HomeMy WebLinkAboutDSD-2023-120 - OPA22/013/M/BB - ZBA22/024/M/BB - Klondike Homes Ltd. - 7 Morrison RoadStaff Report
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Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: April 3, 2023
SUBMITTED BY: Garett Stevenson, Interim Director of Planning, 519-741-2200 ext.
7070
PREPARED BY: Brian Bateman, Senior Planner, 519-741-2200 ext. 7869
WARD(S) INVOLVED: Ward 2
DATE OF REPORT: March 7, 2023
REPORT NO.: DSD -2023-120
SUBJECT: 7 Morrison Road
Official Plan Amendment Application OPA22/013/M/BB
Zoning By-law Amendment Application ZBA22/024/M/BB
Klondike Homes Ltd.
RECOMMENDATION:
That Official Plan Amendment Application OPA22/013/M/BB for Klondike Homes Ltd.
requesting a change to the Land Use Designation on the parcel of land specified and
illustrated on Schedule `A', be adopted, in the form shown in the Official Plan Amendment as
Appendix "A", and accordingly forwarded to the Region of Waterloo for approval and;
That Zoning By-law Amendment Application ZBA22/024/M/BB requesting to amend Zoning
By-law 2019-051, for Klondike Homes Ltd. be approved in the form shown in the Proposed
`Proposed By-law', and `Map No. 1' as Appendix `B'; and further
That the Urban Design Brief, prepared by MHBC and attached as Appendix "C", be adopted,
and that staff be directed to apply the Urban Design Report through the Site Plan Approval
process.
REPORT HIGHLIGHTS:
• The purpose of this report is to evaluate and provide a planning recommendation regarding
Official Plan and Zoning By-law Amendment Applications for the property located at 7 Morrison
Road.
• It is Planning staffs recommendation that these applications be approved. The proposed
applications represent an opportunity to intensify land that addresses a need regarding a
shortage of housing in our community.
• Community engagement included:
o circulation of a preliminary notice to property owners within 240 metres of the subject
site;
o installation of a large billboard notice sign on the property;
o a neighbourhood meeting held on November 29, 2022;
o follow up one-on-one correspondence with members of the public who responded to
the circulation or saw the billboard sign;
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 70 of 164
o notice advising of the statutory public meeting was circulated to all property owners
within 240 metres of the subject site, and those who responded to the preliminary
circulation, and
o notice of the public meeting was published in The Record on March 10, 2023.
This report supports the delivery of core services.
EXECUTIVE SUMMARY:
Klondike Homes Ltd. is seeking Official Plan and Zoning By-law Amendments to permit the
development of multiple dwellings (stacked townhomes) containing 32 residential units. Staff
recommends that the applications be approved. The subject property is identified as `Community
Areas' on the City's Urban Structure (Map 2 - City of Kitchener Official Plan) and designated as `Low
Rise Residential' (Map 3 - City of Kitchener Official Plan). The subject is zoned `Low Rise Residential
Five (RES -5)' in Zoning By-law 2019-051.
REPORT:
The subject lands are located within the Centreville Chicopee neighbourhood adjacent to the Grand
River Hospital — Freeport Health Centre and at the intersection of King Street East and Morrison
Road. The site is bounded by a residential property to the north, the Grand River Hospital — Freeport
Health Centre to the east, King Street East and rail corridor to the south, and Morrison Road to the
west, as illustrated on Figure 1. The subject lands are approximately 0.35 hectares (3,500 square
metres) in area with approximately 35 metres of frontage on Morrison Road. The subject lands abut
a Canada Pacific Railway right-of-way to the south, sharing a lot line of approximately 85.4 metres.
Currently, there is a single detached dwelling and a detached garage on the subject lands — see
Figure 2. The residential building is currently vacant. These structures would be demolished as part
of the proposed redevelopment.
The lands on the opposite side of Morrison Road have been recently redeveloped with a stacked
townhouse development. Access to the site is currently obtained via a driveway extending onto the
property from Morrison Road. The surrounding neighbourhood includes a mix of land uses such as
low rise residential, institutional, and open space.
The development proposal provides for the establishment of two (2) stacked townhouse buildings
on the subject lands. Each building would contain sixteen (16) dwelling units for a total of thirty-two
(32) dwelling units on the site. Access to the property is proposed by a private road extending from
Morrison Road. Parking is provided at a rate of 1.2 parking spaces per dwelling unit for a total of 39
parking spaces. Secure bicycle parking spaces are to be provided indoors, and adjacent to the
common amenity area. A preliminary site plan is shown below in Figure 3.
Over the course of the application, the plan has been modified to address technical comments from
staff. The modified plan is shown in Figure 4. Revisions include increased interior side and rear yard
setbacks and a decrease in overall number of parking spaces provided. The primary change is to
increase the interior side yard setback from 3.0 metres to 4.8 metres along the northerly property
limit to improve compatibility and to increase the amount of area for tree plantings.
Building renderings are illustrated in Figure 5.
Page 71 of 164
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Page 73 of 164
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Figure 5 — Proposed Rendering (MHBC)
Planning Analysis:
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Proposed Official Plan Amendment
To accommodate the proposed development, an amendment to the Official Plan is requested to
increase the permitted Floor Space Ratio (FSR) in the Low -Rise Residential land use designation.
In this designation, the City's Official Plan states that the maximum permitted FSR is 0.6. Policy
15.D.3.11 states that site-specific increases to allow up to a maximum FSR of 0.75 may be
considered without the need for an OPA, where it can be demonstrated that the increase is
compatible and meets the general intent of the policies of the Official Plan. Given the sloping lands
and grade change across the site, the redevelopment of the subject lands proposes a FSR of 0.9,
thus an OPA is required. It is important to note here that the OPA is not requesting a change of land
use but rather seeking a site-specific policy area to the existing Low Rise Residential designation to
permit an increase in FSR to 0.9 from 0.6.
Provincial Policy Statement, 2020
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest
related to land use planning and development. Section 1.4.3 (d) of the PPS promotes densities for
new housing which efficiently use land, resources, infrastructure, and public service facilities. The
PPS sets out a policy framework for sustainable healthy, liveable, and safe communities. The PPS
promotes efficient development and land use patterns, as well as accommodating an appropriate
mix of affordable and market-based residential dwelling types with other land uses, while supporting
the environment, public health, and safety. Provincial policies promote the integration of land use
planning, growth management, transit -supportive development, intensification, and infrastructure
planning to achieve cost-effective development patterns, optimization of transit investments, and
standards to minimize land consumption and servicing costs.
Planning staff is of the opinion that the proposed application will contribute to an appropriate mix of
housing types within the context of the surrounding neighbourhood. The subject lands are within an
existing neighbourhood with adequate servicing capacity, road network capacity, and other required
infrastructure and therefore represents a cost-effective infill project that minimizes land consumption
Page 74 of 164
and servicing costs. There are a variety of low-rise residential uses throughout the immediate areas.
Based on the above, staff is of the opinion that this proposal is in conformity with the PPS.
A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth Plan):
The Growth Plan supports the development of complete and compact communities that are designed
to support healthy and active living, make efficient use of land and infrastructure, provide for a range,
and mix of housing types, jobs, and services, at densities and in locations which support transit
viability and active transportation.
Policy 2.2.6.1(a) Municipalities will support housing choice through the achievement of the minimum
intensification and targets in this plan by identifying a diverse range and mix of housing options and
densities, including additional residential units and affordable housing to meet projected needs of
current and future residents.
Policy 2.2.1.4(c) This plan will support the achievement to provide a diverse range and mix of
housing options within the city.
The proposed multiple dwelling residential development will provide a greater mix of housing types
in the neighbourhood and. Planning staff is of the opinion that the development proposal conforms
to the Growth Plan.
Regional Official Plan (ROP), 2010:
Urban Area policies of the ROP identify that the focus of the Region's future growth will be within the
Urban Area. The subject lands are designated Built -Up Area in the ROP. The proposed development
conforms to Policy 2.D.1 of the ROP as this neighbourhood provides for the physical infrastructure
and community infrastructure to support the proposed residential development, including
transportation networks, municipal drinking -water supply and wastewater systems, and a broad
range of social and public health services. Regional policies require the City to plan for a range of
housing in terms of form, tenure, density, and affordability to satisfy the various physical, social,
economic, and personal support needs of current and future residents. Regional staff have indicated
that they have no objections to the proposed applications (Attachment `E'). Planning staff are of the
opinion that the application conforms to the Regional Official Plan.
City of Kitchener Official Plan:
Urban Structure
The subject lands are identified as a `Community Areas' in the City's Urban Structure (Map 2). The
planned function of Community Areas is to provide residential uses as well as non-residential
supporting uses intended to serve the immediate residential areas. Community Areas may have
limited intensification with development being sensitive and compatible with the character, form, and
planned function of the surrounding context.
Page 75 of 164
Land Use Designation
The subject lands are designated `Low Rise Residential' in the City's Official Plan (Map 3). Low Rise
Residential areas are intended to accommodate a full range of low-density housing types including
single detached, semi-detached, townhouse, and low-rise multiple dwellings. The Low -Rise
Residential designation states that the City will encourage and support the mixing and integrating of
innovative and different forms of housing to achieve and maintain a low-rise built form. No buildings
shall exceed 3 storeys or 11 metres in height. However, policy 15D.3.12 does support an increase
in building height due to unusual slopes providing it is compatible with surrounding lands. An Official
Plan amendment is required to increase the permitted FSR from 0.75 to 0.9.
The proposed development intends to develop a low-rise multiple dwelling building which is
permitted in the Low -Rise Residential designation. and an FSR of 0.9. Moreover, the design,
massing, and scale of the development is consistent with adjacent multiple dwelling and townhouse
developments. Scale and massing comparisons can be made between the proposed development
and similar projects on Grand River Boulevard, Morgan Avenue, the Chicopee Terrace development
at 15 Hofstetter Avenue, and the Morrison Woods Development at 24 Morrison Road. The increase
in FSR is attributed more to the fact that the subject lands are sloped thus exposing partially below
grade ground floor area which must be calculated in the FSR calculation. If the subject lands were
flat, then FSR would be closer to 0.6. The slope of the subject land exposing more floor area is a
technical consideration and therefore any impact is considered negligible.
As such, Planning staff is of the opinion that the requested Official Plan Amendment proposing an
increase in FSR will facilitate a housing form that conforms with the Low -Rise Residential land use
designation in the City's Official Plan for the reasons stated above.
Transportation
The City's Official Plan contains policies to develop, support, and maintain a complete, convenient,
accessible, and integrated transportation system that incorporates active transportation, public
transit, and accommodates vehicular traffic.
In regard to alternate modes of transportation, objectives of the Official Plan include promoting land
use planning and development that is integrated and conducive to the efficient and effective
operation of public transit and encourages increased ridership of the public transit system. The City
shall promote and encourage walking and cycling as safe and convenient modes of transportation.
The proposed development aims to increase density on an existing site that is served well by public
transit, with access to Grand River Transit Route 27 and Express Route 206. The proposed
development concept includes provision of safe, secure indoor bicycle storage to encourage active
transportation. Staff is of the opinion that the requested amendments conform with the transportation
policies of the City's Official Plan.
Urban Design
The City is committed to achieving a high standard of urban design, architecture, and place -making
to positively contribute to quality of life, environmental viability and economic vitality. Urban design
is a vital component of city planning and goes beyond the visual and aesthetic character of individual
buildings and considers the functionality and compatibility of development as a means of
strengthening complete communities.
Urban Design policies in the 2014 Official Plan support creating visually distinctive and identifiable
places, structures and spaces that contribute to a strong sense of place and community pride, a
distinct character and community focal points that promote and recognize excellence and innovation
in architecture, urban design, sustainable building design and landscape design.
Page 76 of 164
The City requires a high-quality urban design of development applications. The subject lands have
been designed in accordance with the policies in the Official Plan and with the principles of the Urban
Design Manual. These are outlined in the attached Urban Design Brief and will be used to direct the
development through a future site plan application. Some of the key highlights are high quality design
and construction, transit supportive development, positive streetscape edge and enhanced
landscape design. The proposed development requires site plan approval and will be subject to
further review.
Housing
The City's primary objective with respect to housing in the Official Plan is to provide for an
appropriate range, variety and mix of housing types and styles, densities, tenure, and affordability to
satisfy the varying housing needs of our community through all stages of life. This low-rise multiple
dwelling proposal is a "missing middle" housing type and provides an option that bridges the gap
between high density residential towers and single detached dwellings. The proposed housing type
is an important segment in Kitchener's housing continuum.
Policy 4.C.1.8 states that where special zoning regulations are requested, proposed, or required to
facilitate residential intensification or a redevelopment of lands, the overall impact of the special
zoning regulations will be reviewed, but not limited to the following to ensure, that:
a) Any new buildings and any additions and/or modifications to existing buildings are
appropriate in massing and scale and are compatible with the built form and the community
character of the established neighbourhood.
b) Where front yard setback reductions are proposed for new buildings in established
neighbourhoods, the requested front yard setback should be similar to adjacent properties
and supports and maintain the character of the streetscape and the neighbourhood.
c) New additions and modifications to existing buildings are to be directed to the rear yard and
are to be discouraged in the front yard and side yard abutting a street, except where it can
be demonstrated that the addition and/or modification is compatible in scale, massing,
design, and character of adjacent properties and is in keeping with the character of the
streetscape.
d) New buildings, additions, modifications, and conversions are sensitive to the exterior areas
of adjacent properties and that the appropriate screening and/or buffering is provided to
mitigate any adverse impacts, particularly with respect to privacy.
e) The lands can function appropriately and not create unacceptable adverse impacts for
adjacent properties by providing both an appropriate number of parking spaces and an
appropriate landscaped/amenity area on the site.
Policy 4.C.1.9 states that residential intensification and/or redevelopment within existing
neighbourhoods will be designed to respect existing character. A high degree of sensitivity to
surrounding context is important in considering compatibility.
Policy 4.C.1.12 notes that the City favours a land use pattern which mixes and disperses a full range
of housing types and styles both across the city as a whole and within neighbourhoods.
Policy 4.C.1.22 encourages the provision of a range of innovative housing types and tenures such
as rental housing, freehold ownership and condominium ownership including common element
condominium, phased condominium, and vacant land condominium, as a means of increasing
housing choice and diversity.
Staff is of the opinion that the development proposal is functional and at a scale and massing
consistent with surrounding lands. Appropriate buffers to the adjacent property have been
established and impacts associated with proposed special regulations for rear yard, height and FSR
are considered minimal.
Page 77 of 164
Cultural Heritage Resources
This property is located immediately adjacent to Freeport Hospital, which is considered a Cultural
Heritage Resource. As such, in accordance with policy 12.C.1.23, a Heritage Impact Assessment
HIA) is required. An HIA has been submitted, reviewed, and accepted by Heritage Staff.
Policy Conclusion
Planning staff are of the opinion that the proposed Official Plan/Zoning By-law amendment is
consistent with policies of the Provincial Policy Statement, conforms to the Growth Plan for the
Greater Golden Horseshoe, the Regional Official Plan, and the City of Kitchener Official Plan, and
represents good planning.
Proposed Zoning By-law Amendment:
The subject lands are zoned `Low Rise Residential Five Zone (RES -5)' in Zoning By-law 2019-051.
This zone permits the use of a multiple dwelling subject to meeting zoning and parking regulations.
The applicant has requested to change the zoning from `Low Rise Residential Five Zone (RES -5)'
to `Low Rise Residential Five Zone (RES -5) with Site Specific Provision (361)' in Zoning By-law
2019-051. The table below illustrates the zoning, parking, and bicycle regulations and whether or
not the proposal complies. Justification is provided where a regulation is not being met and why.
These are highlighted in bold.
Provision...
-.
Justification
Minimum Lot Area
495 mZ
3,522 mZ
Complies
Minimum Lot Width
19.0 m
35.6 m
Complies
Minimum Front Yard Setback
4.5 m
6.4 m
Complies
Minimum Interior Side Yard Setbacks
3.0 m
4.8 m/20m
Complies
Minimum Rear Yard Setback
7.5 m
6.0 m
The rear yard
backs onto a
treed portion of
Freeport Hospital
lands. Impacts are
negligible.
Maximum Height
11.0m
11.0 to 11.5m
Due to the slope
from the highest
of the lands and
grade and 13.5 m
how height is
to the lowest
measured. This
grade
complies with
policy 15.D. 3.12
of the OP that
supports relief in
height due
unusual grade
conditions.
Maximum Floor Space Ratio
0.6
0.9
Due to slope of
lands and how
FSR is measured.
Notwithstanding,
the scale and
massing is
consistent with
adjacent multiple
dwellings
Page 78 of 164
Maximum Number of Storeys
3
3
Complies
Minimum Landscaped Area
20%
41.4%
Complies
Private Patio Area
8
8
Complies
Minimum Parking Rate
1.0 / unit
1 / unit
Complies
Maximum Parking Rate
1.4/ unit
1.4/ unit
Complies
Total Parking Required
32-45 spaces
39 spaces
Complies
Visitor Parking Rate
0.15/unit
0.15/unit
Complies
Visitor Parking Requirements
5 spaces
5 spaces
Complies
Barrier Free Parking Rate
2 spaces
2 spaces
Complies
Class A Bicycle Parking Requirement
13 spaces
16 spaces (incl. 8
garage)
Complies
Class B Bicycle Parking Requirement
6
6
Complies
WHAT WE HEARD
2 people provided comments
1 Neighbourhood Meetings held
270 households circulated and notified
Department and Agency Comments:
Preliminary circulation of the Zoning By-law Amendment was undertaken in October 2022 to
applicable City departments and other review authorities. No major concerns were identified by any
commenting City department or agency. Copies of the comments are found in Attachment "E" of this
report.
The following reports and studies were considered as part of this proposed Official Plan and Zoning
By-law Amendments:
• Planning Justification Report;
• Urban Design Report;
• Tree Management Report;
• Preliminary Building Elevation Drawings;
• Preliminary Floor Plans;
• Preliminary Grading Plan;
• Functional Servicing Report;
• Water Distribution Report;
• Functional Stormwater Report;
• Environmental Noise Study;
• Truck Turning Templates;
• Scoped TIS; and
• Sustainability Statement
Page 79 of 164
Community Input and Staff Response:
Staff received written responses from two (2) residents with respect to the proposed development.
These can be found in Attachment `F'. A summary of what we heard, and staff responses are noted
below.
What We Heard
Staff Comment
Traffic on Morrison Road is busy,
A Traffic Study was submitted and reviewed by staff. The
this development will make it worse
development will generate twelve am and twelve pm peak
hour trips which are considered minimal. Under the
forecasted 2028 Future Total Traffic Volumes, Morrison
Road at the site access point is operating with sufficient
vehicle capacity, vehicle delays not exceeding criteria and
no vehicle queueing concerns in either the AM or PM peak
hours. Also, there are no recommendations to provide
additional physical capacity near this access in response
to the site generated traffic. The proposed site access
location provides sufficient stopping sight distance for
oncoming vehicles along Morrison Road. Also, the traffic
generated by this development will have minimal impact on
the surround road network.
Safety Concerns
As mentioned above, the site access location was
assessed and deemed acceptable from a site visibility
standpoint. With respect to the railway tracks, CP
Railway was notified of the proposal, and it advised staff
that it has no concerns (see Attachment E). A Noise and
Vibration Study was prepared, and it has been reviewed
and approved by the Region of Waterloo. Any design
mitigation measures, and warning clauses will be
implemented through the site plan and condominium
approval processes, respectively.
Impacts to Property Values
Assessing the impacts to property values is not a
planning consideration. Planning applications are
reviewed based on the principles of `good planning' in the
public interest which includes policy direction,
serviceability, and functionality of the proposal.
Future Development Plans
Like the subject property, the adjacent lands addressed as
25, 33 and 41 Morrison Road, are zoned RES -5 which
permits the development of single and semi-detached
dwellings and low-rise multiple dwelling forms of housing
such as apartments and townhomes either rental or
condominium tenure.
Criteria for Approval/Rejection of
Staff makes a professional planning recommendation in
an Application
the form of a staff report to PSIC Committee, and a
decision is rendered by the Committee/Council to either
recommend approval or refusal of the application to
Council. Council's decision is subject to an appeal process
to the Ontario Land Tribunal.
Sidewalks
Presently, there are no sidewalks along this section of
Morrison Road. However, the plan is to have sidewalk
Page 80 of 164
installed for 7 Morrison Road at the time of construction.
The City will evaluate future sidewalks through the
Sidewalk Infill Policy and workplan.
Planning Conclusions:
In considering the foregoing, staff are supportive of the Zoning By-law amendment. Staff is of the
opinion that the subject application is consistent with policies of the Provincial Policy Statement,
conform to Growth Plan for the Greater Golden Horseshoe, the Regional Official Plan, and the City
of Kitchener Official Plan and represent good planning. Staff recommends that the Zoning By-law
Amendment application be approved. The proposed application represents an opportunity to provide
`missing middle' housing that addresses a need in our community.
STRATEGIC PLAN ALIGNMENT:
The recommendation of this report supports the achievement of the City's strategic vision through
the delivery of core service.
FINANCIAL IMPLICATIONS:
There are no financial implications associated with this recommendation.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance of the
Council / Committee meeting. A large billboard notice sign was posted on the property and
information regarding the application was posted to the City's website. Following the initial circulation
referenced below, an additional courtesy notice of the public meeting was circulated to all property
owners within 240 metres of the subject lands, those responding to the preliminary circulation and
Notice of the Public Meeting was posted in the Waterloo Region Record on March 10, 2023 (a copy
of the Notice may be found in Attachment `D').
CONSULT — The proposed Zoning By-law Amendment was originally circulated to property owners
within 240 metres of the subject lands on October 25, 2022. In response to this circulation, staff
received written responses from 2 residents, which are included in Attachment `E'. A Neighbourhood
Meeting was held on November 29, 2022, and attended by approximately 3 residents.
PREVIOUS REPORTS/AUTHORITIES:
• Zoning By-law 2019-051
• Official Plan, 2014
• Regional Official Plan, 2010
• Provincial Policy Statement, 2020
• Planning Act, 1990
• A Place to Grow Growth Plan, 2020
REVIEWED BY: Tina Malone -Wright— Interim Manager of Development Review, Planning
Division
APPROVED BY: Justin Readman - General Manager, Development Services
ATTACHMENTS:
Attachment A
— Proposed Official Plan Amendment
Attachment B
— Proposed Zoning By-law Amendment
Attachment C
— Urban Design Brief
Attachment D
— Newspaper Ad
Attachment E
— Department & Agency Comments
Attachment F
Community Consultation Comments
Page 81 of 164
AMENDMENT NO. XX TO THE OFFICIAL
PLAN OF THE CITY OF KITCHENER
CITY OF KITCHENER
7 Morrison Road
Page 82 of 164
AMENDMENT NO. XX TO THE OFFICIAL
PLAN OF THE CITY OF KITCHENER
7 Morrison Road
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 and Strategic Initiatives
Committee of April 3, 2023
APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives
Committee —April 3, 2023
APPENDIX 3 Minutes of the Meeting of City Council —April 17, 2023
Page 83 of 164
AMENDMENT NO. XX TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
SECTION 1 — TITLE AND COMPONENTS
This amendment shall be referred to as Amendment No. XX to the Official Plan of the City
of Kitchener. This amendment is comprised of Sections 1 to 4 inclusive and Schedule `A'.
SECTION 2 — PURPOSE OF THE AMENDMENT
The purpose of this amendment is to add a site-specific policy and amend Map 5 of the
2014 Official Plan to increase the maximum permitted density on the subject lands to
facilitate the redevelopment of the lands at 7 Morrison Road with a stacked townhouse
development with 32 dwelling units.
SECTION 3 — BASIS OF THE AMENDMENT
The subject lands are located at 7 Morrison Road. The subject lands are designated Low
Rise Residential in the 2014 City of Kitchener Official Plan. The Low Rise Residential
designation encourages a range of low density housing, including street and cluster
townhouse forms, at a maximum net density of 30 units per hectare over the entirety of
lands designated Low Rise Residential to a maximum Floor Space Ratio (FSR) of 0.6.
The Official Plan supports an increase in FSR to 0.75 without an amendment to the plan.
An Official Plan Amendment is required to add a Site -Specific Policy to permit a maximum
Floor Space Ratio (FSR) of 0.9 to facilitate the redevelopment of the lands with a 32 -unit
stacked townhouse development and a requirement for a Holding Provision.
The subject lands are located in the Centreville/Chicopee neighbourhood. The proposed
development includes a low density residential development that will provide another form
of low density housing within an established community.
The lands are identified as a `Community Areas' on Map 2 — Urban Structure in the Official
Plan. The planned function of Community Areas is to provide for residential uses as well
as non-residential supporting uses intended to serve the immediate residential areas.
Lands within Community Areas may be designated as Low Rise Residential, Medium
Rise Residential, High Rise Residential, Open Space, Institutional and/or Major
Infrastructure and Utilities. Limited intensification may be permitted within Community
Areas in accordance with the applicable land use designation and the Urban Design
Policies in the Official Plan. The proposed development must be sensitive to and
compatible with the character, form and planned function of the surrounding context.
The Official Plan Supports an appropriate range, variety and mix of housing types and
styles, densities, tenure and affordability to satisfy the varying housing needs of our
community through all stages of life. The City favours a land use pattern which mixes and
disperses a full range of housing types and styles both across the city as a whole and
within neighbourhoods. Page 84 of 164
The Official Plan contains policies to consider when a site-specific zoning regulation is
proposed to facilitate residential intensification or a redevelopment of lands. The overall
impact of the site-specific zoning regulations will be reviewed by the City to ensure:
— That any new buildings and any additions and/or modifications to existing buildings
are appropriate in massing and scale and are compatible with the built form and the
community character of the established neighbourhood,
— That new buildings, additions, modifications and conversions are sensitive to the
exterior areas of adjacent properties, and that the appropriate screening and/or
buffering is provided to mitigate any adverse impacts, particularly with respect to
privacy, and
— That the lands can function appropriately and not create unacceptable adverse
impacts for adjacent properties by providing both an appropriate number of parking
spaces and an appropriate landscaped/amenity area on the site.
The design, massing, and scale of the development is consistent with adjacent multiple
dwelling and townhouse developments. Density, scale, and massing comparisons can be
made between the proposed development and similar nearby projects on Grand River
Boulevard, Morgan Avenue, the Chicopee Terrace development at 15 Hofstetter Avenue,
and the Morrison Woods Development at 24 Morrison Road. The increase in FSR is
attributed more to the fact that the subject lands are sloped thus exposing more ground floor
area which is counted towards the FSR calculation. If these lands were flat, then FSR would
be more in line with 0.6 rather than 0.9. As such, this is more of a technical consideration
and therefore any impact is considered negligible. Furthermore, the conceptual site plan
has been modified to provide increased interior side and rear yard setbacks to address
buffering and planting considerations.
The proposal is consistent with the Provincial Policy Statement, conforms to the Growth
Plan and complies with the Regional Official Plan, as it promotes intensification within the
built boundary, and a development that is transit- supportive, that maximizes the use of
existing and new infrastructure, and assists in development of this area as a compact and
complete community through the broad range of uses.
SECTION 4 — THE AMENDMENT
1. The 2014 City of Kitchener Official Plan is hereby amended as follows:
a) Part D, Section 15.D.12 Area Specific/Site Specific Policy Areas is amended
by adding new 15.D.12.60 thereto as follows:
Notwithstanding the Low Rise Residential land use designation
and policies on lands municipally known as 7 Morrison Road:
a) the maximum permitted Floor Space Ratio (FSR) will be 0.9.
b) a Holding provision pursuant to Section 17.E.13 of the
Official Plan will apply to residential uses, day care uses and
other sensitive uses. The Holding provision will Ig@gfft@b of 164
through a by-law amendment and will not be removed until
such time as a Record of Site Condition has been
acknowledged by the Province and an Updated
Environmental Noise Study has been approved by the
Region and a release has been issued by the Region for
both an RSC and Updated Noise Study.
c) Part F, Map 5 — Specific Policy Areas is amended by adding Site -
Specific Policy Area No. 60 to the lands municipally known as 7
Morrison Road, in the Area of Amendment, as shown on the
attached Schedule `A'.
Page 86 of 164
APPENDIX 1 Notice of the Meeting of Planning and Strategic Initiatives
Committee of April 3, 2023
NOTICE OF PUBLIC MEETING
for a development in your neighbourhood
Morrison Road T34- :I
Concept Drawing
Have Your Voice Heard!
Date; April 3.2023
Time; 7:00 p.m.
L.)r_ation: Council Chambers,
Kitchener City Hall
200 King Street West
QrVirtual Zoom Meeting
To view the staff report, agenda.
meeting details, start time of this Ile, IT'i
orto appear asadelegatior-.visi ;
kitchener.ca/meetings
-k) learn moreaboutthis project,
incl -icing information on your
aPpea I rights, visit:
www.kitchenenca
Plan ningApplications
or contact:
Floor Space Height of Rear Yard Brian Bateman, Senior Planner
Ratio of 3.5 Metres Setback of 519.741.2200 x 7869
0,9 6,0 M P-tres brian.hatemanCAItchener.ca
The City of Kitchener Wll consider applications to amend the City's Official Plan and
Zoning 8y -law to add a site-specific provision to increase the Floor Space Ratio (FSR)
from 0.6 to 0.9, to permit a reduced rear yard setback of 5.5 metres instead of the
required 7.5 metres, and to permit a 10 percent visitor parking rate to facilitate the
development cif 32 stacked townhouse units with 45 parking spaces.
Page 87 of 164
APPENDIX 2
Minutes of the Meeting of Planning and Strategic Initiatives
Committee —April 3, 2023
Page 88 of 164
APPENDIX 3 Minutes of the Meeting of City Council — April 17, 2023
Page 89 of 164
SCHEDULE W
APPLICANT:
KLONDIKE HOMES LTD
7 MORRISON RD
KING
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SCALE 1:15,000
DATE: MARCH 3, 2023
500
REVISED
CAMBRIDGP
CITY OF KITCHENER
OFFICIAL PLAN
AMENDMENT TO MAP 5
SPECIFIC POLICY AREAS
Specific Policy Areas
® 2. Hidden Valley
® 11. 24 Morrison Rd
Area of Amendment
To Add Specific Policy Area
60.7 Morrison Rd
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City of KitchenerI OPA22013MBB_MAP5
DEVELOPMENT SERVICES DEPARTMENT, PLANNING mxd
BY-LAW NUMBER
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a by-law to amend By-law No. 2019-051, as amended, known as
the Zoning By-law for the City of Kitchener — Klondike Homes Ltd.
— 7 Morrison Road)
WHEREAS it is deemed expedient to amend By-law 2019-051 for the lands
specified above;
NOW THEREFORE the Council of The Corporation of the City of Kitchener
enacts as follows:
1. Schedule Number 262 of Appendix "A" to By-law 2019-051 is hereby amended by
changing the zoning applicable to the parcel of land specified and illustrated as
Area 1 on Map No. 1, in the City of Kitchener, attached hereto, from Low Rise
Residential Five Zone (RES -5) to Low Rise Residential Five Zone (RES -5) with
Site Specific Provision (361) and Holding Provision 42H.
2. Section 19 of By-law 2019-051 is hereby amended by adding Section (361) thereto
as follows:
"361. Within the lands zoned RES -5 and shown as affected by this subsection on
Zoning Grid Schedule Number 262 of Appendix 'A' the following shall
apply:
i) The maximum Floor Space Ratio (FSR) shall be 0.9;
ii) The maximum permitted building height shall be 13.5 metres from
the lowest grade;
iii) The minimum rear yard setback shall be 6.0 metres;
iv) A prohibition on geothermal energy systems as defined in the
Region of Waterloo Official Plan."
1
Page 91 of 164
3. Section 20 of By-law 2019-051 is hereby amended by adding Section (42H)
thereto as follows:
"42H. Notwithstanding Section 7 of this Bylaw, within the lands zoned RES -5 (361)
and shown as being affected by this subsection on Zoning Grid Schedule
Number 262 of Appendix "A", only those uses which lawfully existed on the
date of passing of this By-law, shall be permitted to continue until such time
as this Holding Provision is removed by by-law once the City of Kitchener is
in receipt of a letter from the Regional Municipality of Waterloo, advising
that the Region's requirements have been satisfied with respect to the
submission of a Record of Site Condition and a detailed Noise Study."
4. This By-law shall become effective only if Official Plan Amendment No. XX, 7
Morrison Road comes into effect, pursuant to Section 24(2) of The Planning Act,
R.S.O. 1990, c. P.13, as amended.
2023.
PASSED at the Council Chambers in the City of Kitchener this day of
Mayor
Clerk
2
Page 92 of 164
-2
INS -2
BY-LAW 2019-051
COM -1 LOCAL COMMERCIAL ZONE
INS -2 MAJOR INSTITUTIONAL ZONE
NHC-1 NATURAL HERITAGE CONSERVATION
ZONE
RES -2 LOW RISE RESIDENTIAL TWO ZONE
RES -4 LOW RISE RESIDENTIAL FOUR ZONE
RES -5 LOW RISE RESIDENTIAL FIVE ZONE
""(-)uVIEW CRSS
N
SUBJECT AREA(S)
0
AMENDMENT TO BY-LAW 2019-051
AREA 1 -
FROM LOW RISE RESIDENTIAL FIVE
ZONE
(RES -5)
TO LOW RISE RESIDENTIAL FIVE ZONE (RES -5)
WITH SITE SPECIFIC PROVISION (361)
AND HOLDING PROVISION (42H)
BY-LAW 2019-051
COM -1 LOCAL COMMERCIAL ZONE
INS -2 MAJOR INSTITUTIONAL ZONE
NHC-1 NATURAL HERITAGE CONSERVATION
ZONE
RES -2 LOW RISE RESIDENTIAL TWO ZONE
RES -4 LOW RISE RESIDENTIAL FOUR ZONE
RES -5 LOW RISE RESIDENTIAL FIVE ZONE
""(-)uVIEW CRSS
C,p�OL
HC -1 (74) r=
ZONE GRID REFERENCE
SCHEDULE NO. 262
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OFAPPENDIX'A'
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KITCHENER ZONING BY-LAW 85-1 AND 2019-051
ZONE LIMITS
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ZONING BY-LAW AMENDMENT
ZBA22/024/M/BB
0 50 100
METRES
OFFICIAL PLAN AMENDMENT OPA22/013/M/BB
KLONDIKE HOMES LTD.
SCALE 1:4,000
City of Kitchener
FILE
FILE
7 MORRISON RD
DATE:MARCH 3, 2023
DEVELOPMENT SERVICES DEPARTMENT, PLANNING
mxd
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7 MORRISON ROAD
URBAN DESIGN BRIEF
7 MORRISON ROAD, CITY OF KITCHENER
PREPARED BY: MHBC PLANNING FOR KLONDIKE HOMES LTD.
Revised March 2023
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MHBC
P L A N N I N G
I, i Q PA N DESIGN
i I A N DSCA P E
ARCHITECTURE
CONTENTS
PART ONE: SPATIAL AND CONTEXTUAL ANALYSIS
1.1 INTRODUCTION
1.2 SITE DESCRIPTION AND CONTEXTUAL ANALYSIS
1.3 ACTIVE TRANSPORTATION AND TRANSIT
PARTTWO: DESIGN VISION AND OBJECTIVES
2.1 VISION AND DESIGN OBJECTIVES
PART THREE: PROPOSED DEVELOPMENT
3.1 DESIGN PROPOSAL
3.2 TRANSIT -SUPPORTIVE DESIGN
3.3 SUSTAINABLE DESIGN
3.4 CPTED CONSIDERATIONS
PART FOUR: RESPONSE TO CITY POLICIES AND GUIDELINE AND DESIGN ANALYSIS
4.1 DESIGN RESPONSE TO CITY OF KITCHENER POLICIES AND GUIDELINES
4.2 CONCLUSIONS
i�
PART 1
SPATIAL & CONTEXTUAL ANALYSIS
1.1 INTRODUCTION
MHBC has been retained by Klondike Homes Ltd. to prepare an Urban Design Brief for a proposed development located at 7 Morrison Road
in the City of Kitchener, referred to herein as the subject lands. This Report has been prepared based on the City of Kitchener Terms of
Reference for Urban Design Reports.
The subject lands are located within the Centreville Chicopee neighbourhood adjacent to the Grand River Hospital — Freeport Health Centre
and at the intersection of King Street East and Morrison Road. The site is bound by Morrison Road to the north, the Grand River Hospital —
Freeport Health Centre to the east, King Street East to the south, and Morrison Road to the west. The subject lands are approximately 0.35
hectares (3,500 square metres) in area with approximately 35 metres of frontage on Morrison Road. The subject lands abut a Canada Pacific
Railway right-of-way to the south, sharing a lot line of approximately 85.4 metres.
Currently, there is a single detached dwelling and a detached garage on the subject lands. These structures are proposed to be demolished
as part of the proposed redevelopment. Access to the site is currently obtained via driveway extending onto the property from Morrison
Road.
The proposed redevelopment intends to establish two stacked townhouse buildings on the subject lands. Each building would contain
sixteen (16) dwelling units for a total of thirty-two dwelling units. Access to the property is to be gained by a private road extending from
Morrison Road. Parking is provided at a rate of 1.2 spaces per dwelling unit for a total of 39 parking spaces. All parking spaces are provided at
grade in the form of surface parking spaces. Secure Class A and Class B bicycle parking spaces are to be provided on site.
The proposed development will allow for the development of 32 residential units for the City of Kitchener's existing housing and contribute
to the City's overall housing and intensification objectives.
The purpose of this Report is to ensure that a comprehensive urban design plan will be implemented to promote an attractive development
that is appropriate for, and well integrated with, the surrounding community. This Report has been prepared in support of applications for
an Official Plan Amendment (OPA) and Zoning By-law Amendment (ZBA) to permit the proposed redevelopment of the subject lands.
PAGE 4
Page 97 of 164
SITE LOCATION 7 Morrison Road, Kitchener, ON
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1.2 CONTEXTUAL ANALYSIS & SITE DESCRIPTION
The subject lands are located on the east side of Morrison Road, which is a Minor Neighbourhood Collector Street in close proximity to King
Street East which is a Regional Road and existing transit corridor. The subject lands comprise a 0.35 hectare parcel of land, available for an
infill opportunity to create a medium density residential development on an underutilized piece of property. The surrounding
neighbourhood is mainly comprised of residential land uses with some additional uses including institutional, commercial and open space
lands.
Uses that immediately surround the subject lands include the following:
NORTH: Immediately north of the subject lands is a single detached dwelling followed by Morrison Road. Across Morrison Road is a low-
rise residential subdivision.
EAST: East of the subject lands is the Grand River Hospital — Freeport Health Centre. Past the hospital is natural hazard lands containing
a variety of trails.
SOUTH: Abutting the southern lot line of the subject lands is a right-of-way for the Canadian Pacific Railway. Past the railway is King Street
East, a Regional Road and designated transit corridor. Beyond King Street East is a low-rise residential subdivision.
WEST: To the west of the subject lands is a medium -density townhouse development. Past this is a low-rise residential subdivision and
another townhouse development.
The context plan graphic illustrates the broader surrounding context including; schools, parks, community services, retail/commercial uses,
and employment uses; amenities within a 5 minute walking distance from the subject lands; and the location of transit stops in relation to
the subject lands. In summary, the subject lands are located in an urban area within the City of Kitchener with a variety of residential uses,
housing forms, and park systems throughout.
PAGE 6
Page 99 of 164
CONTEXT PLAN 7 Morrison Road, Kitchener, ON
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1.3 ACTIVE TRANSPORTATION AND TRANSIT
The subject lands are located on a Minor Neighbourhood Collector Street. Generally, the function of Minor Neighbourhood Collector Streets
is to connect Local Streets to Major Community Collector Streets. Minor Neighbourhood Collector Streets are intended to accommodate
conventional transit services and sidewalks along both sides of the street. Although King Street East is identified as a Regional Road and not a
Major Community Collector Street, Morrison Road maintains its function of connecting individual neighbourhoods to more prominent
thoroughfares.
Morrison Road does not currently have sidewalks on both sides of the street as it is heavily vegetated along the eastern side of the road and
abuts a residential development along the western side of the road. The proposed development of the subject lands provides a road
widening which will provide for a public sidewalk located along the street frontage. Future road widening's are proposed along Morrison
Road which will provide for sidewalks to be located on both sides of the street in the fullness of time. The subject lands are located
proximate to existing and planned cycling routes.
Morrison Road is currently used by GRT Route 27, a conventional transit service that will service the residents of the proposed development.
Within 250 meters of the subject lands on King Street East, are transit stops for GRT Rapid Transit Route 206. These existing transit routes
provide the subject lands with connections to the larger public transportation network including existing and proposed connections to the
ION Light Rail Transit system.The subject lands are within a thirty minute walk of the Fairway LRT station.
The proposed development has been designed to prioritize active and public transit. Safe and comfortable pedestrian connections through
the site to the proposed public sidewalks, and on-site cycling storage areas are supportive of existing/planned regional cycling routes. These
pedestrian connections also encourage future residents to walk to and from nearby residential, commercial, office and retail uses, services
and public amenities.
The proposed development supports active transportation and transit investment in the Region by providing a density supportive of higher
order public transportation and alternative transit modes.
PAGE 8
Page 101 of 164
PART 2
DESIGN VISION & OBJECTIVES
2.1 VISION & DESIGN OBJECTIVES
It is envisioned that the subject lands will be redeveloped with a contemporary multiple residential development that is transit supportive and
sympathetic to the surrounding urban context. The vision for the redevelopment is to create a highly desirable residential environment in
close proximity to the King Street East transit corridor. The vision and proposed development of the subject lands aims to diversify the
housing options available within the community to assist in providing 'missing middle' housing stock.
The following goals and objectives have been identified for the purposes of achieving the vision for the redevelopment:
1 Create a strong visually appealing street edge along Morrison Road that will improve the streetscape and encourage active
• transportation modes in this location. This includes the provision of buildings which address the street in terms of architectural
detailing, and enhanced landscaping along the public street frontage.
2 Provide for development that will be supportive of transit investment in the Region and alternative transit modes, and will
• encourage future residents to walk to and from nearby residential, commercial, office and retail uses, services and public amenities.
3 Introduce additional building height and density, and reduced setbacks and parking requirements on residential use lands in
• proximity to the King Street East transit corridor in a manner that is sympathetic to surrounding uses.
Achieve a high-quality of architectural design and construction that is innovative and timeless, contributing positively to the area
40 and Kitchener's identity. Encourage contemporary architecture that complements rather than competes with existing
developments in the surrounding context.
5 Provide a development that, through the combination of massing, orientation, enhanced landscape design, pedestrian entrances,
• architectural elements, detailing, and material selection, will result in a positive pedestrian experience along the adjacent street
frontage, between buildings, and within the planned open spaces.
60 Design a high quality pedestrian realm, and streetscape adjacent Morrison Road, focused on providing connections to active
transportation and open space networks.
%• Create a development which incorporates sustainable design principles and techniques.
PAGE 10
Page 103 of 164
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PART 3
PROPOSED DEVELOPMENT
3.1 DESIGN PROPOSAL
The proposed redevelopment for the site is a high quality multiple -residential development providing new'missing middle' residential units
in proximity to an Urban Corridor on an underutilized estate lot within the City's Built -Up Area. The current proposed development
integrates the following principle elements:
Two stacked townhouse buildings with a proposed building height of approximately 13.5 metres as measured from the lowest grade.
32 residential units proposed to address the existing need for missing middle housing and assist in the provision of attainable housing
forms.
39 parking spaces proposed in the form of surface parking spaces screened from the public realm by enhanced landscaping.
Secure Class A and Class B bicycle parking.
One vehicular access point from Morrison Road leading to the proposed private laneway.
Direct access to deep well waste and recycling facilities provided from the laneway for convenient resident use and servicing purposes
Direct pedestrian connections from the Morrison Road public right-of-way to the proposed unit entrances.
Balconies/patios providing private amenity areas for all units.
Common amenity area along the southern property line proposed to provide seating, shade structure, and hard and soft landscape
features.
• Snow storage locations.
• Landscaped buffer and planning strip adjacent the eastern property line.
• A total lot area of 0.35 hectares, with a proposed Floor Space Ratio of 0.9.
The Owner's primary objective is to develop the site with an attractive and cost-efficient building to provide for housing at a more attainable
price point on lands adjacent the King Street East Transit Corridor with direct access to higher order public transportation and Highway 7/8.
Site Design
The proposed development takes the opportunity to develop an underutilized estate lot within the City's Built -Up Area to supplement the
housing needs of the existing neighbourhood. Access to the property is proposed by a private road extending from Morrison Road. Parking
is provided at a rate of 1.2 spaces per dwelling unit for a total of 39 parking spaces. Secure Class A and Class B bicycle parking spaces are to
be provided adjacent to the common amenity area.
Amenity area for the proposed development will be provided on site along the southern property line. Public, community amenity space
can be found in a few locations in the neighbourhood surrounding the subject lands including Morgan Park to the west and Schneider Park
PAG E 14
Page 107 of 164
PROJECT SITE STATISTICS
SITE AREA
3,522 n
FLOOR SPACE RATIO
0.9
NUMBER OF UNITS
32
OFF-STREET PARKING
39 (1.2 spaces/unit)
VISITOR PARKING
S (11°'a of total)
BARRIER FREE PARKING
2 (1 Type A, 1 Type Bj
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to the southeast. The design of the shared outdoor amenity area will be detailed though the detailed landscape design as part of the future
site plan approval process.
A 1.8 metre fence is proposed along the north, east, and south property lines. The proposed fencing acts as a physical barrier between the
proposed redevelopment and surrounding uses and encourages territorial reinforcement and access control for the proposal. To establish
the site grading required for the proposed redevelopment of the subject lands, a retaining wall is proposed along the majority of the eastern
and southern property lines. All fencing and retaining walls are to respect the 4.5 metre front yard setback extending from Morrison Road to
provide visibility and ensure the Driveway Visibility Triangles ("DVT") are appropriately established.
Site Function
The subject lands are proposed to be accessed via a private lane from Morrison Road that will extend the length of the site. This road will
provide access to the 39 parking spaces provided by the proposed development where four (4) are visitor spaces, one (1) is a Type B
accessible visitor space, one (1) is a Type A accessible space, eight (8) are electric vehicle ready spaces, and the remaining twenty-five (25) are
surface parking spaces proposed for residential owners use.
The subject lands are currently on private water and sewer services. The proposed development intends to establish connections to
municipal water and sewer services. Water services are available along King Street East. Sewer services are available along the west side of
Morrison Road. For further details, please refer to the Functional Servicing Brief prepared by JPE Engineering.
Built Form, Massing and Articulation
The massing of the proposed buildings are broken up using a number of techniques including changes in building materials/colours;
projections; recessions; and varying window and balcony sizes. Both stacked townhouse buildings are proposed to contain 16 residential
dwellings units in each, providing a total of 32 residential units on the 0.35 hectare site. The proposed Floor Space Ratio is 0.9.
Both buildings are planned to be 3-4 storeys in height (approximately 13.5m) from the lowest finished grade to uppermost point of the
building. The grading conditions of the subject lands slope significantly from north to south, and therefore provide for a walk-up condition
where the south facing building facades appear as 4 storeys in height. The use of building materials and orientation combined with hard
and soft landscaping establish a defined pedestrian entry and engaging streetscape adjacent Morrison Road to ensure a human scale of
development.
The proposed development has been designed with consideration for the existing built form context, including high rise permissions
associated with the urban corridor along the King Street East Transit Corridor west and south of the subject lands, as well as the established
low-rise residential areas north of the subject lands. The subject lands design and proposed building setbacks, combined with the adjacent
railway corridor and Regional road corridor provide for an appropriate height transition between the subject lands and low-rise residential
uses to the north and south.
PAG E 16
Page 109 of 164
Character and Architectural Treatment
The proposed development will assist in the continued intensification and redevelopment planned in the surrounding area through the
addition of two stacked townhouse residential buildings located along Morrison Road and proposed to be accessed by a private lane. The
building design demonstrates a contemporary architectural expression. The development will be constructed of high quality materials and
provides an attractive design.
Selective use of building materials and colours and the incorporation of architectural articulation all add to the visual interest of the
development and will result in an attractive view from the streetscape and public realm. The front building entrances are well defined and
highly visible from the proposed condominium lane, surface parking area, and amenity areas. High quality materials including a large
amount of glass will be incorporated into the facades, resulting in an attractive design. Repetition of balconies and windows through both
vertical and horizontal articulations will help to break up the building mass.
3.2 TRANSIT SUPPORTIVE DESIGN
The proposed development has been designed to prioritize active and public transit. Enhanced streetscape and landscape design and the
proposed site entrance will assist in establishing a pedestrian friendly and engaging public realm interface. In turn the proposed
redevelopment of the subject lands encourages future residents to walk to and from nearby residential, commercial, office and retail uses,
services and public amenities. The development is within a thirty minute walk of the Fairway ION stop. Several existing GRT bus stops are
located on Morrison Road, and King Street East within 400 metres of the subject lands. The subject lands are also well connected to the City
and Region's arterial road network.
The development has been designed to encourage active transit through safe and comfortable pedestrian connections through the site to
proposed public sidewalks, and on-site cycling storage areas supportive of existing/planned regional cycling routes. The proposal
contemplates to implement Transportation Demand Management measures to educate the occupants on alternative forms of
transportation and active transportation, and providing bicycle storage facilities in excess of the minimum requirements.
The proposed development supports active transportation and transit investment in the Region by providing a density supportive of higher
order public transportation and alternative transit modes.
PAG E 17
Page 110 of 164
3.3 SUSTAINABLE DESIGN
As a general planning and design principle, higher density development in proximity to the amenities associated with downtowns and in
support of higher -order transit is considered to be sustainable development.
Future occupants wishing to seek alternative forms of transportation will have options for walking, biking, or public transit available. This will
be facilitated by the provision of indoor bicycle parking, as well as the provision of future pedestrian connections to both the existing
sidewalk system and surrounding uses. The proposed development is located in close proximity to a number of transit stops, making public
transit a viable option. The provision of reduced parking minimizes land consumption.
Energy efficient construction practices, building technologies, and mechanical systems will be encouraged in the development of the
subject lands. A sustainability statement has be submitted in support of the OPA and ZBA application and summarizes sustainable building
design elements as required by Official Plan policies.
Detailed landscape plans prepared in support of the Site Plan application will consider the incorporation of hard landscape elements and
drought resistant landscaping to reduce water consumption (where appropriate). Salt tolerant landscaping in key locations will also be
encouraged. Increased topsoil depths in landscaped areas are encouraged to reduce runoff volumes.
PAG E 18
Page 111 of 164
3.4 CPTED CONSIDERATIONS
The proposed development has been designed with consideration of the basic concepts of Crime Prevention Through Environmental
Design (CPTED).
ACCESS CONTROL
Access control is achieved by clearly differentiating between public space and private space. The principle of access control is
directed at decreasing crime opportunity. The overall goal with this CPTED principle is not necessarily to keep intruders out,
but to direct the flow of people while decreasing the opportunity for crime. The proposed development achieves access
control by:
• Providing clearly identifiable, point(s) of entry into each building/unit.
• Defining public, semi-public, and private amenity areas through the use of hardscape and landscape planting design.
• Creating a well-defined site entrance for vehicular access from Morrison Road.
• Consideration will be given to providing passcode protected garage entry doors.
NATURAL SURVEILLANCE
Natural surveillance occurs by designing the placement of physical features, activities and people in such a way as to maximize
visibility and foster positive social interaction among legitimate users of private and public space. It is directed at keeping
intruders under observation based on the theory that a person inclined to engage in criminality will be less likely to act on
their impulse if he or she can be seen. The proposed development achieves natural surveillance by:
• Maximizing the number of "eyes" watching the site by creating a visual connection and maintaining unobstructed views from within
the buildings to the exterior, as well as, between the street, sidewalks, and the buildings.
• Proposing spaces and uses that are capable of generating activity (at -grade building openings /amenity areas).
• Placing windows along all sides of the building that overlook public sidewalks, public and semi-public amenity areas, and parking
areas.
• Designing lighting plans that avoid creating blind spots and ensuring potential problem areas are well lit (pedestrian walkways,
exterior stairs, entrances/exits, parking areas, recycling areas, etc.).
PAG E 19
Page 112 of 164
TERRITORIAL REINFORCEMENT
Territorial Reinforcement is the intentional design of the site to create a "border" between private and public property.
These measures are not meant to prevent anyone from physically entering, but to create a feeling of territoriality and
send a message to offenders that the property belongs to someone. The proposed development achieves the principle
of territorial reinforcement by:
Clearly delineating private from public property via: pavement treatments, entry treatments, landscaping, fencing, signage, etc.
Delineating desired pedestrian and vehicular circulation.
d\ MAINTENANCE
The other key aspect of CPTED is property maintenance; on the premise that good maintenance practices and upkeep
send the message that the property is cared for on a regular basis. Following construction of the development, property
management and/or management by a condominium corporation will ensure that the buildings and grounds are well
maintained.
Page 113 of 164
RESPONSETO CITY POLICIES & GUIDELINES & DESIGN ANALYSIS
4.1 DESIGN RESPONSE TO CITY OF KITCHENER POLICIES AND
GUIDELINES
CITY OF KITCHENER OFFICIAL PLAN (2014)
The subject lands are located in a Community Area in close proximity to an Urban Corridor and adjacent to existing and planned transit
corridors. The subject lands are currently designated Low Rise Residential in the City of Kitchener Official Plan.
Section 11 of the City of Kitchener Official Plan contains Urban Design Policies. It is intended that the Urban Design Policies will
provide guidance and direction as the City grows, develops and evolves. The following is a summary of how the proposal meets the relevant
policies from Section 11 (Urban Design) of the current Official Plan:
11.C.1.11 Streetscape: The City will support the character of streets through the coordination of site, building and landscape design on
and between individual sites with the design of the street.
Design Response: New landscaping will be provided along the Morrison Road frontage. Access to the site is provided by a singular
vehicular access from Morrison Road, which also provides pedestrian access to the subject lands. The proposed flonkoge building facade is oriented
to the street. Enhanced landscaping and pedestrian connections activate the public realm interface which further enhances the streetscope.
11.C.1.13, 14 & 15 Safety. The City will apply Crime Prevention through Environmental Design principles in the review of new
developments, redevelopments and infrastructure projects to implement crime prevention strategies that will enhance the effective use of
the space. Where feasible, and in compliance with the other policies of this Plan, the City will ensure that the efficiency of emergency
medical, fire, and police services be considered in the design of communities, neighbours and individual sites. Development applications
will be reviewed to ensure that they are designed to accommodate fire prevention and timely emergency response.
Design Response: General CPTED considerations are analyzed in this Brief. The subject lands are located in a built up area within close
proximity to emergency services. Emergency services vehicles will be able to access the development from the surrounding road network and the
buildings will be designed in compliance with the Ontario Building Code including aspects related to fire prevention suppression. The proposed
development is located in a highly visible location with sufficient eyes on the property from surrounding buildings.
11.C.1.16 Universal Design: The City wi II encourage new sites to be designed, existi ng sites to be redeveloped, the publ is rea I a nd
community infrastructure to be planned to be barrier -free and universally accessible by all citizens. In this regard, the City will enforce the
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Ontario Building Code and other accessibility related legislation and regulations.
Design Response: The development has been designed with accessibility in mind and will be in compliance with the Ontario Building
Code in this regard. Pedestrian walkways incorporate appropriate ramping if needed. Barrier free spaces are provided throughout site. Cross -walks
demarcated with different materials and tactile warning surfaces are contemplated.
11.C.1.22Shade: The City will require the provision of shade, either natura I or constructed, to provide protection from sun exposure,
mitigate the urban heat island, and reduce energy demands provided it does not generate unacceptable adverse impacts.
Design Response: Shade will be provided from trees and landscape features on site and in the surrounding area. The proposed surface
parking area has been broken up to reduce amount of asphalt and provide as much landscaping as possible.
11.C.1.30 Site Design: Policy 11.C.1.30 includes a number of factors to be considered through the Site Plan Control Process.
Design Response: The various considerations included in Policy I I.C. 1.30 have been addressed through the proposed design of the site.
This includes: improvements to the aesthetic quality of the site from the public realm; the provision of safe, comfortable and function site circulation;
and the incorporation of mitigating techniques to minimize adverse impacts onto adjacent properties.
11.C1.31 - 11.C1.33 Building Design, Massing and Scale Design: The Official Plan contains three policies related to Building Design,
Massing and Scale Design. These policies encourage redevelopment projects to create attractive streetscapes and to contribute to rich and
vibrant urban places. These policies encourage attractive building forms, facades and roof designs which are compatible with surrounding
buildings. For infill development, the policies encourage development which complement existing buildings and contribute to
neighbourhood character, particularity if located within close proximity of a recognized cultural heritage resource. Architectural innovation
and expression is also encouraged.
Design Response: The proposed development includes architectural innovation and expression, and will provide a unique built form in
the neighbourhood. The stacked townhouse buildings are proposed to be a contemporary style that will be a positive addition to an area
predominantly comprised of single detached dwellings. The proposed development will improve the streetscape and will also enhance the
surrounding public realm. The proposed development has been designed to compliment the surrounding low density residential building designs
while providing an intensification of the site. The massing of the buildings has been designed accommodate the change in grade across the subject
lands to maintain compatibility with surrounding residential uses.
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CITY OF KITCHENER URBAN DESIGN MANUAL
In September 2019 Council for the City of Kitchener approved a new Urban Design Manual which contains City-wide design guidelines as
well as more specific guidelines that apply to various types of development and/or various locations within the City. These guidelines are to
be reviewed and evaluated with all planning processes and approvals. The purpose of the Guidelines is to ensure that new development is
consistent with the City's Vision for urban design. For the purpose of this Brief we have reviewed the most relevant sections of the Design
Manual: City-wide Design; and Low -Rise Multi -Residential.
Section 11: Low -Rise Multiple -Residential is most a pplica ble to the proposed development and the guidelines are reviewed in their entirety below.
Section 1: City-wide Guidelines arealso applicable, however, therearea number of overlapping directives and guidelines from Section 11:Low-Rise
Multiple -Residential.
City -Wide Design Guidelines
*" Low -Rise Multi -Residential
The purpose of the City -Wide Design section of the Urban Design Manual is to set forth the universal design expectations which apply to all
of Kitchener. This Section includes urban design objectives that are relevant to all geographies and building typologies and is divided into
two sections: Community Design and Site Design. For the purpose of this brief we have focused on the Site Design guidelines which
includes guidelines related to Built Form, Shared Spaces and Site Function with sub -categories within each of these sections.
The proposed development has appropriately considered the City -Wide guidelines as follows:
The proposed development focuses height and mass where it provides the best public realm opportunities while minimizing impacts
on surrounding lands.
Massing techniques are incorporated into the building design including projections, recesses, variation in colour, materials and texture,
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all of which help to reduce and diversify the massing of the building.
• The primary pedestrian site access is designed to be highly visible from and directly accessible from the public street.
• All building elevations will be designed to provide transparency, architectural continuity and visual interest. No blank walls are
proposed. As a result of proposed windows and balconies there will be sufficient natural surveillance onto the surrounding public
street.
• The proposed buildings will have a contemporary design, meaning the buildings will be designed with a present-day building style,
with varied architectural details, materials, colours and textures.
• Lighting will be designed according to City standards and will be designed to minimize glare and light spilling onto surrounding areas.
• Energy-efficient lamps will be used and over lighting will be avoided.
Other sections of the City -Wide guidelines including Servicing and Utilities, Waste and Recycling and Snow Storage will be considered
through the detailed site plan review process and prior to final site plan approval.
Low -Rise Multiple -Residential Design Guidelines
Section 11 of the UDM provides guidelines for the development of low rise multiple residential developments with emphasis on both Built
Form and Site Design. Built form includes consideration for compatibility and building components. Site design includes consideration for
inclusive design, sustainability, outdoor comfort, shared spaces, and site function. The following is a summary of how the proposed
development has considered the guidelines related to Low Rise Multiple Residential Developments.
11.2.1 Compatibility: Guideline 11.2.1 provides that consideration for massing and placement as well as scale and transition of
new multi -residential developments shall be considered to ensure good compatibility with existing surroundings.
Design Response: The proposed building facades have been broken up into distinct sections to ease the transition from single detached
dwellings to attached product. The use of vertical articulation, columns and covered porches ensure the facades read as individual units rather than
a large single mass. The built form has been designed to accommodate the grading of the subject lands and as noted provides a three storey facade
height adjacent the residential property to the north, while transitioning to a 4 storey south facing fb4ode adjacent the private road. This design
integration of grading and building design minimizes impacts on surrounding properties from the proposed development. Second and third floor
balconies also provide for animation in the building facades to soften the building mass and presence. It is our opinion the proposed massing
establishes on appropriate relationship to the surrounding built form.
A 1.8 metre high privacy fence is proposed along the north property line and provides a visual barrier between the proposed redevelopment and
adjacent low rise residential lands.
The buildings have been oriented on site so that the majority of the views are onto the public right of way or internal to the site. Where views
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ip
4_
overlook onto adjacent properties the building has been setback from the side lot line to provide distance between the adjacent residential use.
Window and balcony placement will be designed to prioritize privacy for future residents and adjacent properties alike. The proposed development
will additionally mitigate impacts of overlook and privacy through privacy screening where appropriate. The orientation and height of the proposed
redevelopment is not anticipated to create any negative wind or shadow impacts to adjacent land uses.
When considering compatibility, it must be weighted against other planning objectives. The subject lands are located in proximity to on Urban
Corridor which are primary intensification areas within the Region and City. The subject lands are an underutilized parcel adjacent to the King Street
East Transit Corridor, and represent an intensification opportunity within the City's Built Up Area. The proposed development provides for the
opportunity to redevelop this underutilized parcel in a manner which is compatible with the area. It is our opinion the proposed redevelopment of the
subject lands establishes an appropriate transition and maintains a relationship to the surrounding built form.
11.2.2 Building Components: Guideline 1 1.2.2 provides a number of factors to be considered in the design of low-rise multiple -
residential developments including; facade design, materials, porches, balconies and patios, entrances, and at -grade elements.
Design Response: Contemporary building materials will be used to ensure that that proposed development reads as a contrast, and
current unique architectural expression. Quality design and architectural detailing, and appropriate material use have been integrated into the
design of the proposed development. Principal walls have windows along the street to provide casual surveillance and break up the building mass.
Terraces and patios are also proposed.
The proposed building design carefully considers the public realm by incorporating at grade landscaping, windows and at grade terraces. The
entrances to buildings and units are directed to the public streetscope where possible.
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111'1'111
Proposed facade treatments increase visual interest along the public streetscape, and will enhance the public realm. Materials and colours have been
selected to ensure the site will be distinct, recognizable, and visually appealing.
11.3.1 Inclusive Design: Guideline 11.3.1 provides that safety, universal design, and arts and culture are to be considered in the
design and incorporated where possible to ensure inclusivity in the design of new multiple -residential developments.
Design Response: Basic concepts of Crime Prevention Through Environmental Design (CPTED) have been considered in the design of the
proposed development. Section 3.4 of this brief provides a detailed response of these CPTED considerations.
Principals of universal design including access, wayfinding, and the location of parking has been considered in the design of the proposed
development. Barrier free sidewalks lead directly from the public street and private condominium lanes to the building entrances. Truck Movement
Plans to be included with the complete site plan application will demonstrate adequate turning radii and space has been provided for emergency
services, waste, and moving vehicles.
Opportunities for public art will be considered in the detailed landscape design for the subject lands. Site signage will be incorporated into the
landscape and building design to mitigate visual clutter, improve wayfinding, and contribute to a 'sense ofploce' within the greater community.
11.3.2 Design for Sustainability: Guideline 1 1.3.2 provides that design for climate change should be considered in the design of
new multiple -residential developments. Where possible the policy encourages the use of Low Impact Development standards, sustainable
building features, providing space for community gardens, and using locally sourced construction materials where possible.
Design Response: Strategies for green infrastructure and enhanced energy efficiency are incorporated into the site design (such as the
installation ofon-site infiltration galleries), so that residents can benefit from the multiple services provided by proposed amenity areas. LED lighting,
Energy Star' rated appliances, low -flow faucets, toilets and showerheods, and enhancements to unit insulation are proposed as a means to reduce
demands on energy, and to enhance the longevity of a// fixtures. Tankless (direct heat) water heaters will be contemplated to reduce energy required
to heat water within hot water tanks, reduce standby losses (i.e. energy wasted when hot water cools down in long pipe runs or while it's sitting in the
storage tank), and to provide hot water immediately where needed, thereby reducing water consumption related to "letting the water run"
The proposed buildings will meet or exceed building code requirements. Opportunities to implement sustainable/"green" building techniques have
been explored and are described in the associated Sustainability Statement submitted with the OPA and ZBA applications. Locally sourced
construction materials will be utilized where possible.
Urban heat island effect will be reduced through landscaping and the provision of separated parking areas as opposed to a single large surface
parking area. Low Impact Development standards are to be employed in the detailed landscape design where possible.
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11.3.3 Design for Outdoor Comfort: Guideline 11.3.3 provides new low-rise multiple -residential developments will consider the impacts
of shadow, wind and other microclimatic impacts on their surroundings, and design to mitigate impacts where possible.
Design Response: Massing and building design has been thoughtfully designed to incorporate the natural grading conditions while
maintaining a proposed building height of 3-4 storeys (approximately 13.5 metres). Sufficient building separation is provided to mitigate adverse
impacts of shadows and wind on the subject lands and adjacent lands.
11.3.4 Shared Spaces: Guideline 11.3.4 provides a number of factors to be considered in the design of shared spaces provided for
low-rise multiple -residential developments including; outdoor amenity areas, mid -block connections and paths for pedestrians and cyclists,
landscape areas, public art and signage
Design Response: A public amenity area is proposed at grade along the south of the subject lands. The amenity areas is proposed to
provide flexible seating options, areas for sunlight and shaded areas. Consideration will be given to the incorporation of user amenities such as shared
outdoor dining areas through the detailed landscape design.
Future occupants wishing to seek alternative forms of transportation will have options for walking, biking, or public transit available. This will be
facilitated by the provision of secure class A bicycle parking and the provision of class B bike racks for resident and visitor use.
Site signage may be incorporated into the landscape and building design to mitigate visual clutter, improve wayhnding, and contribute to a'sense of
place' within the greater community.
11.3.5 Site Function: Guideline 11.3.5 provides direction for infrastructure/facilities relating to vehicular access and parking,
servicing and utilities, and waste and recycling for new low-rise multiple -residential development sites. Particularly, design consideration
should be made to locate parking at the rear of buildings or underground, where possible, and to minimize the frequency of curb cuts for
individual driveways for parking provided in front of a building.
Design Response: The site design provides for separated pedestrian and vehicular access to and from the subject lands. A single
vehicular access for the 32 units is proposed from Morrison Road. Compared to the single detached lots with private driveways in the surrounding
neighbourhood, the site design substantially minimizes curb cuts, provides increased space for on -street parking, and provides additional
opportunities for landscaping adjacent the public street.
All private servicing, meters, and utility elements will be integrated into the building and detailed landscape design to minimize their visual impact
from the public realm and on-site shared spaces.
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Waste and recycling facilities are proposed in the form of deep-well storage containers provided in a convenient and accessible location at the end of
the private lane. A Truck Movement Plan to be included with the complete site plan application will demonstrate adequate turning radii and space
has been provided for waste vehicles.
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4.3 CONCLUSION
The proposed redevelopment presented in this Urban Design Brief generally conforms with the policies of the City of Kitchener's Official Plan
and meets the urban design objectives as well as the site specific goals and objectives identified herein. Overall, the proposed
redevelopment represents a unique opportunity to marginally increase the density of underutilized land within the City's Built -Up Area and
increase the diversity of housing options available within the community, both of which contribute positively to the surrounding
neighbourhood and provision of'missing middle' housing stock.
In summary, the proposed development will:
Achieve a high-quality of architectural design and construction that is innovative and timeless, contributing positively to the area and
Kitchener's identity.
Provide for intensification supportive of transit investment in the Region and alternative transit modes;
• Result in a pedestrian friendly development that supports and encourages multi -modal transportation, thereby minimizing future
occupants' reliance on the automobile;
Provide redevelopment sensitive to the existing and planned surrounding context;
Create a strong visually appealing street edge along Morrison Road with enhanced landscape design;
Result in a more efficient and sustainable use of the property, and;
Increase the variety of unit types within the area by offering smaller multiple residential units at an attainable price point.
The proposed redevelopment is appropriate for this location and will contribute positively to the character and built form of the
neighbourhood. The proposal additionally supports the vision to provide a variety of medium density residential uses through
redevelopment on lands in proximity to the King Street East Transit Corridor and new transit focused neighbourhood planned.
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NOTICE OF PUBLIC MEETING
for a development in your neighbourhood
7 Morrison Road
Concept Drawing
fi
{
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:
Floor Space Height of Rear Yard Brian Bateman, Senior Planner
Ratio of 3.5 Metres Setback of 519.741.2200 x 7869
0.9 6-0 MAtrac brian.bateman@kitchener.ca
The City of Kitchener will consider applications to amend the City's Official Plan and
Zoning By-law to add a site-specific provision to increase the Floor Space Ratio (FSI)
from 0.6 to 0.9, to permit a reduced rear yard setback of 5.5 metres instead of the
required 7.5 metres, and to permit a 10 percent visitor parking rate to facilitate the
development of 32 stacked townhouse units with 45 parking spaces.
Page 125 of 164
From: Mike Seiling
Sent: Tuesday, October 25, 2022 12:26 PM
To: Brian Bateman
Subject: FW: Circulation for Comment - 7 Morrison Road (OPA/ZBA)
Attachments: 7 Morrison Road Agency Letter.pdf
Building; No concerns
From: Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: Tuesday, October 25, 2022 10:07 AM
To: CPR (CP Proximity-Ontario@cpr.ca) <cp proximity-ontario@cpr.ca>; MTO - Allan Hodgins
(Allan.Hodeins@ontario.ca) <alIan. hodeins@ontario.ca>; 'clerks@cambridge.ca'
<clerks@cambridee.ca>; _DL _#_ DSD _Planning <DSD-PlannineDivision@kitchener.ca>; Bell - c/o WSP
<circulations@wsp.com>; Carlos Reyes <Carlos.Reyes@kitchener.ca>; Darren Kropf
<Darren.Kropf@kitchener.ca>; Dave Seller <Dave.SelIer@kitchener.ca>; David Paetz
<David.Paetz@kitchener.ca>; Ellen Straus <EIIen.Straus@kitchener.ca>; Enova Power Corp. - Greig
Cameron <greig.cameron@enovapower.com>; Enova Power Corp. - Shaun Wang
<shaun.wang@enovapower.com>; Feds <vped@feds.ca>; GRCA - Planning (planning@grandriver.ca)
<planning@grandriver.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango
<landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; Justin Readman
<Justin.Readman@kitchener.ca>; Katherine Hughes<Katherine.Hughes@kitchener.ca>; Mike Seiling
<Mike.Seiling@kitchener.ca>; Ontario Power Generation <Executivevp.lawanddevelopment@opg.com>;
Park Planning (SM) <Park.Planning@kitchener.ca>; Region - Planning
<PlanningApplications@regionofwaterloo.ca>; Property Data Administrator (SM)
<PropDataAdmin@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder
<Steven.Ryder@kitchener.ca>; Sylvie Eastman <Sylvie.Eastman@kitchener.ca>; WCDSB - Planning
<planning@wcdsb.ca>; WRDSB - Board Secretary (elaine burns@wrdsb.ca) <elaine burns@wrdsb.ca>;
WRDSB - Planning <planning@wrdsb.ca>
Cc: Brian Bateman <Brian.Bateman@kitchener.ca>
Subject: Circulation for Comment - 7 Morrison Road (OPA/ZBA)
Please see attached. Additional documentation can be found in AMANDA folders 22-124797 & 22-
124799 (City staff) and ShareFile (external agencies). Comments or questions should be directed to
Brian Bateman, Senior Planner (copied on this email).
Christine Kompter
Administrative Assistant I Planning Division I City of Kitchener
200 King Street West, 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
601Y96000000
Page 126 of 164
Page 127 of 164
City of Kitchener
COMMENT FORM
Project Address: 7 Morrison Road
Application Type: Official Plan Amendment OPA22/013/M/BB
Zoning By-law Amendment ZBA22/024/M/BB
Comments of: Environmental Planning — City of Kitchener
Commenter's Name: Carrie Musselman
Email: carrie.mussel man@kitchener.ca
Phone: 519-741-2200 X 7068
Date of Comments: January 17, 2023
1. Plans, Studies and Reports submitted as part of a complete Planning Act Application:
• Arborist Report, 7 Morrison Road Kitchener ON, prepared by WSP Canada Inc., dated November
2022.
2. Site Specific Comments & Issues:
I have reviewed the study noted above to support an official plan and zoning bylaw amendment to
permit a development that includes two stacked townhouse buildings with 16 units each (total of 32
units) with amenity areas and a private access road, and note:
1) An Arborist Report was submitted in support of the application. In summary, the report noted:
1.1. No trees on applicant land will be preserved.
• Of the trees being removed on the subject property, there are nineteen (19) in good
condition, twelve (12) in fair condition, one (1) in poor condition, and two (2) are dead.
1.2. Some trees on adjacent properties may be injured or require removal, they are:
1.2.1.Canadian Pacific Railway Property
• (16) sixteen of these trees will require permission to injure and/or remove as their
driplines will be impacted by the proposed site grading. Generally, permission has been
granted.
1.2.2. Hospital property
• (2) two trees will require permission to injure as their driplines will be impacted by the
proposed site grading. Permission has been granted, the letter notes if the trees die within
5 years, they will be replaced at a 2:1 ratio.
• (8) eight trees will require permission to remove. (6) six of the (8) eight trees are dead
from Emerald Ash Borer. Permission has been granted; the letter notes the replacement of
(2) two trees at a 2:1 replacement ratio.
1.2.3. 25 Morrison Road, Kitchener ON
(7) seven trees will require permission to injure as their driplines will be impacted by the
proposed site grading. Permission has been granted, the letter notes if the trees die within
5 years, they will be replaced at a 2:1 ratio.
(1) one tree will require permission to remove. Permission has been granted; the letter
notes the replacement of two trees at a 2:1 replacement ratio.
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Working Together — Growing Thoughtfully — Building Community
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2) In summary, the proposed new development and related grading works will require the removal of
(44) forty-four individual trees.
3) Tree protection fencing is recommended to be installed around trees noted for retention.
An extensive landscape planting plan is proposed as part of the site plan process. The planting plan
should aim to exceed the number of trees removed from site and so the Zoning By Law Amendment
can be supported.
3. Conditions of Approval in Principal (AIP) and/or Full Site Plan Approval:
City Environmental Planning supports Approval -In -Principle (AIP) provided the following custom and/or
modified conditions are incorporated into the AIP and/or Section 41 Development Agreement.
• The proposed development is in accordance with the Arborist Report, prepared by WSP Canada Inc.,
dated November 22, 2022.
4. Policies, Standards and Resources:
Tree Management
• As per Section 8.C.2.16. of the Official Plan, the City will require the preparation and submission of a
tree management plan in accordance with the City's Tree Management Policy (available on the City's
Website), where applicable, as a condition of a development application.
o Any tree management plan must identify the trees proposed to be removed, justify the need
for removal, identify the methods of removal and specify an ecologically sound tree
replacement scheme and any mitigative measures to be taken to prevent detrimental impacts
on remaining trees.
policy 8.C.2.6., the City will incorporate existing and/or new trees into the streetscape or road rights-
of-way and encourage new development or redevelopment to incorporate, protect and conserve
existing healthy trees and woodlands in accordance with the Urban Design Policies in Section 13
(Landscape and Natural Features) of the Urban Design Manual and the Development Manual.
Woodlands
As per Section 8.C.2.17. of the Official Plan, the City will consider the importance of woodlands, not
classified as significant, during the development review process by considering the following:
a) the potential impact of the proposed development, redevelopment or site alteration on the
ecological functions of the woodland;
b) the impact of the proposed development, redevelopment or site alteration on the extent and
distribution of woodland cover in the watershed, the city and the local planning community; and,
c) opportunities to restore or re-establish productive forest habitats consisting of native species
following the completion of the proposed development.
As per Section 8.C.2.18. of the Official Plan, the City will minimize the impact of development,
redevelopment or site alteration on woodlands, not classified as significant through the
implementation of appropriate mitigation measures, which may include compensation.
Hedgerows
• As per Section 8.C.2.19. of the Official Plan, when considering development, redevelopment or site
alteration proposals, the City may require the protection and enhancement of hedgerows, especially
where:
a) they link other elements of the Natural Heritage System;
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 129 of 164
b) wildlife regularly use them as habitat or movement corridors;
c) they are composed of mature, healthy trees;
d) they contain trees that are rare, unique, culturally important or over 100 years in age; or,
e) they contribute to the aesthetics of the landscape.
Natural Heritage Features
• The mapping and criteria for identifying individual natural heritage features is included in the
Kitchener Natural Heritage System Technical Background Report (rev. June 2014).
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 130 of 164
City of Kitchener - Comment Form
Project Address: 7 Morrison Road
Application Type: OPA and ZBA
Comments of: Environmental Planning (Sustainability) — City of Kitchener
Commenter's name: Gaurang Khandelwal
Email: gaurang.khandelwal@kitchener.ca
Phone: 519-741-2200 x 7611
Written Comments Due: November 18, 2022
Date of comments: November 14, 2022
1. Plans, Studies and/or Reports submitted and reviewed as part of a complete application:
• Sustainability Statement — Official Plan and Zoning By-law Amendment, 7 Morrison Road,
Kitchener, prepared by MHBC, dated September 26, 2022
2. Comments & Issues:
I have reviewed the documentation (as listed above) to support an Official Plan Amendment and a Zoning
By-law Amendment to develop the subject lands with two stacked townhouse buildings with 16 units
each, regarding sustainability and energy conservation and provide the following:
• Based on my review of the supporting documentation, some sustainability elements are being
proposed and the development is contemplated to meet or exceed the Ontario Building Code.
• Although the Ontario Building Code (OBC) is advanced, going forward all developments will need
to include robust energy conservation measures as the City (and Region of Waterloo) strive to
achieve our greenhouse gas reduction target.
• It is strongly suggested that the proposed development achieve more efficient standards than
the minimum OBC requirements.
• A Sustainability Statement (as per the City's Terms of Reference) will be required as part of a
complete Site Plan Application.
• As the project evolves through the detailed design process, more progressive energy
conservation and efficient design elements should be incorporated. Potential items for
consideration:
o Electric vehicle charging stations
o Community/ common gardens and urban agriculture
o On-site composting
o Green roofs
1IPage
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o Use of alternative water supply and demand management systems such as rainwater
harvesting and grey water reuse
o Use of alternative or renewable energy systems or the capacity to incorporate such
systems in the future
3. Policies, Standards and Resources:
• Kitchener Official Plan Policy 7.C.4.4. Development applications will be required to demonstrate
to the satisfaction of the City, through the completion of a Sustainability Report/Checklist in
accordance with the Complete Application Requirements Policies in Section 17.E.10, that the
proposal meets the sustainable development policies of the Plan and that sustainable
development design standards are achieved.
• Kitchener Official Plan Policy 7.C.4.5. The City will encourage and support, where feasible and
appropriate, alternative energy systems, renewable energy systems and district energy in
accordance with Section 7.C.6 to accommodate current and projected needs of energy
consumption.
• Kitchener Official Plan Policy 7.C.6.4. In areas of new development, the City will encourage
orientation of streets and/or lot design/building design with optimum southerly exposures. Such
orientation will optimize opportunities for active or passive solar space heating and water heating.
• Kitchener Official Plan Policy 7.C.6.8. Development applications will be required to demonstrate,
to the satisfaction of the City, energy is being conserved or low energy generated. Such studies
may include, but not limited to an Energy Conservation Efficiency Study, a Feasibility Study for
Renewable or Alternative Energy Systems, District Heating Feasibility Study, and the completion
of a Sustainability Report/Checklist in accordance with the Complete Application Requirements
Policies in Section 17.E.10.
• Kitchener Official Plan Policy 7.C.6.27. The City will encourage developments to incorporate the
necessary infrastructure for district energy in the detailed engineering designs where the
potential for implementing district energy exists.
4. Advice:
➢ As part of the Kitchener Great Places Award program every several years there is a Sustainable
Development category. Also, there are community-based programs to help with and celebrate
and recognize businesses and sustainable development stewards (Regional Sustainability
Initiative - http://www.sustainablewaterlooregion.ca/our-programs/regional-sustainability-
initiative and TravelWise - http://www.sustainablewaterlooregion.ca/our-programs/travelwise).
➢ The 'Sustainability Statement Terms of Reference' can be found on the City's website under
'Planning Resources' at ... https://www.kitchener.ca/SustainabilityStatement
21 Page
Page 132 of 164
From: Real Estate Canada <Real_EstateCanada@cpr.ca>
Sent: Tuesday, December 20, 2022 12:01 PM
To: Brian Bateman
Subject: RE: Circulation for Comment - 7 Morrison Road (OPA/ZBA)
You don't often get email from real estatecanada@cpr.ca. Learn why this is important
Good Afternoon,
RE: Comments on 7 Morrison Road (OPA/ZBA), within 500m of CP Rail line
Thank you for reaching out to us again and our apologies on the delay in responding to your request for
comments on this development proposal in the vicinity of Canadian Pacific Railway Company. The safety
and welfare of residents can be adversely affected by rail operations and CP is not in favour of
residential uses that are not compatible with rail operations. CP freight trains operate 24/7 and
schedules/volumes are subject to change. CP's approach to development in the vicinity of rail
operations is encapsulated by the recommended guidelines developed through collaboration between
the Railway Association of Canada and the Federation of Canadian Municipalities. The 2013 Proximity
Guidelines can be found at the following website address: http://www.proximityissues.ca/.
CP recommends that the below condition be inserted in all property and tenancy agreements and offers
of purchase and sale for all dwelling units in the proposed building(s):
"Canadian Pacific Railway and/or its assigns or successors in interest has or have a railway right-of-way
and/or yard located adjacent to the subject land hereof with operations conducted 24 hours a day, 7
days a week, including the shunting of trains and the idling of locomotives. There may be alterations to,
or expansions of, the railway facilities and/or operations in the future, which alterations or expansions
may affect the living environment of the residents in the vicinity. Notwithstanding the inclusion of any
noise and/or vibration attenuating measures in the design of the development and individual dwellings,
Canadian Pacific Railway will not be responsible for complaints or claims arising from the use of its
facilities and/or its operations on, over, or under the aforesaid right-of-way and/or yard."
Should the captioned development proposal receive approval, CP respectfully requests that the
recommended guidelines be followed.
Thank you,
Real Estate Canada
Real EstateCanada@cpr.ca
7550 Ogden Dale Road SE, Building 1
Calgary AB T2C 4X9
CP
** Please be advised that CP Proximity-Ontario@cpr.ca will be deactivated as of January 31, 2023.
Effective immediately, please ensure your contact email for CP Proximity -Ontario is updated to
Page 133 of 164
Real EstateCanada@cpr.ca to ensure your communication is received and replied to in a timely
manner**
From: Brian Bateman <Brian.Bateman@kitchener.ca>
Sent: December 9, 2022 12:22 PM
To: CP Proximity -Ontario <CP Proximity-Ontario@cpr.ca>
Subject: FW: Circulation for Comment - 7 Morrison Road (OPA/ZBA)
This email did not originate from Canadian Pacific. Please exercise caution with any links or attachments.
To Whom it May Concern,
Just following up on correspondence sent to CPR asking for comments regarding a development
application located at 7 Morrison Road, Kitchener Ontario. Can you please advise when these comments
will be forthcoming as the commenting period ended on November 18. Your comments are important to
us as this proposal is adjacent to your railway line. Thank you.
Brian Bateman, MCIP, RPP
Senior Planner
City of Kitchener
519-741-2200 x7869
From: Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: Tuesday, October 25, 2022 10:07 AM
To: CPR (CP Proximity-Ontario@cpr.ca) <cp proximity-ontario@cpr.ca>; MTO - Allan Hodgins
(Allan.Hodeins@ontario.ca) <alIan. hodeins@ontario.ca>; 'clerks@cambridge.ca'
<clerks@cambridge.ca>; _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.SelIer@kitchener.ca>; David Paetz
<David.Paetz@kitchener.ca>; Ellen Straus <EIIen.Straus@kitchener.ca>; Enova Power Corp. - Greig
Cameron <greig.cameron@enovapower.com>; Enova Power Corp. - Shaun Wang
<shaun.wang@enovapower.com>; Feds <vped@feds.ca>; GRCA - Planning (planning@grandriver.ca)
<planning@grandriver.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango
<landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; Justin Readman
<Justin.Readman@kitchener.ca>; Katherine Hughes<Katherine.Hughes@kitchener.ca>; Mike Seiling
<Mike.Seiling@kitchener.ca>; Ontario Power Generation <Executivevp.lawanddevelopment@opg.com>;
Park Planning (SM) <Park.Planning@kitchener.ca>; Region - Planning
<PlanningApplications@regionofwaterloo.ca>; Property Data Administrator (SM)
<PropDataAdmin@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder
<Steven.Ryder@kitchener.ca>; Sylvie Eastman <Sylvie.Eastman@kitchener.ca>; WCDSB - Planning
<planning@wcdsb.ca>; WRDSB - Board Secretary (elaine burns@wrdsb.ca) <elaine burns@wrdsb.ca>;
WRDSB - Planning <plannine@wrdsb.ca>
Cc: Brian Bateman <Brian.Bateman@kitchener.ca>
Subject: Circulation for Comment - 7 Morrison Road (OPA/ZBA)
Page 134 of 164
Please see attached. Additional documentation can be found in AMANDA folders 22-124797 & 22-
124799 (City staff) and ShareFile (external agencies). Comments or questions should be directed to
Brian Bateman, Senior Planner (copied on this email).
Christine Kompter
Administrative Assistant 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 TTY 1-866-969-9994 christine.kompter@kitchener.ca
�fic 00000
IMPORTANT NOTICE -AVIS IMPORTANT ------------------------------ Computer viruses
can be transmitted via email. Recipient should check this email and any attachments for the presence of
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Page 135 of 164
From: Trevor Heywood <theywood@grandriver.ca>
Sent: Tuesday, October 25, 2022 11:00 AM
To: Brian Bateman
Subject: RE: Circulation for Comment - 7 Morrison Road (OPA/ZBA)
Hey Brian,
This is not regulated by the GRCA and we have no comment.
Thanks,
Trevor Heywood, B.Sc.(Env.)
Resource Planner
Grand River Conservation Authority
400 Clyde Road, PO Box 729
Cambridge, ON N1 5W6
Phone: 519-621-2763 ext. 2292
Email: theywooda-grand river. ca
www.arandriver.ca I Connect with us on social media
From: Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: Tuesday, October 25, 2022 10:07 AM
To: CPR (CP Proximity-Ontario@cpr.ca) <cp proximity-ontario@cpr.ca>; MTO - Allan Hodgins
(Allan. Hodgins@ontario.ca) <alIan. hodgins@ontario.ca>; 'clerks@cambridge.ca'
<clerks@cambridge.ca>; _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.SelIer@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@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 <plannine@wcdsb.ca>; WRDSB - Board Secretary
(elaine burns@wrdsb.ca) <elaine burns@wrdsb.ca>; WRDSB - Planning <plannine@wrdsb.ca>
Cc: Brian Bateman <Brian.Bateman@kitchener.ca>
Subject: Circulation for Comment - 7 Morrison Road (OPA/ZBA)
Please see attached. Additional documentation can be found in AMANDA folders 22-124797 & 22-
124799 (City staff) and ShareFile (external agencies). Comments or questions should be directed to
Brian Bateman, Senior Planner (copied on this email).
Page 136 of 164
Christine Kompter
Administrative Assistant I Planning Division I City of Kitchener
200 King Street West, 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
O�Ei.OGm 4
Page 137 of 164
From:
Sent:
To:
Subject:
Attachments:
Good afternoon Brian,
7 Morrison Road (OPA/ZBA)
Johnston, Jeremiah (MTO) <Jeremiah.Johnston@ontario.ca>
Monday, December 12, 2022 10:24 AM
Brian Bateman
RE: Circulation for Comment - 7 Morrison Road (OPA/ZBA)
7 Morrison Road Agency Letter.pdf; 16218E - Site Plan - July 18
2022 Plan.pdf
The Ministry of Transportation has no objection to this application, inclusive of 2 stacked
town house structures, 32 units total. The subject property (7 Morrison Road) is located
beyond our limits of permit control and therefore MTO review, approval and permits will
not be required.
Thank you,
Jeremiah Johnston Corridor Management Planner
Corridor Management Section
Ministry of Transportation Operations Branch West
659 Exeter Road, London, ON N6E 11-3
M: (226)-980-6407
From: Brian Bateman <Brian.Bateman@kitchener.ca>
Sent: December 9, 2022 3:08 PM
To: Johnston, Jeremiah (MTO) <Jeremiah.Johnston@ontario.ca>
Subject: FW: Circulation for Comment - 7 Morrison Road (OPA/ZBA)
CAUTION -- EXTERNAL E-MAIL - Do not click links or open attachments unless you recognize the
sender.
Hello Jeremiah,
Just following up on attached correspondence sent to Allan regarding a development application at 7
Morrison Road. I presume you are taking this one over? If so, can you provide MTO comments at your
earliest convenience. Thanks.
Brian
From: Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: Tuesday, October 25, 2022 10:07 AM
To: CPR (CP Proximity-Ontario@cpr.ca) <cp proximity-ontario@cpr.ca>; MTO - Allan Hodgins
(Allan. Hodgins@ontario.ca) <alIan. hodgins@ontario.ca>; 'clerks@cambridge.ca'
<clerks@cambridge.ca>; _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.SelIer@kitchener.ca>; David Paetz
<David.Paetz@kitchener.ca>; Ellen Straus <EIIen.Straus@kitchener.ca>; Enova Power Corp. - Greig
Cameron <Rreie.cameron@enovapower.com>; Enova Power Corp. - Shaun Wang
Page 138 of 164
<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: Brian Bateman <Brian.Bateman(@kitchener.ca>
Subject: Circulation for Comment - 7 Morrison Road (OPA/ZBA)
Please see attached. Additional documentation can be found in AMANDA folders 22-124797 & 22-
124799 (City staff) and ShareFile (external agencies). Comments or questions should be directed to
Brian Bateman, Senior Planner (copied on this email).
Christine Kompter
Administrative Assistant I Planning Division I City of Kitchener
200 King Street West, 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
oo0000m0o
Page 139 of 164
From:
Lenore Ross
Sent:
Wednesday, February 8, 2023 5:06 PM
To:
Brian Bateman
Subject:
RE: Staff & Agency Comments
Thanks Brian,
The revised TPEP is acceptable and P&C have no additional concerns or comments for OPA22/013/M/BB
and ZBA22/024/M/BB .
Regards,
Lenore
From: Brian Bateman <Brian.Bateman@kitchener.ca>
Sent: Friday, January 27, 2023 2:57 PM
To: Lenore Ross <Lenore.Ross@kitchener.ca>
Subject: FW: Staff & Agency Comments
Hi Lenore,
Happy Friday! Please see attached being sent from MHBC to address your comments. Please let me
know if this is satisfactory.
Brian
From: Luisa Vacondio <Ivacondio@mhbcplan.com>
Sent: Thursday, January 19, 2023 11:33 AM
To: Brian Bateman <Brian.Bateman@kitchener.ca>
Cc: Pierre Chauvin <pchauvin@mhbcplan.com>
Subject: FW: Staff & Agency Comments
Hi Brian,
Thanks for accommodating a quick meeting with us yesterday — hopefully tonight's meeting goes off
smoothly.
As I mentioned yesterday, please find attached the revised Arborist Report and TMP that we've received
from the client to address the comments from Park and Cemeteries.
With regards to the urban design comments that Katey has provided, it seems that many of these
comments are more specific to building design and/or site plan details. Can you discuss with Katey and
advise if you would be comfortable with deferring these matters to the future site plan application?
Thank you,
Luisa
LUISA VACONDIO, BES I Planner
Page 140 of 164
1 am currently working remotely and can best be reached at Ivacondio(a)mhbcplan.com
M H BC Planning, Urban Design & Landscape Architecture
540 Bingemans Centre Drive, Suite 200 1 Kitchener I ON I N213 3X9 I T 519 576 3650
F 519 576 0121 1 Ivacondioa-mhbcplan.com
Follow us: Webpaqe I Linkedin I Facebook I Twitter I Vimeo I Instagram
P L A N N I N G
URBAN DESIGN
& LANDSCAPE
Y E A R S MHBC ARCHITECTURE
This communication is intended solely for the named addressee(s) and may contain information that is privileged, confidential, protected or
otherwise exempt from disclosure. No waiver of confidence, privilege, protection or otherwise is made. If you are not the intended recipient of
this communication, please advise us immediately and delete this email without reading, copying or forwarding it to anyone.
From: Brian Bateman <Brian.Bateman@kitchener.ca>
Sent: December 21, 2022 4:05 PM
To: Luisa Vacondio <Ivacondio@mhbcplan.com>
Cc: Pierre Chauvin <pchauvin@mhbcplan.com>
Subject: RE: Staff & Agency Comments
Please see attached comments received to date. I still require comments from the Region, CP and
Environmental Planning -Carrie will be sending hers soon — before I can recommend this for approval. In
addition, UD has raised some concerns to be addressed. Please contact me should you have any
comments or questions.
Brian
From: Brian Bateman
Sent: Wednesday, December 21, 2022 9:31 AM
To: 'Luisa Vacondio' <Ivacondio@mhbcplan.com>
Subject: RE: Staff & Agency Comments
This is perfect... thank you! I will be sending you staff/agency comments I have received so far by weeks
end.
Brian
From: Luisa Vacondio <Ivacondio@mhbcplan.com>
Sent: Wednesday, December 21, 2022 9:15 AM
To: Brian Bateman <Brian.Bateman@kitchener.ca>
Subject: RE: Staff & Agency Comments
Hi Brian,
Page 141 of 164
Just seeing this now — attaching the Word version of the PJR for 7 Morrison. Please confirm receipt and
if this is what you were looking for.
Thanks,
Luisa
From: Brian Bateman <Brian.Bateman@kitchener.ca>
Sent: December 20, 2022 9:33 AM
To: Luisa Vacondio <Ivacondio@mhbcplan.com>
Subject: RE: Staff & Agency Comments
Hi Luisa,
Favour to ask: Could you please send me the Word document of your planning report. I want to get
started on the report. Thanks.
Brian
From: Brian Bateman
Sent: Friday, December 9, 2022 3:00 PM
To: Pierre Chauvin <pchauvin@mhbcplan.com>; Luisa Vacondio <Ivacondio@mhbcplan.com>
Subject: Staff & Agency Comments
Hi Pierre & Luisa,
Just want to let you know the commenting period was over but I am still waiting for comments from the
Region and CPR and I guess MTO — but unsure if they will have anything to major to say here In any
event, I have sent follow up emails to the Region and CPR and will send over what I have received to
date very shortly.
Brian Bateman, MCIP, RPP
Senior Planner
City of Kitchener
519-741-2200 x7869
Page 142 of 164
City of Kitchener
OPA/ZBA Comment Form
Project Address: 7 Morrison Road
File Number: OPA22/013/M/BB and ZBA22/024/M/BB
Comments Of: Policy Planning
Commenter's Name: John Zunic
Email: john.zunic@kitchener.ca
Phone: 519.741.2200 ext. 7685
Date of Comments: December 1, 2021
❑ I plan to attend the meeting (questions/concerns/comments for discussion)
❑ I do NOT plan to attend the meeting.
❑X No meeting to be held
1. Planning Context:
• The site is located within a "Community Area" on the Urban Structure map of the Official Plan
(Map 2) and has a "Low Rise Residential" land use designation on Map 3: Land Use.
• Policy 3.C.2.50 of the Official Plan notes that the planned function of Community Areas is to
provide for residential uses as well as non-residential supporting uses intended to serve the
immediate residential areas.
• Policy 3.C.2.52 of the Official Plan states "Limited intensification may be permitted within
Community Areas in accordance with the applicable land use designation on Map 3 and the
Urban Design Policies in Section 11. The proposed development must be sensitive to and
compatible with the character, form and planned function of the surrounding context."
• Policy 15.D.3.10 of the Official Plan indicates that the net residential density for lands which are
designated Low Rise Residential will be a maximum of 30 units per hectare. Further, Policy
15.D.3.11 of the Official Plan indicates that the maximum FSR for Low Rise Residential lands is
0.6.
• The property is currently zoned RR=6 in Zoning By-law 85-1 and RES -5 in Zoning By-law 2019-051.
Special Use Provision 201U as part of Zoning By-law 85-1 applies to the property and indicates
that "...a craftsman shop only for a sign making business shall also be permitted in accordance
with the regulations set out in Section 12.2."
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 143 of 164
• Section 40.6 of the City of Kitchener Zoning By-law 85-1 indicates that the Maximum Floor Space
Ratio for properties zoned R-6 is 0.6.
• "Table 7-5: For Cluster Townhouse Dwelling Units" in Zoning By-law 2019-051 indicates that the
Maximum Floor Space Ratio for Cluster Townhouse Dwelling Units on lands zoned RES -5 is 0.6
• This process recognizes that there is a housing crisis and climate emergency currently impacting
Kitchener.
• Based on the policy framework identified above and policy analysis contained within the
Planning Justification Report prepared as part of this application, Policy Planning staff are
supportive of the proposed Official Plan Amendment and Zoning By-law Amendment for 7
Morrison Road.
• Policy Planning staff encourage a reduction in the drive aisle width as a site plan consideration,
in keeping with requirements for fire access and truck turning movements, in an effort to reduce
the amount of impermeable surface on the site.
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 144 of 164
N, 14
Region of Waterloo
Brian Bateman, MCIP. RPP
Senior Planner
DSD — Planning Division
City of Kitchener
200 King Street W.
Kitchener, ON N2G 4G7
Dear Mr. Bateman:
Post Circulation Comments
OPA 22/013/M/BB
ZBA 22/024/M/BB
Klondike Homes Ltd.
7 Morrison Road
CITY OF KITCHENER
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
Community Planning
150 Frederick Street 8th Floor
Kitchener Ontario N2G 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: D17-40/2/22013
C14-60/2/22024
February 8, 2023
Region staff has reviewed the above -noted applications and provides the following
comments for your consideration at this time. The applicant is proposing Official Plan
Amendment and Zoning By-law Amendment for the development of two (2) stacked
townhouse buildings with 16 units each, for a total of 32 units. The proposed residential
development also includes amenity areas, a private access road, 45 parking spaces
and secure indoor bicycle storage spaces.
The OPA is to add a special policy area to the Low Rise Residential designation in order
to permit a maximum floor area ratio (FSR) of 0.9 and a density exceeding 30 units per
hectare. The ZBA is to re -zone the lands from R-6 to RES -5 with site specific for FSR,
building height, parking, visitor parking and rear yard relief.
The lands are designated Urban Area "Built -Up Area" and within the "Central Transit
Corridor" on Map 3a in the Regional Official Plan (ROP). Lands included within the
Built -Up Area are intended to accommodate the majority of the Region's growth within
Document Number: 4304692 Version: 1
Page 145 of 164
the time horizon of the ROP. This development will contribute to the intensification
target within the Built -Up Area.
Water Services
Water Services Engineering and Planning staff has reviewed the Functioning Servicing
and SWM Report and have the following comment: In detailed design, the applicant
must vacuum excavate the regional waterman, in daylight, to confirm the depth and
horizontal/vertical alignment to ensure there is no conflict with the proposed sanitary
servicing. Please submit engineering drawings for review.
Hydrogeology & Water Programs (Source Water Protection)
Hydrogeology and Water Program (HWP) staff has indicated the proposed development
falls within the WHPA D for the Fountain Street wellfield and the Hidden Valley Intake
(IPZ 3).
Staff has requested that a prohibition on geothermal energy systems as defined in the
Regional Official Plan be included in the Zoning By-law amendment for the subject
property. Proposed wording,
"Geothermal Wells are prohibited on site. A geothermal well is defined as a vertical
well, borehole or pipe installation used for geothermal systems, ground -source heat
pump systems, geo-exchange systems or earth energy systems for heating or cooling;
including open -loop and closed-loop vertical borehole systems. A geothermal well does
not include a horizontal system where construction or excavation occurs to depths less
than five metres unless the protective geologic layers overlaying a vulnerable aquifer
have been removed through construction or excavation."
Salt Management Plan
A Salt Management Plan (SMP) will be required as part of site plan for private parking
lots and/or private roadways. Implementation of the SMP may be secured through
future Planning Act applications.
As part of the SMP, HWP would encourage the proponent to incorporate design
considerations with respect to salt management, including:
• Ensure that cold weather stormwater flows are considered in the site design.
Consideration should be given to minimize the transport of meltwater across the
parking lots or driveway. This also has the potential to decrease the formation of
ice and thereby the need for de-icing.
• Directing downspouts towards pervious (i.e. grassy) surfaces to prevent runoff
from freezing on parking lots and walkways.
• Locating snow storage areas on impervious (i.e. paved) surfaces.
• Locating snow storage areas in close proximity to catchbasins.
• Using winter maintenance contractors that are Smart About SaItTM certified.
• Using alternative de-icers (i.e. pickled sand) in favour of road salt.
Document Number: 4304692 Version: 1
Page 146 of 164
-3 -
The proponent is eligible for certification under the Smart About SaItTM program for this
property. Completion of the SMP is one part of the program. To learn more about the
program and to find accredited contractors please refer to:
http://www.smartaboutsalt.com/. Benefits of designation under the program include cost
savings through more efficient use of salt, safe winter conditions by preventing the
formation of ice, and potential reductions in insurance premiums.
Corridor Planning
Functional Servicing and Stormwater Management (SWM) Report
The subject lands do not abut directly King Street East (Regional Road 08), but the
CPR/Grand River Railway Company (GRR) lands abutting these lands directly abut the
Regional road.
The Functional Servicing & SWM Report dated September 21, 2022 prepared by JPE
Engineering has concluded that the required services are available for the proposed
development. With respect to storm water management, the report has found that
currently the side sheet flows into the King Street right-of-way through swales/ditches,
ultimately to a creak on the south side of the road. The report confirms that under
developed conditions the flows will be attenuated to pre-existing levels and will be
discharged into road side ditch along Morrison Road. The report indicates a detailed
SWM report will be prepared at the Site Plan stage when more details are available.
The following points need to be clarified/noted further:
a) The report mentioned that the soils are non conductive and a cash -in -lieu will be
the option for the SWM drainage. Clarification is required, whether there will be
any concentrated storm flow or a storm connection directly within the King Street
right-of-way from the SWM management system.
b) Will there be more than the current flows than under the existing conditions as a
result of this cash -in -lieu option?
c) If yes for the above, is there sufficient capacity to take the discharge in the
existing system? More details must be provided in this regard.
d) A Sanitary connection is proposed within the King Street right-of-way. Please
note that this will require Regional approval through a separate process of
Municipal Consent. Additional comments, if any, will follow.
Environmental Noise
The Environmental Noise Study dated August 3, 2022 prepared by JPE Engineering is
currently under review. The following clarifications are required:
a) The proposed development is within a 75m vibration influence zone as per
Railway Proximity Guidelines. No assessment of vibration is included in the
report. A vibration study will be required to confirm that railway vibration from the
Document Number: 4304692 Version: 1
Page 147 of 164
CPR is not a concern, and does not require any mitigation measures in the
building design. This may be secured through the use of a holding provision.
b) It appears that the railway noise is based on the 2015 railway data. Please
confirm that the data used in this regard will remain valid for future 10 years rail
traffic forecasts. Alternatively, a conservative approach be used to calculate the
future rail traffic.
c) Please confirm that the noise levels from road and rail noise are combined
together for reaching the ultimate noise levels at the assessment points. This is
unclear in the report.
d) The OLA location appears to be analysed very close to the proposed noise
barrier. A central location should be analysed to assess the noise impacts for the
OLA.
e) The proposed noise barrier is only few metres from the railway. Please confirm
that any specific vibration design is not required, a typical design detail for the
proposed noise barrier be added in the report.
f) Maintenance arrangements for the proposed noise barrier be confirmed by City
of Kitchener staff and be detailed in the report.
The above matters may be addressed prior to adoption of the ZBL amendment or
secured through the use of a holding provision.
Conditions for Site Plan Application
Site Gradina & Stormwater Manaaement
Storm sewers within the Regional road right-of-way are generally sized and designed to
only accommodate stormwater from the right-of-way and in some instances off road
surface drainage under existing conditions. A private stormwater connection to any
storm sewer on King Street East (RR #08) will be discouraged where an alternate
stormwater connection is available, including infiltration if soil conditions and Source
Protection under the Clean Water Act permit, or if it is determined that the King Street
East storm sewer does not have the sufficiency (condition and capacity) to
accommodate private stormwater flows from this site. It is the responsibility of the
applicant' s engineering consultant to determine an appropriate stormwater outlet from
this site and the sufficiency of the receiving storm system if there is no other option
available and to include this information in the stormwater management report. The
applicant or their consultant should contact Mr. Malcolm Lister, Manager, Technical
Services for the Region of Waterloo at 519-575-4432 or mlister@regionofwaterloo.ca to
determine if any engineering plans and/or further technical information for King Street
East (RR #08) is available which may be of assistance.
Document Number: 4304692 Version: 1
Page 148 of 164
-5 -
The applicant must submit electronic copies of detailed Site Grading & Drainage Control
Plan(s) and Site Servicing Plan(s) along with a SWM report for Regional review and
approval. This should include drainage details for the subject property, abutting
properties and the public road allowance so as to ensure compatible drainage and to
show thereon all existing and proposed connections to the municipal storm sewers,
sanitary sewers and water mains and all detailed erosion and siltation control features,
all to the satisfaction of the Regional Municipality of Waterloo.
The site grading must be compatible with the existing road grades and any future
project of King Street East (RR #08). The site must be graded in accordance with the
approved plan and the Regional Road allowance must be restored to the satisfaction of
the Regional Municipality of Waterloo.
Transit Planning
There will be no transit requirements for the proposed development. However, staff note
the following points:
This area is well -served by Routes 204 Xpress (two-way) and Route 27.
Beginning in May 2022, Route 27 will be revised to operate in a one-way loop
northbound on Morrison.
Pedestrian infrastructure along Morrison Road is lacking in this vicinity. The City
undertook some underground works in this area last year, and the sidewalk on
the west side of Morrison may have been constructed as part of this project. The
City should consider a sidewalk on east side of Morrison Road and pedestrian
connections from the proposed development to help use of transit service in the
area.
Airport Zoning (Advisory Comments)
The subject lands are located within the 6 km Development Regulation Area (Transport
Canada). For further information in this regard please contact:
Jordan Vander Veen, Senior Engineer, Design and Construction (Airport)
519.648.2256 ext. 8514 Email: ivanderveen(a�regionofwaterloo.ca
Site Servicing / Work Permit / Municipal Consent
A Municipal Consent will be required for the installation of any new/update to / removal
of the existing services within the King Street right-of-way.
Also, a Region of Waterloo Work Permit must be obtained from the Region of Waterloo
prior to commencing construction within the Region's right of way. For further
information in this regard, please visit https://rmow.permitcentral.ca/
Document Number: 4304692 Version: 1
Page 149 of 164
WON
Conditions for Condominium / Consent ADDlication Staae
Detailed Environmental Noise Stud
Pending acceptance of the above-mentioned Noise Study, the recommendations of the
above noised study will be implemented through a registered agreement with the
Region of Waterloo; as a regional condition for any future Plan of
Condominium/Consent application(s) as may be required for the proposed
development.
Although, the requirement of a detailed noise study may not be a condition of Site Plan
application, it is strongly recommended that the proponent undertake a detailed noise
study and construct the site/buildings/units accordingly to avoid any retrofit at a later
stage. It's the proponents' responsibility to ensure that there are no environmental noise
impacts from/on the proposed development.
Land Use Compatibility
The subject property is immediately adjacent to the Grand River Hospital Freeport site.
Staff recommends a warning clause (Type E) pursuant to NPC -300 be included in all
offers to purchase and/or lease agreements. Proposed wording for the warning clause
reads,
"Purchasers/tenants are advised that due to the proximity of the adjacent hospital
facility/Freeport Hospital, noise from Freeport Hospital may at times be audible."
This requirement should be secured through a registered agreement with the City of
Kitchener as part of any future Planning Act application, including consent or plan of
condominium .
Record of Site Condition (RSC)
A RSC is required according to the Region's guideline on site contamination. There are
high and medium threats in the Region's Threats Inventory Database for the adjacent
property to the west at 3570 King St E (Grand River Hospital — Freeport
Campus). There is also a rail line to the south of the site which would be considered a
medium threat.
The RSC requirement was noted in the pre -submission comments, but it does not
appear that an RSC has been filed in the interim. The RSC along with the MECP
Acknowledgement will be required prior to adoption of the ZBL amendment, or secured
through the use of a holding provision.
Environmental Planning
No comments.
Archaeology
No comments.
Document Number: 4304692 Version: 1
Page 150 of 164
Housing
General
The following Regional policies and initiatives support the development and
maintenance of affordable housing:
• Regional Strategic Plan
o Objective 4.2 requires the Region to make affordable housing more available
to individuals and families.
• 10 -Year Housing and Homelessness Plan
o contains an affordable housing target which is that 30% of all new residential
development between 2019 and 2041 in Waterloo Region is to be affordable
to low and moderate income households.
• Building Better Futures Framework
o shows how the Region plans to create 2,500 units of housing affordable to
people with low to moderate incomes by 2025.
• Region of Waterloo Official Plan
o Section 3.A (range and Mix of Housing) contains land use policies that ensure
the provision of a full and diverse range and mix of permanent housing that is
safe, affordable, of adequate size, and meets the accessibility requirements
of all residents.
The Region supports the provision of a full range of housing options, including
affordable housing. Rent levels and house prices that are considered affordable
according to the Regional Official Plan are provided below in the section on affordability.
Should this development application move forward, staff recommend that the applicant
consider providing a number of affordable housing units on the site, as defined in the
Regional Official Plan.
In order for affordable housing to fulfill its purpose of being affordable to those who
require rents or purchase prices lower than the regular market provides, a mechanism
should be in place to ensure the units remain affordable and establish income levels of
the households who can rent or own the homes.
Affordability
For the purposes of evaluating the affordability of an ownership unit, based on the
definition in the Regional Official Plan, the purchase price is compared to the least
expensive of:
Housing for which the purchase price
results in annual accommodation costs $385,500
which do not exceed 30 percent of gross
Document Number: 4304692 Version: 1
Page 151 of 164
WE
annual household income for low and
moderate income households
30 per cent of the gross annual
Housing for which the purchase price is
at least 10 percent below the average
$576,347
purchase price of a resale unit in the
income renter households
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 directly by email at
JMaanMiedema(a-)-regionofwaterloo.ca should you have any questions or wish to
discuss in more detail.
Proposed Zoning By-law Amendment
As noted above under HWP comments, staff has requested that a prohibition on
geothermal energy systems as defined in the Regional Official Plan be included in the
Zoning By-law amendment for the subject property. Proposed wording provided above.
Document Number: 4304692 Version: 1
Page 152 of 164
IS!OE
Staff recommends the use of a holding provision to secure the completion of a railway
vibration study, Record of Site Condition (if not completed and MECP acknowledged
prior to adoption of ZBL amendment), and final acceptance of the environmental noise
study noted above.
Regional Development Charges
Any future development on the subject lands will be subject to provisions of Regional
Development Charges By-law 19-037 or any successor thereof.
Other
Staff acknowledges the Region's required review fees for the OPA and ZBA
applications were received November 3, 2022.
Region staff has no objection to proceeding with a City staff recommendation to Kitchener
Council subject to the above -noted comments.
If you have any questions, please feel free to contact me (226) 753-1064 (c).
Yours truly,
Shilling Yip, MCIP, RPP
Senior Planner
cc. Pierre Chauvin, MHBC Planning
Document Number: 4304692 Version: 1
Page 153 of 164
City of Kitchener
Application Type: Official Plan and Zoning By-law Amendments
Application: Official Plan Amendment OPA22/013/M/BB
Zoning By-law Amendment ZBA22/024/M/BB
Project Address: 7 Morrison Road
Comments of: Transportation Services
Commenter's Name: Dave Seller
Email: dave.seller@kitchener.ca
Phone: 519-741-2200 ext. 7369
Date of Comments: November 17, 2022
a. After reviewing the Scoped Traffic Impact Study (August 25, 2022) submitted by R.V. Anderson
Associates Limited (RVA), Transportation Services offer the following comments.
The applicant is proposing to development 32 stacked townhouse units, with one full move
vehicular access provided along Morrison Road. The development is estimated to generate 12 AM
and 12 PM peak hour vehicle trips.
Under the forecasted 2028 Future Total Traffic Volumes, Morrison Road at the site access point is
operating with sufficient vehicle capacity, vehicle delays not exceeding LOS B and no vehicle
queueing concerns in either the AM or PM peak hours. Also, there are no recommendations to
provide additional physical capacity near this access in response to the site generated traffic.
The forecasted 2028 Future Total Traffic Volumes at the intersection of King Street East and
Morrison Road is currently operating with reserve capacity, minimal delays, and no queuing issues
for most vehicle movements. The one movement experiencing delay is the southbound movement
along Morrison Road at King Street East, in the PM peak hour. This is due to the higher traffic
volumes on King Street East, where fewer gaps are provided for southbound vehicles along
Morrison Road. This results in the southbound movement experiencing delays of approximately two
minutes in the 2028 horizon year, without the subject development traffic. However, despite the
delay, the low volumes result in reserve capacity for the movement (v/c ratio does not exceed 0.44)
and minimal queuing (approximately two (2) vehicles). With the inclusion of site generated traffic,
delays increase marginally by approximately 10 seconds, but the movement is still operating with
reserve capacity and queues are not impeding on the proposed site access.
A stopping sight distance (SSD) analysis was competed along Morrison Road at the site access
utilizing the Transportation Association of Canada (TAC) Geometric Design Guide for Canadian
Roads. Based on a 40km/h speed limit, a 50km/h design speed, where a 65m SSD is recommended.
However, Morrison Road has an approximate 8% downgrade while travelling south towards King
Street East. To account for the slope along Morrison Road, RVA utilized TAC methodologies yielding
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 154 of 164
an increased SSD of 73m from the recommended 65m. Based on RVA field observations, a SSD of
74m was achieved along Morrison Road, exceeding the recommended SSD.
Therefore, based on the field analysis completed by RVA, the proposed site access location should
provide sufficient stopping sight distance for oncoming vehicles along Morrison Road. Also, the
traffic generated by this development will have minimal impact on the surround road network.
b. The Garbage Truck Turning Movement 1 plan submitted by MHBC for the "Wayne Titan" design
vehicle illustrates a conflict with the concrete curbing noted below in red. Transportation Services
recommends correcting this conflict.
c. As part of the City of Kitchener's Official Plan, Morrison Road is designated for a road widening, with
an ultimate road width between King Street East and Manor Drive of 20 metres. Therefore, a
conveyance of a portion of lands along the Morrison Road frontage is required. The approximate
location of the widening is noted below in red hatching, A reference plan be submitted noting the
road widening.
Not to scale
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 155 of 164
From: Katey Crawford
Sent: Friday, March 10, 2023 9:16 AM
To: Brian Bateman
Subject: RE: 7 Morrison - Updated Urban Design Brief
Hi Brian,
The last page of the brief includes the previous outdated rendering. That page will need to be updated
with the new rendering concept. I have no other concerns besides that.
Thanks,
Katey
From: Brian Bateman < Brian. Bateman @kitchener.ca>
Sent: Thursday, March 9, 2023 5:56 PM
To: Katey Crawford <Katey.Crawford@kitchener.ca>
Subject: FW: 7 Morrison - Updated Urban Design Brief
Hello Katey,
Can you please confirm this is acceptable. Thanks.
Brian
From: Luisa Vacondio <Ivacondio@mhbcplan.com>
Sent: Thursday, March 9, 2023 3:11 PM
To: Brian Bateman <Brian.Bateman@kitchener.ca>
Cc: Pierre Chauvin <pchauvin@mhbcplan.com>; Paul Florica <paul@klondikehomes.com>
Subject: 7 Morrison - Updated Urban Design Brief
Good Afternoon Brian,
Please find attached the revised Urban Design Brief for inclusion in your final staff report package, which
reflects the changes to the site plan and elevations. Let us know if there is anything else you'll need from
us to complete your report.
Thanks,
Luisa
LUISA VACONDIO, BES I Planner
1 am currently working remotely and can best be reached at Ivacondio(a)mhbcplan.com
M H BC Planning, Urban Design & Landscape Architecture
540 Bingemans Centre Drive, Suite 200 1 Kitchener I ON I N213 3X9 I T 519 576 3650
F 519 576 0121 1 Ivacondioa-mhbcplan.com
Follow us: Webpaqe I Linkedin I Facebook I Twitter I Vimeo I Instagram
Page 156 of 164
`E feA P L A N N I N G
z
URBAN DESIGN
& LANDSCAPE
Y E A R S MHBC ARCHITECTURE
This communication is intended solely for the named addressee(s) and may contain information that is privileged, confidential, protected or
otherwise exempt from disclosure. No waiver of confidence, privilege, protection or otherwise is made. If you are not the intended recipient of
this communication, please advise us immediately and delete this email without reading, copying or forwarding it to anyone.
Page 157 of 164
From: Planning <planning@wcdsb.ca>
Sent: Thursday, November 17, 2022 5:24 PM
To: Brian Bateman
Subject: RE: Circulation for Comment - 7 Morrison Road (OPA/ZBA)
Attachments: RE: Notice of (OPA/ZBA/SP) Pre -submission Consultation Meeting -
7 Morrison Road
Good Afternoon Brian,
The Waterloo Catholic District School Board has reviewed the subject application and based on our
development circulation criteria have no new comments beyond those submitted for the presubmission
consultation. Those comments are attached to this email.
If you require any further information, please contact me by e-mail at Jordan. Neale@wcdsb.ca.
Thank you,
Jordan Neale
Planning Technician, WCDSB
480 Dutton Dr, Waterloo, ON N2L 4C6
519-578-3660 ext. 2355
From: Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: Tuesday, October 25, 2022 10:07 AM
To: CPR (CP Proximity-Ontario@cpr.ca) <cp proximity-ontario@cpr.ca>; MTO - Allan Hodgins
(Allan.Hodeins@ontario.ca) <alIan. hodeins@ontario.ca>; 'clerks@cambridge.ca'
<clerks@cambridge.ca>; _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.SelIer@kitchener.ca>; David Paetz
<David.Paetz@kitchener.ca>; Ellen Straus <EIIen.Straus@kitchener.ca>; Enova Power Corp. - Greig
Cameron <greig.cameron@enovapower.com>; Enova Power Corp. - Shaun Wang
<shaun.wang@enovapower.com>; Feds <vped@feds.ca>; GRCA - Planning (planning@grandriver.ca)
<planning@grandriver.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango
<landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; Justin Readman
<Justin.Readman@kitchener.ca>; Katherine Hughes<Katherine.Hughes@kitchener.ca>; Mike Seiling
<Mike.Seiling@kitchener.ca>; Ontario Power Generation<Executivevp.lawanddevelopment@opg.com>;
Park Planning (SM) <Park.Planning@kitchener.ca>; Region - Planning
<PlanningApplications@regionofwaterloo.ca>; Property Data Administrator (SM)
<PropDataAdmin@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder
<Steven.Ryder@kitchener.ca>; Sylvie Eastman <Sylvie.Eastman@kitchener.ca>; Planning
<plannine@wcdsb.ca>; WRDSB - Board Secretary (elaine burns@wrdsb.ca) <elaine burns@wrdsb.ca>;
WRDSB - Planning <plannine@wrdsb.ca>
Cc: Brian Bateman <Brian.Bateman@kitchener.ca>
Subject: Circulation for Comment - 7 Morrison Road (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 158 of 164
Please see attached. Additional documentation can be found in AMANDA folders 22-124797 & 22-
124799 (City staff) and ShareFile (external agencies). Comments or questions should be directed to
Brian Bateman, Senior Planner (copied on this email).
Christine Kompter
Administrative Assistant I Planning Division I City of Kitchener
200 King Street West, 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
oea000moo
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
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taken to minimize the risk. Any views expressed in this message are those of the individual sender,
except where the sender specifically states them to be the views of the Waterloo Catholic District School
Board.
Page 159 of 164
From:
Kashels
Sent:
Tuesday, November 22, 2022 11:40 AM
To:
Brian Bateman
Cc:
Dave Schnider
Subject: Fw: 7 Morrison Road Proposed Development Feedback
You don't often get email from
From: Kashels
Sent: Wednesday, November 16, 2022 8:16 PM
Subject: 7 Morrison Road Proposed Development Feedback
Dear Mr. Bateman,
My name is Baldev (Roger) Lubhaya, living at Our family recently received
your feedback notice for a proposed development in our neighborhood at the intersection of
King St. E & Morrison Rd. I am quite concerned and question the appropriateness of this new
high density development.
I am sure you are aware a similar high density development was built a couple of years ago near
our house. Since that development was completed, our neighbourhood has experienced a
fundamental negative impact on its safety, serenity, and flavour. Now you wish to double -down
with a second high-density development right across the road from the first! This is most
outrageous and uncalled for. We can see no benefits orjustification for this imposition.
What was once a relatively peaceful and quiet road has become a busy, noisy, and dangerous
throughway due to the drastic number of new tenets and drivers that have flooded the area.
Morrison Road was not designed for such heavy vehicle and pedestrian traffic. The noise and air
pollution have gotten noticeably worse given the increase in traffic. There is also the matter of
speeding and unsafe driving. Cars squeal their tires and accelerate dangerously fast by our
house almost daily. This was rarely the case beforehand. As well, numerous pedestrians are
walking directly on the road at all hours of the day, including young kids, joggers, pets, people
pushing their strollers, etc. This creates high-risk situations for both drivers and pedestrians as
there are no sidewalks in the area and the road is just too narrow.
During the summer we have cars speeding past the curve near our house and in the winter we
have traffic jams. This is due to the hazardous conditions prevalent especially after a snowfall.
Not just due to the slippery conditions but because city buses are too large to safely navigate
the sharp curve near our house because the snow banks pile up too high and are not cleared
properly. This ultimately leads to even narrower roads, traffic jams, and near misses of on-
coming vehicles. Finally, the bus is also prone to cancellation during slippery conditions as it is
unable to navigate up the sharp hill at the intersection. As such, placing hundreds of new
people unable to access public transportation in this location may not be the wisest plan.
Page 160 of 164
Next, there is the train tracks adjacent to the intersection of King and Morrison. I would
question the ethics of placing another high density development near these tracks that are
travelled daily by cargo trains. I am sure there will be many young families with children that
could play on the tracks, as well numerous new cars crossing these tracks. This formula can only
lead to a tragedy over time. As such, I see no benefits of placing a second high-density
development right next to train tracks. There is also the noise pollution as the train passes by
every night and blows its horn. It's not too loud by our house, but I can imagine future tenets
finding the the daily noise of both the horn and the train passing -by a major nuisance.
Unfortunately, before this development was built two years ago, we went through the same
process of neighbourhood feedback. At the time we voiced our strong opposition to the
development but all these objections fell on deaf ears. Will we be going through deja vu with
this new development feedback process where the families living here have no say?
Enough damage has already been done by building these 64 units on our street, we do not
want or need anymore! From my last experience, it seems the planning department and builder
had all come to an agreement beforehand and the neighbourhood feedback was just a
formality. I hope this time, all parties are listening in good faith and giving serious consideration
to our concerns, including cancelling this project.
Please provide this following information before the scheduled meeting:
1. Name of the developer.
2. Was this developer the same as the previous one, or have any relation to the previous one?
3. Is the developer waiting for your department's consent?
4. What is the criteria for consent?
5. What is the criteria for rejection?
6. If this development were to proceed against all opposition, what would be intangible and
tangible benefits to the neighbourhood?
7. How will near -by property prices be impacted in the short, medium and long-term given the
higher air pollution, vehicle traffic, noise, unsafe conditions, etc.?
8. Are there any future plans to create more high-density developments in the surrounding
area?
Thank you for your time and please feel free to contact me if you wish to discuss.
Sincerely,
RogerLubhaya
CC: dave.schnider@kitchener.ca
Page 161 of 164
I am copy this to my councilmen and our mayor also a petition signed by the neighbors
Page 162 of 164
From
Kashels Family Place Ltd
Roger Lubhaya GM
Page 163 of 164
From:
Sent:
To:
Subject:
You don't often get email from
Donald E. Lougheed
Wednesday, November 2, 2022 10:43 AM
Brian Bateman
7 Morrison Road
Learn why this is important
Hi Brian further to our discussion this morning, I am interested in the intersection of Morrison Road and
King Street and the proposal near that intersection.
Don Lougheed
P.S. Are you related to Carl Bateman?
Page 164 of 164