, 6t" Floor I P.O. Box 1118 Kitchener ON N2G 4G7
519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.kompter@kitchener.ca
Page 46 of 164
Katie Anderl
From: Niall Melanson
Sent: Monday, December 19, 2022 2:58 PM
To: Chelsea Dahmer
Cc: Angela Mick; Katie Anderl
Subject: 265 Cotton Grass St - 1 st submission FSR comments
Attachments: 265 Cotton Grass St - 1 st Submission ZBA Engineering Comments.pdf
Hey Chelsea
Please see attached. I don't have any concerns but would request you update the FSR and I am curious what your
responses are to my comments.
Cheers
Niall Melanson, C.E.T.
Project Manager I Development Engineering I City of Kitchener
519-741-2200 Ext. 7133 1 TTY 1-866-969-9994 1 niall.melanson@kitchener.ca
Page 47 of 164
91
December 19, 2022
MTE Consultants Inc.
Chelsea Dahmer
520 Bingemans Centre Drive
Kitchener, ON N2B 3X9
Dear Ms. Dahmer
DEVELOPMENT ENGINEERING SERVICES
Niall Melanson, C.E.T.
Project Manager
200 King St. W. 9th Floor
Kitchener, ON N2G 4G7
Phone: (519) 741-2200 ext. 7133
niall.melanson@kitchener.ca
Re: 265 Cotton Grass Street, ZBA22/025/N/BB - 111 Submission ZBA Engineering Comments
City of Kitchener
Sanitary Servicing:
1) Please note that with a Floor Space Ratio of 0.92 this development is probably closer to a MIX -1
zoning which has a population of 312peo/ha. With that said, since the subdivision was given a unit
count to adhere to the increased flows generated were not reviewed.
2) Please be advised that with the decommissioning of the Interim Bleams Road Pumping Station the
flows generated along Commonwealth Crescent, Commonwealth Street (south of Max Becker
Drive), Frey Crescent, Helena-Feasby Street, Harding Crescent and Riehm Crescent now all drain
into the City's Middle Strasburg Sanitary Sewer. This would remove 201 units from the Appendix B
count.
Water Servicing — Comments provided by Angela Mick with Kitchener Utilities:
3) No Concerns
Storm Servicing & Stormwater Management:
4) Detailed review of the SWM design will be reviewed during the Site Plan Application process.
Please make the requisite revisions and resubmit one (1) copy of same for review at your earliest
convenience.
Sincerely,
Niall Melanson, C.E.T.
Project Manager
Page 48 of 164
SAGeneral\03-06-002 Site Plan Files\Site Plans\265 Cotton Grass St\ZBA22 026 C KA\265 Cotton Grass St - 1st Submission ZBA Engineering Comments.docx
From: Niall Melanson
Sent: Tuesday, February 28, 2023 9:19 AM
To: Katie Anderl
Subject: RE: 265 Cotton Grass - Resubmission
Thanks Katie. No concerns.
Niall Melanson, C.E.T.
Project Manager I Development Engineering I City of Kitchener
519-741-2200 Ext. 7133 1 TTY 1-866-969-9994 1 niall.melanson@kitchener.ca
From: Katie Anderl <IKatiie.Anderil@ ukiitcheiner.ca>
..........................................................................................................................
Sent: Monday, February 27, 2023 4:12 PM
To: Niall Melanson <NiiallL.Melanson...
kiitcheneir.ca>
...................................................................................................................................
Subject: FW: 265 Cotton Grass - Resubmission
Hi Niall, Forwarding to you for your information and records. I don't think you had concerns, however
the SWM/Servicing have been updated in accordance with the updated site design and extra block of
units.
Thanks,
Katie
From: Katie Anderl
Sent: Monday, February 27, 2023 3:59 PM
To: Shilling Yip <S ilp. r giipinp onr ir�pp..,� .>; Lenore Ross <li.: rn it �Ikii.tc.lhener.:_ �>; Katey Crawford
<I.�l�itche .er:ca>Steven Ryder < teven.K t �_.......................Ry it kit h in ra >
Subject: 265 Cotton Grass - Resubmission
Hello,
A revised submission for the OPA/ZBA/SP has been received. New materials have been added to
ShareFile :
Ihtt s: kiitcherneir.shairefille.com Ihoine shared fo�.7c1b6 360a-42.ef 1kn433-f8759dda1.66c folldeir
12.......f/................................................................................. .............................../.........................../................................../.............................................................................................................................................................................................../...............................
Please review and advise if you have any further outstanding comments or concerns that need to be
addressed prior to moving forward with a Recommendation Report.
Shilling — there is an updated Noise Study. Please let me know how you wish to address the
implementation piece.
Thanks,
Katie
Katie Anderl
Senior Planner I Planning Division I City of Kitchener
519-741-2200 x7987 I TTY 1-866-969-9994 1 katie.anderl@kitchener.ca
��0111111pIllNNylbn ��
U a ggtt°�
Page 49 of 164
Page 50 of 164
Katie Anderl
From: Chris Foster -Pengelly <cfosterpengelly@grandriver.ca>
Sent: Monday, December 19, 2022 10:15 AM
To: Katie Anderl
Subject: RE: Circulation for Comment - 265 Cotton Grass Street (OPA/ZBA)
The subject property is not regulated by the GRCA under Ontario Regulation 150/06. As such, we will not be providing
comments.
Chris IIP o teir llf:Ieingelllllly, 11%. c..,
Office: 519-621-2763 ext. 2319
Toll-free: 1-866-900-4722
ry iiI it�uoinii ll imedi
..................................... y lr. �.. ......:..._::..... .........
.........
From: Planning <planning@grandriver.ca>
Sent: Friday, December 16, 2022 3:34 PM
To: Chris Foster -Pengelly <cfosterpengelly@grandriver.ca>
Subject: FW: Circulation for Comment - 265 Cotton Grass Street (OPA/ZBA)
From: Christine Kompter<Chrii_stiine....IICg.irrn_Ipj�ir@I it plh irn it c >
Sent: December 16, 2022 2:42 PM
To: _DL _# DSD Planning<IfyS.:::IIgIn_Imiirglfiliisiicpnleillnir.>; Bell - c/o WSP <ciiirrull.tii0lnsCarlos Reyes
<Carllos, Re es Ikitclheiner.ca>; Darren Kro f <Dairirein.IKro f Ikirtclhener.ca>; Dave Seller <Dave.Sellleir kirtclheineir,ca>;
............................................Y........... �.......................................................... P...................................................Ip.....@.................................................................................................................@..........................................................
David Paetz <If yi .I.......................... C Ikii c In lr.E >; Ellen Straus < Il 11 .......................................................n.@Iki.t lh lneir.ca>; Enova Power Corp. -Greig Cameron
<gU pg Uon@ Inovalpr�wer c u >, Enova Power Corp. - Shaun Wang <s_haun _wra_ung_ rDan glp r.cg >; Feds
<vfrc @fie s.c >; Planning <raV lnrroo_15.g_@.8r rr riv rr._c9>; Greg Reitzel < r9 . go_tzeV_@k t.cbener c >; Hydro One - Dennis
...... ..
DeRango <V ndusglnl n.ru%Ing V�ydroong coal>, Jim Edmondson <Jum Ed_rrnondsoriCa_.C. tc_h rier._ca>; Justin Readman
<Juston Re ad ma n@kotchener ca>, Katherine Hughes <Kath rune iiu ghos@.V itchener ca.>, Mike Seiling
......... ....
<Mike.Seiling@Vcp.t ro r g>; Ontario Power Generation <Sx cutiy �rip.0 vv r7 ev to ug In.t@a lag.pp >; Park Planning
(SM) < >arVco(Ig�nwurDg@ J .n ro >; Region -Planning <ja] roruiung ppVJca.ti_g.Ins@ -...guonofwaterl_oo.o_ca>; Property Data
Administrator (SM) <i'rq I�ataC urporJ lkii c_ neir.ca>; Robert Morgan <Ro ert I\llcargaru kutch ner >; Steven Ryder
....
<Stey n R d U..@.._ ptc roc >; Sylvie Eastman <S.yVyue_.IE stuvo n @ t Ih rJ r.c >; WCDSB - Planning
_......................
< V rrrpP_IS.g..@v c l .c >; WRDSB -Board Secretary (V pn _ _rin_s.. a sCa.c) «I.a.ing_b.arns.�rs..c2>; WRDSB -
.l
Planning <plannin @wrdsb.ca>
Cc: Katie Anderl<IKatie..A,rn.derll..@_V<iltclheln lr.._ca,>
Subject: Circulation for Comment - 265 Cotton Grass Street (OPA/ZBA)
Please see attached. Additional documentation can be found in AMANDA folders 22-128716 & 22-128724 (City staff)
and Slha r IJI.e (external agencies). Comments or questions should be directed to Katie Anderl, Senior Planner
(Ikatis�.anded Ikirtclherreir,ca; 519-741-2200 x7987 .
........................................................@.......................................................... )
Page 51 of 164
Christine Kompter
Administrative Assistant I Planning Division I City of Kitchener
200 King Street West, 6t" Floor I P.O. Box 1118 Kitchener ON N2G 4G7
519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.kompter@kitchener.ca
Page 52 of 164
Katie Anderl
From: Deeksha Choudhry
Sent: Tuesday, January 10, 2023 4:13 PM
To: Katie Anderl
Subject: Re: Circulation for Comment - 265 Cotton Grass Street (OPA/ZBA)
Hi Kaite,
No heritage planning issues or concerns for this application.
Thanks!
Kind Regards,
Deeksha Choudhry, MSc, BES
Heritage Planner I Planning Division I City of Kitchener
519-741-2200 ext. 72911 TTY 1-866-969-9994
deeksha.choudhry@kitchener.ca
From: Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: Friday, December 16, 2022 2:42 PM
To: _DL_#_DSD_Planning <DSD-PlanningDivision@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Carlos Reyes
<Carlos.Reyes@kitchener.ca>; Darren Kropf <Darren.Kropf@kitchener.ca>; Dave Seller <Dave.Seller@kitchener.ca>;
David Paetz <David.Paetz@kitchener.ca>; Ellen Straus <EIIen.Straus@kitchener.ca>; Enova Power Corp. - Greig Cameron
<greig.cameron@enovapower.com>; Enova Power Corp. - Shaun Wang <shaun.wang@enovapower.com>; Feds
<vped@feds.ca>; GRCA- Planning (planning@grandriver.ca) <planning@grandriver.ca>; Greg Reitzel
<Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango <landuseplanning@hydroone.com>; Jim Edmondson
<Jim.Edmondson@kitchener.ca>; Justin Readman <Justin.Readman@kitchener.ca>; Katherine Hughes
<Katherine.Hughes@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; Ontario Power Generation
<Executivevp.lawanddevelopment@opg.com>; Park Planning (SM) <Park.Planning@kitchener.ca>; Region - Planning
<PlanningApplications@regionofwaterloo.ca>; Property Data Administrator (SM) <PropDataAdmin@kitchener.ca>;
Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder <Steven.Ryder@kitchener.ca>; Sylvie Eastman
<Sylvie.Eastman@kitchener.ca>; WCDSB - Planning <planning@wcdsb.ca>; WRDSB - Board Secretary
(elaine_burns@wrdsb.ca) <elaine_burns@wrdsb.ca>; WRDSB - Planning <planning@wrdsb.ca>
Page 53 of 164
Cc: Katie Anderl <Katie.Anderl@kitchener.ca>
Subject: Circulation for Comment - 265 Cotton Grass Street (OPA/ZBA)
Please see attached. Additional documentation can be found in AMANDA folders 22-128716 & 22-128724 (City staff)
and SIh.alrelFii.11e (external agencies). Comments or questions should be directed to Katie Anderl, Senior Planner
Ikatie.andeirll .........!kitclheneir.ca:.519-741-2200 x7987 .
.................................................................................
Christine Kompter
Administrative Assistant I Planning Division I City of Kitchener
200 King Street West, 6t" Floor I P.O. Box 1118 Kitchener ON N2G 4G7
519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.kompter@I<itchener.ca
Page 54 of 164
City of Kitchener
Comment Form
Project Address: 265 Cotton Grass St
File Number: OPA22/015/C/KA; ZBA22/026/C/KA; SP22/184/C/KA
Date of Site Plan Review Committee Meeting: Jan 19 /25 2023
Comments Of: Parks & Cemeteries
Commenter's Name: Lenore Ross
Email: Lenore. ross@kitchener.ca
Phone: 519-741-2200 ext 7427
Date of Comments: Jan 19 2023
Documents Reviewed: Cover Letter prepared by Schlegel Urban Developments Corp; Planning
Justification Report prepared by GSP Group Inc.; Urban Design Report prepared by GSP Group Inc.;
Conceptual Site Plan, Elevations & Floor Plans prepared by 4 Architecture Inc.• 3D Massing Model
prepared by Schlegel Urban Developments Corp.• Existing Conditions Plan and Preliminary Grading Plan
prepared by MTE Consultants Inc.; Site Plan Application Form; Site Plan; Elevations; Functional Grading
Plan; Urban Design Report.
D 1 plan to attend the meeting (questions/concerns/comments for discussion)
❑ No meeting to be held
❑ I do NOT plan to attend the meeting (no concerns)
1. OPA and ZBA Comments
Parks and Cemeteries has no concerns with the proposed OPA22/015/C/KA and ZBA22/026/C/KA
and have no further requirements for these applications.
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 55 of 164
Katie Anderl, MCIP. RPP
Senior Planner
DSD — Planning Division
City of Kitchener
200 King Street W.
Kitchener, ON N2G 4G7
Dear Ms. Anderl:
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.reedionofwaterloo.ca
Shilling Yip (226) 753-1064 (C)
Files: D17-40/2/22015
C14-60/2/22026
January 25, 2023
OPA 22/015/C/KA
ZBA 22/026/C/KA
Schlegel Urban Developments Corp.
265 Cotton Grass Street
CITY OF KITCHENER
Region staff has reviewed the above -noted applications and provides the following
comments for your consideration at this time. The applicant is proposing a 28 unit back-
to-back stacked townhouse development which includes 52 parking spaces and 14
Class A bicycle spaces.
The OPA is to add a Specific Policy Area to permit multiple dwellings in a stand-alone
building.
The ZBA is to add:
• A special use provision to the existing C-2 zone to add multiple dwelling as a
permitted use;
• A special regulation to permit a minimum setback of 0.5m to a porch and 1.5m to
the bldg. for the NE corner of the bldg;
• To permit dwelling units on the ground floor; and
• To permit a parking rate of 1.5 spaces/unit and a visitor parking rate of 0.15
spaces/unit.
Document Number: 4290042 Version: 1
Page 56 of 164
-2-
A site plan application, SP22/184/C/KA accompanies the applications.
The lands are designated Urban Area "Designated Greenfield Area"on Map 3a in the
Regional Official Plan (ROP).
Water Services
Water Services Engineering and Planning staff has no concern with the applications
and offer no comments.
Hydrogeology & Water Programs (Source Water Protection)
The lands are designated Wellhead Protection Sensitivity 8 on Map 6a of the Regional
Official Plan (ROP). The purpose of the mapping and policies contained in Chapter 8 of
the ROP is to protection long-term municipal groundwater supplies.
Hydrogeology and Water Program (HWP) staff request that a prohibition on vertical
closed-loop and open -loop geothermal energy systems be included in the Zoning By-
law amendment for the subject property.
Salt Management Plan
A Salt Management Plan (MTE, November 29, 2022) has been submitted in support of
these applications. This report is currently under review and comments will be provided
as soon as they become available.
Corridor Planning
Corridor Planning staff provides the following comments at this time. A noise study
entitled, "Noise Feasibility Study, Proposed Residential Development, 265 Cotton Grass
Street, Kitchener, Ontario" (HGC, November 29, 2022) has been submitted in support of
the applications. The report is currently under review and comments will be provided as
soon as they become available. In the meantime, should the application move forward
staff supports the use of a holding provision to secure review of the report to the
Region's satisfaction.
Archaeology
No comments.
Housing
General
The following Regional policies and initiatives support the development and
maintenance of affordable housing:
• Regional Strategic Plan
o Objective 4.2 requires the Region to make affordable housing more available
to individuals and families.
Document Number: 4290042 Version: 1
Page 57 of 164
-3-
• 10 -Year Housing and Homelessness Plan
o contains an affordable housing target which is that 30% of all new residential
development between 2019 and 2041 in Waterloo Region is to be affordable
to low and moderate income households.
Building Better Futures Framework
o shows how the Region plans to create 2,500 units of housing affordable to
people with low to moderate incomes by 2025.
Region of Waterloo Official Plan
o Section 3.A (Range and Mix of Housing) contains land use policies that
ensure the provision of a full and diverse range and mix of permanent
housing that is safe, affordable, of adequate size, and meets the accessibility
requirements of all residents.
The Region supports the provision of a full range of housing options, including
affordable housing. Should this development application move forward, staff
recommend that the applicant consider providing a number of affordable housing units
on the site, as defined in the Regional Official Plan. Rent levels and house prices that
are considered affordable according to the Regional Official Plan are provided below in
the section on affordability.
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.
Staff further recommend meeting with Housing Services to discuss the proposal in more
detail and to explore opportunities for partnerships or programs and mechanisms to
support a defined level of affordability.
Affordability
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
$576,347
at least 10 percent below the average
Document Number: 4290042 Version: 1
Page 58 of 164
-4 -
purchase price of a resale unit in the
regional market area
"Based on the most recent information available from the PPS Housing Tables (2021).
In order for an owned unit to be deemed affordable, the maximum affordable house
price is $385,500.
For the purposes of evaluating the affordability of a rental unit, based on the definition of
affordable housing in the Regional Official Plan, the average rent is compared to the
least expensive of:
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 intormation available trom the PNS Housing I ables (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.
Please do not hesitate to contact Judy Maan Miedema, Principal Planner (Housing)
directly by email at JMaanMiedema(a-).regionofwaterloo.ca should you have any
questions or wish to discuss in more detail.
Proposed Zoning By-law Amendment
Staff continues to review the proposed zoning for the lands.
Regional Development Charges
Any future development on the subject lands will be subject to provisions of Regional
Development Charges By-law 19-037 or any successor thereof.
Other
Staff acknowledges the Region's required review fees for the OPA and ZBA
applications were received January 13, 2023.
Document Number: 4290042 Version: 1
Page 59 of 164
-5 -
Staff continues to review the applications.
If you have any questions, please feel free to contact me (226) 753-1064 (c).
Yours truly,
Shilling Yip, MCIP, RPP
Senior Planner
cc. Applicant
Document Number: 4290042 Version: 1
Page 60 of 164
Katie Anderl, MCIP. RPP
Senior Planner
DSD — Planning Division
City of Kitchener
200 King Street W.
Kitchener, ON N2G 4G7
Dear Ms. Anderl:
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.reedionofwaterloo.ca
Shilling Yip (226) 753-1064 (C)
Files: D17-40/2/22015
C14-60/2/22026
March 14, 2023
OPA 22/015/C/KA
ZBA 22/026/C/KA
Schlegel Urban Developments Corp.
265 Cotton Grass Street
CITY OF KITCHENER
Further to the Region's comments of January 25, 2023, staff provides the following
additional comments at this time.
Salt Management Plan
A Salt Management Plan (MTE, November 29, 2022) has been submitted in support of
these applications. The report is acceptable to the Region, and must be implemented
as part of the site plan.
Draft Zoning By-law Amendment
Staff has reviewed the draft zoning by-law amendment which includes provision to
prohibit the use of geothermal energy systems, and a holding provision to secure the
submission and approval of a road traffic and stationary noise study to the Region's
satisfaction. These provisions are satisfactory to Region staff.
Other
Subject to the above, the Region's comments of January 25, 2023 continue to apply.
Document Number: 4334347 Version: 1
Page 61 of 164
-2 -
If you have any questions, please feel free to contact me (226) 753-1064 (c).
Yours truly,
Shilling Yip, MCIP, RPP
Senior Planner
cc. Applicant
Document Number: 4334347 Version: 1
Page 62 of 164
City of Kitchener - Comment Form
Project Address: 265 Cotton Grass St
Application Type: OPA and ZBA
Comments of: Environmental Planning (Sustainability) — City of Kitchener
Commenter's name: Gaurang Khandelwal
Email: gaurang.khandelwal@I<itchener.ca
Phone: 519-741-2200 x 7611
Written Comments Due: January 18, 2023
Date of comments: January 18, 2023
1. Plans, Studies and/or Reports submitted and reviewed as part of a complete application:
• 265 Cotton Grass Street OPA/ZBA/SPA - Sustainability Checklist prepared by Schlegel Urban
Developments, dated November 28, 2022
2. Comments & Issues:
I have reviewed the documentation (as listed above) to support an Official Plan Amendment and a Zoning
By-law Amendment for the proposed 28 unit stacked townhouse development, regarding sustainability
and energy conservation and provide the following:
• 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.
• Based on my review of the supporting documentation, the Official Plan and Zoning Bylaw
Amendments can be supported as several sustainable measures have been proposed or are
being considered for the development.
• A Sustainability Statement (as per the City's Terms of Reference) will be required as part of a
complete Site Plan Application which can further explore and/or confirm additional
sustainability measures that are best suited to the development as the design evolves.
• Potential items for consideration:
o Electric vehicle charging stations
o Alternative water supply systems such as rainwater harvesting or grey water reuse, or
the ability to incorporate such systems in the future
o Alternative energy systems such as solar panels or the ability to incorporate such
systems in the future
Page 63 of 164
3. Policies, Standards and Resources:
• Kitchener Official Plan Policy 7.C.4.5. The City will encourage and support, where feasible and
appropriate, alternative energy systems, renewable energy systems and district energy in
accordance with Section 7.C.6 to accommodate current and projected needs of energy
consumption.
• Kitchener Official Plan Policy 7.C.6.4. In areas of new development, the City will encourage
orientation of streets and/or lot design/building design with optimum southerly exposures. Such
orientation will optimize opportunities for active or passive solar space heating and water heating.
• Kitchener Official Plan Policy 7.C.6.8. Development applications will be required to demonstrate,
to the satisfaction of the City, energy is being conserved or low energy generated.
• Kitchener Official Plan Policy 7.C.6.27. The City will encourage developments to incorporate the
necessary infrastructure for district energy in the detailed engineering designs where the
potential for implementing district energy exists.
4. Advice:
➢ As part of the Kitchener Great Places Award program every several years there is a Sustainable
Development category. Also, there are community-based programs to help with and celebrate
and recognize businesses and sustainable development stewards (Regional Sustainability
Initiative - http://www.sustainablewaterlooregion.ca/our-programs/regional-sustainability-
initiative and TravelWise - http://www.sustainablewaterlooregion.ca/our-programs/travelwise).
➢ The 'Sustainability Statement Terms of Reference' can be found on the City's website under
'Planning Resources' at ... https://www.kitchener.ca/SustainabilityStatement
Page 64 of 164
From: Steven Ryder
Sent: Friday, March 10, 2023 11:31 AM
To: Katie Anderl
Subject: RE: 265 Cotton Grass - Resubmission -OPA/ZBA comments from TP
Hi Katie,
We have reviewed the updated materials from the applicant and are generally supportive of the overall
site plan concept, as well as the proposed parking rates. I do not have any more concerns regarding the
OPA/ZBA applications.
If you have any questions or concerns, please let me know.
Regards,
Steven Ryder, C.E.T.
Traffic Planning Analyst I Transportation Services I City of Kitchener
519-741-2200 ext 71521 TTY. 1-866-969-9994 1 Steven. Ryder&kitchener.ca.
�1plUrrrrairiwHlyu, ���., mmi i ����
n
r ,',e i,oJns 1 l 1) eU)/JJ'"'1J"'7J"1NeLt k7e if/i,f". J.7111nrL1) 1
From: Katie Anderl <IKatt_e_: Indeirll.. .II<iitclhelnelr._ca>
Sent: Monday, February 27, 2023 3:59 PM
To: Shilling Yip <SXilp. Eggiion_ofwateir.�o�n..,e�>; Lenore Ross <II.:e_rnore._R ss ii.t lh in ir: >; Katey Crawford
<I..... r vy it ll�itchener g�>; Steven Ryder <Steve.n.Ry er�!l iitcllhener ca>
......... ..... ..................
Subject: 265 Cotton Grass - Resubmission
Hello,
A revised submission for the OPA/ZBA/SP has been received. New materials have been added to
ShareFile :
I�tt s:. k�tchener.slharefille.com Ihorne shared fo�.Zclb6 360a 42.ef..Ila433 f.8759dda1.66c ffollder
12.......f1................................................................................................................f...........................1..................................1...............................................................................................................................................................................................1...............................
Please review and advise if you have any further outstanding comments or concerns that need to be
addressed prior to moving forward with a Recommendation Report.
Shilling — there is an updated Noise Study. Please let me know how you wish to address the
implementation piece.
Thanks,
Katie
Katie Anderl
Senior Planner I Planning Division I City of Kitchener
519-741-2200 x7987 I TTY 1-866-969-9994 1 katie.anderl@kitchener.ca
Page 65 of 164
iU�UNuir�rrrririflu� - R�r , / /ao, Y �n��, � St
Page 66 of 164
From: Katey Crawford
Sent: Wednesday, March 1, 2023 9:18 AM
To: Katie Anderl
Subject: RE: 265 Cotton Grass - Resubmission
Hi Katie,
No concerns or comments.
Thanks,
Katey
From: Katie Anderl <Katie. der[(J_ itcheneir._�a>
Sent: Monday, February 27, 2023 3:59 PM
To: Shilling Yip < Yp.. Egg_o �_ofwatedo 2 �a>; Lenore Ross <..:e_nore Ross kitchener._ca>; Katey Crawford
<Katey r aaUd kitchener c. a>,Steven Ryder <Ste.ver..R 'er kil..hener ca>
......... ..... ............................... ................
Subject: 265 Cotton Grass - Resubmission
Hello,
A revised submission for the OPA/ZBA/SP has been received. New materials have been added to
ShareFile :
Ihtt s:. kiitcheneir.slharefille.com Ihorme shared fob.7c..b6..360a-42.ef..b433.-f87 a9dda166c ffolldeir
12.......// ............... ... .............................................. ................................................f.........................../................................../................................................ .................................................... ............................................... ...... ...... ...... ......................./...............................
Please review and advise if you have any further outstanding comments or concerns that need to be
addressed prior to moving forward with a Recommendation Report.
Shilling — there is an updated Noise Study. Please let me know how you wish to address the
implementation piece.
Thanks,
Katie
Katie Anderl
Senior Planner I Planning Division I City of Kitchener
519-741-2200 x7987 I TTY 1-866-969-9994 1 katie.anderl@kitchener.ca
�Pr�rUmurauiy Y4,f
Page 67 of 164
Katie Anderl
From: Planning <planning@wcdsb.ca>
Sent: Monday, January 16, 2023 3:11 PM
To: Katie Anderl
Subject: RE: Circulation for Comment - 265 Cotton Grass Street (OPA/ZBA)
Good Afternoon Katie,
The Waterloo Catholic District School Board has reviewed the subject application and based on our development
circulation criteria have the following comment(s)/condition(s):
A) That any Education Development Charges shall be collected prior to the issuance of a building permit(s).
If you require any further information, please contact me by e-mail at Jordan. Neale@wcdsb.ca.
Thank you,
Jordan Neale
Planning Technician, WCDSB
480 Dutton Dr, Waterloo, ON N2L 4C6
519-578-3660 ext. 2355
From: Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: Friday, December 16, 2022 2:42 PM
To: _DL_#_DSD_Planning <DSD-PlanningDivision@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Carlos Reyes
<Carlos.Reyes@kitchener.ca>; Darren Kropf <Darren.Kropf@kitchener.ca>; Dave Seller <Dave.Seller@kitchener.ca>;
David Paetz <David.Paetz@kitchener.ca>; Ellen Straus <EIIen.Straus@kitchener.ca>; Enova Power Corp. - Greig Cameron
<greig.cameron@enovapower.com>; Enova Power Corp. - Shaun Wang <shaun.wang@enovapower.com>; Feds
<vped@feds.ca>; GRCA- Planning (planning@grandriver.ca) <planning@grandriver.ca>; Greg Reitzel
<Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango <landuseplanning@hydroone.com>; Jim Edmondson
<Jim.Edmondson@kitchener.ca>; Justin Readman <Justin.Readman@kitchener.ca>; Katherine Hughes
<Katherine.Hughes@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; Ontario Power Generation
<Executivevp.lawanddevelopment@opg.com>; Park Planning (SM) <Park.Plan ning@kitchener.ca>; Region - Planning
<PlanningApplications@regionofwaterloo.ca>; Property Data Administrator (SM) <PropDataAdmin@kitchener.ca>;
Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder <Steven.Ryder@kitchener.ca>; Sylvie Eastman
<Sylvie.Eastman@kitchener.ca>; Planning <planning@wcdsb.ca>; WRDSB - Board Secretary (elaine_burns@wrdsb.ca)
<elaine_burns@wrdsb.ca>; WRDSB - Planning <planning@wrdsb.ca>
Cc: Katie Anderl <Katie.Anderl@kitchener.ca>
Subject: Circulation for Comment - 265 Cotton Grass Street (OPA/ZBA)
Caution - External Email - This Message comes from an external organization. Do NOT click on unrecognized links or
provide your username and/or password.
Page 68 of 164
Please see attached. Additional documentation can be found in AMANDA folders 22-128716 & 22-128724 (City staff)
and Slh_ r. (.Jt.e. (external agencies). Comments or questions should be directed to Katie Anderl, Senior Planner
O<atieoande�rV kutchener.ca; 519-741-2200 x7987).
..............................�............. .............................................
Christine Kompter
Administrative Assistant I Planning Division I City of Kitchener
200 King Street West, 6t" Floor I P.O. Box 1118 Kitchener ON N2G 4G7
519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.kompter@kitchener.ca
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Page 69 of 164
Staff Report
J
IKgc.;i' r� R
Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: April 3, 2023
SUBMITTED BY: Garett Stevenson, Interim Director of Planning, 519-741-2200 ext.
7070
PREPARED BY: Brian Bateman, Senior Planner, 519-741-2200 ext. 7869
WARD(S) INVOLVED: Ward 2
DATE OF REPORT: March 7, 2023
REPORT NO.: DSD -2023-120
SUBJECT: 7 Morrison Road
Official Plan Amendment Application OPA22/013/M/BB
Zoning By-law Amendment Application ZBA22/024/M/BB
Klondike Homes Ltd.
RECOMMENDATION:
That Official Plan Amendment Application OPA22/013/M/BB for Klondike Homes Ltd.
requesting a change to the Land Use Designation on the parcel of land specified and
illustrated on Schedule `A', be adopted, in the form shown in the Official Plan Amendment as
Appendix "A", and accordingly forwarded to the Region of Waterloo for approval and;
That Zoning By-law Amendment Application ZBA22/024/M/BB requesting to amend Zoning
By-law 2019-051, for Klondike Homes Ltd. be approved in the form shown in the Proposed
`Proposed By-law', and `Map No. 1' as Appendix `B'; and further
That the Urban Design Brief, prepared by MHBC and attached as Appendix "C", be adopted,
and that staff be directed to apply the Urban Design Report through the Site Plan Approval
process.
REPORT HIGHLIGHTS:
• The purpose of this report is to evaluate and provide a planning recommendation regarding
Official Plan and Zoning By-law Amendment Applications for the property located at 7 Morrison
Road.
• It is Planning staffs recommendation that these applications be approved. The proposed
applications represent an opportunity to intensify land that addresses a need regarding a
shortage of housing in our community.
• Community engagement included:
o circulation of a preliminary notice to property owners within 240 metres of the subject
site;
o installation of a large billboard notice sign on the property;
o a neighbourhood meeting held on November 29, 2022;
o follow up one-on-one correspondence with members of the public who responded to
the circulation or saw the billboard sign;
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 70 of 164
o notice advising of the statutory public meeting was circulated to all property owners
within 240 metres of the subject site, and those who responded to the preliminary
circulation, and
o notice of the public meeting was published in The Record on March 10, 2023.
This report supports the delivery of core services.
EXECUTIVE SUMMARY:
Klondike Homes Ltd. is seeking Official Plan and Zoning By-law Amendments to permit the
development of multiple dwellings (stacked townhomes) containing 32 residential units. Staff
recommends that the applications be approved. The subject property is identified as `Community
Areas' on the City's Urban Structure (Map 2 - City of Kitchener Official Plan) and designated as `Low
Rise Residential' (Map 3 - City of Kitchener Official Plan). The subject is zoned `Low Rise Residential
Five (RES -5)' in Zoning By-law 2019-051.
REPORT:
The subject lands are located within the Centreville Chicopee neighbourhood adjacent to the Grand
River Hospital — Freeport Health Centre and at the intersection of King Street East and Morrison
Road. The site is bounded by a residential property to the north, the Grand River Hospital — Freeport
Health Centre to the east, King Street East and rail corridor to the south, and Morrison Road to the
west, as illustrated on Figure 1. The subject lands are approximately 0.35 hectares (3,500 square
metres) in area with approximately 35 metres of frontage on Morrison Road. The subject lands abut
a Canada Pacific Railway right-of-way to the south, sharing a lot line of approximately 85.4 metres.
Currently, there is a single detached dwelling and a detached garage on the subject lands — see
Figure 2. The residential building is currently vacant. These structures would be demolished as part
of the proposed redevelopment.
The lands on the opposite side of Morrison Road have been recently redeveloped with a stacked
townhouse development. Access to the site is currently obtained via a driveway extending onto the
property from Morrison Road. The surrounding neighbourhood includes a mix of land uses such as
low rise residential, institutional, and open space.
The development proposal provides for the establishment of two (2) stacked townhouse buildings
on the subject lands. Each building would contain sixteen (16) dwelling units for a total of thirty-two
(32) dwelling units on the site. Access to the property is proposed by a private road extending from
Morrison Road. Parking is provided at a rate of 1.2 parking spaces per dwelling unit for a total of 39
parking spaces. Secure bicycle parking spaces are to be provided indoors, and adjacent to the
common amenity area. A preliminary site plan is shown below in Figure 3.
Over the course of the application, the plan has been modified to address technical comments from
staff. The modified plan is shown in Figure 4. Revisions include increased interior side and rear yard
setbacks and a decrease in overall number of parking spaces provided. The primary change is to
increase the interior side yard setback from 3.0 metres to 4.8 metres along the northerly property
limit to improve compatibility and to increase the amount of area for tree plantings.
Building renderings are illustrated in Figure 5.
Page 71 of 164
Figure 1 —Aerial Photo of Subject & Surrounding Lands (MHBU)
Figure 2 — Existing Single Detached Dwelling 7 Morrison Road (Google Streetview)
Page 72 of 164
PROJECT SITE STATISTICS
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Figure 4 —Revised Site Plan (MHBC)
Page 73 of 164
Figure 5 — Proposed Rendering (MHBC)
Planning Analysis:
Proposed Official Plan Amendment
To accommodate the proposed development, an amendment to the Official Plan is requested to
increase the permitted Floor Space Ratio (FSR) in the Low -Rise Residential land use designation.
In this designation, the City's Official Plan states that the maximum permitted FSR is 0.6. Policy
15.D.3.11 states that site-specific increases to allow up to a maximum FSR of 0.75 may be
considered without the need for an OPA, where it can be demonstrated that the increase is
compatible and meets the general intent of the policies of the Official Plan. Given the sloping lands
and grade change across the site, the redevelopment of the subject lands proposes a FSR of 0.9,
thus an OPA is required. It is important to note here that the OPA is not requesting a change of land
use but rather seeking a site-specific policy area to the existing Low Rise Residential designation to
permit an increase in FSR to 0.9 from 0.6.
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 (d) of the PPS promotes densities for
new housing which efficiently use land, resources, infrastructure, and public service facilities. The
PPS sets out a policy framework for sustainable healthy, liveable, and safe communities. The PPS
promotes efficient development and land use patterns, as well as accommodating an appropriate
mix of affordable and market-based residential dwelling types with other land uses, while supporting
the environment, public health, and safety. Provincial policies promote the integration of land use
planning, growth management, transit -supportive development, intensification, and infrastructure
planning to achieve cost-effective development patterns, optimization of transit investments, and
standards to minimize land consumption and servicing costs.
Planning staff is of the opinion that the proposed application will contribute to an appropriate mix of
housing types within the context of the surrounding neighbourhood. The subject lands are within an
existing neighbourhood with adequate servicing capacity, road network capacity, and other required
infrastructure and therefore represents a cost-effective infill project that minimizes land consumption
Page 74 of 164
and servicing costs. There are a variety of low-rise residential uses throughout the immediate areas.
Based on the above, staff is of the opinion that this proposal is in conformity with the PPS.
A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth Plan):
The Growth Plan supports the development of complete and compact communities that are designed
to support healthy and active living, make efficient use of land and infrastructure, provide for a range,
and mix of housing types, jobs, and services, at densities and in locations which support transit
viability and active transportation.
Policy 2.2.6.1(a) Municipalities will support housing choice through the achievement of the minimum
intensification and 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.
Policy 2.2.1.4(c) This plan will support the achievement to provide a diverse range and mix of
housing options within the city.
The proposed multiple dwelling residential development will provide a greater mix of housing types
in the neighbourhood and. Planning staff is of the opinion that the development proposal conforms
to the Growth Plan.
Regional Official Plan (ROP), 2010:
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 the City 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. Regional staff have indicated
that they have no objections to the proposed applications (Attachment `E'). Planning staff are of the
opinion that the application conforms to the Regional Official Plan.
City of Kitchener Official Plan:
Urban Structure
The subject lands are identified as a `Community Areas' in the City's Urban Structure (Map 2). The
planned function of Community Areas is to provide residential uses as well as non-residential
supporting uses intended to serve the immediate residential areas. Community Areas may have
limited intensification with development being sensitive and compatible with the character, form, and
planned function of the surrounding context.
Page 75 of 164
Land Use Designation
The subject lands are designated `Low Rise Residential' in the City's Official Plan (Map 3). Low Rise
Residential areas are intended to accommodate a full range of low-density housing types including
single detached, semi-detached, townhouse, and low-rise multiple dwellings. The Low -Rise
Residential designation states that the City will encourage and support the mixing and integrating of
innovative and different forms of housing to achieve and maintain a low-rise built form. No buildings
shall exceed 3 storeys or 11 metres in height. However, policy 15D.3.12 does support an increase
in building height due to unusual slopes providing it is compatible with surrounding lands. An Official
Plan amendment is required to increase the permitted FSR from 0.75 to 0.9.
The proposed development intends to develop a low-rise multiple dwelling building which is
permitted in the Low -Rise Residential designation. and an FSR of 0.9. Moreover, the design,
massing, and scale of the development is consistent with adjacent multiple dwelling and townhouse
developments. Scale and massing comparisons can be made between the proposed development
and similar projects on Grand River Boulevard, Morgan Avenue, the Chicopee Terrace development
at 15 Hofstetter Avenue, and the Morrison Woods Development at 24 Morrison Road. The increase
in FSR is attributed more to the fact that the subject lands are sloped thus exposing partially below
grade ground floor area which must be calculated in the FSR calculation. If the subject lands were
flat, then FSR would be closer to 0.6. The slope of the subject land exposing more floor area is a
technical consideration and therefore any impact is considered negligible.
As such, Planning staff is of the opinion that the requested Official Plan Amendment proposing an
increase in FSR will facilitate a housing form that conforms with the Low -Rise Residential land use
designation in the City's Official Plan for the reasons stated above.
Transportation
The City's Official Plan contains policies to develop, support, and maintain a complete, convenient,
accessible, and integrated transportation system that incorporates active transportation, public
transit, and accommodates vehicular traffic.
In regard to alternate modes of transportation, objectives of the Official Plan include promoting land
use planning and development that is integrated and conducive to the efficient and effective
operation of public transit and encourages increased ridership of the public transit system. The City
shall promote and encourage walking and cycling as safe and convenient modes of transportation.
The proposed development aims to increase density on an existing site that is served well by public
transit, with access to Grand River Transit Route 27 and Express Route 206. The proposed
development concept includes provision of safe, secure indoor bicycle storage to encourage active
transportation. Staff is of the opinion that the requested amendments conform with the transportation
policies of the City's Official Plan.
Urban Design
The City is committed to achieving a high standard of urban design, architecture, and place -making
to positively contribute to quality of life, environmental viability and economic vitality. Urban design
is a vital component of city planning and goes beyond the visual and aesthetic character of individual
buildings and considers the functionality and compatibility of development as a means of
strengthening complete communities.
Urban Design policies in the 2014 Official Plan support creating 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 that promote and recognize excellence and innovation
in architecture, urban design, sustainable building design and landscape design.
Page 76 of 164
The City requires a high-quality urban design of development applications. The subject lands have
been designed in accordance with the policies in the Official Plan and with the principles of the Urban
Design Manual. These are outlined in the attached Urban Design Brief and will be used to direct the
development through a future site plan application. Some of the key highlights are high quality design
and construction, transit supportive development, positive streetscape edge and enhanced
landscape design. The proposed development requires site plan approval and will be subject to
further review.
Housinci
The City's primary objective with respect to housing in the Official Plan is to provide for an
appropriate range, variety and mix of housing types and styles, densities, tenure, and affordability to
satisfy the varying housing needs of our community through all stages of life. This low-rise multiple
dwelling proposal is a "missing middle" housing type and provides an option that bridges the gap
between high density residential towers and single detached dwellings. The proposed housing type
is an important segment in Kitchener's housing continuum.
Policy 4.C.1.8 states that where special zoning regulations are requested, proposed, or required to
facilitate residential intensification or a redevelopment of lands, the overall impact of the special
zoning regulations will be reviewed, but not limited to the following to ensure, that:
a) Any new buildings and any additions and/or modifications to existing buildings are
appropriate in massing and scale and are compatible with the built form and the community
character of the established neighbourhood.
b) Where front yard setback reductions are proposed for new buildings in established
neighbourhoods, the requested front yard setback should be similar to adjacent properties
and supports and maintain the character of the streetscape and the neighbourhood.
c) New additions and modifications to existing buildings are to be directed to the rear yard and
are to be discouraged in the front yard and side yard abutting a street, except where it can
be demonstrated that the addition and/or modification is compatible in scale, massing,
design, and character of adjacent properties and is in keeping with the character of the
streetscape.
d) New buildings, additions, modifications, and conversions are sensitive to the exterior areas
of adjacent properties and that the appropriate screening and/or buffering is provided to
mitigate any adverse impacts, particularly with respect to privacy.
e) The lands can function appropriately and not create unacceptable adverse impacts for
adjacent properties by providing both an appropriate number of parking spaces and an
appropriate landscaped/amenity area on the site.
Policy 4.C.1.9 states that residential intensification and/or redevelopment within existing
neighbourhoods will be designed to respect existing character. A high degree of sensitivity to
surrounding context is important in considering compatibility.
Policy 4.C.1.12 notes that the City favours a land use pattern which mixes and disperses a full range
of housing types and styles both across the city as a whole and within neighbourhoods.
Policy 4.C.1.22 encourages the provision of a range of innovative housing types and tenures such
as rental housing, freehold ownership and condominium ownership including common element
condominium, phased condominium, and vacant land condominium, as a means of increasing
housing choice and diversity.
Staff is of the opinion that the development proposal is functional and at a scale and massing
consistent with surrounding lands. Appropriate buffers to the adjacent property have been
established and impacts associated with proposed special regulations for rear yard, height and FSR
are considered minimal.
Page 77 of 164
Cultural Heritage Resources
This property is located immediately adjacent to Freeport Hospital, which is considered a Cultural
Heritage Resource. As such, in accordance with policy 12.C.1.23, a Heritage Impact Assessment
HIA) is required. An HIA has been submitted, reviewed, and accepted by Heritage Staff.
Policy Conclusion
Planning staff are of the opinion that the proposed Official Plan/Zoning By-law amendment is
consistent with policies of the Provincial Policy Statement, conforms to the Growth Plan for the
Greater Golden Horseshoe, the Regional Official Plan, and the City of Kitchener Official Plan, and
represents good planning.
Proposed Zoning By-law Amendment:
The subject lands are zoned `Low Rise Residential Five Zone (RES -5)' in Zoning By-law 2019-051.
This zone permits the use of a multiple dwelling subject to meeting zoning and parking regulations.
The applicant has requested to change the zoning from 'Low Rise Residential Five Zone (RES -5)'
to 'Low Rise Residential Five Zone (RES -5) with Site Specific Provision (361)' in Zoning By-law
2019-051. The table below illustrates the zoning, parking, and bicycle regulations and whether or
not the proposal complies. Justification is provided where a regulation is not being met and why.
These are highlighted in bold.
Page 78 of 164
Minimum Lot Area
495 mZ
3,522 mZ
Complies
Minimum Lot Width
19.0 m
35.6 m
Complies
Minimum Front Yard Setback
4.5 m
6.4 m
Complies
Minimum Interior Side Yard Setbacks
3.0 m
4.8 m/20m
Complies
Minimum Rear Yard Setback
7.5 m
6.0 m
The rear yard
backs onto a
treed portion of
Freeport Hospital
lands. Impacts are
negligible.
Maximum Height
11.0m
11.0 to 11.5m
Due to the slope
from the highest
of the lands and
grade and 13.5 m
how height is
to the lowest
measured. This
grade
complies with
policy 15.D. 3.12
of the OP that
supports relief in
height due
unusual grade
conditions.
Maximum Floor Space Ratio
0.6
0.9
Due to slope of
lands and how
FSR is measured.
Notwithstanding,
the scale and
massing is
consistent with
adjacent multiple
dwellings
Page 78 of 164
Maximum Number of Storeys
3
3
Complies
Minimum Landscaped Area
20%
41.4%
Complies
Private Patio Area
8
8
Complies
Minimum Parking Rate
1.0 / unit
1 / unit
Complies
Maximum Parking Rate
1.4 / unit
1.4 / unit
Complies
Total Parking Required
32-45 spaces
39 spaces
Complies
Visitor Parking Rate
0.15/unit
0.15/unit
Complies
Visitor Parking Requirements
5 spaces
5 spaces
Complies
Barrier Free Parking Rate
2 spaces
2 spaces
Complies
Class A Bicycle Parking Requirement
13 spaces
16 spaces (incl. 8
garage)
Complies
Class B Bicycle Parking Requirement
6
6
Complies
WHAT WE HEARD
2 people provided comments
''����DJI�IIIIUIIVIIIo
1 Neighbourhood Meetings held
270 households circulated and notified
Department and Agency Comments:
Preliminary circulation of the Zoning By-law Amendment was undertaken in October 2022 to
applicable City departments and other review authorities. No major concerns were identified by any
commenting City department or agency. Copies of the comments are found in Attachment "E" of this
report.
The following reports and studies were considered as part of this proposed Official Plan and Zoning
By-law Amendments:
• Planning Justification Report;
• Urban Design Report;
• Tree Management Report;
• Preliminary Building Elevation Drawings;
• Preliminary Floor Plans;
• Preliminary Grading Plan;
• Functional Servicing Report;
• Water Distribution Report;
• Functional Stormwater Report;
• Environmental Noise Study;
• Truck Turning Templates;
• Scoped TIS; and
• Sustainability Statement
Page 79 of 164
Community Input and Staff Response:
Staff received written responses from two (2) residents with respect to the proposed development.
These can be found in Attachment `F'. A summary of what we heard, and staff responses are noted
below.
What We Heard
Staff Comment
Traffic on Morrison Road is busy,
A Traffic Study was submitted and reviewed by staff. The
this development will make it worse
development will generate twelve am and twelve pm peak
hour trips which are considered minimal. Under the
forecasted 2028 Future Total Traffic Volumes, Morrison
Road at the site access point is operating with sufficient
vehicle capacity, vehicle delays not exceeding criteria and
no vehicle queueing concerns in either the AM or PM peak
hours. Also, there are no recommendations to provide
additional physical capacity near this access in response
to the site generated traffic. The proposed site access
location provides sufficient stopping sight distance for
oncoming vehicles along Morrison Road. Also, the traffic
generated by this development will have minimal impact on
the surround road network.
Safety Concerns
As mentioned above, the site access location was
assessed and deemed acceptable from a site visibility
standpoint. With respect to the railway tracks, CP
Railway was notified of the proposal, and it advised staff
that it has no concerns (see Attachment E). A Noise and
Vibration Study was prepared, and it has been reviewed
and approved by the Region of Waterloo. Any design
mitigation measures, and warning clauses will be
implemented through the site plan and condominium
approval processes, respectively.
Impacts to Property Values
Assessing the impacts to property values is not a
planning consideration. Planning applications are
reviewed based on the principles of `good planning' in the
public interest which includes policy direction,
serviceability, and functionality of the proposal.
Future Development Plans
Like the subject property, the adjacent lands addressed as
25, 33 and 41 Morrison Road, are zoned RES -5 which
permits the development of single and semi-detached
dwellings and low-rise multiple dwelling forms of housing
such as apartments and townhomes either rental or
condominium tenure.
Criteria for Approval/Rejection of
Staff makes a professional planning recommendation in
an Application
the form of a staff report to PSIC Committee, and a
decision is rendered by the Committee/Council to either
recommend approval or refusal of the application to
Council. Council's decision is subject to an appeal process
to the Ontario Land Tribunal.
Sidewalks
Presently, there are no sidewalks along this section of
Morrison Road. However, the plan is to have sidewalk
Page 80 of 164
installed for 7 Morrison Road at the time of construction.
The City will evaluate future sidewalks through the
Sidewalk Infill Policy and workplan.
Planning Conclusions:
In considering the foregoing, staff are supportive of the Zoning By-law amendment. Staff is of the
opinion that the subject application is consistent with policies of the Provincial Policy Statement,
conform to Growth Plan for the Greater Golden Horseshoe, the Regional Official Plan, and the City
of Kitchener Official Plan and represent good planning. Staff recommends that the Zoning By-law
Amendment application be approved. The proposed application represents an opportunity to provide
`missing middle' housing that addresses a need in our community.
STRATEGIC PLAN ALIGNMENT:
The recommendation of this report supports the achievement of the City's strategic vision through
the delivery of core service.
FINANCIAL IMPLICATIONS:
There are no financial implications associated with this recommendation.
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 billboard notice sign was posted on the property and
information regarding the application was posted to the City's website. Following the initial circulation
referenced below, an additional courtesy notice of the public meeting was circulated to all property
owners within 240 metres of the subject lands, those responding to the preliminary circulation and
Notice of the Public Meeting was posted in the Waterloo Region Record on March 10, 2023 (a copy
of the Notice may be found in Attachment `D').
CONSULT — The proposed Zoning By-law Amendment was originally circulated to property owners
within 240 metres of the subject lands on October 25, 2022. In response to this circulation, staff
received written responses from 2 residents, which are included in Attachment `E'. A Neighbourhood
Meeting was held on November 29, 2022, and attended by approximately 3 residents.
PREVIOUS REPORTS/AUTHORITIES:
• Zoning By-law 2019-051
• Official Plan, 2014
• Regional Official Plan, 2010
• Provincial Policy Statement, 2020
• Planning Act, 1990
• A Place to Grow Growth Plan, 2020
REVIEWED BY: Tina Malone -Wright— Interim Manager of Development Review, Planning
Division
APPROVED BY: Justin Readman - General Manager, Development Services
ATTACHMENTS:
Attachment A — Proposed Official Plan Amendment
Attachment B — Proposed Zoning By-law Amendment
Attachment C — Urban Design Brief
Attachment D — Newspaper Ad
Attachment E — Department & Agency Comments
Attachment F Community Consultation Comments
Page 81 of 164
AMENDMENT NO. XX TO THE OFFICIAL
PLAN OF THE CITY OF KITCHENER
CITY OF KITCHENER
7 Morrison Road
Page 82 of 164
AMENDMENT NO. XX TO THE OFFICIAL
PLAN OF THE CITY OF KITCHENER
7 Morrison Road
10101WV4
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 and Strategic Initiatives
Committee of April 3, 2023
APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives
Committee — April 3, 2023
APPENDIX 3 Minutes of the Meeting of City Council — April 17, 2023
Page 83 of 164
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. This amendment is comprised of Sections 1 to 4 inclusive and Schedule `A'.
SECTION 2 — PURPOSE OF THE AMENDMENT
The purpose of this amendment is to add a site-specific policy and amend Map 5 of the
2014 Official Plan to increase the maximum permitted density on the subject lands to
facilitate the redevelopment of the lands at 7 Morrison Road with a stacked townhouse
development with 32 dwelling units.
SECTION 3 — BASIS OF THE AMENDMENT
The subject lands are located at 7 Morrison Road. The subject lands are designated Low
Rise Residential in the 2014 City of Kitchener Official Plan. The Low Rise Residential
designation encourages a range of low density housing, including street and cluster
townhouse forms, at a maximum net density of 30 units per hectare over the entirety of
lands designated Low Rise Residential to a maximum Floor Space Ratio (FSR) of 0.6.
The Official Plan supports an increase in FSR to 0.75 without an amendment to the plan.
An Official Plan Amendment is required to add a Site -Specific Policy to permit a maximum
Floor Space Ratio (FSR) of 0.9 to facilitate the redevelopment of the lands with a 32 -unit
stacked townhouse development and a requirement for a Holding Provision.
The subject lands are located in the Centreville/Chicopee neighbourhood. The proposed
development includes a low density residential development that will provide another form
of low density housing within an established community.
The lands are identified as a `Community Areas' on Map 2 — Urban Structure in the Official
Plan. The planned function of Community Areas is to provide for residential uses as well
as non-residential supporting uses intended to serve the immediate residential areas.
Lands within Community Areas may be designated as Low Rise Residential, Medium
Rise Residential, High Rise Residential, Open Space, Institutional and/or Major
Infrastructure and Utilities. Limited intensification may be permitted within Community
Areas in accordance with the applicable land use designation and the Urban Design
Policies in the Official Plan. The proposed development must be sensitive to and
compatible with the character, form and planned function of the surrounding context.
The Official Plan Supports 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 City favours a land use pattern which mixes and
disperses a full range of housing types and styles both across the city as a whole and
within neighbourhoods. Page 84 of 164
The Official Plan contains policies to consider when a site-specific zoning regulation is
proposed to facilitate residential intensification or a redevelopment of lands. The overall
impact of the site-specific zoning regulations will be reviewed by the City to ensure:
— That any new buildings and any additions and/or modifications to existing buildings
are appropriate in massing and scale and are compatible with the built form and the
community character of the established neighbourhood,
— That new buildings, additions, modifications and conversions are sensitive to the
exterior areas of adjacent properties, and that the appropriate screening and/or
buffering is provided to mitigate any adverse impacts, particularly with respect to
privacy, and
— That the lands can function appropriately and not create unacceptable adverse
impacts for adjacent properties by providing both an appropriate number of parking
spaces and an appropriate landscaped/amenity area on the site.
The design, massing, and scale of the development is consistent with adjacent multiple
dwelling and townhouse developments. Density, scale, and massing comparisons can be
made between the proposed development and similar nearby projects on Grand River
Boulevard, Morgan Avenue, the Chicopee Terrace development at 15 Hofstetter Avenue,
and the Morrison Woods Development at 24 Morrison Road. The increase in FSR is
attributed more to the fact that the subject lands are sloped thus exposing more ground floor
area which is counted towards the FSR calculation. If these lands were flat, then FSR would
be more in line with 0.6 rather than 0.9. As such, this is more of a technical consideration
and therefore any impact is considered negligible. Furthermore, the conceptual site plan
has been modified to provide increased interior side and rear yard setbacks to address
buffering and planting considerations.
The proposal is consistent with the Provincial Policy Statement, conforms to the Growth
Plan and complies with the Regional Official Plan, as it promotes intensification within the
built boundary, and a development that is transit- supportive, that maximizes the use of
existing and new infrastructure, and assists in development of this area as a compact and
complete community through the broad range of uses.
SECTION 4 — THE AMENDMENT
The 2014 City of Kitchener Official Plan is hereby amended as follows:
a) Part D, Section 15.D.12 Area Specific/Site Specific Policy Areas is amended
by adding new 15.D.12.60 thereto as follows:
15.D.12.60. 7 Morrison Road
Notwithstanding the Low Rise Residential land use designation
and policies on lands municipally known as 7 Morrison Road:
a) the maximum permitted Floor Space Ratio (FSR) will be 0.9.
b) a Holding provision pursuant to Section 17.E.13 of the
Official Plan will apply to residential uses, day care uses and
other sensitive uses. The Holding provision will Ig@gfftg6 of 164
through a by-law amendment and will not be removed until
such time as a Record of Site Condition has been
acknowledged by the Province and an Updated
Environmental Noise Study has been approved by the
Region and a release has been issued by the Region for
both an RSC and Updated Noise Study.
c) Part F, Map 5 — Specific Policy Areas is amended by adding Site -
Specific Policy Area No. 60 to the lands municipally known as 7
Morrison Road, in the Area of Amendment, as shown on the
attached Schedule `A'.
Page 86 of 164
APPENDIX 1 Notice of the Meeting of Planning and Strategic Initiatives
Committee of April 3, 2023
NOTICE OF PUBLIC MEETING
for a development in your Ineighbourhood
lei
7 Morrison Road
Curicept Drawkig
Have Your Voice Heard
Date. April 3. 2023
Tir-rie, 7:00 Ip.m.
Location: Couniell Chambers,
Kitchener City HIal 1
200, King Street West
or,Virtual Zoom, Meeting,
To viiew the staff report, agenda,
nj'ieeting detai4s, start time of this iteriI
or to appear" as a delegation, vii t. -
To learn more abort this project,,
inclu6ng information on YOUr
appeal dghts, visit-,
www.kitcheiner.ca/
PlanningAPPlications
or contact:
f
S�D�i�:e ' e k
iroti Brian Bateman, Senior Planner
"dE �0 �'l E. t 1� 'E� S, S! C 519.741.2200 x 78,69
6. 0 1`1 E� t e brilaiibaternan( kitchener.ca
The pity of Ochener will consider applIcations- to arijierid the it Official Plan arid
Zoning
, By-law to add a site-specilfic proOsion to increase the IRoor Space Patio (FSR)
frorn, 0.6 to 0. 9, to permit a redUCed rear and setback of 5.5, metres instead of the
required 75 metres, arid! to permit a 110 percent visitor parking rate to facilitate the
developrrient of 32 stacked townhOlLlse UrlitS w,iith ark4ig spaces.
Page 87 of 164
APPENDIX 2
Minutes of the Meeting of Planning and Strategic Initiatives
Committee — April 3, 2023
Page 88 of 164
APPENDIX 3 Minutes of the Meeting of City Council — April 17, 2023
Page 89 of 164
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BY-LAW NUMBER
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a by-law to amend By-law No. 2019-051, as amended, known as
the Zoning By-law for the City of Kitchener — Klondike Homes Ltd.
— 7 Morrison Road)
WHEREAS it is deemed expedient to amend By-law 2019-051 for the lands
specified above;
NOW THEREFORE the Council of The Corporation of the City of Kitchener
enacts as follows:
1. Schedule Number 262 of Appendix "A" to By-law 2019-051 is hereby amended by
changing the zoning applicable to the parcel of land specified and illustrated as
Area 1 on Map No. 1, in the City of Kitchener, attached hereto, from Low Rise
Residential Five Zone (RES -5) to Low Rise Residential Five Zone (RES -5) with
Site Specific Provision (361) and Holding Provision 42H.
2. Section 19 of By-law 2019-051 is hereby amended by adding Section (361) thereto
as follows:
"361. Within the lands zoned RES -5 and shown as affected by this subsection on
Zoning Grid Schedule Number 262 of Appendix'A' the following shall
apply:
i) The maximum Floor Space Ratio (FSR) shall be 0.9;
ii) The maximum permitted building height shall be 13.5 metres from
the lowest grade;
iii) The minimum rear yard setback shall be 6.0 metres;
iv) A prohibition on geothermal energy systems as defined in the
Region of Waterloo Official Plan."
1
Page 91 of 164
3. Section 20 of By-law 2019-051 is hereby amended by adding Section (42H)
thereto as follows:
"42H. Notwithstanding Section 7 of this Bylaw, within the lands zoned RES -5 (361)
and shown as being affected by this subsection on Zoning Grid Schedule
Number 262 of Appendix "A", only those uses which lawfully existed on the
date of passing of this By-law, shall be permitted to continue until such time
as this Holding Provision is removed by by-law once the City of Kitchener is
in receipt of a letter from the Regional Municipality of Waterloo, advising
that the Region's requirements have been satisfied with respect to the
submission of a Record of Site Condition and a detailed Noise Study."
4. This By-law shall become effective only if Official Plan Amendment No. XX, 7
Morrison Road 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
2
Page 92 of 164
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0-
NOTICE OF PUBLIC MEETING �
for a development in your neighbourhood
7 Morrison Road I TCT 11,"NER
Have Your Voice Heard!
Concept Drawing
Date: April 3, 2023
Time: 7:00 p.m.
Location: Council Marn eirs,,
Kitchener City Hall
200, King Street West
orVirtual Zoom Meeting
To view the staff report, agenda,
meeting details, start time of this item
or to appear as a delegation, visit:
kitchener.ca/meetings
To learn more about this project,
including information on your
appeal rights, visit:
www.kitchenenca/
Plan n i ngAppl ications
or contact:
0 r IS p a c e i .......... i i gi of ai °11u11°Fai Brian Bateman, Senior Planner
1:1a tIiio o f 3.5Metre 11, l�b a c III 519.741.2200 x 7869
III'Aeti e s brian.bateman@kitchener.ca
The City of Kitchener will consider applications to amend the City's Official Plan and
Zoning By-law to add a site-specific provision to increase the Floor Space Ratio (FSR)
from 0.6 to 0.9, to permit a reduced rear yard setback of 5.5 metres instead of the
required 7.5 metres, and to permit a 10 percent visitor parking rate to facilitate the
development of 32 stacked townhouse units with 45 parking spaces.
Page 125 of 164
From: Mike Seiling
Sent: Tuesday, October 25, 2022 12:26 PM
To: Brian Bateman
Subject: FW: Circulation for Comment - 7 Morrison Road (OPA/ZBA)
Attachments: 7 Morrison Road Agency Letter.pdf
Building; No concerns
From: Christine Kompter <CIhiristi_rn_e. IKarrn er(
Sent: Tuesday, October 25, 2022 10:07 AM
To: CPR(atil{....._¢rpirmit.Y:::m.troa..@r)<c.12.......12!rp�rvnit.X:::ptrl_p_@Ir>; MTO -Allan Hodgins
( Vll n Ilirsdgiins@o taruq_ca) <aV.l_aon lhpd ins. cantarup ca>, 'clerks@cambridge.ca'
<cllerks@cairmbridge c�>, _DL # DSD Planning <DSQ.::II II_g_rn_rnfingMvision.0 ..�:�c�_ !n_ .rr c�.>; Bell - c/o WSP
— — — ..
<circullatioins@ws.p.,ce rmn>; Carlos Reyes < a_irll ........s.....f.e IkV.tclh_e!n_e.rr,.c >; Darren Kropf
y:@
<I ffI,[n�@.Ik tclherner.ca>: Dave Seller <,D ye.Selll_er.@_K�tc_�ener.ca>; David Paetz
....................................................
<I[) yu . .tZ..L t Vr r r >; Ellen Straus <IFID rn.S ra s@V<it h ro r:_c >; Enova Power Corp. -Greig
Cameron <grcugmeraaop@rrrrpaver cornu>; Enova Power Corp. - Shaun Wang
<Shaun.wang.@rrr.lfpr.:.rrarn>; Feds <vp_ ...@...tsc>; GRCA - Planning (Ip .Or�r�irrg.�'.grrurive.r.::ca.)
<p annin@ randriver.ca>; Greg Reitzel <G.reB.ReutzeV@kutchener,ca>; Hydro One - Dennis DeRango
<�arq.d.. u.,s plann'un @hydroone.com>; Jim Edmondson <puI.......................... spr_@.I<o....................................................O>; Justin Readman
.....................F
<Ju.stun.Read rmarn_@_kiitch rn ir.ca>; Katherine Hughes <IKatlher.n_a ..II..Nnuglhcs..@_kii.tc_in rnerr.ca>; Mike Seiling
.......................................................................
<Miilke.Seilliiing@Ikii.tc.lhener:.ca>; Ontario Power Generation<IE::xecutiivevrn.I�nrrne_d_vllcirnrnt.@_a.ta,.crm>;
Park Planning (SM) <P irI .Pll rnrniim @Ikiiac ener._c >; Region - Planning
< Il irflirfliiing > Iliic .tu rns..@_r .giiP..rn�rf. a.te.rr-o-o c. >; Property Data Administrator (SM)
< n.r Ip t i.rr girn@Ikirtclh inr~rr >; Robert Morgan <,Clic?bdrt. ..M irgarn@Ikiitclhen r.ca>; Steven Ryder
<Steven..Ifty air@Ilii ..........1h_ rner..ca>; Sylvie Eastman <S.yll rir ._Fps.tm rn@II<iitclhe ner.c >; WCDSB -Planning
..........................................
<.IEIIh nniing@ sVa c >; WRDSB - Board Secretary (g.11_ iiln_ < Il iirn_ ....._ uainns@ irdsl ac >;
WRDSB - Planning <pII_ !2.!2J_r4g.@
Cc: Brian Bateman <Birii_arn.._B t rn in@.I itclh en_er ca>
Subject: Circulation for Comment - 7 Morrison Road (OPA/ZBA)
Please see attached. Additional documentation can be found in AMANDA folders 22-124797 & 22-
124799 (City staff) and Slh_L_FV.I_e. (external agencies). Comments or questions should be directed to
Brian Bateman, Senior Planner (copied on this email).
Christine Kompter
Administrative Assistant I Planning Division I City of Kitchener
200 King Street West, 6t" Floor I P.O. Box 1118 Kitchener ON N2G 4G7
519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.kompter@kitchener.ca
Page 126 of 164
Page 127 of 164
City of Kitchener
COMMENT FORM
Project Address: 7 Morrison Road
Application Type: Official Plan Amendment OPA22/013/M/BB
Zoning By-law Amendment ZBA22/024/M/BB
Comments of: Environmental Planning — City of Kitchener
Commenter's Name: Carrie Musselman
Email: carrie.mussel man@kitchener.ca
Phone: 519-741-2200 X 7068
Date of Comments: January 17, 2023
1. Plans, Studies and Reports submitted as part of a complete Planning Act Application:
• Arborist Report, 7 Morrison Road Kitchener ON, prepared by WSP Canada Inc., dated November
2022.
2. Site Specific Comments & Issues:
I have reviewed the study noted above to support an official plan and zoning bylaw amendment to
permit a development that includes two stacked townhouse buildings with 16 units each (total of 32
units) with amenity areas and a private access road, and note:
1) An Arborist Report was submitted in support of the application. In summary, the report noted:
1.1. No trees on applicant land will be preserved.
• Of the trees being removed on the subject property, there are nineteen (19) in good
condition, twelve (12) in fair condition, one (1) in poor condition, and two (2) are dead.
1.2. Some trees on adjacent properties may be injured or require removal, they are:
1.2.1.Canadian Pacific Railway Property
• (16) sixteen of these trees will require permission to injure and/or remove as their
driplines will be impacted by the proposed site grading. Generally, permission has been
granted.
1.2.2. Hospital property
• (2) two trees will require permission to injure as their driplines will be impacted by the
proposed site grading. Permission has been granted, the letter notes if the trees die within
5 years, they will be replaced at a 2:1 ratio.
• (8) eight trees will require permission to remove. (6) six of the (8) eight trees are dead
from Emerald Ash Borer. Permission has been granted; the letter notes the replacement of
(2) two trees at a 2:1 replacement ratio.
1.2.3. 25 Morrison Road, Kitchener ON
(7) seven trees will require permission to injure as their driplines will be impacted by the
proposed site grading. Permission has been granted, the letter notes if the trees die within
5 years, they will be replaced at a 2:1 ratio.
(1) one tree will require permission to remove. Permission has been granted; the letter
notes the replacement of two trees at a 2:1 replacement ratio.
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 128 of 164
2) In summary, the proposed new development and related grading works will require the removal of
(44) forty-four individual trees.
3) Tree protection fencing is recommended to be installed around trees noted for retention.
An extensive landscape planting plan is proposed as part of the site plan process. The planting plan
should aim to exceed the number of trees removed from site and so the Zoning By Law Amendment
can be supported.
3. Conditions of Approval in Principal (AIP) and/or Full Site Plan Approval:
City Environmental Planning supports Approval -In -Principle (AIP) provided the following custom and/or
modified conditions are incorporated into the AIP and/or Section 41 Development Agreement.
• The proposed development is in accordance with the Arborist Report, prepared by WSP Canada Inc.,
dated November 22, 2022.
4. Policies, Standards and Resources:
Tree Management
• As per Section 8.C.2.16. of the Official Plan, the City will require the preparation and submission of a
tree management plan in accordance with the City's Tree Management Policy (available on the City's
Website), where applicable, as a condition of a development application.
o Any tree management plan must identify the trees proposed to be removed, justify the need
for removal, identify the methods of removal and specify an ecologically sound tree
replacement scheme and any mitigative measures to be taken to prevent detrimental impacts
on remaining trees.
• 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 and the Development Manual.
V,.. ;IFIT0
As per Section 8.C.2.17. of the Official Plan, the City will consider the importance of woodlands, not
classified as significant, during the development review process by considering the following:
a) the potential impact of the proposed development, redevelopment or site alteration on the
ecological functions of the woodland;
b) the impact of the proposed development, redevelopment or site alteration on the extent and
distribution of woodland cover in the watershed, the city and the local planning community; and,
c) opportunities to restore or re-establish productive forest habitats consisting of native species
following the completion of the proposed development.
As per Section 8.C.2.18. of the Official Plan, the City will minimize the impact of development,
redevelopment or site alteration on woodlands, not classified as significant through the
implementation of appropriate mitigation measures, which may include compensation.
Hedgerows
• As per Section 8.C.2.19. of the Official Plan, when considering development, redevelopment or site
alteration proposals, the City may require the protection and enhancement of hedgerows, especially
where:
a) they link other elements of the Natural Heritage System;
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 129 of 164
b) wildlife regularly use them as habitat or movement corridors;
c) they are composed of mature, healthy trees;
d) they contain trees that are rare, unique, culturally important or over 100 years in age; or,
e) they contribute to the aesthetics of the landscape.
Natural Heritage Features
• The mapping and criteria for identifying individual natural heritage features is included in the
Kitchener Natural Heritage System Technical Background Report (rev. June 2014).
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 130 of 164
City of Kitchener - Comment Form
Project Address: 7 Morrison Road
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: November 18, 2022
Date of comments: November 14, 2022
1. Plans, Studies and/or Reports submitted and reviewed as part of a complete application:
• Sustainability Statement — Official Plan and Zoning By-law Amendment, 7 Morrison Road,
Kitchener, prepared by MHBC, dated September 26, 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 develop the subject lands with two stacked townhouse buildings with 16 units
each, regarding sustainability and energy conservation and provide the following:
• Based on my review of the supporting documentation, some sustainability elements are being
proposed and the development is contemplated to meet or exceed the Ontario Building Code.
• 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.
• It is strongly suggested that the proposed development achieve more efficient standards than
the minimum OBC requirements.
• A Sustainability Statement (as per the City's Terms of Reference) will be required as part of a
complete Site Plan Application.
• As the project evolves through the detailed design process, more progressive energy
conservation and efficient design elements should be incorporated. Potential items for
consideration:
o Electric vehicle charging stations
o Community/ common gardens and urban agriculture
o On-site composting
o Green roofs
11 Ifsage
Page 131 of 164
o Use of alternative water supply and demand management systems such as rainwater
harvesting and grey water reuse
o Use of alternative or renewable energy systems or the capacity to incorporate such
systems in the future
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.
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
21Ifsage
Page 132 of 164
From: Real Estate Canada <Rea|_Estate[anada@cpr.ca>
Sent: Tuesday, December 3U'2UZ31Z:01PK4
To: Brian Bateman
Subject: RE: Circulation for Comment - 7 Morrison Road (CPA/ZBA)
You don't often get email from
Good Afternoon,
and welfare of residents can be adversely affected by rail operations and CP is not in favour of
residential uses that are not compatible with rail operations. CP freight trains operate 24/7 and
schedules/volumes are subject to change. CP's approach to development in the vicinity of rail
operations is encapsulated by the recommended guidelines developed through collaboration between
the Railway Association of Canada and the Federation of Canadian Municipalities. The 2013 Proximity
Guidelines can be found at the following website address: http://www.proximityissues.ca .
CP recommends that the below condition be inserted in all property and tenancy agreements and offers
of purchase and sale for all dwelling units in the proposed building(s):
7anallian 'acii ic I ai7w—ay ancl/or its assigns or successors in interest nas or nave a railway rignt-OT-way
and/or yard located adjacent to the subject land hereof with operations conducted 24 hours a day, 7
days a week, including the shunting of trains and the idling of locomotives. There may be alterations to,
or expansions of, the railway facilities and/or operations in the future, which alterations or expansions
may affect the living environment of the residents in the vicinity. Notwithstanding the inclusion of any
noise and/or vibration attenua"q measures in- C, i - n of the develAo.ment and individual dwellings,
Canadian Pacific Railway will not be responsible for complaints or claims arising from the use of its
facilities and/or its operations on, over, or under the aforesaid right-of-way and/or yard."
Should the captioned development proposal receive approval, CP respectfully requests that the
recommended guidelines befollowed.
MOB, Real EstateCanada@cpr.ca
7550 Ogden Dale Road SE, Building z
Calgary xaT2c4X9
CP
** Please beadvised that will bedeactivated asofJmnuary31,2O23'
Page 133 of 164
Real EstateCanada@cpr.ca to ensure your communication is received and replied to in a timely
manner **
From: Brian Bateman <,Briiarn_._Fla.teirin_a_rn..@IKitchener._ca>
Sent: December 9, 2022 12:22 PM
To: CP Proximity -Ontario <CVS....._C roxiim.iity..-.!21r.t�!rlie..�$_c r ca>
Subject: FW: Circulation for Comment - 7 Morrison Road (OPA/ZBA)
This email did not originate from Canadian Pacific. Please exercise caution with any links or attachments.
To Whom it May Concern,
Just following up on correspondence sent to CPR asking for comments regarding a development
application located at 7 Morrison Road, Kitchener Ontario. Can you please advise when these comments
will be forthcoming as the commenting period ended on November 18. Your comments are important to
us as this proposal is adjacent to your railway line. Thank you.
Brian Bateman, MCIP, RPP
Senior Planner
City of Kitchener
519-741-2200 x7869
From: Christine Kompter <Ihir.st.rne IKaio>
Sent: Tuesday, October 25, 2022 10:07 AM
To: CPR(atil{....._¢rpirrn_i.Y:::m.tUoa..r)<c.12.......12!rp�rrnllt.X:::prnr.1_p_IFr>; MTO -Allan Hodgins
( VllanIlipdgiins@o tarip_ca)<aVII_an.Ihod ins.C. nta!lcoca>,'clerks@cambridge.ca'
«Darks@cambridge ca>, _DL <[)S[_�:._!jguru%in. l(�uyusi_orti V<otchene_ir.ca>; Bell - c/o WSP
................................................................ ....
<avp'_Ucu.u_Va.tura s sr�.cr%m>; Carlos Reyes <CarVo.s...I eYese Htch_e_ine�r ca>; Darren Kropf
<I[Jarren Kro.pf@k tchener.ca>; Dave Seller <Il)ave Seller kitchener.ca>; David Paetz
........ ....._..........
<[)avu ,Ra_e.t. _@ki cV,ener._ca>; Ellen Straus<11:.Heru_.,Straus@_kitcVneruer.c�>; Enova Power Corp. -Greig
Cameron <grcuuame�raaru..@errevaaveU Enova Power Corp. - Shaun Wang
<slh_au.in.wain8..'�_e.in ur 1pp air.:: r�i >; Feds «e e ..'�:fe .:s.:: a>; GRCA -Planning (.la.11a_ru_ru.iing.'�.gira.in _river.::ca.)
<Iplla ...
randriver.ca>; Greg Reitzel <.ire.Reiitzell@kiitcheiner.ca>; Hydro One - Dennis DeRango
<Ia_rurj_ sgpllaininiiin In dirooine.com>; Jim Edmondson <.J_ii_m_._Ed mon.ds rg_.@ t lhein_e.ir ea.>; Justin Readman
<J_ru.,s.tii_ru_._Cie_adrnaru_@_kiitchern. ir.._ca>; Katherine Hughes<IKa.tlh_er.i_in_e_..II.:Nughes@kiitcherneir.ca>; Mike Seiling
<In/n_ii.ke.Se.i_Iliiin Iftir�clheiner.ca>; Ontario Power Generation <IE;,xeautiivev .lawainddevello rrnernt o .corma;
Park Planning (SM) <Cha.irlk._PlIa.in.in.iiln.g.@.II<iltchueineir.._ca>; Region - Planning
<II1II_ainin.ii_in A Iliicatiions re iionol�waterlloo.ca>; Property Data Administrator (SM)
<Illrolp_ a.ta d.in_i.in..@.IKirtclheineir.aa>; Robert Morgan <.Rolbert..l@/or ain@Ilcirtclhener,ca>; Steven Ryder
<Steven.If y eir.@.IkirtcIn ner..ca.>; Sylvie Eastman <S.yllviie.Fas.trrain@II<iitalheineir.ca>; WCDSB -Planning
..........................................
<II_a_E_E.1_lmg.�$ cslbca>; WRDSB - Board Secretary (ell_aiiine Iburrns@yrrs.ca) <Iliiineuairins@rdslbaa>;
WRDSB - Planning <pllaininJ_9.g.�� vrrslb.ca>
Cc: Brian Bateman<13rV_a.in.._Batemain�I.!<itdhene_r :ca.>
Subject: Circulation for Comment - 7 Morrison Road (OPA/ZBA)
Page 134 of 164
Please see attached. Additional documentation can be found in AMANDA folders 22-124797 & 22-
124799 (City staff) and Slha_L _ .J.l_e. (external agencies). Comments or questions should be directed to
Brian Bateman, Senior Planner (copied on this email).
Christine Kompter
Administrative Assistant I Planning Division I City of Kitchener
200 King Street West, 6th Floor I P.O. Box 1118 Kitchener ON N2G 4G7
519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.l<ompter@I<itchener.ca
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Page 135 of 164
From: Trevor Heywood <theywood@grandriver.ca>
Sent: Tuesday, October 25, 2022 11:00 AM
To: Brian Bateman
Subject: RE: Circulation for Comment - 7 Morrison Road (OPA/ZBA)
Hey Brian,
This is not regulated by the GRCA and we have no comment.
Thanks,
i,,,irevoir III°ieywood, IB„Cc„(Il::::.:rnv„)
Resource IRainineir
I irfi irmn: IRiveir Conservation Authority
400 Clyde Road, PO Box 729
Cambridge, ON N1 R 5W6
Phone: 519-621-2763 ext. 2292
Email: tlheywood c iraindiriiveir..ca
y✓ .:. iraindiriiveir..ca , ,irn„ln a ...wiitlh......u'...... !C:�.....sociiall......imed.Ii .
From: Christine Kompter<hru_s.tp_on_.a.V<a_rtnlpter@kitcheneraca>
Sent: Tuesday, October 25, 2022 10:07 AM
To: CPR (t i'rox'imity-Ontario@claroca) <cpproxiuuluity-aB.ri_p.@_.>; MTO - Allan Hodgins
( i.is_rn_._V..N_gdgiiins@ontario.ca) < .o.l_aon.ho.dg ns@ontario.ca>; 'clerks@cambridge.ca'
<cI_e_rks.. ca_rn. Lii_d ca>; _DL_#_DSD_Planning <[ [ ::� V_ roru.%rr. l[�uv'a_s.i_on_@kr tuhene_roca.>; Bell - c/o WSP
u_rCL.V_Iado_rB.s_ ” .s.l2.oc ruff>; Carlos Reyes < r0c s it y se Vcu.tc0r rr ro >; Darren Kropf
<i)arren IKro.pf@k tcherner.ca>; Dave Seller <1D ve S tier( ko_tcherner.ca>; David Paetz
........
<(�aviid.Paetz_ Ikiitclhener:_ca>; Ellen Straus <1E:;.1ll rn_.,St.ra_u.us@ Ikitclhener:_ca>; Enova Power Corp. - Greig
.......... .......... .
Cameron <graf.Z...ca.irm irpin@gin �r Ipa it cu Im>; Enova Power Corp. - Shaun Wang
<slhaun.wain.g..@cinanringgra girn>; Feds <vfru?(!:fs:c>; Planning <�Inlniirn@rinviri'irrr c>; Greg
................................................. .........
Reitzel <G�ira~ iitzgl@Ikii:tclh incur.. >; Hydro One -Dennis DeRango <Il rnc9 s .pl in iniiing@hy .irpr2ina c im>;
Jim Edmondson <Jiinn_.Ed mo.irdso �a lCirtclha?in r:q >; Justin Readman <�ua_s.tiiin.I r inn in Ikitcheiner.ca>;
.............. ....._ .._ .........@..........................................................
Katherine Hughes<IKatlherine:_Huglh_gs_@I�irtclhener ca>; Mike Seiling <Milke S_efi.li ng.@Ikiitclheiner.ca>;
Ontario Power Generation < c tii�r nr n:I in er llrnpim! ija @cup cion>; Park Planning (SM)
<Ilia_rlk.,Pllaininii.in (kiitcheineir.ca>; Region - Planning <.PII_aininii:in. ppllicatiioin.s@ire iionofwateirlloo.ca>;
Property Data Administrator (SM)<”rq.[ataA..inn.V.in..@.Ikiiaclhinrca>; Robert Morgan
<Il cslb .irt. I.M.p.irgain@Ikitclheiner.ca>; Steven Ryder <St2v m.,_Ryder@kitclneneir.ca>; Sylvie Eastman
<2 Ivie.Eastman@kitcheineir.ca>; WCDSB - Planning <iaV_a_un_un.uongC mrcdsb.ca>; WRDSB - Board Secretary
( lai.nn_ burns@wrd.sb.ca) <e a_I_rne burns a wirdsb.ca>; WRDSB - Planning <planning�@wrdslb.ca>
Cc: Brian Bateman <Bri_a_un.,.B t m In..@.1Si.tclhenne_r:ca.>
Subject: Circulation for Comment - 7 Morrison Road (OPA/ZBA)
Please see attached. Additional documentation can be found in AMANDA folders 22-124797 & 22-
124799 (City staff) and S.ha.I _ .J.l_a (external agencies). Comments or questions should be directed to
Brian Bateman, Senior Planner (copied on this email).
Page 136 of 164
Christine Kompter
Administrative Assistant I Planning Division I City of Kitchener
200 King Street West, 6th Floor I P.O. Box 1118 Kitchener ON N2G 4G7
519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.kompter@kitchener.ca
i
IN
n9u," I
Page 137 of 164
From:
Sent:
To:
Subject:
Attachments:
Good afternoon 1Biriialn,
'7 MorrisonRoad P ,I
Johnston, Jeremiah (MTO) <Jeremiah.Johnston@ontario.ca>
Monday, December 12, 2022 10:24 AM
Brian Bateman
RE: Circulation for Comment - 7 Morrison Road (OPA/ZBA)
7 Morrison Road Agency Letter.pdf; 16218E - Site Plan - July 18
2022 Plan.pdf
Phe I iilrnii tlry of Firarnspolrtatiion Ihas no objection to t1hiis alplplliioatiion, iinollusiive of 2 stacked
town Ihouse structures, 32 unfits totall„ ..Rhe subject property Cr Morrison (Road) its Ilooated
(beyond our Iliiinmiits of Ipelrinmiit oontiroll and therefore Ilii FO Ireviiew, alplplrovall and 1peirimiits wiillll
(mot Ibe Irequiilred„
Phalnik you,
.Ilelreirnia [i Johnston Corridor Management Planner
Corridor Management Section
Ministry of Transportation Operations Branch West
659 Exeter Road, London, ON N6E 11-3
M: (226)-980-6407
From: Brian Bateman <,Briie9_:_Fla.teir�r�_arn.( !Kit lhern ir.ca>
Sent: December 9, 2022 3:08 PM
To: Johnston, Jeremiah MTO <Jeiremialh.Jolhinston ointainlo.ca>
.........................................................................................................................................
Subject: FW: Circulation for Comment - 7 Morrison Road (OPA/ZBA)
CAUTION -- EXTERNAL E-MAIL - Do not click links or open attachments unless you recognize the
sender.
Hello Jeremiah,
Just following up on attached correspondence sent to Allan regarding a development application at 7
Morrison Road. I presume you are taking this one over? If so, can you provide MTO comments at your
earliest convenience. Thanks.
Brian
From: Christine Kompter <Ihril_sail.in_.:.IICr.inn.�pteir@kirtcheneir.ca>
Sent: Tuesday, October 25, 2022 10:07 AM
To: CPR (o l{? IProxiirnity Oirntarilo@c inr.ca) <.c.I2 piroxiirnity oirvtario cir.ca>; MTO - Allan Hodgins
( (III iro.Il::Nr dgiins o_rn.t _6 ::c ) <aIIIIain (hod fins@ arn.t iriip >; 'clerks@cambridge.ca'
<.c.!9rks@g1mbrid,ge e2>, _DL_#_DSD_Planning <[)SI[ {>Ilanrailn �.ivisioin@.II<iitclheine.ir.ca>; Bell - c/o WSP
...
<circullatioins@As.p:e�nirm>; Carlos Reyes <�aalrllos.lf e es Ikirtclheineir.ee>; Darren Kropf
y:_@
<[7 Irlre1n:IKirp @Ik elh_erneir.ee>; Dave Seller <Dave.Selller@_kirtc_ einie1r.ca>; David Paetz
.................
< � nr( I etz@.Ik tcheiner._e >; Ellen Straus <1�:..Il�en...St.ra.us.@..!�itclhen.er.,ca>; Enova Power Corp. - Greig
.......... ............
Cameron <8i� ee.ireircm@ernvreir.epi >; Enova Power Corp. - Shaun Wang
Page 138 of 164
<slhauin.wang"invalppir,.cai >; Feds <vh_..s.,.a a>; GRCA - Planning (Ip .Ilarnrningramriver,.ca.)
.................................................
<Ip.Va_rn_rn.iraji andriver.ca>; Greg Reitzel <.GD! . eVtzeV kotchener,ca>; Hydro One - Dennis DeRango
.................
<oa_nd_r�u.,se lannun "hydroone.com>; Jim Edmondson <,p_'u_m_ IFclinno_n.clsaro_@.I<ut h u�_ _r ca.>; Justin Readman
<Justin.Readma__n.@..kit h _roer,.ca>: Katherine Hughes <.Ka.tlheri.�no- o11u..lhes@I<o cherue�r.ca>; Mike Selling
< oke.Se.:i:fi g. _kp:tC_��ro�r...�a>; Ontario Power Generation <IE.: ecutuv yp.lawarrddeveVolauvuerut@ogg._�g_rn>;
Park Planning (SM) <Pa.irk...Pja_n n.oin ftitchener.ca>; Region - Planning
<PV_annin.g Vucatuon.s re Voncfwatedoo.ca>; Property Data Administrator (SM)
<Eq.plp at .irmiin�lkirtclh in it a>; Robert Morgan <,R lk�.�ir�t..l@,��irgain Ikii��.lh�in�r �a>; Steven Ryder
<Steven,.Ifty it 1ki .1h_ iner.,ca>; Sylvie Eastman <S.yllviie.Fas.tm in kiitclheiner:_ca>; WCDSB -Planning
..........................................
< IIa_!n_!n.i.ing.sl ca>; WRDSB - Board Secretary (SII_gi.n_e.._lb urrn.s yrr slp: a) «Ilaiiin bvairins.°
..�....._.__.
WRDSB - Planning <�aininiirggonrirslaca>
...... _....
Cc: Brian Bateman <iriiain:Bat main kiirclheneir.ca>
..........................................................
Subject: Circulation for Comment - 7 Morrison Road (OPA/ZBA)
Please see attached. Additional documentation can be found in AMANDA folders 22-124797 & 22-
124799 (City staff) and Slhaire_FVI_e. (external agencies). Comments or questions should be directed to
Brian Bateman, Senior Planner (copied on this email).
Christine Kompter
Administrative Assistant I Planning Division I City of Kitchener
200 King Street West, 6t" Floor I P.O. Box 1118 Kitchener ON N2G 4G7
519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.kompter@kitchener.ca
Page 139 of 164
From:
Lenore Ross
Sent:
Wednesday, February 8'2O235:06PM
To:
Brian Bateman
Subject:
RE: Staff & Agency Comments
Thanks Brian,
The revised TPEPbacceptable and P&Chave noadditional concerns orcomments forOPA2Z/013/M/BB
and ZBA22/024/M/BB.
From: Brian Bateman
Sent: Friday, January 27'20232:57PK4
To: Lenore Ross
Subject: FW: Staff & Agency Comments
Hi Lenore,
Happy Friday! Please see attached being sent from MHBCtnaddress your comments. Please let me
know if this is satisfactory.
Brian
From: Luisa Vacondiu
Sent: Thursday, January 19'202211:33AM
To: Brian Bateman
Cc: Pierre Chauvin
Subject: FW: Staff & Agency Comments
Thanks for accommodating aquick meeting with usyesterday — hopefully tonight's meeting goes off
smoothly.
As I mentioned yesterday, please find attached the revised Arborist Report and TMP that we've received
from the client to address the comments from Park and Cemeteries.
With regards to the urban design comments that Katey has provided, it seems that many of these
comments are more specific to building design and/or site plan details. Can you discuss with Katey and
advise if you would be comfortable with deferring these matters to the future site plan application?
It I I gmymoj LI 11101 --1 as IV
Page 140 of 164
E
• Urban Design + Landscape Architecture
540 Bingernans Centre Drive, Suite 200 1 Kitchener I ON I N213 3X9 I T 519 576 365
• 576
Follow : . ,I�, ry I !l::::ii....................................l1 nI E.2.c, tg.g;h I ..�..vvii:tle.r I YC rn o I !!.!2�g iraim
C t
%i
E A S MHBC
.. A N N � N G
LAN .:I.
This communication is intended solely for the named addressee(s) and may contain information that is privileged, confidential, protected or
otherwise exempt from disclosure. No waiver of confidence, privilege, protection or otherwise is made. If you are not the intended recipient of
this communication, please advise us immediately and delete this email without reading, copying or forwarding it to anyone.
From: Brian Bateman <,1_!rian._13ate �_a_rro.. V.:itc_herer.ca>
Sent: December 21, 2022 4:05 PM
To: Luisa Vacondio<Ovacorrdp_cn(+�_!D.b.L!.pVan.com>
Cc: Pierre Chauvin <clhuvilrnmlhl... Iin.caairm>
Subject: RE: Staff & Agency Comments
Please see attached comments received to date. I still require comments from the Region, CP and
Environmental Planning -Carrie will be sending hers soon — before I can recommend this for approval. In
addition, UD has raised some concerns to be addressed. Please contact me should you have any
comments or questions.
Brian
From: Brian Bateman
Sent: Wednesday, December 21, 2022 9:31 AM
To:'Luisa Vacondio' <0vac nd� h.!?. !p.0�u�.,.co ru>
Subject: RE: Staff & Agency Comments
This is perfect... thank you! I will be sending you staff/agency comments I have received so far by weeks
end.
Brian
From: Luisa Vacondio <1I c.ind'.is!_ ! _ _ _cln_V _In_._ca _m.>
Sent: Wednesday, December 21, 2022 9:15 AM
To: Brian Bateman <Bo"ia .._B t m !n.C.!<itcheu�_e ca>
Subject: RE: Staff & Agency Comments
Page 141 of 164
Just seeing this now — attaching the Word version of the PJR for 7 Morrison. Please confirm receipt and
if this is what you were looking for.
From: Brian Bateman <,Briia_r�_.Bateiriri_a_r�.. _Ikitc.lhener._ca>
Sent: December 20, 2022 9:33 AM
To: Luisa Vacondio <1lvandi.�I Ir.!kp.lgn..corn>
_
Subject: RE: Staff & Agency Comments
Hi Luisa,
Favour to ask: Could you please send me the Word document of your planning report. I want to get
started on the report. Thanks.
Brian
From: Brian Bateman
Sent: Friday, December 9, 2022 3:00 PM
To: Pierre Chauvin <pchauviin 2mhbcplan.corn>; Luisa Vacondio <1lvaco.ind.iir_@.M1h1kn pJl !jq.._ce_m.>
Subject: Staff & Agency Comments
Hi Pierre & Luisa,
Just want to let you know the commenting period was over but I am still waiting for comments from the
Region and CPR and I guess MTO — but unsure if they will have anything to major to say here In any
event, I have sent follow up emails to the Region and CPR and will send over what I have received to
date very shortly.
Brian Bateman, MCIP, RPP
Senior Planner
City of Kitchener
519-741-2200 x7869
Page 142 of 164
City of Kitchener
OPA/ZBA Comment Form
Project Address: 7 Morrison Road
File Number: OPA22/013/M/BB and ZBA22/024/M/BB
Comments Of: Policy Planning
Commenter's Name: John Zunic
Email: john.zunic@kitchener.ca
Phone: 519.741.2200 ext. 7685
Date of Comments: December 1, 2021
❑ I plan to attend the meeting (questions/concerns/comments for discussion)
❑ I do NOT plan to attend the meeting.
0 No meeting to be held
1. Planning Context:
• The site is located within a "Community Area" on the Urban Structure map of the Official Plan
(Map 2) and has a "Low Rise Residential" land use designation on Map 3: Land Use.
• Policy 3.C.2.50 of the Official Plan notes that the planned function of Community Areas is to
provide for residential uses as well as non-residential supporting uses intended to serve the
immediate residential areas.
• Policy 3.C.2.52 of the Official Plan states "Limited intensification may be permitted within
Community Areas in accordance with the applicable land use designation on Map 3 and the
Urban Design Policies in Section 11. The proposed development must be sensitive to and
compatible with the character, form and planned function of the surrounding context."
• Policy 15.D.3.10 of the Official Plan indicates that the net residential density for lands which are
designated Low Rise Residential will be a maximum of 30 units per hectare. Further, Policv
15.D.3.11 of the Official Plan indicates that the maximum FSR for Low Rise Residential lands is
0.6.
• The property is currently zoned RR=6 in Zoning By-law 85-1 and RES -5 in Zoning By-law 2019-051.
Special Use Provision 201U as part of Zoning By-law 85-1 applies to the property and indicates
that "...a craftsman shop only for a sign making business shall also be permitted in accordance
with the regulations set out in Section 12.2."
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 143 of 164
• Section 40.6 of the City of Kitchener Zoning By-law 85-1 indicates that the Maximum Floor Space
Ratio for properties zoned R-6 is 0.6.
• "Table 7-5: For Cluster Townhouse Dwelling Units" in Zoning By-law 2019-051 indicates that the
Maximum Floor Space Ratio for Cluster Townhouse Dwelling Units on lands zoned RES -5 is 0.6
• This process recognizes that there is a housing crisis and climate emergency currently impacting
Kitchener.
• Based on the policy framework identified above and policy analysis contained within the
Planning Justification Report prepared as part of this application, Policy Planning staff are
supportive of the proposed Official Plan Amendment and Zoning By-law Amendment for 7
Morrison Road.
• Policy Planning staff encourage a reduction in the drive aisle width as a site plan consideration,
in keeping with requirements for fire access and truck turning movements, in an effort to reduce
the amount of impermeable surface on the site.
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 144 of 164
Brian Bateman, MCIP. RPP
Senior Planner
DSD — Planning Division
City of Kitchener
200 King Street W.
Kitchener, ON N2G 4G7
Dear Mr. Bateman:
Post Circulation Comments
OPA 22/013/M/BB
ZBA 22/024/M/BB
Klondike Homes Ltd.
7 Morrison Road
CITY OF KITCHENER
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.reedionofwaterloo.ca
Shilling Yip (226) 753-1064 (C)
Files: D17-40/2/22013
C14-60/2/22024
February 8, 2023
Region staff has reviewed the above -noted applications and provides the following
comments for your consideration at this time. The applicant is proposing Official Plan
Amendment and Zoning By-law Amendment for the development of two (2) stacked
townhouse buildings with 16 units each, for a total of 32 units. The proposed residential
development also includes amenity areas, a private access road, 45 parking spaces
and secure indoor bicycle storage spaces.
The OPA is to add a special policy area to the Low Rise Residential designation in order
to permit a maximum floor area ratio (FSR) of 0.9 and a density exceeding 30 units per
hectare. The ZBA is to re -zone the lands from R-6 to RES -5 with site specific for FSR,
building height, parking, visitor parking and rear yard relief.
The lands are designated Urban Area "Built -Up Area" and within the "Central Transit
Corridor" on Map 3a in the Regional Official Plan (ROP). Lands included within the
Built -Up Area are intended to accommodate the majority of the Region's growth within
Document Number: 4304692 Version: 1
Page 145 of 164
the time horizon of the ROP. This development will contribute to the intensification
target within the Built -Up Area.
Water Services
Water Services Engineering and Planning staff has reviewed the Functioning Servicing
and SWM Report and have the following comment: In detailed design, the applicant
must vacuum excavate the regional waterman, in daylight, to confirm the depth and
horizontal/vertical alignment to ensure there is no conflict with the proposed sanitary
servicing. Please submit engineering drawings for review.
Hydrogeology & Water Programs (Source Water Protection)
Hydrogeology and Water Program (HWP) staff has indicated the proposed development
falls within the WHPA D for the Fountain Street wellfield and the Hidden Valley Intake
(I PZ 3).
Staff has requested that a prohibition on geothermal energy systems as defined in the
Regional Official Plan be included in the Zoning By-law amendment for the subject
property. Proposed wording,
"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 metres unless the protective geologic layers overlaying a vulnerable aquifer
have been removed through construction or excavation."
Salt Management Plan
A Salt Management Plan (SMP) will be required as part of site plan for private parking
lots and/or private roadways. Implementation of the SMP may be secured through
future Planning Act applications.
As part of the SMP, HWP would encourage the proponent to incorporate design
considerations with respect to salt management, including:
• Ensure that cold weather stormwater flows are considered in the site design.
Consideration should be given to minimize the transport of meltwater across the
parking lots or driveway. This also has the potential to decrease the formation of
ice and thereby the need for de-icing.
• Directing downspouts towards pervious (i.e. grassy) surfaces to prevent runoff
from freezing on parking lots and walkways.
• Locating snow storage areas on impervious (i.e. paved) surfaces.
• Locating snow storage areas in close proximity to catchbasins.
• Using winter maintenance contractors that are Smart About SaItTM certified.
• Using alternative de-icers (i.e. pickled sand) in favour of road salt.
Document Number: 4304692 Version: 1
Page 146 of 164
-3 -
The proponent is eligible for certification under the Smart About Sal tTM program for this
property. Completion of the SMP is one part of the program. To learn more about the
program and to find accredited contractors please refer to:
http://www.smartaboutsait.com/. Benefits of designation under the program include cost
savings through more efficient use of salt, safe winter conditions by preventing the
formation of ice, and potential reductions in insurance premiums.
Corridor Planning
Functional Servicing and Stormwater Management (SWM) Report
The subject lands do not abut directly King Street East (Regional Road 08), but the
CPR/Grand River Railway Company (GRR) lands abutting these lands directly abut the
Regional road.
The Functional Servicing & SWM Report dated September 21, 2022 prepared by JPE
Engineering has concluded that the required services are available for the proposed
development. With respect to storm water management, the report has found that
currently the side sheet flows into the King Street right-of-way through swales/ditches,
ultimately to a creak on the south side of the road. The report confirms that under
developed conditions the flows will be attenuated to pre-existing levels and will be
discharged into road side ditch along Morrison Road. The report indicates a detailed
SWM report will be prepared at the Site Plan stage when more details are available.
The following points need to be clarified/noted further:
a) The report mentioned that the soils are non conductive and a cash -in -lieu will be
the option for the SWM drainage. Clarification is required, whether there will be
any concentrated storm flow or a storm connection directly within the King Street
right-of-way from the SWM management system.
b) Will there be more than the current flows than under the existing conditions as a
result of this cash -in -lieu option?
c) If yes for the above, is there sufficient capacity to take the discharge in the
existing system? More details must be provided in this regard.
d) A Sanitary connection is proposed within the King Street right-of-way. Please
note that this will require Regional approval through a separate process of
Municipal Consent. Additional comments, if any, will follow.
Environmental Noise
The Environmental Noise Study dated August 3, 2022 prepared by JPE Engineering is
currently under review. The following clarifications are required:
a) The proposed development is within a 75m vibration influence zone as per
Railway Proximity Guidelines. No assessment of vibration is included in the
report. A vibration study will be required to confirm that railway vibration from the
Document Number: 4304692 Version: 1
Page 147 of 164
-4 -
CPR is not a concern, and does not require any mitigation measures in the
building design. This may be secured through the use of a holding provision.
b) It appears that the railway noise is based on the 2015 railway data. Please
confirm that the data used in this regard will remain valid for future 10 years rail
traffic forecasts. Alternatively, a conservative approach be used to calculate the
future rail traffic.
c) Please confirm that the noise levels from road and rail noise are combined
together for reaching the ultimate noise levels at the assessment points. This is
unclear in the report.
d) The OLA location appears to be analysed very close to the proposed noise
barrier. A central location should be analysed to assess the noise impacts for the
OLA.
e) The proposed noise barrier is only few metres from the railway. Please confirm
that any specific vibration design is not required, a typical design detail for the
proposed noise barrier be added in the report.
f) Maintenance arrangements for the proposed noise barrier be confirmed by City
of Kitchener staff and be detailed in the report.
The above matters may be addressed prior to adoption of the ZBL amendment or
secured through the use of a holding provision.
Conditions for Site Plan Application
Site Grading & Stormwater Management
Storm sewers within the Regional road right-of-way are generally sized and designed to
only accommodate stormwater from the right-of-way and in some instances off road
surface drainage under existing conditions. A private stormwater connection to any
storm sewer on King Street East (RR #08) will be discouraged where an alternate
stormwater connection is available, including infiltration if soil conditions and Source
Protection under the Clean Water Act permit, or if it is determined that the King Street
East storm sewer does not have the sufficiency (condition and capacity) to
accommodate private stormwater flows from this site. It is the responsibility of the
applicant' s engineering consultant to determine an appropriate stormwater outlet from
this site and the sufficiency of the receiving storm system if there is no other option
available and to include this information in the stormwater management report. The
applicant or their consultant should contact Mr. Malcolm Lister, Manager, Technical
Services for the Region of Waterloo at 519-575-4432 or mlister@regionofwaterloo.ca to
determine if any engineering plans and/or further technical information for King Street
East (RR #08) is available which may be of assistance.
Document Number: 4304692 Version: 1
Page 148 of 164
-5 -
The applicant must submit electronic copies of detailed Site Grading & Drainage Control
Plan(s) and Site Servicing Plan(s) along with a SWM report for Regional review and
approval. This should include drainage details for the subject property, abutting
properties and the public road allowance so as to ensure compatible drainage and to
show thereon all existing and proposed connections to the municipal storm sewers,
sanitary sewers and water mains and all detailed erosion and siltation control features,
all to the satisfaction of the Regional Municipality of Waterloo.
The site grading must be compatible with the existing road grades and any future
project of King Street East (RR #08). The site must be graded in accordance with the
approved plan and the Regional Road allowance must be restored to the satisfaction of
the Regional Municipality of Waterloo.
Transit Plannina
There will be no transit requirements for the proposed development. However, staff note
the following points:
This area is well -served by Routes 204 iXpress (two-way) and Route 27.
Beginning in May 2022, Route 27 will be revised to operate in a one-way loop
northbound on Morrison.
• Pedestrian infrastructure along Morrison Road is lacking in this vicinity. The City
undertook some underground works in this area last year, and the sidewalk on
the west side of Morrison may have been constructed as part of this project. The
City should consider a sidewalk on east side of Morrison Road and pedestrian
connections from the proposed development to help use of transit service in the
area.
Airport Zoning (Advisory Comments)
The subject lands are located within the 6 km Development Regulation Area (Transport
Canada). For further information in this regard please contact:
Jordan Vander Veen, Senior Engineer, Design and Construction (Airport)
519.648.2256 ext. 8514 Email: jvanderveenCa�regionofwaterloo.ca
Site Servicing / Work Permit / Municipal Consent
A Municipal Consent will be required for the installation of any new/update to / removal
of the existing services within the King Street right-of-way.
Also, a Region of Waterloo Work Permit must be obtained from the Region of Waterloo
prior to commencing construction within the Region's right of way. For further
information in this regard, please visit https://rmow.permitcentral.ca/
Document Number: 4304692 Version: 1
Page 149 of 164
-6 -
Conditions for Condominium / Consent ADDlication Staae
Detailed Environmental Noise Stud
Pending acceptance of the above-mentioned Noise Study, the recommendations of the
above noised study will be implemented through a registered agreement with the
Region of Waterloo; as a regional condition for any future Plan of
Condominium/Consent application(s) as may be required for the proposed
development.
Although, the requirement of a detailed noise study may not be a condition of Site Plan
application, it is strongly recommended that the proponent undertake a detailed noise
study and construct the site/buildings/units accordingly to avoid any retrofit at a later
stage. It's the proponents' responsibility to ensure that there are no environmental noise
impacts from/on the proposed development.
Land Use Compatibility
The subject property is immediately adjacent to the Grand River Hospital Freeport site.
Staff recommends a warning clause (Type E) pursuant to NPC -300 be included in all
offers to purchase and/or lease agreements. Proposed wording for the warning clause
reads,
"Purchasers/tenants are advised that due to the proximity of the adjacent hospital
facility/Freeport Hospital, noise from Freeport Hospital may at times be audible."
This requirement should be secured through a registered agreement with the City of
Kitchener as part of any future Planning Act application, including consent or plan of
condominium.
Record of Site Condition (RSC)
A RSC is required according to the Region's guideline on site contamination. There are
high and medium threats in the Region's Threats Inventory Database for the adjacent
property to the west at 3570 King St E (Grand River Hospital — Freeport
Campus). There is also a rail line to the south of the site which would be considered a
medium threat.
The RSC requirement was noted in the pre -submission comments, but it does not
appear that an RSC has been filed in the interim. The RSC along with the MECP
Acknowledgement will be required prior to adoption of the ZBL amendment, or secured
through the use of a holding provision.
Environmental Planning
No comments.
Archaeology
No comments.
Document Number: 4304692 Version: 1
Page 150 of 164
-7 -
Housing
General
The following Regional policies and initiatives support the development and
maintenance of affordable housing:
• Regional Strategic Plan
o Objective 4.2 requires the Region to make affordable housing more available
to individuals and families.
• 10 -Year Housing and Homelessness Plan
o contains an affordable housing target which is that 30% of all new residential
development between 2019 and 2041 in Waterloo Region is to be affordable
to low and moderate income households.
• Building Better Futures Framework
o shows how the Region plans to create 2,500 units of housing affordable to
people with low to moderate incomes by 2025.
• Region of Waterloo Official Plan
o Section 3.A (range and Mix of Housing) contains land use policies that ensure
the provision of a full and diverse range and mix of permanent housing that is
safe, affordable, of adequate size, and meets the accessibility requirements
of all residents.
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 in the section on affordability.
Should this development application move forward, staff recommend that the applicant
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.
Affordability
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 $385,500
which do not exceed 30 percent of gross
Document Number: 4304692 Version: 1
Page 151 of 164
annual household income for low and
moderate income households
$1,470
Housing for which the purchase price is
at least 10 percent below the average
$576,347
purchase price of a resale unit in the
Bachelor: $950
regional market area
1 -Bedroom: $1,134
*Based on the most recent information available from the PPS Housing Tables (2021).
In order for an owned unit to be deemed affordable, the maximum affordable house
price is $385,500.
For the purposes of evaluating the affordability of a rental unit, based on the definition of
affordable housing in the Regional Official Plan, the average rent is compared to the
least expensive of:
A unit for which the rent does not exceed
30 per cent of the gross annual
$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.
Please do not hesitate to contact Judy Maan Miedema directly by email at
JMaanMiedemaCa�regionofwaterloo.ca should you have any questions or wish to
discuss in more detail.
Proposed Zoning By-law Amendment
As noted above under HWP comments, staff has requested that a prohibition on
geothermal energy systems as defined in the Regional Official Plan be included in the
Zoning By-law amendment for the subject property. Proposed wording provided above.
Document Number: 4304692 Version: 1
Page 152 of 164
Staff recommends the use of a holding provision to secure the completion of a railway
vibration study, Record of Site Condition (if not completed and MECP acknowledged
prior to adoption of ZBL amendment), and final acceptance of the environmental noise
study noted above.
Regional Development Charges
Any future development on the subject lands will be subject to provisions of Regional
Development Charges By-law 19-037 or any successor thereof.
Other
Staff acknowledges the Region's required review fees for the OPA and ZBA
applications were received November 3, 2022.
Region staff has no objection to proceeding with a City staff recommendation to Kitchener
Council subject to the above -noted comments.
If you have any questions, please feel free to contact me (226) 753-1064 (c).
Yours truly,
Shilling Yip, MCIP, RPP
Senior Planner
cc. Pierre Chauvin, MHBC Planning
Document Number: 4304692 Version: 1
Page 153 of 164
City of Kitchener
Application Type: Official Plan and Zoning By-law Amendments
Application: Official Plan Amendment OPA22/013/M/BB
Zoning By-law Amendment ZBA22/024/M/BB
Project Address: 7 Morrison Road
Comments of: Transportation Services
Commenter's Name: Dave Seller
Email: dave.seller@kitchener.ca
Phone: 519-741-2200 ext. 7369
Date of Comments: November 17, 2022
a. After reviewing the Scoped Traffic Impact Study (August 25, 2022) submitted by R.V. Anderson
Associates Limited (RVA), Transportation Services offer the following comments.
The applicant is proposing to development 32 stacked townhouse units, with one full move
vehicular access provided along Morrison Road. The development is estimated to generate 12 AM
and 12 PM peak hour vehicle trips.
Under the forecasted 2028 Future Total Traffic Volumes, Morrison Road at the site access point is
operating with sufficient vehicle capacity, vehicle delays not exceeding LOS B and no vehicle
queueing concerns in either the AM or PM peak hours. Also, there are no recommendations to
provide additional physical capacity near this access in response to the site generated traffic.
The forecasted 2028 Future Total Traffic Volumes at the intersection of King Street East and
Morrison Road is currently operating with reserve capacity, minimal delays, and no queuing issues
for most vehicle movements. The one movement experiencing delay is the southbound movement
along Morrison Road at King Street East, in the PM peak hour. This is due to the higher traffic
volumes on King Street East, where fewer gaps are provided for southbound vehicles along
Morrison Road. This results in the southbound movement experiencing delays of approximately two
minutes in the 2028 horizon year, without the subject development traffic. However, despite the
delay, the low volumes result in reserve capacity for the movement (v/c ratio does not exceed 0.44)
and minimal queuing (approximately two (2) vehicles). With the inclusion of site generated traffic,
delays increase marginally by approximately 10 seconds, but the movement is still operating with
reserve capacity and queues are not impeding on the proposed site access.
A stopping sight distance (SSD) analysis was competed along Morrison Road at the site access
utilizing the Transportation Association of Canada (TAC) Geometric Design Guide for Canadian
Roads. Based on a 40km/h speed limit, a 50km/h design speed, where a 65m SSD is recommended.
However, Morrison Road has an approximate 8% downgrade while travelling south towards King
Street East. To account for the slope along Morrison Road, RVA utilized TAC methodologies yielding
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 154 of 164
an increased SSD of 73m from the recommended 65m. Based on RVA field observations, a SSD of
74m was achieved along Morrison Road, exceeding the recommended SSD.
Therefore, based on the field analysis completed by RVA, the proposed site access location should
provide sufficient stopping sight distance for oncoming vehicles along Morrison Road. Also, the
traffic generated by this development will have minimal impact on the surround road network.
b. The Garbage Truck Turning Movement 1 plan submitted by MHBC for the "Wayne Titan" design
vehicle illustrates a conflict with the concrete curbing noted below in red. Transportation Services
recommends correcting this conflict.
a..
c. As part of the City of Kitchener's Official Plan, Morrison Road is designated for a road widening, with
an ultimate road width between King Street East and Manor Drive of 20 metres. Therefore, a
conveyance of a portion of lands along the Morrison Road frontage is required. The approximate
location of the widening is noted below in red hatching, A reference plan be submitted noting the
road widening.
Not to scage
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 155 of 164
From: Katey Crawford
Sent: Friday, March 10, 2023 9:16 AM
To: Brian Bateman
Subject: RE: 7 Morrison - Updated Urban Design Brief
Hi Brian,
The last page of the brief includes the previous outdated rendering. That page will need to be updated
with the new rendering concept. I have no other concerns besides that.
Thanks,
Katey
From: Brian Bateman <,B_iruan. ateman k'itchener,ca>
........................................................................................
Sent: Thursday, March 9, 2023 5:56 PM
To: Katey Crawford <K t y U nrFa U kitchener._ca>
Subject: FW: 7 Morrison - Updated Urban Design Brief
Hello Katey,
Can you please confirm this is acceptable. Thanks.
Brian
From: Luisa Vacondio <V c.ind'.pcln_Vp_In_._ca_mn.>
Sent: Thursday, March 9, 2023 3:11 PM
To: Brian Bateman <Bcp_ai.._B t m in.C.!<itcheu�_e a>
Cc: Pierre Chauvin < clh prirn mlhl ul .cgM>; Paul Florica <12 Id. ldond l<ehpm s c.o..irm>
Subject: 7 Morrison - Updated Urban Design Brief
Good Afternoon Brian,
Please find attached the revised Urban Design Brief for inclusion in your final staff report package, which
reflects the changes to the site plan and elevations. Let us know if there is anything else you'll need from
us to complete your report.
Thanks,
Luisa
MHBCPlanning, Urban Design & Landscape Architecture
N Bingemans Centre Drive, Suite 200 1 KitchenerON : 9 I T 519 576 365
•
Page 156 of 164
E
L. A N N U N G
URBAN DES�GN
a w
I- w UE
This communication is intended solely for the named addressee(s) and may contain information that is privileged, confidential, protected or
otherwise exempt from disclosure. No waiver of confidence, privilege, protection or otherwise is made. If you are not the intended recipient of
this communication, please advise us immediately and delete this email without reading, copying or forwarding it to anyone.
Page 157 of 164
From: Planning <planning@wcdsb.ca>
Sent: Thursday, November 17, 2022 5:24 PM
To: Brian Bateman
Subject: RE: Circulation for Comment - 7 Morrison Road (OPA/ZBA)
Attachments: RE: Notice of (OPA/ZBA/SP) Pre -submission Consultation Meeting -
7 Morrison Road
Good Afternoon Brian,
The Waterloo Catholic District School Board has reviewed the subject application and based on our
development circulation criteria have no new comments beyond those submitted for the presubmission
consultation. Those comments are attached to this email.
If you require any further information, please contact me by e-mail at Jordan. Neale@wcdsb.ca.
Thank you,
Jordan Neale
Planning Technician, WCDSB
480 Dutton Dr, Waterloo, ON N2L 4C6
519-578-3660 ext. 2355
From: Christine Kompter <CIhlristi n_e.a.lKr.ir�ro.pter@kVtchener.ca>
Sent: Tuesday, October 25, 2022 10:07 AM
To: CPR (Cly Eroxirirnity-Ontario _ cpr.ca) <.c.p piroximity-ontario _ cpr.ca>; MTO - Allan Hodgins
(VIla9_:_V.:Iegiinse g_rn.tgirig:g) <g.VIIam lhodirns@an.taruc gg>; 'clerks@cambridge.ca'
«Narks@cambridge >, _DL_#_DSD _Planning <[)S[_ P g.9.9i_in ID v.si_o n V<ot V rgro >; Bell - c/o WSP
<&cu✓u_Da.r.uo s@ sp gu ro>; Carlos Reyes < r0�as VY y se kc tcVn_e_iner.ca>; Darren Kropf
<I[)arren Kro.pfC k tchener.ca>; Dave Seller <1D ve SelVer@kitchener.ca>; David Paetz
........ ................. .......
<I avud, a_e:t _@V<utcVnern r.c >; Ellen Straus <If.IVeru::S rauus@_k.itch n r._ca>; Enova Power Corp. -Greig
Cameron <reuainnoircin..@e.inva.iipir coi>m>; Enova Power Corp. -Shaun Wang
<slhaua.in Ging. _ .in vale rr c�im>; Feds <v;n. d..'�:f .:s.:: a>; GRCA -Planning (.I .Ila_rnrn..ing. .girain v r. a.)
<1p.llainrniing@.gra_!nd_rivar.ca>; Greg Reitzel <G.ircZ,_Rj!J z ll.@_kiitcheneir.ca>; Hydro One - Dennis DeRango
<wind_ us laininiiing@Ih .irpginc cpm>; Jim Edmondson <J_iim.Edirnonds rn_@_kiitclhein_e.ir.ca.>; Justin Readman
<J_u_s.tii_n._Re_adlnma_n@_kiitclne_rn.elr._ca>; Katherine Hughes<.Ka.tlh_cri_In_p_..II..N_u,ugjbes@kiitcheneir.ca>; Mike Seiling
<I _Vrkc..Se.i.11ir..... Ikirtclhelner._ca>; Ontario Power Generation <l::xeC ut Vev .lawainddevello ment o .corm>;
Park Planning (SM) <Pa.irlk...Plla.in.in.irin .@.II<irtclnein ir.._ca>; Region - Planning
<Ihll_aininV_in. A Iliicatiions re iioinofwaterlloo.ca>; Property Data Administrator (SM)
<Illirolp_ a.tgAdj _i.in.. .lkirtclh in_ it ca>; Robert Morgan <.Rra.lk.�.Birt..Moi.r elkirtclheiner.ca>; Steven Ryder
<Steve.n,........Iit)deir a)1 tclhener.ca>• Sylvie Eastman <S, llviie.Eastmain@II<iitclheiner.ca>; Planning
..................................
<pVannin. @wcdsb.ca>; WRDSB - Board Secretary ( tgjn_e burns@nnrrd.sb.ca) «II_ u_ine buirins@wrdsb.ca>;
WRDSB - Planning <p anninf@wrdsb.ca>
Cc: Brian Bateman<IE3riain.BatemanC@V<Vtchener.ca>
Subject: Circulation for Comment - 7 Morrison Road (OPA/ZBA)
Caution - External Email - This Message comes from an external organization. Do NOT click on
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Page 158 of 164
Please see attached. Additional documentation can be found in AMANDA folders 22-124797 & 22-
124799 (City staff) and Slha reFill_e. (external agencies). Comments or questions should be directed to
Brian Bateman, Senior Planner (copied on this email).
Christine Kompter
Administrative Assistant I Planning Division I City of Kitchener
200 King Street West, 6t" Floor I P.O. Box 1118 Kitchener ON N2G 4G7
519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.l<ompter@I<itchener.ca
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 159 of 164
From:
Kashels
Sent:
Tuesday, November 22, 2022 11:40 AM
To:
Brian Bateman
Cc:
Dave Schnider
Subject:
Fw: 7 Morrison Road Proposed Development Feedback
You don't often get email from
From: Kashels
Sent: Wednesday, November 16, 2022 8:16 PM
Subject: 7 Morrison Road Proposed Development Feedback
Dear Mr. Bateman,
My name is Baldev (Roger) Lubhaya, living at Our family recently received
your feedback notice for a proposed development in our neighborhood at the intersection of
King St. E & Morrison Rd. I am quite concerned and question the appropriateness of this new
high density development.
I am sure you are aware a similar high density development was built a couple of years ago near
our house. Since that development was completed, our neighbourhood has experienced a
fundamental negative impact on its safety, serenity, and flavour. Now you wish to double -down
with a second high-density development right across the road from the first! This is most
outrageous and uncalled for. We can see no benefits or justification for this imposition.
What was once a relatively peaceful and quiet road has become a busy, noisy, and dangerous
throughway due to the drastic number of new tenets and drivers that have flooded the area.
Morrison Road was not designed for such heavy vehicle and pedestrian traffic. The noise and air
pollution have gotten noticeably worse given the increase in traffic. There is also the matter of
speeding and unsafe driving. Cars squeal their tires and accelerate dangerously fast by our
house almost daily. This was rarely the case beforehand. As well, numerous pedestrians are
walking directly on the road at all hours of the day, including young kids, joggers, pets, people
pushing their strollers, etc. This creates high-risk situations for both drivers and pedestrians as
there are no sidewalks in the area and the road is just too narrow.
During the summer we have cars speeding past the curve near our house and in the winter we
have traffic jams. This is due to the hazardous conditions prevalent especially after a snowfall.
Not just due to the slippery conditions but because city buses are too large to safely navigate
the sharp curve near our house because the snow banks pile up too high and are not cleared
properly. This ultimately leads to even narrower roads, traffic jams, and near misses of on-
coming vehicles. Finally, the bus is also prone to cancellation during slippery conditions as it is
unable to navigate up the sharp hill at the intersection. As such, placing hundreds of new
people unable to access public transportation in this location may not be the wisest plan.
Page 160 of 164
Next, there is the train tracks adjacent to the intersection of King and Morrison. I would
question the ethics of placing another high density development near these tracks that are
travelled daily by cargo trains. I am sure there will be many young families with children that
could play on the tracks, as well numerous new cars crossing these tracks. This formula can only
lead to a tragedy over time. As such, I see no benefits of placing a second high-density
development right next to train tracks. There is also the noise pollution as the train passes by
every night and blows its horn. It's not too loud by our house, but I can imagine future tenets
finding the the daily noise of both the horn and the train passing -by a major nuisance.
Unfortunately, before this development was built two years ago, we went through the same
process of neighbourhood feedback. At the time we voiced our strong opposition to the
development but all these objections fell on deaf ears. Will we be going through deja vu with
this new development feedback process where the families living here have no say?
Enough damage has already been done by building these 64 units on our street, we do not
want or need anymore! From my last experience, it seems the planning department and builder
had all come to an agreement beforehand and the neighbourhood feedback was just a
formality. I hope this time, all parties are listening in good faith and giving serious consideration
to our concerns, including cancelling this project.
Please provide this following information before the scheduled meeting:
1. Name of the developer.
2. Was this developer the same as the previous one, or have any relation to the previous one?
3. Is the developer waiting for your department's consent?
4. What is the criteria for consent?
5. What is the criteria for rejection?
6. If this development were to proceed against all opposition, what would be intangible and
tangible benefits to the neighbourhood?
7. How will near -by property prices be impacted in the short, medium and long-term given the
higher air pollution, vehicle traffic, noise, unsafe conditions, etc.?
8. Are there any future plans to create more high-density developments in the surrounding
area?
Thank you for your time and please feel free to contact me if you wish to discuss.
Sincerely,
Roger Lubhaya
CC: dave.schnider(@kitchener.ca
Page 161 of 164
I am copy this to my councilmen and our mayor also a petition signed by the neighbors
Page 162 of 164
From
Kashels Family Place Ltd
Roger Lubhaya GM
Page 163 of 164
From:
Sent:
To:
Subject:
You don't often get email from
Donald E. Lougheed
Wednesday, November 2, 2022 10:43 AM
Brian Bateman
7 Morrison Road
Learn why this is important
Hi Brian further to our discussion this morning, I am interested in the intersection of Morrison Road and
King Street and the proposal near that intersection.
Don Lougheed
P.S. Are you related to Carl Bateman?
Page 164 of 164