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DSD-2023-111 - OPA22/015/C/KA - ZBA22/026/C/KA - 265 Cotton Grass Street - Schlegel Urban Developments Corp.
Staff Report r NJ :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 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 staffs 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 Y e xw . ` a i tw GAR 5Y � 1v n\ 22623223:.._. . i' 124 272 a •$ a K. S22T 235233,6 211 zt 31,219 2032oa _A 420 m � 74 a 6A66 - 3t�" wa �tl,SR `N� ,g� 0 v �� y >'I � 1� 13b68566 R :S� - -'� 39 4] as st '0 I 1 5 7313578 _..,,yr 'Y' 'S5 Figure 1 — 265 Cotton Grass Street (Onpoint 2023) ,gra M .."ji lid V 1l1 r)lr„rr".?1i74* .%�. ur�� ++: 7r r1 Figure 2 — Williamsburg Town Centre view from north-east (Urban Design Brief 265 Cotton Grass Street, November 2022) Page 5 of 164 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 MAIN STREET —� -:a :Hi1':v:_J?UILDING700 I .+Ylii7ll�� t ; r4 I BCC i �' P:YvTHERS EXISTING I / l�JJ( fiYJJ Q I is w - fY IS"ING PUBLIC PARK 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 "MAIN STREET" 41�RT TERN LAV gyp: L-d—p.d r.ar G- ]II:E"LK Lnnd:capnd Lnnd-rnprd Lond:c op ed drscaped 4 b a ` . - ■ • BUIL ING 800 Y BACK TO -BAC K {II 1 STACKED OWNH0 E a it + w 32 UNITS 3.5 IREJS a� drr,C L dM1d:, dµe TYPE Ti E 4 1 A-< 5 k Y RnaasEn �, `I RE k _ %LL TURN A§Pn41i———— r. ROUTE ACCEEs , T -_ o��/d^cc�oi�pe I 'OJ \'o'6� f rrl-c il' EXISTING I=J-ALIC Figure 3 — Conceptual Site Plan (February 2023, 4 Architecture Inc.) 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 WHAT WE HEARD 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 logged 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 Npress 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 SCHEDULE W APPLICANT: SCHLEGEL URBAN DEVELOPMENTS CORP. 265 COTTON GRASS ST m 0 m BLEAMS RD 0 METRES SCALE 1:15,000 DATE: MARCH 3, 2023 500 BLOC A REVISED CITY OF KITCHENER OFFICIAL PLAN AMENDMENT TO MAP 5 SPECIFIC POLICY AREAS a Refer to Urban Growth Centre and Secondary Plans for details Area of Amendment To Add Specific Policy Area 61. 265 Cotton Grass St C�]��[lI_\��I_\►I_\1�1��1�71VI����i7L_��aL�SNy[�7/:I_1 FILE: City of Kitchener OPA22015CKA_MAP5 DEVELOPMENT SERVICES DEPARTMENT, PLANNING mxd 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 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: "99. 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 Sl� GO— RES RES MAP NO. 1 SCHLEGEL URBAN DEVELOPMENTS CORP. 265 COTTON GRASS ST K T IGHBR , SUBJECT AREA(S) N , , AMENDMENT TO BY-LAW 85-1 AREA 1 - RES -6 FROM NEIGHBOURHOOD SHOPPING CENTRE O R-2 ZONE (C-2) WITH SPECIAL REGULATION PROVISION 356R TO NEIGHBOURHOOD SHOPPING CENTRE ZONE (C-2) WITH SPECIAL REGULATION PROVISION 356R AND SPECIAL REGULATION PROVISION 787R AND SPECIAL USE PROVISION 483U C- AND HOLDING PROVISION 99H AREA o'o C-2 BY-LAW 85-1 SHOPPING CENTRE V'V480 C-2 356R ZONEEIGHBOURHOOD C-6 ARTERIAL COMMERCIAL SCHED LE66-,SCHEDULE , 2 BY-LAW 2019-051 _ _ _ _ U SCHED65 _ ,SCHEDUL _ _ 3 NHC-1 NATURAL HERITAGE CONSERVATION ZONE OSR-2 OPEN SPACE: GREENWAYS i RES -4 LOW RISE RESIDENTIAL FOUR RES -5 LOW RISE RESIDENTIAL FIVE ' RES -6 MEDIUM RISE RESIDENTIAL SIX -2 369R ' OSR-2 Lu 356R ZONE GRID REFERENCE SCHEDULE NO. 66 OF APPENDIX'A' KITCHENER ZONING BY-LAW 85-1 AND 2019-051 C-2 344U Y\ IY ,C / \-ZA - ZONE LIMITS 0 50 100 METRES SCALE 1:4,000 DATE: MARCH 3, 2022 FLOODING HAZARD ZONING BY-LAW AMENDMENT ZBA22/026/C/KA OFFICIAL PLAN AMENDMENT OPA22/015/C/KA City of Kitchener I FILE ZBA22026CKA_MAP1 DEVELOPME T SERVICES DEPARTMENT, PLANNING Mxd NOTICE OF PUBLIC MEETING for a development in your neighbourhood 26S Cotton Grass Street Concept Drawing A13 ©MR1 .0D 0 Have Your Voice Heard! Date: April 3, 2023 Time: 7:00 p.m. Location: Council Chambers, Kitchener City Hall 200 King Street West orVirtual Zoom Meeting To view the staff report, agenda, meeting details, start time of this item orto appearasa delegation, visit: kitchener.ca/meetings To learn more about this project, including information on your appeal rights, visit: www.kitchener.ca/ PlanningApplications or contact: 32 Unit 3.5 Storeys 1.5 Parking Katie Anderl, Senior Planner Stacked Spaces 519.741.2200 x 7987 Townhouses Per Unit katie.anderl@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 frontyard 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 Appendix E - Community Comments Name Date Comment Suzanne Daniels 02/13/23 Just following up. How long will it be before we hear about the plans to proceed with the stacked Townhouses - 265 Cotton Grass. I have a real concern with regards to the parking being on the Commonwealth St side. When walking to Sobeys - I try to envision the entrance / exit to the proposed parking lot off Cotton Grass and it is way too close to the roundabout. I really think it needs to be on the Sobey's side. I can understand the reasoning behind the initial thoughts of "Main Street" - that's all well and good but this is a commercial area that they want to add Residential to. They don't really mix when you are talking about families / children in a Commercial development parking lot basically. Safer and easier for people that will be living there if they are closer to the park land and not "Main Street". "Main Street" is nice if you live in Streetsville, Ontario as that is how the area was developed many years ago. Thank you for listening. Suzanne Daniels 02/03/23 There was two more thing with regards to the parking lot for the new residential building. The entrance into and out of the parking lot from Cotton Grass Street - it is too close to the roundabout. This will cause traffic problems especially with cars trying to turn left into the parking lot from Cotton Grass, yes the entrance is on an angle to prevent that but human nature is that we will turn anyway. I don't know if you live in the area but if you watch the way some people drive in this area you would know what I mean. The garbage area in the parking lot - I don't see any concessions for large pieces of garbage meaning any type of furniture. People have left mattresses in the garbage room of our building which they are not supposed to do, but they do. We have notices in our building with regards to calling our waste company for a special pickup. Again human nature being what is they don't call because there is a cost. What has the builder prepared in their plan to combat that type of refuse. Thank you for your time. Suzanne & David 02/02/23 Hi Katie Daniels I would like to express my concerns about 265 Cotton Grass Street - Stacked Townhouses Page 25 of 164 Appendix E - Community Comments Page 26 of 164 This appears to be a done deal - as per the comments made by the developer at the meeting with regards to the construction timelines. Being in the construction industry myself - I know all about the concerns surrounding the procurement supply chain in this current climate. Therefore, all this development requires now is sign off from the City of Kitchener. Don't get me wrong - I know this will go ahead - and housing is needed. My major concern is the parking lot for many reasons. 1. The Parking lot backs onto the Max Becker Common. I would like to see this flipped to the opposite side - meaning on Main Street Side. 2. Safety for the children or anyone in the park. I cannot tell with absolute certainty what the barrier will be between the parking lot and park area. Currently it appears there will only be a curb. If a car for whatever reason crosses that barrier from the residential property into the park, who will assume liability if someone gets injured due to a lack of planning? That goes the same for the commercial building. These 2 parking lots are too close to children playing and people gathering. 3. After reading through most of the documents - the only reason that I see for the parking lots to abut the park is the developer wants to make "Main Street" attractive and landscaped - for whose benefit? Where do the residents on Commonwealth St. come into this equation? All we will see is the ass end of parking lots of both buildings. No beautiful landscapes for us. 4. 1 see no reason why the parking lot cannot be on the Main Street Side - It's commercial property on 2 sides of the new residence. Why not put the parking lot on the same side as the other parking lots for the rest of the commercial properties. On a separate note, I'm not sure where this new community garden will be put in the park but that will also take away playing space for children and families to run and have fun. I really think this one needs to be studied a little longer. It was really nice to see the 2 movie nights in the park last year for the children in the area. They loved it. This is the only public green space (park area) available in this neighbourhood - Williamsburg. For future - The Borden Wetlands are home to a lot of wildlife - Geese, ducks, osprey, hawks, crows and many other birds, turtles, rabbits, fox and more. The Geese use the corner entrance (Sobey's side) for their flight path into the wetlands. There are also different species of frogs and bullfrogs in there as we can hear them at night in the spring and summer. I have pictures of some of the frogs that I have seen in there. We need to protect our wildlife as much as possible. Thank you in advance for your consideration on this matter. Suzanne Daniels 01/08/23 1 would like to say that my Husband and I oppose the rezoning of 265 Cotton Grass Street to accommodate a 28 -Unit Stacked Townhouses. Page 26 of 164 Appendix E - Community Comments Page 27 of 164 This is the only green space in this neighbourhood for children to play and families to gather. I know this because I live at - --------------------------------------- Since moving here 2 years ago I have seen this green space used by many people from family picnics to movie nights in the park for the local children. This is the only space that children can run and enjoy. I've seen seniors enjoying a gathering on the provided picnic tables. If the builder needs to build - then why not propose the piece of property at the corner of Cotton Grass and Fischer Hallman Rd. This piece of property already has zoning for a building. It may need to be zoned for Residential but in my opinion it is a better option. Corinne Meiers 02/09/23 Oh my goodness, you are going to be tired of hearing from me, but then I think "what do I have to lose?". So, just remarking to my husband about a couple of observations made this morning. I noticed a big transport truck just going down Main Street turning right around the roundabout and then parking, with the flashers on, waiting for access into the Sobey's loading dock/delivery area. Never had to think about those big trucks before, but was thinking they will be going by within yards of people's living rooms and bedrooms if the building parking lot is not flipped to the opposite side (park side). Taking in more pollution than they might on a regular residential street, especially one not used by big transport trucks. And then thinking about those trucks, once those other proposed buildings get built on Cotton Grass and Fischer Hallman, having to wait on a two lane road. I am going to assume that those two buildings (on Cotton Grass and Fischer Hallman) will share a driveway access onto Cotton Grass. Think about the traffic jams that could be caused by people coming onto Cotton Grass from Fischer Hallman (where they usually travel at much higher speeds), drivers exiting from the residential buildings onto Cotton Grass about the same time, other drivers rounding from Main Street to head onto Fischer Hallman, and drivers coming down from the other end of Cotton Grass, about the same time and all, possibly (within the realm of probability) encountering a big idling truck. Does the city think they might have to install traffic lights at the intersection with Fischer Hallman in order to have more safety there? And thinking about that young fellow doing that four wheel drift around the roundabout when we had all that ice and snow in January — what if he had really miscalculated (more than he already had) and hit the sidewalk and plowed into the park (where the building is supposed to go)? Yes, I know, lots of "what ifs", but that's why planning ahead is so critical. Another "two cents" from me — hope some of it makes sense. Page 27 of 164 Appendix E - Community Comments Corinne Meiers 02/03/23 Perhaps the last comments from me regarding the amendment to change the proposed building from commercial/residential to all residential (rental) use. (If you get to the end, good for you Q. One of a number of things that struck me during the Zoom meeting on January 31, 2023 was a rather wistful remark made by Alex Vandersluis about the original intention for the proposed 700 building along Main Street to be used partially for the head offices of Schlegel Urban Developments, with retail/commercial on the main level. My understanding from the meeting was that decades ago this development along Main Street was, essentially, a legacy project for Mr. R. Schlegel. However, due to factors created by the pandemic, significant and likely permanent, changes have had to be made in regards to the commercial elements that would have been part of this Williamsburg development. Therefore, a change in the proposed use of the building at 265 Cotton Grass. I can understand the original hope of Mr. Schlegel's to have an attractive street scape for his Main Street, but could the necessitated changes to his project now incorporate goodwill for the residents of this area, not just the perceived wants/desires of the business people who won't be living there all day and night? It is quite likely that most of those involved in one way or another with this project will take this next comment with some degree of amusement, but perhaps it might make what I am trying to say a little easier to understand. Is anyone familiar with the older movie "Nottinghill"? There is a lovely part in it about a private park, used by the residents who live in buildings surrounding it. I know Max Becker Common is not a private park - don't ever wish it to be. But it was the idea of how people used that park, moved in it, sat in it that has always stayed with me. Try to picture the alternative of switching the parking for both buildings to the Main Street side. The street is already dominated in the middle by the parking lot for Sobey's - not what most people would think as an attractive part/view of a street scape, but it is necessary. The people who live in the rental building would have a safer area for their children to play; the people who work in the office building could have a lovely patio on the park side to eat their lunches and take a break, nicer views from the bosses windows (I understand that Mr. Schlegel enjoys the view of people having a good time in the park - how much nicer it could be!) - AND — bonus (because profit is always king) - more money could be asked of the tenants on the lovelier, quieter park side - win, win. That's the "esthetics" the "good -living" part of it. (Oh, and the building does look esthetically pleasing.) Practically, with financial impact, there would be no need for access onto Cotton Grass before that "small" roundabout, if the building was "flipped". All access for the rental and business buildings would be off a shared drive onto Main Street, just as there now is for the different accesses for Sobey's and other commercial buildings abutting that area. Literally, I saw a young man in January going around that roundabout sideways, three times on the snow and ice, before noticing another driver and finally straightening up and driving right. It is a small roundabout often used by, well, let's just say, not thoughtful people. And with more buildings planned for Cotton Grass and along Fischer -Hallman, that smaller roundabout it going to be used so very much more, very likely by, hopefully, an only incrementally increased amount of not very thoughtful people. It is not what would be considered by most users a safe design and could just be eliminated if the building was flipped. That's the financial aspect of it (see above re: increased rental on park side). Page 28 of 164 Appendix E - Community Comments Page 29 of 164 But now I come to the very major crux. A bit of a segue here. I was with my grandson for a yoga class at the Community Centre last night and was surprised that Mr. Owodunni apparently had a scheduled meet and greet there as well. Talk about timing! I thought about it for a little bit but then thought "no, I'm going to ask him about this". He was very gracious and we had a little conversation about my concerns. Funny thing about it though was that other parents/grandparents were there with their children too and immediately some people also picked up on and remarked on the safety issue of having the parking lot adjacent to the park. I know other people, of the few who did attend the Zoom meeting, also brought up their concerns about the parking lot. It was interesting to look at some of the proposed plans in more detail and come to the realization that there likely was not an intention to have a solid perimeter/fencing there - more likely just a walkway into the park fronted by some plantings, perhaps some trees. That's just not safe enough. People in their cars can make mistakes and children can hit things (windows/cars) with other things - all mistakes, but possibly with very real, perhaps tragic, consequences. And I could mention the around-the-clock noise/disturbance of a residence parking lot abutting a park — that could be lessened greatly by having the parking on the commercial side of the street. With the commercial parking lot at the other end of the park there is a very large berm between the children's playground and the cars. Why take an unnecessary risk at this end where people will be living in a building (not being a work building like at the other end that has a mainly empty lot at night)? Why not make the choice to put goodwill first? And a little last sideline - I was surprised that the City Planning office would be unaware of a proposed common ground community garden. I would have thought that the city would have had to be advised of the notice for that going out (see Williamsburg Community Garden) and there having to be some prior contact with the city in order to ask the public about it going in somewhere in that smaller and smaller park. I miss my old very beautiful garden and probably would enjoy working in a community garden but I would certainly like to know where it might be placed in this smaller and smaller park. Thank you for any consideration you might give to these comments, for this project, and for any future developments involving where people reside — only wish I could have made them years earlier. Corinne Meiers 1/30/23 1 had sent comments earlier on January 16, which you kindly responded to but, even though these comments are past the deadline for submission, I hope they can be taken into consideration. I have hope that some consideration can be given to the barrier that would be erected at the back of the parking lot for the proposed condo building — that it might be a brick wall. My reason for requesting consideration of this is that the other condo buildings along Commonwealth, built by the same builder, have a sturdy wooden fence which is elevated and protected by a curb barrier and plantings of shrubs and trees. This fence runs along residents who live in homes backing that fence so those residents also have a vested interest in keeping the fence in good shape. However, the fencing or barrier between the parking lot of the proposed building, and the public park, will not have the same vested interest by some of the public in keeping it in good, and attractive, shape. That means the possibility of the residents of the proposed building are more likely to have to invest in damage or reconstruction of said barrier at an earlier date, than might be otherwise expected for the residents who occupy the condos along Commonwealth (raising their monthly condo fees for said repairs). So, I am submitting a picture I took of the brick wall that Sobey's invested in along their Cottonwood Street access that protects their truck delivery Page 29 of 164 Appendix E - Community Comments Page 30 of 164 access. Admittedly it is much higher than likely would be required for the condo parking lot, but it is sturdier and less likely to be damaged by public park activities (such as the very large ones that have occurred with movie nights and fun fairs in the park). And, while I'm at it, again, I hope that any of the trees that will be replaced might be replaced with something sturdier than the trees already in the park — they are slowly disintegrating from disease and abuse — broken branches, missing bark, fungus. Maybe some sycamores or maples? Live in hopeQ. Corinne Meiers 01/16/23 If, for the occupants who presently face Commonwealth Street, the choice is between green space or a building and a parking lot to look at, then obviously the clear first choice is for green space. But if the choice (is there a choice?) is the view of another building then it would have been preferable to look at the front of a building rather than the parking lot behind it. Do they propose to have fencing, and trees or a hedge along any fencing, to eventually soften the view of the building and the parking lot? Page 30 of 164 Appendix E - Community Comments Page 31 of 164 Will there be replacement of some of the city trees that will be cut down on Cotton Grass? AND a major concern with this proposal has to do with the element of danger in accessing and leaving the building. It is clear, when watching the cars, big trucks and pedestrians use the roundabout, that the proposed access driveways on Cotton Grass are too close to the roundabout to be safe, especially for pedestrians. When compared to the roundabout at the other end of the street, at Max Becker (by Remedy RX), that roundabout is further away from the street access and, therefore, safer for all traffic. And anyone who would wish to park in front of the proposed building (say for deliveries to the building residents), it is a concern how that is going to be done safely, and adequately, considering all the traffic for Sobey's and the other commercial buildings along that street. The street is not as wide at the Sobey's end, as it is at Max Becker where they have much safer and more street parking and pedestrian walkways. AND, as a concession to not only the people in the vicinity (who will be affected by the proposed building and parking lot and attendant increased traffic), but to all the many adults, children and animals who presently use that green space, it would be really nice if some decent, sturdier trees were planted in the remaining green space behind the proposed building (even if it is city property) because the adults, children and pets who will live in that building will probably really like having a little green space around them as they will be fronting a busy road. AND there are proposed plans for another building (with attendant parking lot) to be built beside it, which will take away even more green space, increase the usage of an unsafe roundabout even more - plus increased noise and pollution levels. So, because some of the drawings are not to scale, or specific, can it be stated just how much depth will be left to the city/public park green area between the building/parking lot and the sidewalk on Commonwealth? Lastly, there simply isn't adequate park space in this area - not just green space, but safe PARK space that can be used by all sorts of people for all sorts of activities such as we have witnessed - enjoying a serene summer evening in the park with friends or family, having fun throwing a ball, flying a kite, using a picnic table with family and friends for birthdays or other celebrations, walking your dog, spontaneous cricket and soccer matches, early morning Tai Chi, yoga classes, fun fairs with a huge screen set up for an evening movie --- just no -cost -free -for -all -fun. I hope the City planners can see the irreplaceable value in city green - and city trees. Thanks for the opportunity to submit our comments (hopes). Darlene Hartman 01/04/23 Hello: I would like to speak to the proposed development of stacked townhouses proposed on Cotton Grass St. While I realize that we need more housing do we really need to stuff 28 townhouses in such a small area? When we moved in they said that the park would always be a park and we figured something would be build beside it some day but we thought it would be something smaller, maybe commercial, less intrusive and more in the flavor of the Williamsburg 'small town' flavor. I have to say that I am really not happy about looking out my window and instead of seeing grass and trees my view will be walls and windows and garages with the accompanying paved areas. We hear all the time about global warming and how important it is to keep green space and now they want to build on that tiny space where dogs and children now Page 31 of 164 Appendix E - Community Comments Page 32 of 164 play. I realize that nothing is probably going to stop this development but I would like to ask that you at least soften the blow by either putting in less units and leaving some space around them for some trees and grass or not building them so high and at the very least that you plant some pretty trees or bushed between them and us to soften the look and help the environment. Dawn Dinnes 01/11/23 When my family and I moved into our house on ------------------ we fell in love with the neighbourhood. The walkability of the shops, schools, community centre, and professional services all played into our decision to purchase what we hope will be our forever home. The crown jewel in our neighbourhood is Max Becker Common. Max Becker Common provides our neighbourhood with a wide open outdoor space. In the summer, there are always kids and families enjoying picnics, playing soccer or catch, flying kites, and learning to ride their first bicycle. Our wonderful community partners host outdoor events, which are usually well -attended by the families in the area. Just a few days after we moved in, one such event was hosted in the park, and gave my family an opportunity to meet some of our neighbours and to connect with friends we didn't know lived nearby. In the winter, a dedicated group of volunteers sets up and maintains an outdoor skating rink, where residents get some fresh air, and enjoy a classic winter activity. Movie nights in Max Becker Common often see hundreds of people come out, and make donations to support the Food Bank and other charities. The Williamsburg Community Association offers outdoor classes, like Zumba in the Park. During the pandemic, this huge area allowed people to spend time to with their friends and neighbours while maintaining social distancing. The development proposed at 265 Cotton Grass St would effectively shut down this outdoor space. By taking away the open space, and replacing it with stacked townhomes, movie night would be cancelled. Kids would no longer have a space to run and play with their families, or just sit and enjoy the sunshine on warmer days. The loud, fun events that make this community special would give way to homes that likely will not offer much in terms of affordability, or improve the character of the neighbourhood. Ward 5 was the first to offer boulevard parking year-round. With many multi -generational households, many homes in the area have 3 or even 4 cars parked outside. These homes would add an additional burden of 20-50 cars in a neighbourhood where parking is already challenging. To accommodate, this development will, in the words of Joni Mitchell, pave paradise, and put up a parking lot. Please don't take for granted what this community has in its open spaces. As concerned citizens, we oppose the development of 265 Cotton Grass St, and request that the planning committee reject the application. Ichim Vasilica 01/29/23 1 do not agree for this new development in our area and I believe the neighbours don't either. There is the park for kids, lance the drones, kites, play with electric toys etc. Page 32 of 164 Appendix E - Community Comments Page 33 of 164 Also the streets are not designed to take that traffic. The area will be very crowded. Barbara & Ernest 12/22/23 Hi Katie, Jones We live @ ---------------------------------------- We will be out of the country when you have your zoom meeting, but we will try & connect. If you would answer the following questions, we would appreciate it. We were told that the park directly in front of our building is deemed parkland, & wouldn't be developed except for the strip that runs North/ south along the unnamed street in the Williamsburg Shopping Plaza. (along the side of Sobey's to Max Becker) I assume that the corner @the roundabout of Cottongrass & the above mentioned street is where these Townhouses are to be built? Is that correct? Will the front of the Townhouses be on Cottongrass? Will there be parking underground & behind the proposed towns? How much green space will we have left in front of our building, once they are built? What is the proposed start & finish date? Thanks in advance for your assistance & please keep us posted via email of your decisions. Judy Schaeffer 12/21/23 We were given a card in our mailbox recently, of the proposed development in our neighbourhood. I have only ONE thing against this proposal. That is, the new building is fine to build, however I absolutely DESTEST the city rules of allowing people to park their cars on the streets in front of their buildings. They park where there's a curve, and it just makes it so difficult as it's quite busy along the streets, and hard to pass when cars are parked at all angles, the wrong way on street, and blocks traffic, ect. They should prohibit cars from parking in the front of the buildings. Just our voices here! Jenna Trakalo 01/21/23 I apologize for the delay and hope that you will accept my comments regarding the proposed development in williamsburg. When we purchased our house on -------------------------- we were aware of the proposed developments that were to be built (the condo buildings, brown stones, etc). The original 'drawing' we saw for the current development in question was significantly smaller in height and the amount of people living in the units was less than this new plan, which is alarming. Page 33 of 164 Appendix E - Community Comments Page 34 of 164 From someone who lives right in the vancity of this development, i have the following concerns. The amount of cars from the 3 condo buildings that park on Commonwealth and the side streets is becoming dangerous. You can't see oncoming traffic when trying to pull out of the side streets and the road basically becomes an one lane road - and this road is busy so you can imagine the frustration and safety concerns. This area is heavily used for school pick up and drop off, extra parking for the condo buildings, as someone who lives on a side street right there, the increase in traffic is not ideal from the very quiet and safe street this once was. This neighbourhood already has major traffic and speeding issues and this feels like it's just asking for problems. Aesthetically, this revised plan will be creating a very boxed in feeling for the park, especially if the proposed commercial space ever comes to fruition. There is basically a 3 or 4 story building on all sides of the park. We always knew this was going to be built but the height and proposed occupancy is the issue we have. Thank you for hearing us out Nancy Morphet 01/03/23 Please add my name to the list of no's for the upcoming proposal. Like I said to you I actually had someone from Reids, in my home after just moving in, who looked out my window & said you will never have anything blocking your view Page 34 of 164 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 INDEX SECTION 1 TITLE AND COMPONENTS SECTION 2 PURPOSE OF THE AMENDMENT SECTION 3 BASIS OF THE AMENDMENT SECTION 4 THE AMENDMENT APPENDICES APPENDIX 1 Notice of the Meeting of Planning & Strategic Initiatives Committee of April 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(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 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 OF PUBLIC MEETING � for a devetopment in your neighh0urh00d 265 Cotton Grass Street R Have YourVoiice Heard! Concept Drawing All @m kv NEN 32 Unit Stacked Townhouses 0 3.5 Storeys r LS Parking Spaces Per Unit Date: April 3, 2023 Time: 7,00 p.m.. Locat on: Council Chambers, Kitchener City Hall 200 King Street West arVirtual Zoom Meeting To view the staff report, agenda, meeting details, start time of this item or to appea rasadelegation,visit: kite h ene r.c a Im a eti ngs To learn more about this project, including information on your appeal rights, visit: www,kiitchener.ca/ PlanningApplications or contact: Katie Anderl, Senior Planner 519.7412200 x 7987 katie.ande rl(4) k itc hener.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 buildingwith a reduced frontyard setback and a parking rate of 1.5 spades per dwelling unit. The applicant is proposing a 32 -unit. 3.5 storey stacked townhouse development. 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-PIanningDivision@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.cam eron@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 ShareFile (external agencies). Comments or questions should be directed to Katie Anderl, Senior Planner (katie.anderl@kitchener.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 e(F419", 0 0 0 0 0 0 0 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.melansonCcDkitchener.ca 1 Page 47 of 164 r� 111 M ■1�1 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 - 1St 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 <Katie.Anderl@kitchener.ca> Sent: Monday, February 27, 2023 4:12 PM To: Niall Melanson <Niall.Melanson@kitchener.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 <SYip@regionofwaterloo.ca>; Lenore Ross <Lenore.Ross@kitchener.ca>; Katey Crawford <Katey.Crawford@kitchener.ca>; Steven Ryder <Steven.Ryder@kitchener.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 : https://kitchener.sharefile.com/home/shared/fol7clb6-360a-42ef-b433-f8759ddal66c/folder 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 R L* 1 YOB . 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) Good morning Katie, The subject property is not regulated by the GRCA under Ontario Regulation 150/06. As such, we will not be providing comments. Thank you, Chris Chris Foster -Pengelly, M.Sc., Office: 519-621-2763 ext. 2319 Toll-free: 1-866-900-4722 www.grandriver.ca I Connect with us on social media 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<Christine.Kompter@kitchener.ca> Sent: 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>; Planning <planning@grandriver.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango <landuseplanning@hvdroone.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@kitchen er.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 ShareFile (external agencies). Comments or questions should be directed to Katie Anderl, Senior Planner (katie.anderl@kitchener.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 � & T? Zn-'I=9n • ` 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 l Planning Division j City of Kitchener 519-741-2200 ext. 72911 TTY 1-866-969-9994 deeksha.choudhry@kitchener.ca Residents are encouraged to visit kitchener.ca/covid19 for the most up-to-date information about City services. From: Christine Kompter<Christine.Kompter@kitchener.ca> Sent: Friday, December 16, 2022 2:42 PM To: _DL_#_DSD_Planning <DSD-PIanningDivision@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.cam eron@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 (CPA/ZBA) Please see attached. Additional documentation can be found in AMANDA folders 22-128716 & 22-128724 (City staff) and ShareFile (external agencies). Comments or questions should be directed to Katie Anderl, Senior Planner (katie.anderl@kitchener.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 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. ❑X I 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 N, 14 Region of Waterloo 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 U Canada Telephone: 519-575-4400 TTY: 519-575-4508 Fax: 519-575-4466 www. regionofwaterl oo.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 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 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, Principal Planner (Housing) directly by email at JMaanMiedema(d)-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 N, 14 Region of Waterloo 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 U Canada Telephone: 519-575-4400 TTY: 519-575-4508 Fax: 519-575-4466 www. regionofwaterl oo.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@kitchener.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 1IPage 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 21 Page 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. Ryderkkitchener.ca AM 0h « 0,000) APlease consider the environment before printing this e-mail. From: Katie Anderl <Katie.Anderl@kitchener.ca> Sent: Monday, February 27, 2023 3:59 PM To: Shilling Yip <SYip@regionofwaterloo.ca>; Lenore Ross <Lenore.Ross@kitchener.ca>; Katey Crawford <Katey.Crawford@kitchener.ca>; Steven Ryder <Steven.Ryder@kitchener.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 : https://kitchener.sharefile.com/home/shared/fol7clb6-360a-42ef-b433-f8759ddal66c/folder 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 a On- 0 Im 10 na so - 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.Anderl@kitchener.ca> Sent: Monday, February 27, 2023 3:59 PM To: Shilling Yip <SYip@regionofwaterloo.ca>; Lenore Ross <Lenore.Ross@kitchener.ca>; Katey Crawford <Katey.Crawford@kitchener.ca>; Steven Ryder <Steven.Ryder@kitchener.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 : https://kitchener.sharefile.com/home/shared/fol7clb6-360a-42ef-b433-f8759ddal66c/folder 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 'gow-wN IsI, Y� ou ~yl SE -B 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-PIanningDivision@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.cam eron@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>; 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 ShareFile (external agencies). Comments or questions should be directed to Katie Anderl, Senior Planner (katie.anderl@kitchener.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 oA06000moo 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 69 of 164