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HomeMy WebLinkAboutPSI Agenda - 2023-05-15Planning & Strategic Initiatives Committee Agenda Monday, May 15, 2023, 7:00 p.m. - 9:00 p.m. Council Chambers - Hybrid City of Kitchener 200 King Street W, Kitchener, ON N2G 4G7 People interested in participating in this meeting can register online using the delegation registration form at www.kitchener.ca/delegation or via email at delegation(a)kitchener.ca. Please refer to the delegation section on the agenda below for registration in-person and electronic participation deadlines. Written comments received will be circulated prior to the meeting and will form part of the public record. The meeting live -stream and archived videos are available at www.kitchener.ca/watchnow. *Accessible formats and communication supports are available upon request. If you require assistance to take part in a city meeting or event, please call 519-741-2345 or TTY 1-866-969-9994.* Chair: Councillor P. Singh Vice -Chair: Councillor D. Chapman Pages 1. Commencement 2. Disclosure of Pecuniary Interest and the General Nature Thereof Members of Council and members of the City's local boards/committees are required to file a written statement when they have a conflict of interest. If a conflict is declared, please visit www. kitchener. ca/conflict to submit your written form. 3. Consent Items The following matters are considered not to require debate and should be approved by one motion in accordance with the recommendation contained in each staff report. A majority vote is required to discuss any report listed as under this section. 3.1 None 4. Delegations Pursuant to Council's Procedural By-law, delegations are permitted to address the Committee for a maximum of five (5) minutes. All Delegations where possible are encouraged to register prior to the start of the meeting. For Delegates who are attending in-person, registration is permitted up to the start of the meeting. Delegates who are interested in attending virtually must register by 5: 00 p.m. on May 15, 2023, in order to participate electronically. 4.1 Item 6.1 - Kristen Barisdale, GSP Group 4.2 Item 6.2 - Pierre Chauvin, MHBC Planning 5. Discussion Items 5.1 None 6. Public Hearing Matters under the Planning Act (7:00 p.m.) This is a formal public meeting to consider applications under the Planning Act. If a person or public body does not make oral or written submissions to the City of Kitchener before the proposed applications are considered, the person or public body may not be entitled to appeal the decision to the Ontario Land Tribunal and may not be added as a party to a hearing of an appeal before the Ontario Land Tribunal. 6.1 Official Plan Amendment Application 60 m 3 OPA21/007/W/BB and Zoning By-law Amendment Application ZBA121/010/W/BB, 1157 and 1175 Weber Street East, M. K. G. Holding Corporation, DSD -2023-200 (Staff will provide a 5 minute presentation on this matter.) 6.2 Official Plan Amendment Application 30 m 143 OPA23/002/K/CD and Zoning By-law Amendment Application ZBA23/005/K/CD, 1770 King Street East, 815 and 825 Weber Street East, King Weber Kitchener Holdings Inc., DSD -2023-163 (Staff will provide a 10 minute presentation on this matter.) 7. Information Items 7.1 None 8. Adjournment Mariah Blake Committee Administrator Page 2 of 222 Staff Report r NJ :R Development Services Department www.kitchener.ca REPORT TO: Planning and Strategic Initiatives Committee DATE OF MEETING: May 15, 2023 SUBMITTED BY: Stevenson, Garett- Interim Director of Planning, 519-741-2200 ext. 7070 PREPARED BY: Bateman, Brian — Senior Planner, 519-741-2200 ext. 7869 WARD(S) INVOLVED: Ward 2 DATE OF REPORT: April 17, 2023 REPORT NO.: DSD -2023-200 SUBJECT: Official Plan Amendment Application OPA21/007/W/BB Zoning By-law Amendment Application ZBA/21/010/W/BB 1157 and 1175 Weber Street East M.K.G. Holding Corporation RECOMMENDATION: That Official Plan Amendment Application OPA/21/007/W/BB for M.K.G. Holding Corporation requesting a land use designation change from `Commercial' to `Mixed Use' to permit a mixed-use development on the lands specified and illustrated on Schedule `A', be adopted, in the form shown in the Official Plan Amendment attached as Attachment `A', and accordingly forwarded to the Region of Waterloo for approval; and That Zoning By-law Amendment Application ZBA21/010/W/BB for M.K.G. Holding Corporation be approved in the form shown in the `Proposed By-law', and `Map No. 1, as Attachment `B' as attached; and further That the Urban Design Brief prepared by GSP Group Inc., dated March 2023, and attached as Attachment `C' be endorsed, and staff be directed to implement the Urban Design Brief through future Site Plan Approval processes. REPORT HIGHLIGHTS: The purpose of this report is to evaluate and provide a planning recommendation regarding the Official Plan Amendment and Zoning By-law Amendment applications for the property located at 1157 and 1175 Weber Street East. It is planning staffs recommendation that the proposed Official Plan and Zoning By-law Amendments be approved. Community engagement included: o circulation of a preliminary notice letter to property owners and residents within 240 metres of the subject site; o installation of a large billboard notice sign on the property; o follow up one-on-one correspondence with members of the public; o Neighbourhood Meeting held on November 9, 2022; o Regular updates to Story Map on the City's website; *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 3 of 222 o postcard advising of the statutory public meeting was circulated to all property owners and occupants within 240 metres of the subject site, those who responded to the preliminary circulation; and those who attended the Neighbourhood Meeting; o notice of the public meeting was published in The Record on April 21, 2023. o This report supports the delivery of core services. EXECUTIVE SUMMARY: M.K.G Holding Corporation is proposing to change the Official Plan designation from `Commercial' to `Mixed Use' in the City's Official Plan, and to change the zoning from `General Commercial Zone (COM -2)' in Zoning By-law 2019-051 to `High Intensity Mixed Use Corridor Zone (MIX -3)' in Zoning By-law 2019-051 with Site Specific Provision to further regulate parking; building heights; and to apply a Holding Provision that requires receipt of a Record of Site Condition (RSC) and an updated noise study. Staff recommends that the applications be approved. BACKGROUND: In 2021, M.K.G Holding Corporation made applications to the City of Kitchener for an Official Plan Amendment (OPA) and Zoning By-law Amendment (ZBA) proposing to change the land use designation and zoning of the lands at 1157 and 1175 Weber Street East. These changes were being requested to facilitate a mixed-use development comprised of two towers that are 15 storeys and 17 storeys in height on top of a 5 -storey podium that will contain structured parking, and ground floor commercial. A total of 378 units and 330 structured and surface parking spaces are proposed. A Site -Specific Policy area and site-specific zoning is required to address a request for increased Floor Space Ratio (FSR), building height, and a reduction in parking. In January 2023, M.K.G Holding Corporation, submitted a request for changes to be made to the proposed development in response to changing market conditions. The main changes include reduction in podium height from 5 to 4 -storeys, increase in tower heights from 15 to 17 and 17 to 19 stories, increase in the dwelling unit count from 378 to 443, reduction in vehicular parking from 330 to 319 parking spaces, reduction in the amount of commercial floor space from 851 to 376 square metres and the supply of bike parking increased to 423 spaces. All in all, these revisions do not change the requested OPA as the FSR remains the same at 4.5, however the zoning is revised to reflect the increased building heights and parking rates. Site Context The subject site is in the Stanley Park community and is generally bounded by Weber Street East to the north, existing commercial uses to the east, Highway 8 to the south and Franklin Boulevard South to the west (Figure 1). The subject property is municipally known as 1157 and 1175 Weber Street East and legally described Part of Lots 3 and 4, Part of Franklin Street North, Registered Plan 267 and Parts 9 to 14, Reference Plan 58R-12049, City of Kitchener, Regional Municipality of Waterloo. The western portion of the subject site (1157 Weber Street East) is currently occupied by an existing asphalt surface parking lot with two separate driveway access points on Franklin Street South. The eastern portion of the subject site (1175 Weber Street East) is occupied by two existing structures associated with Crosby Volkswagen; the existing showroom and sales office approximately 90 m2 in size and an existing storage and service building approximately165 mz in size. The eastern portion of the site also contains asphalt surface parking lots surrounding the existing buildings with three separate driveway access points on Weber Street East. Page 4 of 222 The subject property is generally flat with limited vegetation and trees located along the Weber Street East and Franklin Street South frontages. There is a significant, immediate grade change located along the southern property boundary with Highway 8 situated approximately 6 metres below. ow n Figure 1 - Location Map: 1156 & 1175 Weber St. E. REPORT: The subject property is proposed to be redeveloped as a high-rise residential project with a 17 - storey and a 19 -storey tower atop a common podium. The proposed development has been situated prominently at the intersection of Weber Street East and Franklin Street with one vehicular access provided at the southwest corner of the Site on Franklin Street and one vehicular access provided at the northeast corner of the Site on Weber Street. As illustrated in Figures 2, 3 and 4, the proposed development includes the following: • A 4 -storey podium with one 17 -storey tower (Tower B) and one 19 -storey tower (Tower A) for a total of 443 dwelling units. Dwelling units include a mix of one- two -and three-bedroom units. Page 5 of 222 o Lobby and reception area for Tower B provided along Weber Street. o Lobby and reception area for Tower A provided along Franklin Street. o Indoor common amenity space and bicycle parking for entire development provided at the southwest corner of the podium, outdoor podium terrace to be accessible to residents of both towers. • 376 m2 of commercial retail space provided along a large portion of the Weber Street frontage. Future commercial units to have separate dedicated entrances. • On-site parking provided through one level of underground parking and three levels of above- ground parking integrated into podium for a total of 298 structure parking spaces. Access to on-site parking facilities provided at the rear of building. • Surface parking provided along eastern and southern property line, including 21 regulatory surface parking spaces and 38 additional parking spaces provided within the standard Ministry of Transportation Ontario ("MTO") setback (Note: parking providing within the MTO setback not included as part of overall regulatory parking provisions). • Enhanced landscape design to be provided along the Weber Street and Franklin Street frontage. Enhanced terrace amenity space to be provided atop podium for all residents. Future detailed design of podium terrace space to include common amenity areas, gathering areas, possible outdoor recreational uses and landscape features including planting beds and furniture. J 'WEBER STREET EAST -- -- --T IXISii:G FRE R6LP_- 5.M K]m E4EMENIFORBLSSHRi IXISING'CY"f1CREFESIDEWR xee�n _ PR P-R=LI JE T000 .:. CII REF_ SI 1 IlJ Il_I IJ1 ISm EIr1ER1OR SIDE YRRDSFIBACKo ..�••• ••••-- mm _ -- . - T - - - - - / 0 0 D 9 1i -- C�fIC_Oyi -- �OOP°� '� F DIU VI PY COLMNS—F �r ^ .4iO•E_ PA'14 P / ' r AMENITY CCMMERCLII CDP.: R� L CCMMERCJL -T LOBBI' BIKE -� t RRK.' .., I II�� PROPGSED MIRE❑ USES ml — IIS BUILDING TOWER I o5I �� I I �saa � Gak <zDBv w,�. [d5P,9642 sq.kl 1?sroRen m < I �YI E€'.. Z I ss 9105C — LLI I „. r"7 �1 3:0:• +AGOG 33aa0 3:A:0 a M3 30 6I [ .�_-0L'.E:F iO,YEi �ARA�OIJ -n.•,E. P L 10.5TF 1y S✓7 "' ': ( F 1PaYTOREYs [ 4` 251A9 R iO TCYRR �am.5m111 ... 3: —ITwR gUS HENER S GARBA"c�—� Er - 1 - OJH OJH SWIi�H -RWI:.`.OFlfE: RE-LOCRlEO FH E:(i E%i ENT. :EAR I V � ..:.... ..�.�::.� AkkL :::::::.......::.::::.................................. ... ......... I _AL COIJC Rn SIMNAV MP SI ERM0PL4SPC .p ! PI135 SIDP BA --- _---_---------------__� FIRE ROIfiE £IDENRLK -- _ ----------e � j—, DBiY A4PFIRliI o - ' FH TD BE RE-LOCRiED 1 fknM 3 CC I �' ± _ 9BBOO......Y�. 3B + - _ _ + 1 WJ(iCGRPW AREk —I --- aISTING M-O01F1_cJ, LIPAC Figure 2 — Proposed Site Plan (Updated 2023) Page 6 of 222 Figure 3 —Weber St. View of Building Renderings WEBER STREET E .............................. .� f ..... T""."'ER "L 17 Storeys _ TOWER SA � 19Skareys .. - ........................ i ..................... HIGHWAY B Landscape Lawns Shrubs/Perennial Planting II Decorative Pavers Street Trees/ Tree Plantings Outdoor Rooftop Amenity Figure 4 — Landscape Plan (GSP) Page 7 of 222 i !i 1 MITA E. .ii: I i it 1 an so M Yj i j 1 1..i■. j i.1111W. n 7 • 1 dl 1 MENNEN :1 1 �0.1 .■i.■ •1 1� OR n r f 1• :e 6 5e 1 � iii del If ii _. 1 of � :1 !1 1 � iii :1 � ■: I __ ` i ii - UNM., :1 i� ��� ■. ■ 1 ■ ..ee ems■ i �,ee;ee— NEI I 7 Figure 3 —Weber St. View of Building Renderings WEBER STREET E .............................. .� f ..... T""."'ER "L 17 Storeys _ TOWER SA � 19Skareys .. - ........................ i ..................... HIGHWAY B Landscape Lawns Shrubs/Perennial Planting II Decorative Pavers Street Trees/ Tree Plantings Outdoor Rooftop Amenity Figure 4 — Landscape Plan (GSP) Page 7 of 222 The subject site is identified as `Urban Corridor' (Urban Structure) and designated as `Commercial' (Land use) in the City's Official Plan. The application for Official Plan Amendment proposes to redesignate the subject site as `Mixed Use' and add a Site -Specific Policy Area to reflect the increased density and height of the Proposed Development. The Site is currently zoned `General Commercial Zone (COM -2)' in the City of Kitchener Zoning By-law 2019-051. The application for Zoning By-law Amendment proposes to rezone the site to `Mixed Use Three Zone (MIX -3)' with a Site Specific Provision to reflect the increased density and height of the `Proposed Development' as well as include considerations for reduced parking. A Holding Provision is also proposed to be added to the property to prevent the development of the site with sensitive uses, including residential uses, until the site contamination has been remediated and a revised noise study is completed to the satisfaction of the Region of Waterloo. Planning Analysis: Planning Act, R.S.O. 1990, c. P.13 25. Section 2 of the Planning Act establishes matters of provincial interest and states that the Minister, the council of a municipality, a local board, a planning board and the Tribunal, in carrying out their responsibilities under this Act, shall have regard to, among other matters, matters of provincial interest such as, f) The adequate provision and efficient use of communication, transportation, sewage and water services and waste management systems; g) The minimization of waste; h) The orderly development of safe and healthy communities; j) The adequate provision of a full range of housing, including affordable housing; k) The adequate provision of employment opportunities; p) The appropriate location of growth and development; q) The promotion of development that is designed to be sustainable, to support public transit and to be oriented to pedestrians; r) The promotion of built form that, (i) Is well-designed, (ii) Encourages a sense of place, and (iii) Provides for public spaces that are of high quality, safe, accessible, attractive and vibrant; s) The mitigation of greenhouse gas emissions and adaptation to a changing climate. These matters of provincial interest are addressed and are implemented through the Provincial Policy Statement, 2020, as it directs how and where development is to occur. The City's Official Plan is the most important vehicle for the implementation of the Provincial Policy Statement, 2020 and to ensure Provincial policy is adhered to. Provincial Policy Statement, 2020: The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. Section 1.4.3(b) of the PPS promotes all types of residential intensification, and sets out a policy framework for sustainable, healthy, liveable and safe communities. The PPS promotes efficient development and land use patterns, as well as accommodating an appropriate mix of affordable and market-based residential dwelling types with other land uses, while supporting the environment, public health and safety. Provincial policies promote the integration of land use planning, growth management, transit -supportive development, intensification, and infrastructure planning to achieve cost-effective development patterns, optimization of transit investments, and standards to minimize land consumption and servicing costs. Page 8 of 222 To support provincial policies relating to the optimization of infrastructure, transit and active transportation, the proposed designation and zoning facilitate a compact form of development which efficiently uses the lands, is in close proximity to bus transit options, and makes efficient use of both existing roads and active transportation networks. The lands are serviced and are in proximity to open space and other community uses. Provincial policies are in support of providing a broad range of housing. The proposed mixed use development represents an attainable form of market-based housing. Planning staff is of the opinion that the proposed application will facilitate the intensification of the subject property with a multiple dwelling development that is compatible with the surrounding community, helps manage growth, is transit -supportive and will make use of the existing infrastructure. No new public roads would be required for the proposed development and Engineering staff have confirmed there is capacity in the sanitary sewer to permit intensification on the subject lands. Based on the foregoing, staff is of the opinion that this proposal is in conformity with the PPS. A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth Plan): The Growth Plan supports the development of complete and compact communities that are designed to support healthy and active living, make efficient use of land and infrastructure, provide for a range and mix of housing types, jobs, and services, at densities and in locations which support transit viability and active transportation. Policies of the Growth Plan promote growth within strategic growth areas including major transit station areas, in order to provide a focus for investments in transit and other types of infrastructure. Policy 2.2.6.1(a) states that municipalities will support housing choice through the achievement of the minimum intensification and density targets in this plan by identifying a diverse range and mix of housing options and densities, including additional residential units and affordable housing to meet projected needs of current and future residents. Policies 2.2.1.4 states that complete communities will: a) feature a diverse mix of land uses, including residential and employment uses, and convenient access to local stores, services, and public service facilities; b) improve social equity and overall quality of life, including human health, for people of all ages, abilities, and incomes; c) provide a diverse range and mix of housing options, including additional residential units and affordable housing, to accommodate people at all stages of life, and to accommodate the needs of all household sizes and incomes; d) expand convenient access to: i) a range of transportation options, including options for the safe, comfortable and convenient use of active transportation; ii) public service facilities, co -located and integrated in community hubs; iii) an appropriate supply of safe, publicly accessible open spaces, parks, trails, and other recreational facilities; and iv) healthy, local, and affordable food options, including through urban agriculture; e) provide for a more compact built form and a vibrant public realm, including public open spaces; f) mitigate and adapt to the impacts of a changing climate, improve resilience and reduce greenhouse gas emissions, and contribute to environmental sustainability; and g) integrate green infrastructure and appropriate low impact development. Page 9 of 222 The Growth Plan supports planning for a range and mix of housing options and, in particular, higher density housing options that can accommodate a range of household sizes in locations that can provide access to transit and other amenities. The subject lands are located within the City's delineated built-up area, and within an Urban Corridor. Urban Corridors are located along existing or planned transit corridors and should provide for transit - supportive intensification opportunities. The proposed development represents intensification and will help the City achieve density targets. The proposed designation and zoning will support a higher density housing option that will help make efficient use of existing infrastructure, parks, roads, trails and transit. Planning staff is of the opinion that the applications conform to the Growth Plan. Regional Official Plan (ROP): The Regional Official Plan ("ROP") was adopted by the Region of Waterloo in June 2009 and received final approval from the Ontario Municipal Board ("OMB") on June 18, 2016. The ROP provides policy direction on planning matters for the Region and includes all policy changes and amendments since the adoption of the Regional Official Policies Plan ("ROPP") in 1995. Urban Area policies of the ROP identify that the focus of the Region's future growth will be within the Urban Area. The subject lands are designated Built -Up Area in the ROP. The proposed development conforms to Policy 2.D.1 of the ROP as this neighbourhood provides for the physical infrastructure and community infrastructure to support the proposed residential development, including transportation networks, municipal drinking -water supply and wastewater systems, and a broad range of social and public health services. Regional policies require Area Municipalities to plan for a range of housing in terms of form, tenure, density and affordability to satisfy the various physical, social, economic and personal support needs of current and future residents. The ROP includes policies to consider in Reubanization Corridors, which are those areas along existing or planned transit corridors that link directly with rapid transit and offer opportunities for medium and high-density reurbanization. Policy 2.D.11 states that Reurbanization Corridors will be planned to: a) Accommodate additional population and employment growth service by high frequency transit connections to the rapid transit systems. b) Achieve higher development densities to support and ensure the viability of existing and planned transit services. c) Provide a mix of residential, office, institutional and commercial development where appropriate. d) Connect and facilitate movement among Urban Growth Centres, Major Transit Station Areas and Major Local Nodes. The subject property is along two existing transit routes with GRT Route 8 providing high -frequency service during the AM and PM peak; both existing GRT routes connect directly to the Fairway ION Station. The proposed development includes a total of 378 residential units, which equates to approximately 699 people proximate to existing transit and rapid transit services. The proposed development includes a mix of residential and commercial uses and is close to existing transit services that provide direct and indirect connections to major transit station and downtown core areas (Urban Growth Centres) throughout the Region of Waterloo. Policy 3.A.2 of the ROP states that area municipalities will plan to provide an appropriate range of housing in terms of form, tenure, density, and affordability to satisfy the various physical, social, economic, and personal support needs of current and future residents. The proposed development will provide for a high-density residential use proximate to existing transit services, broadening the Page 10 of 222 range of housing options available with the existing community in terms of form, housing, and affordable ownership. City of Kitchener Official Plan (OP) The City of Kitchener OP provides the long-term land use vision for Kitchener. The vision is further articulated and implemented through the guiding principles, goals, objectives, and policies which are set out in the Plan. The Vision and Goals of the OP strive to build an innovative, vibrant, attractive, safe, complete, and healthy community. The subject lands are designated `Commercial'. The Commercial land use designation permits a full range of commercial and institutional uses that cater primarily to the weekly and daily needs of residents within the surrounding neighbourhoods The applicant is proposing to change the land use designation to `Mixed Use'. The Mixed -Use land use designation provide residential redevelopment opportunities together with appropriate commercial and institutional uses that primarily serve adjacent residential neighbourhoods. Over time it is intended that the Mixed -Use Corridors shall intensify and provide a balanced distribution of commercial, multiple residential and institutional uses. A maximum floor space ratio of 4.0 is permitted although the applicant has requested for an increase in the floor space ratio that is captured in a Site -Specific Policy Area for the subject lands. Urban Structure The Official Plan establishes an Urban Structure for the City of Kitchener and provides policies for directing growth and development within this structure. Intensification Areas are targeted throughout the Built-up Area as key locations to accommodate and receive the majority of development or redevelopment for a variety of land uses. Primary Intensification Areas include the Urban Growth Centre, Major Transit Station Areas, Nodes and Corridors, in this hierarchy, according to Section 3.C.2.3 of the Official Plan. The subject lands are located within an Urban Corridor. 3.C.2.38. The planned function of Urban Corridors is to provide for a range of retail and commercial uses and intensification opportunities that should be transit -supportive. Urban Corridors function as the spine of a community as well as a destination for surrounding neighbourhoods. Strengthening linkages and establishing compatible interfaces between the Urban Corridors and surrounding Community Areas and Industrial Employment areas are priorities for development in these areas. 3.C.2.39. Within areas identified as Urban Corridor on Map 2 the applicable land use designations may include Mixed Use and/or Commercial as shown on Map 3 and detailed in Sections 15.D.4 and 15.D.5 depending on the context and the range of uses deemed appropriate for achieving the planned function of that Urban Corridor. The planned function of Urban Corridors is to provide for a range of retail and commercial uses and intensification opportunities that should be transit supportive. Urban Corridors function as the spine of a community as well as a destination for surrounding neighbourhoods. Strengthening linkages and establishing compatible interfaces between the Urban Corridors and surrounding Community Areas and Industrial Employment areas are priorities for development in these areas. Staff is of the opinion that the proposed Official Plan Amendment and Zoning By-law Amendment will support a development that not only complies with the City's policies for an Urban Corridor but also contributes to the vision for a sustainable and more environmentally friendly city. Land Use Designation Page 11 of 222 The City of Kitchener Official Plan (OP) provides the long-term land use vision for Kitchener. The vision is further articulated and implemented through the guiding principles, goals, objectives, and policies which are set out in the Plan. The Vision and Goals of the OP strive to build an innovative, vibrant, attractive, safe, complete, and healthy community. The subject lands are currently designated Commercial in the Official Plan. Lands designated Commercial encourage the intensification and redevelopment of existing commercial lands. Lands are intended to serve the day-to-day and weekly commercial needs of the surrounding community Moreover, the lands are identified as Urban Corridor on the City's Urban Structure. The applicant is proposing to change the land use designation of the subject lands from Commercial to Mixed Use, along with Site -Specific Policy Area 63. Policy 15.D.4.1. of the OP confirms that the Mixed -Use designation is an appropriate land use designation to be applied within an Urban Corridor. The MixedUse designation plays an important role in achieving the planned function of the Intensification Areas of the City Urban Structure. Lands designated Mixed Use have the capacity to accommodate additional density and intensification. Development and redevelopment of lands within lands designated Mixed Use must implement a high standard of urban design. The Mixed -Use designation permits medium and high-rise residential uses as well as a wide range of non-residential uses, including: • compatible commercial uses such as, but not limited to, retail, commercial entertainment, restaurants, financial establishments; • personal services; • office; • health-related uses such as health offices and health clinics and institutional uses such as daycare facilities, religious institutions, and educational establishments; • social service establishment; and, • studio and artisan -related uses. In this case, the applicant is proposing high rise residential uses in conjunction with non-residential uses that are outlined within the above list of uses. The Mixed -Use designation states that the maximum building height may be regulated in the Zoning By-law. The applicant has requested a Site -Specific Policy Area to limit the building height within the requested Mixed -Use designation to 64.5 metres or 19 storeys. The Mixed -Use designation states that the Floor Space Ratio (FSR) is limited to 2.0. Policy 15.D.4.19 however states that the FSR may be increased to 4.0 if the redevelopment achieves certain criteria, such as being located on an arterial roadway, adequate buffering is achieved from low rise residential lands and there is adequate infrastructure to service the lands. In the opinion of staff, this proposal meets that criterion. This property is situated on Weber Street East which is a Regional Roadway. Low Rise Residential lands are located across Weber Street and the development proposes a 4 -storey podium with the 17 - storey tower step backed from the podium to help achieve compatibility and buffering along Weber Street East. Shadow, wind and traffic impact studies confirm that any impacts can be mitigated and fall with acceptable ranges. Lastly, infrastructure is adequate to service these lands for re- development. The applicant is requesting a Site -Specific Policy Area to increase the FSR to 4.5, a 0.5 increase over the maximum permitted of 4.0 by Policy 15.D.4.23. Moreover, Policy 17.E.13.1. of the City of Kitchener Official Plan requires that holding provisions be applied in situations where it is necessary or desirable to zone lands for development or redevelopment in advance of the fulfillment of specific requirements and conditions, and where the details of the development or redevelopment have not yet been fully resolved. Holding provisions may be used to implement this Plan to ensure that certain conditions, studies, or requirements Page 12 of 222 related to a proposed Zoning By-law Amendment are met. In this case, the Region has requested application of two holding provisions: one related to the requirement for a Record of Site Condition and the other related to the requirement for detailed stationary noise study and implementation of mitigation measures. These holding provisions are discussed in greater detail in the Zoning By-law Amendment section of this report. Staff is of the opinion that the proposed development will help to increase density in an area well served by nearby transit and commercial/retail while being context sensitive to surrounding lands. Urban Design The City's urban design policies are outlined in Section 11 of the City's OP. In the opinion of staff, the proposed development meets the intent of these policies, specifically: Streetscape; Safety; Universal Design; Site Design; Building Design, and Massing and Scale Design. To address these policies, an Urban Design Brief and Design Report was submitted and has been reviewed by City staff. The Urban Design Brief outlines the vision and principles guiding the site design and informs the proposed zoning by-law regulations. Streetscape — A key design feature of the proposed development are active street frontages. The ground floor units along the entirety of Weber Street are proposed to incorporate commercial units. These units will animate the street. Safety — As part of the site plan approval process, staff will ensure Crime Prevention Through Environmental Design (CPTED) principles are achieved and that the site meets the Ontario Building Code and the City's Emergency Services Policy. Universal Design —The development will be designed to comply with Accessibility for Ontarians with Disabilities Act and the Ontario Building Code. Skyline —The proposed towers will provide a new feature on the City's skyline. The proposed building will create visual interest from several different vantage points. Site Design, Building Design, Massing and Scale — The subject site is designed to have a development that will be developed at a scale that is compatible with the existing and planned built form for the surrounding neighbourhood. Traffic Impact/Parking Justification Stud The owner has completed a Traffic Impact/Parking Justification to assess access parking demand generated from the proposed development and discussion of Transportation Demand Management (TDM) measures to reduce single occupancy vehicular trips. The study concludes that the development is anticipated to generate 101 and 151 new trips during the AM and PM peak hours, respectively. All intersections will continue to operate with adequate levels of service and therefore no remedial measures are suggested at this time. TDM measures are recommended to help meet minimum reduced parking rates and these have been included in the proposed Zoning By-law with additional measures to be carried out as part of the Site Plan Approval approvals process. Both Regional and City Transportation Planning staff have reviewed the study and concur with the findings. Noise Impact/Land Use Compatibility Study The owner completed a Noise Impact/Land Use Compatibility Study to assess stationary and vehicular noise. The study concludes that the cumulative impact of off-site noise sources on this Page 13 of 222 development meet the MECP NPC -300 noise guideline criteria for background (ambient) noise and the exclusionary noise level limits applicable for a Class 1 acoustical area for the daytime and nighttime periods. Both building design measures to mitigate noise impact along with warning clauses are recommended. Since a detailed design of the development has not yet occurred, Regional staff is recommending that a Holding Provision be applied until a detailed noise study is undertaken. Holding Provision 44H is included in the attached Zoning By-law. Region of Waterloo Airport Restrictions The subject lands are located within the Airport Zoning Regulation (AZR), which currently permits an existing maximum elevation of 416.50 mASL with a maximum height restriction of 90.5 metres. A more restrictive AZR is proposed, and the Owner/Developer has submitted an Aeronautical Assessment to justify a maximum elevation of 411 mASL. Regional staff understand that the height proposed through this development does not violate the current AZR and are satisfied with the Aeronautical Assessment and Regional staff have no objection to this development. In accordance with the submitted aeronautical report, Regional staff recommend that the Zoning By-law for the subject lands contain a maximum height permitted on site for buildings and any associated structures (e.g., rooftop HVAC, communication towers/antennas) of 411 mASL. Please be advised that any construction cranes cannot exceed this limit. Staff has incorporated the suggested height limit in the attached Zoning By-law. Shadow Impact Study The owner has completed a Shadow Impact Study in addition to the Urban Design Report. Staff have reviewed the study and are satisfied the shadow study meets the minimum requirements, with respect to shadow impacts, as noted in the City of Kitchener Urban Design manual. Wind Study A Pedestrian Wind Assessment ("Wind Assessment", was completed by RWDI to conduct a desktop analysis to identify potential wind conditions and impacts from the Proposed Development. The Wind Assessment made the following conclusions: • There are no unsafe wind conditions expected as part of the Proposed Development. • The Tower A residential lobby entrance is recessed and includes a wind screen, which offers protection from stronger winter winds. • The Tower B residential lobby entrance is well situated from a wind comfort perspective. • The commercial unit entrances are expected to have less than ideal wind conditions during the winter, which can be augmented with detailed design considerations. • The sidewalks around the project are predicted to be comfortable for walking on an annual basis. • The private terrace amenity space is expected to have some wind confirm challenges; strategic placement of wind screens, planters and trellises to be considered as part of future detailed design. The Wind Assessment recommends that a wind tunnel study be completed as part of future detailed design to quantify wind conditions and refine wind mitigation measures. Tall Building Guidelines The proposed development has also been reviewed for compliance with the City's Design for Tall Buildings Guidelines. The objective of this document is to: Page 14 of 222 • achieve a positive relationship between high-rise buildings and their existing and planned context; • create a built environment that respects and enhances the city's open space system, pedestrian and cyclist amenities and streetscapes; • create human -scaled pedestrian -friendly streets, and attractive public spaces that contribute to livable, safe and healthy communities; • promote tall buildings that contribute to the view of the skyline and enhance orientation, wayfinding and the image of the city; • promote development that responds to the physical environment, microclimate and the natural environment including four season design and sustainability; and, • promote tall building design excellence to help create visually and functionally pleasing buildings of architectural significance. The proposed development has been designed with these objectives in mind. City staff has confirmed that the proposed towers are consistent with and meets the overall intent of the City's Design for Tall Building Guidelines. More specifically, the proposed development meets the onsite and offsite separation distance requirements of the Tall Building Guidelines. Transportation Policies: The Official Plan supports an integrated transportation system which incorporates active transportation, allows for the movement of people and goods and promotes a vibrant, healthy community using land use designations and urban design initiatives that make a wide range of transportation choices viable. The subject lands are located at the corner of a Regional Roadway (Weber Street) and a Major Community Collector Roadway (Franklin Street) served by the Number 8 (Weber Street) GRT bus line. The building has access to cycling networks, including existing on and off-street cycling facilities. The location of the subject lands, in the context of the City's integrated transportation system, supports the proposal for transit -oriented development on the subject lands. The proposed Official Plan Amendment and Zoning By-law Amendment applications support a denser residential development. The location of the proposed buildings, secured through the proposed site-specific provisions, will result in a built form that fosters walkability within a pedestrian - friendly environment that allows walking to be safe, comfortable, barrier -free and a convenient form of urban travel. At the site plan approval process, the design of the buildings will have to feature a high-quality public realm to enhance the identity of the area and create gathering points for social interaction, community events and other activities. Additionally, secured and visitor bicycle parking is required as part of the Zoning By-law. Housing Policies: Section 4.1.1 of the City's Official Plan contains policies with the primary objective to provide for an appropriate range, variety and mix of housing types and styles, densities, tenure and affordability to satisfy the varying housing needs of our community through all stages of life. The proposed development increases the range of dwelling units available in the city. The development is contemplated to include a range of unit types including, one and two bedrooms, with and without dens and three-bedroom units. The wide range of units will meet appeal to a variety of household needs. Sustainable Development Section 7.C.4.1 of the City's Official Plan ensures developments will increasingly be sustainable by encouraging, supporting and, where appropriate, requiring: a) compact development and efficient built form; Page 15 of 222 b) environmentally responsible design (from community design to building design) and construction practices; c) the integration, protection and enhancement of natural features and landscapes into building and site design; d) the reduction of resource consumption associated with development; and, e) transit -supportive development and redevelopment and the greater use of other active modes of transportation such as cycling and walking. Development applications are required to demonstrate that the proposal meets the sustainable development policies of the Plan and that sustainable development design standards are achieved. As part of the development submission, the applicant has provided a letter outlining sustainable development initiatives that will be further explored at the Site Plan approval stage. Official Plan Conclusions The Official Plan Amendment application requests that the land use designation as shown on Map 3 — Land Use of the 2014 Official Plan be changed from `Commercial' to `Mixed Use' with a Site - Specific Policy Area to allow a maximum building height of 19 storeys or 64.5 metres and a maximum Floor Space Ratio of 4.5. Based on the above noted policies and analysis, Planning staff is of the opinion that the proposed Official Plan Amendment represents good planning and recommends that the requested Official Plan Amendment be adopted in the form shown in Attachment `A'. Proposed Zoning By-law Amendment: The subject lands are zoned 'General Commercial Zone (COM -2)' in Zoning By-law 2019-051. The existing zoning permits a wide range of retail and commercial uses. The existing COM -2 zoning permissions include: • Dwelling units and a wide range of commercial and retail uses; • Residential dwelling units shall be located within a mixed-use building containing at least one other permitted use listed in Table 9-1, and except for access, shall not be located on the ground floor; • The maximum Floor Space Ratio for for a commercial building with dwelling units, on upper floors, shall be 2.0; • Requirement for 1.0 parking space and 0.15 visitor requirement for each dwelling unit; and • Maximum Building height is 8 storeys but can be increased to 12 storeys without an amendment to the Official Plan. The applicant has requested an amendment to change the zoning from `General Commercial Zone (COM -2)' to `Mixed Use Three (MIX -3) with Site Specific Provision (364), and Holding Provision 44H', under Zoning By-law 2019-051. The MIX -3 Zone permits a wide variety of commercial and residential uses within mixed-use buildings and mixed-use developments at a medium density within Community Nodes and City Nodes (types of Urban Structure Components). The MIX -3 Zone was not intended to be applied where higher densities and building heights may be justified. Accordingly, the MIX -3 Zone limits Floor Space Ratio to 2.0 and limits building height to 32 metres / 10 storeys. In this regard, the requested Site -Specific Provision tailors the MIX -3 Zone for this context, allowing high-rise mixed use development. The Site -Specific Provision also tailors the MIX -3 Zone to facilitate the Proposed Development Concept and has the following effect: Page 16 of 222 1. Requires a minimum of 1,300 m2 of non-residential use on the ground floor. The proposed non-residential gross floor area (GFA) is approximately 376 square metres. While this figure is less than the required minimum, the intent of this regulation is to provide activation of uses along the streetscape. This is being achieved, particularly along Weber Street East. Also, the requested MIX -3 Zone requires that 20 percent of the GFA be devoted to non-residential use. This percentage requirement would be eliminated in favour of the 1,300 square metres GFA requirement. 2. Permits a maximum Floor Space Ratio (FSR) of 4.5. Presently, the COM -2 Zone regulates Floor Space Ratio to a maximum of 2.0. However, the requested MIX -3 Zone also has a standard maximum Floor Space Ratio of only 2.0. Site Specific Provision (364) allows for a FSR of 4.5. As discussed earlier on in this report, Official Plan policies would support an increase to 4.0 FSR at this location. 3. Permits a maximum building height of 64.5 metres and 19 storeys — the tallest of the two towers proposed. The second tower of lesser height is 17 storeys in height. Presently, COM - 2 Zone regulates building height to 8 -storeys and 24 metres. However, the requested MIX -3 Zone has a standard maximum building height of 32 metres and standard maximum number of storeys of 10. Site Specific Provision (364) allows for a maximum height of 19 storeys and 64.5 metres. 4. Permits the minimum number of parking spaces for Dwelling Unit and Multiple Dwelling to be 0.7 spaces per dwelling unit, whereas the standard parking rate in the MIX zones is 0.9 parking spaces per dwelling unit. Official Plan policies require that where special zoning regulations are requested for residential intensification or a redevelopment of lands, the overall impact of the site specific zoning regulations will consider compatibility with existing built form; appropriate massing and setbacks that support and maintain streetscape and community character; appropriate buffering to mitigate adverse impacts, particularly with respect to privacy; avoidance of unacceptable adverse impacts by providing appropriate number of parking spaces and an appropriate landscaped/amenity area. In this case, Planning staff is satisfied that the requested Site -Specific Provision satisfies the above noted policies. The applicant has submitted several technical reports to justify the increase in height and massing and a parking reduction. In addition, The City's Transportation Services supports the minor parking reduction and notes that the property is well positioned to take advantage of many modes of transportation and will provide approximately 423 secured bicycle parking spaces. The Region has requested that two holding provisions be applied to the whole of the subject lands. The applicant has agreed to these provisions, the purpose of which is to: Require the owner to prepare a detailed stationary noise study and to implement any recommended mitigation measures, to the satisfaction of the Regional Municipality of Waterloo. The purpose of this study is to ensure that residents of the proposed residential use are protected from noise generators (e.g., HVAC equipment), and 2. Require that a Record of Site Condition (RSC) be filed with the Ministry of Environment, Conservation and Parks (MECP) Environmental Site Registry and a Ministry Acknowledgement letter be submitted to the satisfaction of the Region. The purpose of RSC is to ensure that the lands are not contaminated before the proposed residential use is established. Planning staff offers the following comments with respect to the holding provision. Official Plan policies state that holding provisions will be applied in those situations where it is necessary or desirable to zone lands for development or redevelopment in advance of the fulfillment of specific requirements and conditions, and where the details of the development or redevelopment have not yet been fully resolved. In this case, a Holding provision, Holding Provision 44H, is proposed to Page 17 of 222 facilitate the implementation of the MIX -3 Zone and Site -Specific Provision (364). Once the requisite conditions have been fulfilled, the Holding provision can be lifted through a by-law amendment, thereby permitting redevelopment to proceed. Proposed Zoning By-law Amendment Conclusions Staff is of the opinion that the proposed Zoning By-law Amendment represents good planning as it will facilitate the redevelopment of the lands with a mixed-use development that is compatible with the existing neighbourhood, which will add visual interest at the street level and skyline, provide enhanced landscaping that will contribute to the streetscape, and which will appropriately accommodate on-site parking needs. Staff is supportive of the proposed development and recommend that the proposed Zoning By-law amendment be approved as shown in Attachment "B". WHAT WE HEARD is13 people provided written comments 1 Neighbourhood Meetings held, 17 households in attendance () 280 households/businesses/agencies circulated and notified Department and Agency Comments: Circulation of the Official Plan Amendment and Zoning By-law Amendment Applications was undertaken in December 2021 to all applicable City departments and other review authorities. No major concerns were identified by any commenting City department or agency and any necessary revisions and updates were made. Copies of the comments are found in Attachment "E" of this report. The following Reports and Studies were considered as part of this proposed Official Plan Amendment and Zoning By-law Amendment: • Planning Justification Report, prepared by GSP Group • Urban Design Brief, prepared by GSP Group • Sustainability Statement, prepared by GSP Group • Design Brief, prepared by ABA • Functional Servicing and Stormwater Management Report, prepared by MTE Consultants • Pedestrian Wind Assessment, prepared by RWDI • Noise and Vibration Impact Study, prepared by RWDI • Traffic Impact Study and Parking/TDM Study, prepared by Paradigm Community Input & Staff Responses Page 18 of 222 Staff received written responses from approximately 13 residents to the proposed applications. These are included in Attachment "F". A Neighbourhood Meeting was held on November 9, 2021. In addition, staff had follow up one-on-one correspondence with members of the public. A summary of what we heard, and staff responses are noted below. What We Heard Staff Comment The proposed development is located at the corner of a Regional Roadway (Weber) and an Arterial Roadway (Franklin). Regional roadways are designed to carry large amounts of traffic and are monitored regularly to ensure Concerns that the proposed they operate efficiently. Larger mixed-use developments development will generate traffic that are required to submit a study to assess the traffic impact. existing roads cannot handle. A Traffic Impact Study was submitted and reviewed by Regional Transportation and City staff who did not identify any major traffic concerns because of the proposed development. Low rise residential use exists along the opposite side of Weber Street adjacent to the proposal. In addition to the 4 -lane wide roadway which acts as an existing buffer and separation, the proposal consists of a 4 -storey podium building that wraps around the entire Weber and Franklin block that provides human -scaled massing and height along those streetscapes. Along Weber Street - the shorter Proposal is too tall to adjacent low of the two towers at 17 storeys will be situated - will sit atop rise residential neighbourhood of the podium and be setback 3.0 m from the top edge of the podium. That design feature reduces the effect of massing and height at street -level. In addition, the proposal has been assessed for shadow and wind impacts to ensure the proposed height and massing does not create unacceptable impacts and fall within established limits. These technical assessments have been reviewed and accepted by staff. A Shadow Study has been submitted. Staff has reviewed the study and is satisfied it meets the minimum requirements, as related to shadow impacts and will have Loss of day light minimal impacts on adjacent low rise residential properties. The combination of being point towers and buildings located diagonally atop of the podium, help to mitigate the effects of shadowing. It is acknowledged there is a shortfall of public parks space in this area. However, the proposed development includes Concerns with lack of park space a large, landscaped amenity space located on the top level within the neighbourhood. of the podium as illustrated on Figure 4 of this report. There is also a long linear landscaped area proposed along the property boundary with Highway 8. The building is too tall, and residents The proposed tower along Weber Street will face detached have concerns with privacy and dwellings on the opposite side of Weber Street. Given the shadows into rear yards. width of the Weber Street right-of-way and because they Page 19 of 222 Page 20 of 222 will front each other, views from balconies of the tower into backyards will be minimal. A joint Traffic Impact/Parking Justification/TDM Study was submitted by Paradigm and reviewed by Transportation Services staff who support the proposed parking rate of 0.7 parking spaces per dwelling unit. Unbundled parking as Not enough parking is being well as 423 Class A bicycle parking spaces are proposed provided. as a Transportation Demand Management (TDM) measure to offset a reduced parking rate. This is consistent with the direction of the Official Plan. It is acknowledged Weber Street is a busy 4 lane Regional roadway and that there may be challenges at times turning left onto Weber Street. However, this is an existing condition. Weber Street is a Regional Roadway designed Difficulty in turning left onto Weber to carry large amounts of traffic. The development is not Street from Arlington Blvd. and this proposing an access onto Weber Street but rather from development will cause further Franklin Street. Therefore, access to and from the challenges development will not conflict with left-hand turning movements from Arlington and Pinecrest onto Weber Street, especially given there are 2 eastbound lanes and cars turning right off Franklin coming from the development should be in the right lane. There are building height restrictions due to Waterloo Regional Airport flight paths. This is governed by Transport Are there heights limits due to airport Canada. According to the Region of Waterloo in their restrictions? comments attached to this report in Attachment "E,", building heights at this location are restricted to 411 mASL and the proposal is within that specified height limit. Residents are allowed to park on City streets unless it is specified otherwise. The City has a Parking By-law and a Spill over on street parking concerns process to address on street parking should an issue arise. For more information, please refer the enclosed link: Parking bylaws - City of Kitchener. The City's vision is to encourage higher density development within strategic areas such as Urban Growth Centre, Transit Station areas, Nodes and Corridors to support and increase public transit usage and make better use of our existing infrastructure. This property is located within an Urban Corridor which is considered a prime and Population and Density Increasing planned area for intensification. Beyond Sustainable Levels Secondly, the City's Growth Management Monitoring Plan is an action item of the 2009 Kitchener Growth Management Strategy (KGMS), which requires tracking of the general supply of land and the achievement of intensification and density targets on an annual basis. The KGMS provides a long-term framework for planning where Page 20 of 222 and how future residential and employment growth should occur in Kitchener. To ensure that growth contributes positively to quality of life, the KGMS coordinates the provision of infrastructure and services with new development. According to the 2022 Monitoring Report, given the number of recent developments, Kitchener has the potential to accommodate its current allocated population and employment growth within its urban area suggesting that despite construction activity, Kitchener is growing at a sustainable level. Thirdly, the Province has mandated that Kitchener accommodate 35, 000 units by 2031 to help address a housing shortage in Ontario. This, along with other developments, will help meet that housing goal. Planning Conclusions In considering the foregoing, staff are supportive of the proposed Official Plan Amendment and Zoning By-law Amendment to permit 1157 and 1175 Weber Street East to be developed with a mixed-use development. Staff is of the opinion that the subject applications are consistent with policies of the Provincial Policy Statement (2020), conform to Growth Plan for the Greater Golden Horseshoe, the Regional Official Plan, and the City of Kitchener Official Plan and represent good planning. It is recommended that the applications be approved. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: The recommendation of this report supports the achievement of the City's strategic vision through the delivery of core service. FINANCIAL IMPLICATIONS: Capital Budget — The recommendation has no impact on the Capital Budget. Operating Budget — The recommendation has no impact on the Operating Budget. COMMUNITY ENGAGEMENT: INFORM — This report has been posted to the City's website with the agenda in advance of the Council / Committee meeting. A large notice sign was posted on the property and information regarding the application was posted to the City's website in December of 2021. Following the initial circulation referenced below, an additional postcard advising of the statutory public meeting was circulated to all residents and property owners within 240 metres of the subject lands, those responding to the preliminary circulation and who attended the Neighbourhood Meetings. Notice of the Statutory Public Meeting was also posted in The Record on April 21, 2023 (a copy of the Notice may be found in Attachment "D"). CONSULT—The proposed Official Plan Amendment and Zoning By-law Amendment were circulated to residents and property owners within 240 metres of the subject lands on December 7, 2021. In response to this circulation, staff received written responses from 25 members of the public, which were summarized as part of this staff report. Planning staff also had one-on-one conversations with residents on the telephone and responded to emails. Page 21 of 222 PREVIOUS REPORTS/AUTHORITIES: • Planning Act, R.S.O. 1990, c. P.13 • Growth Plan, 2020 • Provincial Policy Statement, 2020 • Regional Official Plan, 2015 • City of Kitchener Official Plan, 1994 • City of Kitchener Zoning By-law 2019-051 REVIEWED BY: Malone -Wright, Tina — Interim Manager of Development Review, Planning Division APPROVED BY: Readman, Justin - General Manager, Development Services APPENDIX& Attachment A — Proposed Official Plan Amendment Attachment B — Proposed Zoning By-law Amendment Attachment C — Urban Design Brief Attachment D — Newspaper Notice Attachment E — Department and Agency Comments Attachment F — Resident Comments Page 22 of 222 AMENDMENT NO. _ TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 1157 and 1175 Weber Street East Page 23 of 222 AMENDMENT NO. TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 1157 and 1175 Weber Street East INDEX SECTION 1 TITLE AND COMPONENTS SECTION 2 PURPOSE OF THE AMENDMENT SECTION 3 BASIS OF THE AMENDMENT SECTION 4 THE AMENDMENT APPENDICES APPENDIX 1 Notice of the Meeting of Planning & Strategic Initiatives Committee APPENDIX 2 Minutes of the Meeting of Planning & Strategic Initiatives Committee APPENDIX 3 Minutes of the Meeting of City Council Page 24 of 222 AMENDMENT NO. TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER SECTION 1 — TITLE AND COMPONENTS This amendment will be referred to as Amendment No. xx to the Official Plan of the City of Kitchener (2014). This amendment is comprised of Sections 1 to 4 inclusive. SECTION 2 — PURPOSE OF THE AMENDMENT The purpose of the Official Plan Amendment is to: • Amend Map 3 —Land Use by redesignating lands from Commercial to Mixed Use, • Amend Map 5— Specific PolicyAreas by adding the subject lands addressed as 1157 and 1175 Weber Street East as Specific Policy Area 63, and • Add Site Specific Policy 15.D.12.63 as follows: o to allow a maximum Floor Space Ratio (FSR) of 4.5; o to allow a maximum building height of 64.5 metres; o to allow the maximum number of storeys to be 19; o A Holding provision pursuant to Section 17.E.13 will apply to residential uses and other sensitive uses. The Holding provision will not be removed until such time as a detailed stationary noise study has been provided to the Regional Municipality of Waterloo, and any mitigation measures have been implemented, and a release has been issued by the Region; and until such time as a Record of Site Condition has been acknowledged by the Province and a release has been issued by the Region. o . SECTION 3 — BASIS OF THE AMENDMENT Planning Analysis: Planning Act, R.S.O. 1990, c. P.13: Section 2 of the Planning Act establishes matters of provincial interest and states that the council of a municipality, in carrying out its responsibilities under the Planning Act, shall have regard to, among other matters, matters of provincial interest. For example: • The adequate provision and efficient use of communication, transportation, sewage and water services and waste management systems; • The minimization of waste; • The orderly development of safe and healthy communities; • The adequate provision of a full range of housing, including affordable housing; • The adequate provision of employment opportunities; • The appropriate location of growth and development; • The promotion of development that is designed to be sustainable, to support public transit and to be oriented to pedestrians; • The promotion of built form that, o Is well-designed, o Encourages a sense of place, and o Provides for public spaces that are of high quality, safe, accessible, attractive and vibrant; Page 25 of 222 • The mitigation of greenhouse gas emissions and adaptation to a changing climate. These matters of provincial interest are addressed and are implemented through the Provincial Policy Statement and Growth Plan which direct how and where development is to occur. The City's Official Plan is an important vehicle for the implementation of the Provincial Policy Statement and Growth Plan. Planning staff is of the opinion that the proposal adequately addresses the matters of provincial interest outlined above. Provincial Policy Statement, 2020: The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. Section 1.4.3(b) of the PPS promotes all types of residential intensification, and sets out a policy framework for sustainable, healthy, liveable and safe communities. The PPS promotes efficient development and land use patterns, as well as accommodating an appropriate mix of affordable and market-based residential dwelling types with other land uses, while supporting the environment, public health and safety. Provincial policies promote the integration of land use planning, growth management, transit -supportive development, intensification, and infrastructure planning to achieve cost-effective development patterns, optimization of transit investments, and standards to minimize land consumption and servicing costs. To support Provincial policies relating to the optimization of infrastructure, transit and active transportation, the proposed land use designation and zoning facilitate a compact form of development which efficiently uses the subject lands, the lands are close proximity to transit options including local bus routes, iXpress routes and Provincial highway systems, and makes efficient use of existing Regional roads and services. Provincial policies are in support of providing a broad range of housing. The proposed development includes the provision of a range of market-based dwelling unit types including 1-, 2-, and 3 -bedroom units. Planning staff is of the opinion that the requested amendments will facilitate the redevelopment of the subject lands with high-intensity, mixed-use development that is compatible with the surrounding area, will contribute towards achieving complete community, is transit supportive and will make use of the existing infrastructure. No new public roads would be required for the proposed development and Engineering staff has confirmed there is capacity in the sanitary sewer to permit intensification on the subject lands. Based on the foregoing, staff is of the opinion that this proposal is in conformity with the PPS. A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth Plan): 4 Page 26 of 222 The Growth Plan supports the development of complete and compact communities that are designed to support healthy and active living, make efficient use of land and infrastructure, provide for a range and mix of housing types, jobs, and services, at densities and in locations which support transit viability and active transportation. Policies of the Growth Plan promote growth within strategic growth areas including Major Transit Station Areas (MTSAs) in order to provide a focus for investments in transit and other types of infrastructure. Policy 2.2.6.1(a) states that municipalities will support housing choice through the achievement of the minimum intensification and density targets in this plan by identifying a diverse range and mix of housing options and densities, including additional residential units and affordable housing to meet projected needs of current and future residents. Policies 2.2.1.4 states that applying the policies of the Growth Plan will support the achievement of complete communities that: • feature a diverse mix of land uses, including residential and employment uses, and convenient access to local stores, services, and public service facilities; • improve social equity and overall quality of life, including human health, for people of all ages, abilities, and incomes; • provide a diverse range and mix of housing options, including additional residential units and affordable housing, to accommodate people at all stages of life, and to accommodate the needs of all household sizes and incomes; • expand convenient access to: o a range of transportation options, including options for the safe, comfortable and convenient use of active transportation; o public service facilities, co -located and integrated in community hubs; o an appropriate supply of safe, publicly -accessible open spaces, parks, trails, and other recreational facilities; and o healthy, local, and affordable food options, including through urban agriculture; • provide for a more compact built form and a vibrant public realm, including public open spaces; • mitigate and adapt to the impacts of a changing climate, improve resilience and reduce greenhouse gas emissions, and contribute to environmental sustainability; and • integrate green infrastructure and appropriate low impact development. The Growth Plan supports planning for a range and mix of housing options and, in particular, higher -density housing options that accommodate a range of household sizes in locations that provide access to transit and other amenities. The proposed land use designation and zoning will facilitate a higher density housing option that will help make efficient use of existing infrastructure, roads, and transit along an Urban Corridor. Planning staff is of the opinion that the applications conform to the Growth Plan. 5 Page 27 of 222 Regional Official Plan (ROP): Urban Area policies of the ROP identify that the focus of the Region's future growth will be within the Urban Area. The subject lands are designated Built-up Area in the ROP. The proposed development conforms to Policy 2.D.1 of the ROP as this neighbourhood provides for the physical infrastructure and community infrastructure to support the proposed residential development, including transportation networks, municipal drinking - water supply and wastewater systems, and a broad range of social and public health services. Regional policies require Area Municipalities to plan for a range of housing in terms of form, tenure, density and affordability to satisfy the various physical, social, economic and personal support needs of current and future residents. The ROP supports a Planned Community Structure based on a system of Nodes, Corridors and other areas that are linked via an integrated transportation system (ROP objective 2.1 and 2.2). Components of the Planned Community Structure include the Urban Area, Nodes, Corridors and other development areas including Urban Growth Centres (UGC's) and Major Transit Station Areas (MTSAs). Accordingly, the Region of Waterloo has indicated it has no objections to the proposed application or to higher density within an Urban Corridor area, subject to the application of holding provisions in the zoning to require a detailed stationary noise study (and appropriate implementation of mitigation measures) and a Record of Site Condition. Planning staff is of the opinion that the requested Official Plan Amendment conforms to the Regional Official Plan. ROP Amendment 6 sets a region -wide intensification target that requires a minimum of 61 percent of new residential development occur annually within the delineated built-up area. As well, it seeks to achieve transit -supportive development and 15 -minute neighbourhoods throughout the Urban Area with a diverse mix of land uses, housing types and open spaces in proximity to each other and a more vibrant Urban Area characterized by more compact development patterns. The proposed development will provide for a more compact built form on the subject lands, is located near within walking distance of several transit stops, commercial/retail areas, and contributes to a diverse mix of housing types in the surrounding neighbourhood. Proposed Official Plan Amendment City of Kitchener Official Plan, 2014: Land Use Designation The City of Kitchener Official Plan (OP) provides the long-term land use vision for Kitchener. The vision is further articulated and implemented through the guiding principles, goals, objectives, and policies which are set out in the Plan. The Vision and Goals of the OP strive to build an innovative, vibrant, attractive, safe, complete and healthy community. The subject lands are currently designated Commercial on Map 3 — Land Use of the City of Kitchener Official Plan. Lands designated Commercials are intended to serve the day- to-day and weekly commercial needs of the surrounding community. The Commercial designation does not impose any maximum height, massing, or density limitations. 6 Page 28 of 222 Moreover, the lands are identified as Urban Corridor on Map 2 — Urban Structure of the Official Plan. The applicant is proposing to change the land use designation of the subject lands from Commercial Campus to Mixed Use, along with Site Specific Policy Area 59. Policy 15.D.4.1. of the OP confirms that the Mixed Use designation is an appropriate land use designation to be applied within an Urban Corridor. The Mixed Use designation plays an important role in achieving the planned function of the Intensification Areas of the City Urban Structure. Lands designated Mixed Use have the capacity to accommodate additional density and intensification. Development and redevelopment of lands within lands designated Mixed Use must implement a high standard of urban design. The Mixed Use designation permits medium and high rise residential uses as well as a wide range of non-residential uses, including: • compatible commercial uses such as, but not limited to, retail, commercial entertainment, restaurants, financial establishments; • personal services; • office; • health-related uses such as health offices and health clinics and institutional uses such as daycare facilities, religious institutions, and educational establishments; • social service establishment; and, • studio and artisan -related uses. In this case, the applicant is proposing high rise residential uses in conjunction with non- residential uses that are outlined within the above list of uses. The Mixed Use designation states that the maximum building height may be regulated in the Zoning By-law. The applicant has requested a Site Specific Policy Area 63 to limit the building height within the requested Mixed Use designation to 64.5 metres or 19 storeys. The Mixed Use designation states that the Floor Space Ratio (FSR) is limited to 2.0. Policy 15.D.4.19 however states that the FSR may be increased to 4.0 if the redevelopment achieves certain criteria, such as being located on an arterial roadway, adequate buffering is achieved from low rise residential lands and there is adequate infrastructure to service the lands. This property is situated on Weber Street East which is a Regional Roadway. Low Rise Residential lands are located across Weber Street and the development proposes a 4 -storey podium with the 17 -storey tower step backed from the podium to help achieve compatibility and buffering along Weber Street East. Shadow, wind and traffic impact studies confirm that any impacts are mitigated and fall with acceptable ranges. The applicant is requesting a Site Specific Policy Area to increase the FSR to 4.5, a 0.5 increase over the maximum of 4.0. Policy 17.E.13.1. of the City of Kitchener Official Plan requires that holding provisions be applied in situations where it is necessary or desirable to zone lands for development or redevelopment in advance of the fulfillment of specific requirements and conditions, and where the details of the development or redevelopment have not yet been fully resolved. Holding provisions may be used to implement this Plan to ensure that certain conditions, Page 29 of 222 studies or requirements related to a proposed Zoning By-law Amendment are met. In this case, the Region has requested application of two holding provisions: one related to the requirement for a Record of Site Condition and the other related to the requirement for detailed stationary noise study and implementation of mitigation measures. These holding provisions are discussed in greater detail in the Zoning By-law Amendment section of this report. Planning staff is of the opinion that application of the Mixed Use designation, along with the requested Site Specific Policy Area is supportable in this context. Kitchener Urban Structure: The Official Plan states that the forecasted population and employment growth for the city is to be accommodated within the City's Urban Area, which consists of the Built-up Area and the Designated Greenfield Area. The Built -Up Area is established by the Province. Growth that is directed to the Built-up Area makes efficient use of land, existing physical infrastructure, transit, and community infrastructure. A significant portion of growth is allocated to the Built-up Area. The subject lands are identified within Kitchener's structure as being within the Built-up Area. Policy 3.C.1.10 states that "The majority of residential growth in the Built-up Area will occur within Intensification Areas." The Official Plan establishes an Urban Structure for the city and provides policies for directing growth and development within this Structure. Intensification Areas are identified throughout the city as key locations to accommodate and receive the majority of development and redevelopment at high densities for a variety of land uses. Urban Corridors are identified as being Primary Intensification Areas on the hierarchy of Intensification Areas, within the same category as the Urban Growth Centre (Downtown). The planned function of Urban Corridors is to provide for a range of retail and commercial uses and intensification opportunities that should be transit -supportive. Urban Corridors function as the spine of a community as well as a destination for surrounding neighbourhoods. Strengthening linkages and establishing compatible interfaces between the Urban Corridors and surrounding Community Areas and Industrial Employment areas are priorities for development in these areas. The Official Plan also requires that development applications on higher frequency transit routes consider the Transit -Oriented Development (TOD) policies contained in Section 13.C.3.12 of the Official Plan. Generally, the TOD policies facilitate a compact urban form that supports walking, cycling and the use of transit, by providing a mix of land uses in proximity to transit, to support higher frequency transit service and optimize transit rider convenience. These policies also support developments which foster walkability by creating safe and comfortable pedestrian environments and a high-quality public realm. The proposed development is in an excellent location and represents high-intensity, mixed-use development. The subject lands are located on bus routes 8 and 28 with bus route 8 connecting directly to the Fairway Transit Station Ion stop. The site is situated adjacent to Provincial Highway 8 with an on ramp located just east of the property. Page 30 of 222 Official Plan goals to increase housing diversity and choice. Planning staff is of the opinion that the proposed Official Plan Amendment and Zoning By-law Amendment will support redevelopment that conforms to the City's Urban Structure policies and assists in achieving the City's vision of a sustainable and environmentally friendly city. Urban Design Policies: The City's urban design policies are outlined in Section 11 of the City's Official Plan. Planning staff is of the opinion that the proposed development meets the intent of these policies, specifically: Streetscape; Safety; Universal Design; Site Design; Building Design, and Massing and Scale Design. To address these policies, an Urban Design Brief was submitted by the applicant and has been reviewed by City staff. The Urban Design Brief outlines the vision and principles guiding the site design and informs the proposed applications. Streetscape — All Street frontages are activated by at -grade commercial units, with a combined 376 square metres of commercial space proposed along Weber and Franklin Streets. Furthermore, all buildings' principal entrances and lobbies are located at grade with direct access to public sidewalks. The two towers include a 4 -storey podium that have defined bases which will enhance the streetscape. Skyline — The proposed building will enhance and further establish a distinctive skyline within the Weber Street East corridor. These buildings with varying building heights will contribute positively to the skyline. Safety — As part of the future site plan approval process, staff will ensure Crime Prevention Through Environmental Design (CPTED) principles are implemented and that the site meets the Ontario Building Code and the City's Emergency Services Policy. Universal Design — The development will be designed to comply with Accessibility for Ontarians with Disabilities Act (AODA) and the Ontario Building Code. Site Design, Building Design, Massing and Scale — The proposal is designed to be developed at a scale that is compatible with the existing and planned built form for the surrounding neighbourhood. The buildings have adequate setbacks, step backs, building heights and massing, considering their context within an Urban Corridor and separation from low rise residential land uses. Through a future site plan process, the building designs will be refined to contribute to a high-quality public realm and sense of place. Planning staff recommends that the Urban Design Brief be endorsed by Council and that staff be directed to apply the Urban Design Brief through future Site Plan Approval processes. Page 31 of 222 Transportation Policies: The Official Plan supports an integrated transportation system which incorporates active transportation, allows for the movement of people and goods and promotes a vibrant, healthy community using a combination of land use designations and urban design initiatives that make a wide range of transportation choices viable. As aforementioned, the subject lands are located on two bus routes and one of those connects directly with the Fairwat Transit Station Ion stop at the Fairview Park Mall. The location of the subject lands is well suited to the proposed transit -oriented development. Moreover, the subject proposal will support current and future transit service and build transit ridership. The location of the subject property and the proposed site specific provisions will result in a compatible built form that encourages walkability within a pedestrian -friendly environment, supporting safe, comfortable, barrier -free walking. Additionally, over 423 secured bicycle parking stalls will be implemented as well as visitor parking spaces, as required by Zoning By-law 2019-051. Housing Policies: Section 4.1.1 of the City's Official Plan states that it is a City objective to provide for an appropriate range, variety and mix of housing types and styles, densities, tenure and affordability to satisfy the varying housing needs of our community through all stages of life. In addition, 4.C.1.12. states that "The City favours a land use pattern which mixes and disperses a full range of housing types and styles both across the city as a whole and within neighbourhoods." The proposed development will increase the range of dwelling units available in the city. The site development concept includes a mix of 1-, 2 - and 3 -bedroom dwelling units. The range of unit types in this location will appeal to a variety of household needs. Moreover, the mixed-use nature of the proposed redevelopment as well as the building form will assist in achieving complete community. Sustainable Development: Section 7.C.4.1 of the City's Official Plan ensures developments will increasingly be sustainable by encouraging, supporting and, where appropriate, requiring: a) compact development and efficient built form; b) environmentally responsible design (from community design to building design) and construction practices; c) the integration, protection and enhancement of natural features and landscapes into building and site design; d) the reduction of resource consumption associated with development; and, e) transit -supportive development and redevelopment and the greater use of other active modes of transportation such as cycling and walking. Development applications are required to demonstrate that the proposal meets the sustainable development policies of the Official Plan and that sustainable development design standards are achieved. 10 Page 32 of 222 The applicant submitted an initial Sustainability Statement in support of the subject applications. City Environmental Planning staff are satisfied with the Sustainability Statement and will continue to work with the applicant through the future site plan processes to explore additional sustainable development initiatives. Proposed Official Plan Amendment Conclusions: The Official Plan Amendment application requests that the land use designation as shown on Map 3 — Land Use of the 2014 Official Plan be changed from Commercial to Mixed Use with a Site Specific Policy Area to allow a maximum building height of 19 storeys and/or 64.5 metres and a maximum Floor Space Ratio of 4.5. Based on the above noted policies and analysis, Planning staff is of the opinion that the proposed Official Plan Amendment represents good planning and recommends that the requested Official Plan Amendment be adopted. SECTION 4 — THE AMENDMENT The City of Kitchener Official Plan (2014) is hereby amended as follows: a) Amend Map No. 3 — Land Use by designating the lands municipally addressed as 1157 and 1175 Weber Street East as `Mixed Use' instead of `Commercial', as shown on the attached Schedule `A' b) Amend Map No. 5 — Specific Policy Areas by adding Specific Policy Area No. 63 to the lands municipally addressed as 1157 and 1175 Weber Streer East, as shown on the attached Schedule `B. c) Part D, Section 15.D.12 is amended by adding Site Specific Policy 15.D.12.63 as follows: 15.D.12.63. 1157 and 1175 Weber Street East Notwithstanding the Mixed Use land use designation and the policies on the lands municipally known as 1157 and 1175 Weber Street East: a) The maximum Floor Space Ratio (FSR) will be 4.5; b) No building will exceed 19 storeys or 64.5 metres in height, , on lands designated Mixed Use identified as an Urban Corridor on Map 2; c) A Holding provision pursuant to Section 17.E.13 will apply to residential uses and other sensitive uses. The Holding Provision will not be removed until such time as a detailed stationary Noise Study has been provided to the Region, and any mitigation measures have been implemented, and a release has been issued by the Region; and until such time as a Record of Site Condition has been acknowledged by the Province and a release has been issued by the Region. 1� Page 33 of 222 APPENDIX 1: Notice of the Planning & Strategic Initiatives Committee Meeting (April 21, 2023) NOTICE OF PUBLIC MEETING / � KI .. for a development in your neighbourhood 1157 & 1175 Weber Street East TCHF. I I Have Your Voice Heard! Concept Drawing 4D 0 0 Maximum Floor Space 330 Vehicle Et Height of Ratio of 4.5 423 Bicyc' 19 Storeys Parking Sp Date: May 15, 2023 Locatio i -. Council Chambers, Kitchener City Hall 200 King Street West arVirtual Zoom Meeting To view the staff report, agenda, meeting details, start time of this item or to appear as a delegation, visit: kitchen encalm esti n gs To learn more abO Lit this project, including information on your appeal rights, visit- www.kitchenenca/ PlanningApplications or contact: Brian Bateman, Senior Planner 519.741.2200 x 7869 b r I a nhatem an Cdk i tchener.ca The City of Kitchener will consider applications to amend the CWs Official Plan and Zoning By-law to allow for a Mixed Use development comprised of a 4 storey podium with two residential towers on top that are 17 and 19 storeys in height. In total, 443 residential units, 330 vehicular parking spaces, 423 bicycle spaces and 376 square metres of commercial floor space are proposed. 12 Page 34 of 222 M ft� n 7 Ll Concept Drawing 4D 0 0 Maximum Floor Space 330 Vehicle Et Height of Ratio of 4.5 423 Bicyc' 19 Storeys Parking Sp Date: May 15, 2023 Locatio i -. Council Chambers, Kitchener City Hall 200 King Street West arVirtual Zoom Meeting To view the staff report, agenda, meeting details, start time of this item or to appear as a delegation, visit: kitchen encalm esti n gs To learn more abO Lit this project, including information on your appeal rights, visit- www.kitchenenca/ PlanningApplications or contact: Brian Bateman, Senior Planner 519.741.2200 x 7869 b r I a nhatem an Cdk i tchener.ca The City of Kitchener will consider applications to amend the CWs Official Plan and Zoning By-law to allow for a Mixed Use development comprised of a 4 storey podium with two residential towers on top that are 17 and 19 storeys in height. In total, 443 residential units, 330 vehicular parking spaces, 423 bicycle spaces and 376 square metres of commercial floor space are proposed. 12 Page 34 of 222 APPENDIX 2: Minutes of the Planning & Strategic Initiatives Committee Meeting (May 15, 2023) 13 Page 35 of 222 APPENDIX 3 - Minutes of the Meeting of City Council (May 29, 2023) 14 Page 36 of 222 Page 37 of 222 CITY OF OFFICIAL AMENDMENT TO A. LAND USE ........... Low - Residential ................. • ...................... Medium Rise Residential ........... :::::.:Gaoly: i'•J........... • ......... I' • - Residential ......rai:c:i:cap• :::::::::::::::■ , Mixed - ........rx�oaa■ivarxoouuouuouoour '• ■...■ Commercial ������ ::............ii�i'ai'a:ii:i:::.... ..■ M :.. Institutional■:::::::::::::. 111111 .....L.....Ya.. ILA: 7 ...................... I. ........... 11................ Natural Heritage • • .................iZ�...IL9.��.Gl1.i.......................................ILl1...........■ ......Y Open Space HHHHHHHHHH.1.1HU ■......................■.............i}...Ii.'i.r:�i�■ .................................■ -rea of Amendment d:f • • - .........lr..............•................................■i}.■■Y2'.I�r■i2..................n...........■ CREENEEMEMENEWEEN ■L�MEMENEEMEN f.......... anuou.uc-.o.ouuou • • ....... ............................ ouuououuoouu. .........................■ ■au............. ouoo.nca•uuu..... .........cin........... oou■ .............. ■..! ■...........■ ' iY1i ' e 1 • SCHEDULE 0010=3000:::� 0 aOFFICIAL 1 1 • 1 1 APPLICANT: M.K.G. HOLDING ZONING CORPORATION SCALE • ,000 City of FILE •" 11 1157 • 1175 WEBER ST E DATE: SEPTEMBER 21, 2021 DEVELOPMENT SERVICES DEPARTMENT, PLANNING mxd Page 37 of 222 Page 38 of 222 CITY OF KITCHENER OFFICIAL PLAN AMENDMENT TO MAP 5 SPECIFIC POLICY AREAS Specific Policy Areas R 2. Hidden Valley N 47.146 Trafalgar Ave ® 48. 110, 130 & 136 Fergus Ave Refer to Urban Growth Centre and Secondary Plans for details Area of Amendment a w FgFRST 4.8 To Add Specific Policy Area 63. 1157 & 1175 Weber St E o F ; 63 o� If/�G STF ywYB 4� 2 SCHEDULE "B" REVISED: OFFICIAL PLAN AMENDMENT OPA21/007/W/BB o Soo APPLICANT: M.K.G. HOLDING METRES ZONING BY-LAW AMENDMENT ZBA21/010/W/BB CORPORATION SCALE 1:15,000 City of Kitchener OPA210FILE: 07WBB_Map5 1157 & 1175 WEBER ST E DATE: APRIL 13, 2023 DEVELOPMENT SERVICES DEPARTMENT, PLANNING mxd Page 38 of 222 PROPOSED BY — LAW 2023 BY-LAW NUMBER OF THE CORPORATION OF THE CITY OF KITCHENER (Being a by-law to amend By-law 2019-051, as amended, known as the Zoning By-law for the City of Kitchener — M.K.G. Holding Corporation 1157 and 1175 Weber Street East) WHEREAS it is deemed expedient to amend By-law 2019-051 for the lands specified above; NOW THEREFORE the Council of the Corporation of the City of Kitchener enacts as follows: 1. Zoning Grid Schedules Numbered 194 and 195 of Appendix "A" to By-law Number 2019-051 are 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 General Commercial Zone (COM -2) to Mixed Use Three Zone (MIX -3) with Site Specific Provision (364) and Holding Provision 44H. 2. Zoning Grid Schedules Numbered 194 & 195 of Appendix "A" to By-law Number 2019-051 are hereby further amended by incorporating additional zone boundaries as shown on Map No. 1 attached hereto. 3. Section 19 of By-law 2019-51 is hereby amended by adding Site Specific Provision (364) thereto as follows: "(364). Notwithstanding Section 5.6, Table 5-5, Section 8.3, Table 8-2, and Table 8-2 of this By-law within the lands zoned MIX -3 and shown as being affected by this subsection on Zoning Grid Schedules Numbered 194 and 195 of Appendix "A", the following special regulations shall apply: a) The minimum amount of non-residential gross floor area on the ground floor shall be 376 m2; b) The maximum Floor Space Ratio shall be 4.5; Page 39 of 222 c) The maximum building height shall be 64.5 metres and in no case shall height exceed 411 mASL inclusive of rooftop HVAC, communication towers and construction cranes; d) The maximum number of storeys shall be 19; e) The minimum number of Bicycle Parking Stall, Class A spaces shall be 0.95 spaces per unit; f) The minimum number of parking spaces for Dwelling Unit and Multiple Dwelling shall be 0.7 spaces per dwelling unit; g) Geothermal wells are prohibited." 4. Section 20 of By-law 2019-51 is hereby amended by adding Section (44H) thereto as follows: "(44). Notwithstanding Section 8 of this By-law within the lands zoned MIX -3 and shown as being affected by this subsection on Zoning Grid Schedules Numbered 194 and 195 of Appendix "A", no residential use or other sensitive land use shall be permitted until such time as a detailed stationary noise study and a Record of Site Condition (RSC), in accordance with O. Reg. 153/04, have been addressed to the satisfaction of the Region of Waterloo. This Holding Provision shall not be removed until the City of Kitchener is in receipt of a letter from the Regional Commissioner of Planning, Housing and Community Services advising that such noise study has been approved and an agreement, if necessary, has been entered into with the City and/or Region, as necessary, providing for the implementation of any recommended noise mitigation measures, and the RSC has been filed with the Ministry of Environment, Conservation and Parks (MECP) Environmental Site Registry and the Ministry Acknowledgement letter has been submitted to the satisfaction of the Region." 5. This By-law shall become effective only if Official Plan Amendment No. _ (1157 and 1175 Weber Street E.) comes into effect, pursuant to Section 24(2) of The Planning Act, R.S.O. 1990, c. P. 13, as amended. PASSED at the Council Chambers in the City of Kitchener this day of , 2023. Mayor Clerk Page 40 of 222 INS -1 CO RES -7 1�1 IT/ -- - - - - - - - - - - i i i i INS BY-LAW 2019-051 COM -1 LOCAL COMMERCIAL ZONE COM -2 GENERAL COMMERCIAL ZONE INS -1 NEIGHBOURHOOD INSTITUTIONAL ZONE INS -2 MAJOR INSTITUTIONAL ZONE 000 MIX -3 MIXED USE THREE ZONE OSR-2 OPEN SPACE: GREENWAYS ZONE 221 (RES -2) LOW RISE RESIDENTIAL TWO 220 (RES -4) LOW RISE RESIDENTIAL FOUR ZONE (RES -5) LOW RISE RESIDENTIAL FIVE ZONE (RES -7) HIGH RISE RESIDENTIAL SEVEN ZONE MIX -3 _(49), CO '-2 24) zo ZONE GRID REFERENCE SCHEDULENO. 194 AND 195 OFAPPENDIX'A' KITCHENER ZONING BY-LAW85-1 AND 2019-051 ZONE LIMITS RES -7 �� R S-2 MAP NO. 1 0 50 100 METRES M.K.G. HOLDING CORPORATION SCALE 1:4,000 1157 & 1175 WEBER ST E DATE: APRIL 13, 2023 ZONING BY-LAW AMENDMENT ZBA21/010/W/BB OFFICIAL PLAN AMENDMENT OPA21/007/W/BB City of Kitchener ZBA2101F0ILE WBB_MAP1 DEVELOPME T SERVICES DEPARTMENT, PLANNING mxd SUBJECT AREA(S) N AMENDMENT TO BY-LAW 2019-051 AREA 1 - FROM GENERAL COMMERCIAL ZONE (COM -2) TO MIXED USE THREE ZONE (MIX -3) WITH SITE SPECIFIC PROVISION (364) AND HOLDING PROVISION (44H) INS BY-LAW 2019-051 COM -1 LOCAL COMMERCIAL ZONE COM -2 GENERAL COMMERCIAL ZONE INS -1 NEIGHBOURHOOD INSTITUTIONAL ZONE INS -2 MAJOR INSTITUTIONAL ZONE 000 MIX -3 MIXED USE THREE ZONE OSR-2 OPEN SPACE: GREENWAYS ZONE 221 (RES -2) LOW RISE RESIDENTIAL TWO 220 (RES -4) LOW RISE RESIDENTIAL FOUR ZONE (RES -5) LOW RISE RESIDENTIAL FIVE ZONE (RES -7) HIGH RISE RESIDENTIAL SEVEN ZONE MIX -3 _(49), CO '-2 24) zo ZONE GRID REFERENCE SCHEDULENO. 194 AND 195 OFAPPENDIX'A' KITCHENER ZONING BY-LAW85-1 AND 2019-051 ZONE LIMITS RES -7 �� R S-2 MAP NO. 1 0 50 100 METRES M.K.G. HOLDING CORPORATION SCALE 1:4,000 1157 & 1175 WEBER ST E DATE: APRIL 13, 2023 ZONING BY-LAW AMENDMENT ZBA21/010/W/BB OFFICIAL PLAN AMENDMENT OPA21/007/W/BB City of Kitchener ZBA2101F0ILE WBB_MAP1 DEVELOPME T SERVICES DEPARTMENT, PLANNING mxd REVISED URBAN DESIGN BRIEF 1157&11 75 Weber Street E IEEE in vTi— jMYCit of Kitchener' FP Official Plan /Zoning Bylaw Amendment m m March, 2023 Prepared for: MKG Holding Corporation Crosby Auto Group 2350 Shirley Avenue Kitchener, ON N2B 3X4 Prepared by: ter: m m _m_m_ -n m M m m m � MM.. JTl-1'1'"L f 0 I■ I P-1 1-1I IN 1 I I _ d F_ GSP Group Inc. 72 Victoria Street South, Suite 201 Kitchener, ON N2G 4Y9 ,A SLJ P Page 42 of 222 TABLE OF CONTENTS 1. BACKGROUND AND PURPOSE......................4 1.1 Proposal..............................................................4 1.2 Purpose...............................................................4 1.3 Supporting Studies and Materials ..........................4 2. EXISTING SITE CONDITIONS AND CONTEXT ..5 2.1 Location and Description.......................................5 2.2 Existing Site Condition..........................................5 2.3 Existing Vegetation and Topography ......................5 3. NEIGHBOURHOOD CONTEXT AND CHARACTER ANALYSIS...................................6 3.1 Surrounding Neighbourhood Context.....................6 3.2 Immediate Context..............................................8 4. DESIGN POLICY AND GUIDELINES REFERENCES.................................................9 4.0 Official Plan.........................................................9 4.1 General Urban Design Policies................................9 5. PROPOSED DEVELOPMENT .......................12 5.0 Development Overview ...................................... 12 5.1 Building Positioning ........................................... 14 5.2 Building Scale and Massing ................................. 18 5.3 Parking.............................................................20 5.4 Access and Circulation........................................20 5.5 Service and Loading Areas.................................20 5.6 Building Articulation..........................................22 5.7 Streetscape and Landscape Design ......................27 5.8 Microclimate Analysis.........................................32 5.8.1 Shadow Analysis.........................................32 5.8.2 Pedestrian Wind Analysis ............................34 6. RESPONSE TO POLICY AND GUIDELINE FRAMEWORK..............................................35 6.1 Response to Official Plan Policy ............................. 35 6.2 Response to Urban Design Manual Guidelines .......36 7. SUMMARY ............................................... 41 APPENDIX A ................................................42 Page 44 of 222 BACKGROUND AND PURPOSE 1.1 Proposal This is an updated Urban Design Brief that has been prepared by GSP Group Inc. on behalf of MKG Holding Corporation (the "Applicant") for property at 1157 and 1175 Weber Street E (the "Site") in Kitchener. This Brief is to provide the rationale for the Revised Development Plan ofa multi- storey mixed-use building. The proposed re -design of the development comprise of 366 square metres of ground floor commercial space and two residential towers, one at 19 storeys (Tower A) and the other at 17 storeys (Tower B) siting atop 4 -storey podium. Underground parking and structured parking are proposed with access provided from Weber Street E and Franklin Street N. 1.2 Purpose The purpose of the Brief is to explain how the proposed development conforms with the City's urban design objectives in creating complete and healthy communities. The Brief also discussesthe design changesthat have been made to the previous design in response to staff recommendations and public comments. An Official Plan Amendment ("OPA') and a Zoning By-law Amendment ("ZBA") are required in order to facilitate the proposed development on the Site and an Urban Design Brief was identified as a requirement of these applications. The Kitchener Official Plan defines an Urban Design Brief as an "urban design documentthat may be required ofan owner/applicantto demonstrate how a development application implements the City's Urban Design Manual", which "does not require Council approval". Based on the matters for consideration and evaluation identified in pre- submission consultation record, this Urban Design Brief: • Describes the existing physical conditions on the Site (Section 2); • Describes the existing neighbourhood context surrounding the Site (Section 3); • Describes the proposed development (Section 4); • Summarizes the principal City policy and guideline documents applicable to the subject Site and the relevant sections as they relate to the proposed development (Section 5); • Summarizes how the proposed development responds to relevant City urban design policies and guidelines (Section 6); and • Makes conclusions regarding the findings (Section 7). 1.3 Supporting Studies & Materials This Urban Design Report has considered the following plans and reports prepared in support of the subject applications: • Site Plan prepared by ABA Architects; • Floor Plans prepared by ABA Architects; • Preliminary Elevations prepared by ABA Architects; • Shadow Impact Analysis drawings prepared by GSP Group; and • Pedestrian Wind Analysis prepared by RWDI. URBAN DESIGN BRIEF 11157 & 1175 WEBEfFft@E` tA)JT EXISTING SITE CONDITIONS AND CONTEXT 2.1 Location and Description The Site is located on the southeast cornerofFranklin Street N and Weber Street E, municipally addressed as 1157 and 1175 Weber Street E, Kitchener. The Site is approximately 1.0 hectares (2.4 acres) in area and rectangular in shape. The Site has a frontage of approximately 60 metres wide along Franklin Street N and approximately 110 metres of depth along Weber Street E. 2.2 Existing Conditions The Site is currently occupied by a two-storey Crosby Volkswagen car dealership and a garage, used as auto repair and service shop. The main entry and exit points to the Site are currently from Weber Street E, with parking along the perimeter of the property as well as behind the Volkswagen showroom. The west side of the Site, at the corner of Franklin Street N and Weber Street E, is mainly used for storing used cars. The existing building is proposed to be removed to facilitate the proposed development. 2.3 Existing Vegetation and Topography The Site is generally flat with vegetation limited to the perimeter of the Site, recognizing the extent of the building footprints, surface parking area and driveway. However, there is a significant, abrupt grade change located along the southern property boundary with Highway 8 situated approximately 6 metres lower than the Site. ILI Study Area URBAN DESIGN BRIEF 11157 & 1175 WEBEf @E` @A)JT NEIGHBOURHOOD CONTEXT AND CHARACTER ANALYSIS 3.1 Surrounding Neighbourhood Context The Site is located with in the Stanley Park neighbourhood which is composed of a variety of land uses such as commercial/retail buildings, recreational facilities, schools, and low-rise residential buildings. The Site is within 10 -minute walking distance (800 metres) ofa few parks and open spaces and school grounds including Woodland Cemetery, Prospect Park, and Kingsdale Park as well as Sunnyside Public School and St Aloysius Catholic Elementary School. The Site is along two existing transit service routes, with access to two GRT transit routes (8,28) connecting to ION Light Rail Transit. The Site is located immediately adjacent to Weber Street and Fergus Avenue Community Node, which is currently undergoing residential intensification, and planned for medium to high density uses. The current redevelopment occurring at 100 Fergus Avenue (The Hush Towns) and 1333 Weber Street E (Elevate Condos) are medium to high-density developments, which are approximately 350 metres east of the Site. They are 15 -storey mixed-use residential dwelling and two-storey townhouse development. While broadening the mix and density of residential uses, these new developments are well supported by existing infrastructures and community and public services, and active transportation options. Low-rise residential uses are located beyond the commercial strip that frames Weber Street, to the north. The prevailing building types are one or two -storeys detached dwellings and interspersed apartments that Surrounding context to the Site I Low -Rise Res -Medium-Rise Res -Mixed Use Commercial - Institutional -Open Space -NHS Parks (� Community Facility GRT Bus Stop Trail URBAN DESIGN BRIEF 11157 & 1175 WEBEfFft@E` 1A)JT are no higher than four storeys (along Prospect Avenue, Franklin Street and Fergus Avenue). The detached buildings havevaried frontentrances (small porch with canopy and wraparound porch) well integrated into the front yard landscaping and, appropriately sized windows facing the adjacent streets. Front yards are generously planted with grass lawns and hedges with driveways generally along the side of lots. The common building materials generally include brick and siding with stone accents along the base of the buildings with a mix of colours in the area adding to the variety and visual interest, though they generally draw from a similar palette of grey, beige, and brown tones with white accents (window frames, front porch railings). Streets within the neighbourhood have narrow rights-of-way with sidewalks on both sides, mature trees along boulevards, and linear streets with consistent building setbacks. The buildings have either hipped or gabled roofs in this area. Woodland Cemetery (north of the Site) is a large open space, measuring 20 hectares (50 acres) in area, located at the terminus of Arlington Boulevard, just off Weber Street. URBAN DESIGN BRIEF 11157 & 1175 WEBEfFft@E` @A)JT 3.2 Immediate Context ft North: The Site fronts Weber Street E, a four -lane regional road with two lanes of traffic on each side with a left turning onto Franklin Street and sidewalks on both sides. Directly across Weber Street East are three detached dwellings (along Franklin Street and Pinecrest Drive) with driveways accessed by Weber Street East. A4 South: Provincial Highway 8 is located immediately to the rear of the property. The existing cross section of Highway 8 is an eight -lane controlled access highway with four lanes of traffic on each side. There are two retaining walls on both sides of the road and an overpass for Franklin Street. East: The abutting property to the east (1] 91 Weber Street East) is a one - storey automotive service shop (Mr. Lube) and a garage at the back with parking along the west side of the shared property line. Further east, there is a Shopper's Drug Mart, gas station and commercial building featuring retails shops and office, located directly behind the gas station. West: The property to the west of the Franklin Street N is a grocery store ("Fresh Co.") surrounded by surface parking. The property is currently accessed by Franklin Street N and Weber Street E. Furtherwest of grocery store, there are few retail shops and a six -storey apartment building. URBAN DESIGN BRIEF 1 1157 & 1175 WEBEfFft@E` U)JTM DESIGN POLICY AND GUIDELINES REFERENCES This section contains a summary of the design policies and guidelines relevant to the Site and proposed development and assessment of the general themes of those documents. 4.1 Official Plan Designation Design Policies The Site is located within an "Urban Corridor" in Map 2 (Urban Structure) of the City of Kitchener Official Plan and is designated "Commercial" in Map 3 (Land Use). Sections 3.C.2.37-39 of the OP state that Urban Corridors are located along existing or planned transit corridors and should provide for transit -supportive intensification opportunities. The Commercial land use designation (Section 15.D.5) includes the objective of encouraging the intensification and redevelopment of existing commercial lands. In addition to commercial uses permitted in this designation, Policy 15.D.5.17.1b) states that lands identified as Urban Corridor "may include dwelling units, where appropriate, provided that they are located in the same building as compatible commercial uses and are not located on the ground floor to a maximum Floor Space Ratio of 2.0". To permit high-density residential and commercial development on the property in the future, applications for Official Plan and Zoning Amendments are required. The proposed Official Plan Amendment would change the land use designation from "Commercial" to "Mixed Use". This would facilitate the development of a higher density project that includes residential and commercial components. The "Mixed Use" designation would better support the aforementioned objectives for the "Urban Corridor" designation, enabling the Site to accommodate a larger number of residential units than the Commercial designation would allow. The Site is currently zoned "Arterial Commercial" (C6) in Zoning By-law 85-1. The proposed Zoning By-law Amendment would change the Site from C6 to "High Intensity Mixed Use Corridor" (MU -3). The MU -3 zone would better support the requested "Mixed Use" land use designation by allowing for residential uses and a maximum Floor Space Ratio of 4.0. 4.2 General Urban Design Policies Section 11 of the Official Plan contains general urban design policies that are used to evaluate movement patterns, the relationship between built form and open spaces, integration of natural and cultural resources and development impacts. They include: • General urban design policies that speak to the city's skyline, CPTED principles, fire prevention, barrier -free accessibility, and shade. • Site Design policies speak to the building's street relationship landscaping to improve the streetscape; developments to improve aesthetic quality and be safe, comfortable, functional and provide circulation for all transportation modes; and Site servicing and utilities to be screened from view from the public realm. • Building Design, Massing and Scale design policies speak to human - scale proportions to support a comfortable and attractive public realm, including attractive building forms, facades, and roof designs; complementary design of new buildings; and architectural innovation and expression. Section 17.E.10.5 identifies that urban design briefs/reports togetherwith other design -related are meant to be used to a) demonstrate that a proposed development or redevelopment is compatible; b) address the relationship to and the privacy of adjacent residential development; and, C) ensure compatibility with the existing built form and the physical character of the established area and/or neighbourhood. URBAN DESIGN BRIEF 11157 & 1175 WEBEfFft@E$@Q)J7M Urban Structure (Map 2) in City of Kitchener Official Plan Intensification Areas 4M Urban Growth Centre ([Downtown) Major Transit Station Area City Node 40 Community Node 40 Neighbourhood Node Oft Urban Corridor Arterial Corridor Other Areas Community Areas Industrial Employment Areas Green Areas Transit Existing Transit Corridor Planned Transit Corridor Light Rail Transit Corridor Adapted Bus Rapid Transit Corridor O Rapid Transit Station Land Use Plan (Map 3) in City of Kitchener Official Plan ON AV r- 4 Low Rise Residential Medium Rise Residential High Rise Residential Mixed Use Commercial Campus Commercial _ Heavy Industrial Employment General Industrial Employment Business Park Employment _ Institutional _ Prime Agriculture _ Rural _ Natural Heritage Conservation open space _ Major Infrastructure and Utilities URBAN DESIGN BRIEF 1 1157 & 1175 WEBEF @E$1A*2M 4.3 Urban Design Manual PART A— Design Guidelines Part A contains design guidelines on various land uses, built types, geographic areas, and urban structure elements. The following topics of design guidelines are relevant to the Site and the proposed building. a) City -Wide The City -Wide design guidelines apply to Kitchener as a whole. The main objective of these guidelines is to ensure Kitchener is designed as an inclusive, safe, accessible, comfortable, and appealing place to live, work and play. Guidelines are divided into Community Design and Site Design. The Community Design guidelines are primarily used bythe City in designing the form and structure of communities through the application of design best practices in a range of topics. The Site Design guidelines address built form, open space and Site functionality. b) Structured Parking The Structured Parking guidelines guide the design of above -ground parking structures, whether integrated parking garages as part ofa building or stand-alone parking garages. c) Tall Buildings The Tall Buildings guidelines guide the design of tall buildings in the city, which are defined as those greater than 8 storeys in height. These guidelines are meant to be read in conjunction with the policies of the Official Plan and guidelines ofthe Urban Design Manual and are meantto be applied on a case-by-case basis. PART C — Design Standards Part C contains design standards with specifications on technical details. Several standards are applicable to the proposed development, including those for access to roads, surface parking, outdoor lighting, barrier -free accessibility, pedestrian and transit supportive development, screening of rooftop mechanical equipment, emergency services, multiple residential, landscaping and natural features, and landscape design. These technical aspects of the detailed design will be evaluated at a later stage of the review process through Site Plan Approval. URBAN DESIGN BRIEF 11157 & 1175 WEBEfFft@E$?b)JT222 PROPOSED DEVELOPMENT 5.0 Development Overview The proposed development is a mixed-use development comprised of two residential towers, Tower A and B at 19- and 17 -storeys with a combined total of 443 dwelling units sitting atop a 4 -storey podium. It will have metric building heights of 67.4 metres (Tower 'A') and 61 metres (Tower 'B') above the established grade (including the mechanical penthouses). The proposed building incorporates approximately 366 square metres of commercial spaces at ground level fronting Weber Street. A total of 319 parking spaces will be provided within one level of underground parking and four levels of the above -grade parking structure — which is integrated into the podium of the building at the rear. Indoor amenity space, retail space, and residential units will wrap around the integrated parking, concealing its visual presence along Franklin Street N and Weber Street F frontages. URBAN DESIGN BRIEF 11157 & 1175 WEBEfFft@E$4Q)J7 E]P TM FR[WHtI'+ W E — NEW aRl] M -MER MI0Nµ0. tKIRTftAN>•.[ I LLu �E O c I � j f 3mx5m I� EASEMENT FOR r BUS SHELTER RE OCATE; EH f ISI ,EX . FN TO BE RE -LOCATED j f K If t evTl°:>SSw I,IQ)m -------------_-__„-----.------------ � ---------------- R STREET EAST - - - - - - - - _- __T--.-_-_---- -- - —� � --- ,- Y EXISTING FIRE ROUTE v R — 5 65m x 7m EASEMENT FOR BUS SHELTER ~ � � — EXISTING CONCRETE SIDEWALK o evr�lsw�: sr�_ P'ROPERFY LINA E},'iSiINL",Z011CRETE SIGEWALIC +a }n -��r" s _ Srn EXTERIOR SIDE YARD SETBACC — —_--.-----.— _ _ -----A - _ _ _ 5 —f = - _ _ _ _ _ _ _ _ _ _ _ _ _... _ CANOPY ABOVE _ p O STSP SIGN a COLUMNS TYP . o a _ _ O a 1 a__ a [� _ — —� P OIU . A3O f a a l000c� AND STOP BAR II ? ? AMENITY COMMERCIAL COnMAERCIA1 Fxlt LO56Y •� II COMMERCIAL BIKE . IL RKI 751 a 0 I — - PROPOSED MIXED-USE i C rl - - BUILDING m TOWER'B' wiy G.FA:42.G62.73cT. 5= xt I452.M-2-ff-j ' O 17 Storey s 4 � — � � 17 4ER � x �• 320f70 TOWER 6 — •300G 30002006 I� 4704 t95p I o O 3bRL 23351D c OWC:t A TOWER SEPARATION 'A' - w TOWER _ w ° PODIUM ' 19 Storeys 4 Storeys BIKE i PARKING i STOP Sh �I GARBAGE EXIT LANDSCAPED AREA _ FIRE ROUTE — — JHEAVY DUTY ASPHALT) Site Plan, prepared by ABA Architects 25768 a TOTOWER y o i � R u O/H EXIT swito ENT. TRANSFORMER GEAR' 1 SIDEWALK — — — — — — — — — — — 22 * a 14.Om;M SETBACK — — `i I I I I � I PE800 •7i I3$ LANDSCAPED AREA PROPOSED FENCE -V57 15 a•_. --_— EXISTING MTO REIAI NTNG WALL clw GUARD HIGHWAY 8 URBAN DESIGN BRIEF 11157 & 1175 WEBE @E$4A72M o Ge a GO cue o G o oe o ao ae 0 I J I I I tE P, 0 G G e Ge -- ----- -------------------------- Underground ---------•------------- Underground Floor Plan o G2 G GO Go 0 a � u Q e I 0 Ge [ a Ge Level 2 - 3 Floor Plans, prepared by ABA Architects Ground Floor Plan URBAN DESIGN BRIEF 1 1157 & 1175 WEBE @E$�A*M Y D GU q GO 89 G G Q (De 0 Ud QD (D IN Nb � � � b Po�10 r r Int e m Pa D E) O - D 0 GCS e L O Level 4 O se G GO EXD O (D G 000 00 (D O u TOWER A CtNP AIE Ell. I © !� TOWER B Oaz a 519 a G) _. ,o Level 6 -17 Floor Plans, prepared by ABA Architects I D Gam, i CO d 0 [TOWEIT'W 'c S aSb EO O -- oG� � o Level 5 - Rooftop Terrace Plan ��GO C-)0 m- V.— �J 0 A Level 8 -19 D GO a as 080 ii �rb TOWER B" D URBAN DESIGN BRIEF 1 1157 & 1175 WEBE @E$@A*M 5.1 Building Positioning The proposed building encompasses the majority of the Franklin Street N and Weber Street F frontages of the Site. The building's podium is massed with 3.5 metres setback to the Weber Street edge, and 9.2 metres from the Franklin Street N property line. The building's podium is setback 28.3 metres from the south property line away from Provincial Highway 8 and 22.7 metres from the east property line. At ground level, the lobby, commercial space and amenity areas front onto Weber Street F, while residential units and other services face the internal driveway. The presence of active uses along both street frontages will help animate and improve the existing public realm. The Tower 'A' residential entrance and amenity space fronts the intersection of Franklin Street N and Weber Street F to reinforce the corner and allows for prominent visibility from the public sidewalk along each street frontage. The proposed development includes two residential towers ('A' and 'B') positioned at opposite corners of the podium base, providing an offset in spacing between the two, with the 19 -storey Tower 'A' positioned at the southwest corner and the 17 -storey Tower 'B' positioned at the northeast corner. The two towers are appropriately separated and situated at either end of the building base on Weber Street for enhanced residential unit privacy and increased sky view and sunlight access. Tower 'A' is setback 12.2 metres from the west property line (abutting Franklin Street N right-of- way) and 28.3 metres from the south property line (abutting the Provincial Highway 8), and Tower '13' is setback 6.5 metres from the north property line (abutting Weber Street F right-of-way) and 25.7 metres from the east property line (abutting the non-residential uses) to provide appropriate separation distances from adjacent developments. Vehicular access to parking, loading and servicing is situated at the rear of the proposed building. It is located at the rear to minimize its visual presence from the Franklin Street N and Weber Street F public realm and improve the overall pedestrian experience around the Site. URBAN DESIGN BRIEF 1 1157 & 1175 WEBEfFft@E$1Q)J7 WEBER STREET EAST F PR ER LINE EXISTING FIRE ROUTE 5.65m x 7m EASEMENT FOR BUS SHELTER "DAVLI MVIAWAE EXISTING CONCRETE SIDEWALK gXI$.iNG CONCRETE SIDEWALK — owji is ev37e PROPERTY LINE 7000 —I—I_1 1SmEXrE''idR-OEAIRE3'S`EiB7K— -- — — - —. — — _.. CANOPY ZOVE Dyton� b5 Oyt Sr ` ?� COLUMNS TYP ❑ ❑ 4 O Mori- -0 - _ - - _ - - R1 4 ❑ 4_ - - _� oaoa� A . �>O AMENII" C MMERCIAL Ci7MF-�'..- O COMMERCIAL - BIKE - + PARKIN . {S! - PROPOSED MIXED-[ 10 I `� •2. .1 BUILDING TOWER'B' L L.L G.F A. d3 rl3,1:m.0 ,I 17 Storeys 'UP POD:'.IA • � O Z - �I 1� n �TO LU IF- LU p710za PODIUM �s n 1 Y +I ,ZIj _ 4 Storeys22 N 19 Storeys J 251 76 U _ •ER d Z 1 I I owe 1 / o I Yy -� Yi FCR 1 r a :I LEER _ 1 1 dRSI ABOVF IT OfH EXIT $4r. tE-LOCATED FH • G ODIUM I � PARKIN[' � _.. ._ � IANI;y.CAPrI�ARFA g ccXT ENT. TRANSFO�MERVGlj- lit BIKE 2 1070 AN POF- Drop -Off Area CONCREr€ SIDESTOPSIGWa------FIRE ROUTE —_---------- I y (� JHEAVY puTY AS?HALiI ) i1 M O M O 7z _ ` — I Am MTO $ETACK _ice I N2113'SSYr I e aus��7 L Subject Site Site Organization a N O N O -------- — -� II I H Prix 2 L_J' LAN MCAY€D AREA PROPOSEO FENCE _ i....... -- M.az:m EXISTING MTO RETAJNI NG WALL c7w GUARD HIGHWAY 8 Building Base ❑ Tower Element MW Commercial Residential IndoorAmenity Vehicular U/G Parking Frontage Frontage Frontage Access Access URBAN DESIGN BRIEF 11157 & 1175 WEBEFFft@EWA)JT 5.2 Building Scale and Massing The proposed development is defined as a tall building(s) as it proposes building heights 18- and 15 -storeys (Towers 'A' and 'B'). These heights correspond with the emerging trend of taller building forms being planned along Weber Street E. The proposal incorporates tower setbacks above the 4 -storey building base (14.5 metres podium height) to reinforce the podium as the defining element for the public realm along each street frontage and limit the visual impact of the towers at grade. Appropriate side yard building setbacks are incorporated to ensure suitable separation distances are provided between the proposal and future potential developments. The proposed mixed-use building has building footprint of approximately 4,332.6 square metres, measuring 91.3 metres along Weber Street E and 50 metres along Franklin Street N. The proposed development is comprised of a well-defined base (podium), middle section, and top (uppermost storeys and rooftop mechanical). The 4 -storey mixed-use podium consists of at -grade commercial space, measuring 844.3 square metres in area at 4.5 metres floor -to -ceiling height. The podium's ground floor along Franklin Street N and Weber Street E is continuously lined with commercial units, with direct access to the sidewalks. The residential entrances are located on the northeast and southwest corners of the building and are clearly differentiated from the commercial entrances through architectural detailssuch as recessed entrances, double doors, and windscreens. Steps and ramps are architecturally integrated with the commercial facade at the corner of Weber Street E and Franklin Street N to accommodate the grade change along Weber Street E. The towers ('A' and 'B') positioned atop the 4 -storey podium are staggered and stepped back 3 metres, including balconies from Franklin Street N and Weber Street E. Tower 'A' at 18 -storeys measures 59.7 metres in height and Tower'B' is 35.6 metres in height. They are large point towers with 866 -square metre floorplates. The longer side of the towers ('A' and 'B') is 32 metres, oriented toward the streets with 23.3 metres of tower separation between the two towers. Preliminary floor plans show individual unit balconies for both podium and towers. Inset balconies are proposed for the building's podium and towers except for the corners of the towers where the facade steps to aid in mitigation measures. The building has at -grade amenity area (on the southeast side) and a communal rooftop terrace on top of the five -storey podium. The top of the towers are defined with mechanical penthouses, stepped back again from the edges of the buildings. URBAN DESIGN BRIEF 11157 & 1175 WEBEfFft@EWOT u WEBER STREET EAST Pm Ea LINE w.o Eicirt m�.�Ne,Te EXISTING FIRE ROUTE EXISTING CONCRETE SIDEWALK �� - - '+66°+I I'tsw &,,37"—.PROPERTY LINE yg 7 EASEMENT FOR BUS SHELTER�$ 5. m x m - f S71NIGCONCRETE SIDEWALKx mi -T1 — -,.-.. — _T --_ CMIDPY A&OVE OL, 'AO? 0 0 0 0 0 0_ 4_- COLIJ,+,tWs i"P. P D E � ; S•� _�_... AMENITY COMMLRCIAL COAh EXIT 'p II '� CO.h M5 RCIAL BIKE PARKIN I {Sy wl f PROPOSED MIXED-!:- wr •2 i BUILDING TOWER'B' s F WIC 0 I,_9205— 17 Storeys °1's UP PODIU �o Zti I II I LLI w p TO TOWER W 21 IL1z wPODIUM a'30002C)0 c�aa 7 TOWER 'A' ��1 a E, U I _ 4 Storeys " N- z I _� c 19 Storeys +� I J j 25176 Y I o 'owe Z II I n Y� -LL YTFCK >- a BTIsK1LLTER - gg - .~ oV� AH 4f4 - EXIT EXIT ENT. TRASFOPARKING 4R1'- H,i dE-LOCATEDld�N Y f-GvF 1a1 IANI Sca­uAR-A ABOVF UZS '' I g I A 1 ?5 LAYS CONCRETE SIDEWALK STOP SIG E SIDEWALK i AND STOP B — GL — _ _ _ — _ FERE ROUTE SIDEWALK I�r- s (D .a JHEAVY DUTY ASPHATT) y _ M p M p 'az 00 — po- $ -� ` — ITtAm INITO SETB�'^'C-�— !E-LOCATED ;- - �` O N �O H vaxx f I I LAN DSCA9'ED AREA N2� 13SSror I - PROROSEo FENCE _ 1410' L— — — — — — — — _J EXISTING MTO RETAINING WALL elw GUARD I II— I4•e x v A HIGHWAY 8 Tower Separation and Setbacks URBAN DESIGN BRIEF 11157 & 1175 WEBEf@EQ@QST 5.3 Parking The proposed development consists of 319 parking spaces on one level of underground parking and four levels of podium parking, and 22 surface parking spaces inclusive of barrier -free spaces provided near the main residential entrances and 38 additional parking spaces provided within the MTO. Within the parking structures, there are secure bicycle storage rooms and lockers room for the building's occupants. There will be 433 long-term bicycle parking spaces provided in a secure indoor bicycle storage room located in the ground floor and underground parking garage and ten bicycle short-term bicycle racks will be provided near the building's entrance for convenience use by visitors. 5.4 Access and Circulation Pedestrian circulation will primarily occur on public sidewalks that abut the Subject Site along Franklin Street N and Weber Street E. Commercial entrances and indoor amenity spaces are provided along Weber Street E frontages, with indoor amenity spaces wrapping the corners of these two streets. A small forecourt is incorporated at the corner of Franklin Street N and Weber Street E to enhance the entrance, provide connections with the public sidewalks and serve as an unstructured open space. The residential entrances are located on the northeastand northwest corners of the building. Additional pathways from the public sidewalkto the building faceare provided, allowing for direct access to the at -grade indooramenity space, commercial space, and exit stairs. Barrier -free pedestrian walkways are proposed to provide access to the building entrances. Vehicular access to parking, loading and servicing is provided from the north of Weber Street E, and the other from the west of Franklin Street N. These two accesses provide for vehicular and emergency service circulation through the Site. A loading (e.g. residential moving trucks) and garbage collection are provided near the residential entrances, facing the internal driveway. Access to the structured parking for the building is located on the south side, rear of the property. Surface parking is provided along the perimeter of the Site on the east and south sides. 5.5 Service and Loading Areas Loading and servicing facilities – such as the garbage and waste rooms have been internalized and integrated into the ground floor of podium away from public realm. Mechanical equipment and utility rooms are incorporated into the parking garage levels and rooftop spaces. 0(39 G GO Ge 0 0 0 000 oa (Do0 a, wndnu cwuuco. o ` — 0 CSD 10, Internalized Waste Above Ground Parking Service/underground Storage and Loading (Ground Floor) Parking Access Parking, Loading and Servicing URBAN DESIGN BRIEF 11157 & 1175 WE13EFFft@EQ1Q)J7 I WEBER STREET EAST -------------___L' 3 P�E� LINE EXISTING FIRE ROUTE 5.65m x 7m EASEMENT FOR BUS SHELTER 0. �LDAYL�Mwl EXISTING CONCRETE SIDEWALK EXTMRGCONCRETSIDEWAL 1AJA1 01, ST Amenity �Pklll! ial Entmnce ra PROPOSED MIXED -L' 122 rF.P 41 -i PODIUM 0 19 Storeys 3m x Sm WS SHELTER 7:1 �E-I-C>CATED FH t:� ��� ANII V1 % 01 LANDSCAPED AREA .PROPOSED FENCE -�����- ������-�� -_-_-_-_-_-_-_-_-_-_-_-_-_-� EXISTING^TO RETAINING WALL w*GUARD HIGHWAY '-� Subject Site ��� Commercial Residential��� |ndoorAmenby Pedestrian Vehicular `-^ ����= Entrance Entrance ����= Entrance Circulation Circulation Pedestrian and Vehicular Circulation URBAN DESIGN BRIEF I 1157&1175WEBEFFft@ERA*M 5.6 Building Articulation The intended architectural design proposes a clean, contemporary look forthe building. The placement of buildings in the proposed development is carefully considered for appropriate orientation and distances with respect to other buildings on the Site and on adjacent sites. The proposed development massing and design is intended to define the surrounding public realm and establish a sense of enclosure along public sidewalks by virtue of building heights related to the width of surrounding streets. Street edges on the Site are defined through use of street -oriented building base with grade level windows as well as commercial, indoor amenity and residential entrances that allow interaction between the public realm and activities within proposed buildings. The 4 -storey building base (podium) will be articulated along both street frontages to break up the perceived length and mass of the podium. This will be demonstrated through material selection and detailed design during the Site Plan Application process. The intent design will include extensive glazing along all building elevations, with a particular emphasis on the ground floor plane to activate the street and provide visual interest. Tall, glazed screens will be used all around the commercial spaces to maximize daylight, views in and out and to create active frontages. The commercial entrances will have a direct and universal access, while the residential entrances will have a significant entrance overhang as well as a feature wind screen. The commercial entrances will feature enhanced architectural designs such as highly transparent windows and a canopied entrance supported by a signage with decorative pavement and planters integrated within the corner entryway. Weather protection for pedestrians will be provided at points of entry to the residential lobbies, commercial and indoor amenity spaces at -grade with projected canopies, framing the streets and public realm interface. The building's podium corner addressing both the streets, pulls back from the ground floor and will be architecturally detailed with window wall panels and balconies. Decorative paving materials will be considered along the street -facing building edges to clearly distinguish between private and public realm. Further materiality will be conveyed in the detailed design during the Site Plan Application Process. The upper portions of the building are clearly distinguished from the building base through the use of stepbacks. There are no blank facades; all elevations are detailed with glazing and articulation. Further articulation will be provided through variations in materiality and texture through detailed design during the Site Plan Application process. Balconies are architecturally integrated into the massing to minimize the perceived bulk of the building. Recessed balconies are proposed for all units in the building for both podium and towers and balconies wrap around the building corners. There are comparatively fewer balconies provided rear of the building's podium (south side), facing the internal driveway and Provincial Highway 8. The top portion of the towers are defined with a mechanical penthouse, stepped back again from the edges of the building. URBAN DESIGN BRIEF 1 1157 & 1175 WEBEfFft@EQ4Q)J7 I m1 ww w1r ww 111 ■t■� ■� 110 L ---TOWER 8 ENTRANCE WINDSCREEN North Elevation, prepared by ABA Architects 11 11 11 11 11 11 el it it IEl ■■■MI 1 M _ ■m ��' NEE RRAMMI moon w MECH-A„-� Animal r .1 0, M= � mom ■■ 1■x SEE WIN I m1 ww w1r ww 111 ■t■� ■� 110 L ---TOWER 8 ENTRANCE WINDSCREEN North Elevation, prepared by ABA Architects �r ROOF MECH - A� . ..167.40 1 $ MECH-A„-� I� � rr. � u. fi 1• � LEVEL 19,$, M� • l: tww >rw 156.14 f VEL 17& 152,90 I m1 ww w1r ww 111 ■t■� ■� 110 L ---TOWER 8 ENTRANCE WINDSCREEN North Elevation, prepared by ABA Architects CANOPY FEATURE �r ROOF MECH - A� . ..167.40 $ MECH-A„-� I� � 162.904 u. fi 1• � LEVEL 19,$, M� • l: tww >rw 156.14 f VEL 17& 152,90 ■11 �I 1 I ! CANOPY FEATURE URBAN DESIGN BRIEF 11157 & 1175 WEBEP-,R9@EQ4A& ROOF MECH - A� . ..167.40 $ MECH-A„-� f � 162.904 LEVEL 19,$, 159.30 LEVEL 1$n 156.14 f VEL 17& 152,90 LEVEL I6 149,70 LEVEE 15a 146.50 LEVEL14 143.30 Sy' = w LEVEL 13ury 140.104'' 3 +•:3 c LEVEL 12r'. 136.90 M LEVEL I1 rte - - 2 133.701`'7 in_ LEVEL 10 130.50 - - LEVEL 94 > z7.30 D LEVEL 8( 124.10 LEVa 0 SCREEN 12D.9WIND LEVEL 60 117.70 y� ZG LEVEL 5(D 114.50 LEVEL4f:�, O = I Ip.9D g S LEVEL 3& 107.70 - `�' p LEVEL 2_0 164.50 L-.: _ LEVEL 1 100.00 ST N. FRANKLIN P1 96.40 URBAN DESIGN BRIEF 11157 & 1175 WEBEP-,R9@EQ4A& a Efl f fI - WINDSCREEN �] WINO SCREEN - South Elevation, prepared by ABA Architects now I CANOPY EEA11)RE ROOF MECH -B,dj v 161 m 9 MECH-BO 156.50 LEVELI7E� i152.90 --1 Lm ® 149.70 i77117- LEVEL 15+ f L. LEVEL 14 143.30 I LEVEL I30 1ay.1v 4 LEVEL 12 136.90 CANOPY EEA11)RE URBAN DESIGN BRIEF 11157 & 1175 WEBEFFft@ A)JT ROOF MECH -B,dj v 161 m 9 MECH-BO 156.50 LEVELI7E� i152.90 --1 LEVEL 14 149.70 LEVEL 15+ 146.50 LEVEL 14 143.30 LEVEL I30 1ay.1v 4 LEVEL 12 136.90 a ao LEVEL 11.� 3 O 133.70 J�I LEVEL 10fit), C) 130.50 _Z LEVEL 9 ED, 127.E ._Ji w LEVEL 4S 1 a 124.10. ]I LEVEL 7 1 i9.90 �3 LEVEL6 117.7044 Q3 l— LEVEL 5, g 114.50 LEVEL 4 � 110.90 _ _LEVEL'3,± 107.70 �V LEVEL 20 104.50 LEVEL 100.U� 96.49 4 URBAN DESIGN BRIEF 11157 & 1175 WEBEFFft@ A)JT ROOF MECH • A. 167.40 West Elevation, prepared by ABA Architects URBAN DESIGN BRIEF 11157 & 1175 WEBEfFft@EQ@Q)J7 {rO Q7 MECH - A 162.96 LEVEL19 P4rR1. ® ® ® 159.30 LEVEL 18a, 15&10 LEVEL 17� 152.90 II LEVEL 16(_ Lj 1A9.70W LEVEL 150 �7 146-50 LEVEL 14 ' .� - 143 3D ... ...__ g LEVEL 13� 140.10 - w ¢ LEVEL 12.. ~ 136.90 w LEVEL � 133.70 .. -- — -- - LEVEL 130.50 ` . _ a LEVEL 9h ® MLEVEL 127.30`. Be -)8 ' 7 LEVEL7� I WINDSCREEN 120.90 ,111 - _. _. - � LEVEIdfh. V-� pp 117.704' LEVEL 50 g 114.5D _ LEVEL 4 J� row T 110.90 LEVEL 3rd ...._.. _.. _... ,n c ti 107.70` ci p LEVEL 2r I II °! 104.504 LEVEL 14 10OM WEBER Si E. w WINS SCREE?J CANOPY FEATURE P1 9d.d0 West Elevation, prepared by ABA Architects URBAN DESIGN BRIEF 11157 & 1175 WEBEfFft@EQ@Q)J7 1I WEBER Si E. CANOPY FEATURE WIND SCRzo 4 1 East Elevation, prepared by ABA Architects ROOF MECH - 84 161.00 MECH - So 156,$4 LEVEL17.?. 152.90 _LEVEL 16(D- 149,70 - 149.70 LEVEL 15,E 146-50 LEVEL14& 143.30 LEVEL 13� 140-l0 '_EVEL i2r•. 136.901' t LEVEL I I . ' 133.70 LEVEL 14 130.50 z LEVEL.9r1) 127.30 LEVEL S�;-�. 124.1044'' LEVEL 7 120.90 LEVEL 6(� 117.70 LEVEL 5( 114.504 LEVEL 40 110,90 LEVEL 3j$_ 107.78 LEVEL 2 104.51) LEVEL 1 1 DOM Pi 46.40 URBAN DESIGN BRIEF 1 1157 & 1175 WEBEfFft@EQ1Q)J7 5.7 Streetscape and Landscape Design The ground floor of the 4 -storey building base setbacks 5.65 metres and 9.2 metres from the street -facing property lines at Franklin Street N and Weber Street E to the building's edges. This intervening area provides opportunities for comprehensive landscape treatments that contribute to the visual aesthetics and quality of the public realm. The preliminary landscape concept plan proposes landscaped lawns between the building and the streets. The ground level of the proposed development has been designed to generate pedestrian activity and revitalize the streetscape by providing ground -level commercial uses and amenity areas. The building design will provide enhanced streetscape design that will include pedestrian protection from weather elements through extended overhead canopies at grade, strategically placed and designed; barrier -free pedestrian paving design accessing building entrances and a variety of plantings to provide year-round visual interest across the Site to further enhance the pedestrian experience. In addition, there will be a high concentration of windows and entrances along both the Franklin Street N and Weber Street E streetscape to further activate the street and provide visual interest. Decorative paving materials are proposed along the building edges to create a unique pedestrian experience on-site and in addition, will assist with the reduction of heat islands. The use of distinctive coloured and textured paved materials will also ensure a seamless transition from the public to the private realm, allowing for barrier -free movement, where feasible, across the Site. Tree plantings and massed understory plantings, where possible, will be proposed along Franklin Street N and Weber Street E frontages and throughout the surface parking lot to break up the surface parking area and reinforce the pedestrian walkways. Peripheral landscaping and tree plantings will be included to frame the streets, soften the edges of buildings, and screen undesirable views such as surface parking areas. Barrier -free pedestrian walkways are proposed throughout the Site, linking to the public sidewalks. Amenity Areas The development includes indoor amenity spaces located on the ground floor and fifth floor with a combined total of 1,223.6 square metres of common amenity areas. These areas will function as multi -use common areas that can be programmed for different events/functions. Indoor amenity areas featuring a fitness room and a party room are proposed on the ground floor with frontages along Franklin Street N and Weber Street E. This space is intended to be highly visible and transparent in order to provide animation along the adjacent public realms. The proposed design of the rooftop terrace has a combination of outdoor programmed areas with an indoor amenity space located between the two towers, providing opportunities for different amenities and recreation functions. The rooftop design will predominantly be a hard -surfaced space for durability, and ease of maintenance. Soft landscape treatments such as raised massed planting beds with small canopy trees/shrubs, a children's play area, a pet relief area, and different types of seating arrangements through moveable furnishings and shade structures are proposed to accommodate various group sizes, featuring fireplace features. The children's play area will be designed as part of the rooftop terrace design, in keeping with the intent of Section 12 of UDM for both size and design. This play space proposes a moderately sized structure that can act as a play element and visual interest piece for rooftop users along with uniquely shaped seating elements that can double as play elements for children. In addition, each dwelling unit will have access to private outdoor amenity space in form of balcony. These balconies are further proposed to provide for varying depths, accommodating a variety of programming and use. URBAN DESIGN BRIEF 11157 & 1175 WEBEfFft@E5@QST OECD TIVE PAVVG r—,..... ... FEATLIR{ WALL aEcawnrrvE Lmrr '.. GARCEK WAIT ' z j.. F s°° I L z J ; z ,- LL 9ELORwiWE LOW -. G+AOE4 WALL OEGGUTivE LOw GA W E TRPNCE FE FEA HE_ wlrN nnwnnc KD eEo 0............ WEBER STREET E ........I.......�•..{ TOWER'A' 19 Storeys 2 1 1 a GaRBAGE EXIT a Landscape Lawns Shrubs/Perennial Planting Preliminary Landscape Concept Plan, prepared by GSP Group HIGHWAY 8 Decorative Pavers 0 TOWER'B' ' 17 Storeys AMENITY �k LC,uSf x r•..;IMG � 6ECOR TiVE LGY - cwaeN w,u, EnRRIviCE FEATURE W ITr+RJNT�MG BED 1 PIANfINC' O/M C,`/Fl EXIT ENT. EXIT /I pE[ORATrvE P•AtrNG .. 1 K2] Street Trees/ Tree Plantings ....i Outdoor Rooftop Amenity URBAN DESIGN BRIEF 11157 & 1175 WEBEf @E$�Q 222 DECORATIVE PAVYRi 1 f HIGHWAY 8 Decorative Pavers 0 TOWER'B' ' 17 Storeys AMENITY �k LC,uSf x r•..;IMG � 6ECOR TiVE LGY - cwaeN w,u, EnRRIviCE FEATURE W ITr+RJNT�MG BED 1 PIANfINC' O/M C,`/Fl EXIT ENT. EXIT /I pE[ORATrvE P•AtrNG .. 1 K2] Street Trees/ Tree Plantings ....i Outdoor Rooftop Amenity URBAN DESIGN BRIEF 11157 & 1175 WEBEf @E$�Q 222 Decorative Pavers A palette of native small trees and shrubs along site edges Precedent Images of Landscape Design Elements A tapestry of low shrubs, perennials and grasses to add texture and seasonal interest to the ground plane Decorative Low Garden Wall with Understory Plantings ism t URBAN DESIGN BRIEF 11157 & 1175 WEBEf @EWA*M Representative example of Rooftop PlayArea Representative example of Pet Relief Area Precedent Images of Outdoor Rooftop Amenities Representative example of Rooftop PlayArea URBAN DESIGN BRIEF 11157 & 1175 WEBEf @E?1A& Representative example of Podium furnishings to support passive/social recreation Representative example of Raised Planters Beds with Shade Structure and Seating Areas Precedent Images of Outdoor Rooftop Amenities Representative example of Raised Planters Beds URBAN DESIGN BRIEF 1 1157 & 1175 WEBE @ERA*M 5.8 Microclimate Analysis 5.8.1 Shadow Analysis An updated Shadow Analysis based on the Revised Development Plan has been prepared for this submission. The Revised Development Plan maintains the general building placement and site configurations as originally proposed. The revisions principally relate to the podium height reduced to 4 -storeys from the originally proposed 5 -storeys, representing a podium height of 14.5 metres (previously at 17.7 metres), and Tower 'A' at 19 -storeys and Tower'B' at 17 -storeys. Shadow impact graphics are provided in Appendix A for March 21, June 21, September 21 and December 21 at 2 -hour intervals between sunrise and sunset, as well as noon. The graphics illustrates two colours to quantify potential shadowing impacts: • Yellow: illustrates the shadow overlap between those cast by the proposed building form and those by the existing buildings (i.e. not new net shadows). • Orange: illustrates the previous net shadows by the previous version of proposed development. • Blue: illustrates the additional net shadows by the revised version of proposed development. • Red: illustrates the shadows removed by the revised version of proposed development (due to reduced podium height). Analysis of these shadow impact graphics demonstrates the impacts are acceptable and provide sufficient sun exposure to affected properties. This is particularly recognizing limited use of outdoor space in December; higher use periods of June and September have significant continuous periods of no impact from the proposed building. Mitigation measures of step backs and location of the proposed development on the Site have been implemented to reduce impact along public streets and abutting properties. Summarizing the graphics, the proposed building: • Maintains more than 4 hours of sunlight on abutting properties. • Weber Street Sidewalk: The proposed building's shadows generally do not affect the north side sidewalk on Weber Street receiving 3-4 hours of sun during any season (the cast shadows do not cross the Weber Street centerline in the summer). • Franklin Street Sidewalk: The proposed building's shadows generally do not affect the north side sidewalk on Weber Street receiving more than 6 hours of sun during any season. • Rooftop terraces: the proposed rooftop terrace receives a combination of full and partial sun from 10am to 4pm in the summer, and from 12pm to 4pm in the Fall. Similar to the original development plan, the Revised Development Plan meetsthe guidelines setforshadow impactanalysis pertheCity'sstandards on nearby established residential neighbourhoods and the public realm. URBAN DESIGN BRIEF 1 1157 & 1175 WEBEfFft@E74Q)f7222 Shadow Analysis of Abutting Properties Building Weber Street E Sidewalk Commercial Property Provincial Highway 8 Franklin Street N Impacts On (north) (east) (south) (west) Opposite - No impacts from Opposite - No impacts generally loam to 12pm; partially shaded from 2pm to 6pm; partially shaded March 21 between 2pm to 4pm No impacts from loam to No impacts from loam to 12pm (6+ hours) Adjacent - Partially shaded from 4pm (6+ hours) Adjacent - No impacts generally loam to 4pm from 2pm to 6pm; partially shaded from loam -12pm Opposite - No impacts from Opposite - No impacts generally loam to bpm from 12pm to 6pm; partially shaded No impacts from loam to at loam (6+ hours) June 21 Adjacent - No impacts at loam; 4pm (6+ hours) No impacts Adjacent - No impacts generally partially shaded from 2pm to from 2pm to bpm; partially shaded 4pm from 10 am and 12pm (6+ hours) Opposite -No impacts between Opposite - No impacts generally loam to 12pm; partially shaded from 12pm to 2pm; partially shaded September 21 from 2pm to 4pm No impacts from loam to No impacts at loam 4pm (6+ hours) Adjacent - Partially shaded from Adjacent - Partially shaded from 10 loam to 4pm am and 2pm Opposite - Partially shaded from December 21 10am to 2pm No impacts from loam to No impacts No impactsatl0am; partiallyshaded Adjacent - Shaded from loam to 2pm from 12pm to 2pm 2pm URBAN DESIGN BRIEF 11157 & 1175 WEBEP-,RQ@E74Q)f72 2 5.8.2 Pedestrian Wind Analysis An updated Pedestrian Wind Assessment ("Wind Assessment"), dated January 18, 2023, was completed by RWDI to conduct a desktop analysis to identify potential wind conditionsand impacts as a resultofthe Proposed Development. Generally, it concludes that the future wind conditions at -grade within and surrounding the proposed development are generally expected to be suitable for the intended usage year-round in the proposed configuration. Higher than desired wind conditions are expected near most entrances based on the Revised Development Plan. Additionally, the outdoor rooftop amenity area on top of the 4th floor is expected to be windier than desired in some areas, for which mitigation is recommended. Satisfactory wind speeds can be achieved through architectural interventions such as tall vertical wind screens/planters and by providing compatible programing based on detailed wind analysis at the SPA stage. Additional wind assessment such as a physical scale model test of the proposed development will be completed at the site plan application to inform detailed site design and amenity space programming. URBAN DESIGN BRIEF 1 1157 & 1175 WEBEfFft@E7�Q 222 RESPONSE TO POLICY AND GUIDELINE FRAMEWORK This section contains a summary of the design policies and guidelines designs with varying heights and setbacks; relevant to the Site and proposed development and assessment of the . Provides access for emergency service vehicles; general themes of those documents. • Is barrier -free accessible; 6.1 Response to Official Plan Policy The proposed design responds to the design direction of the Mixed Use designation in that the proposed Site: a) Aids in achieving appropriate mix of uses with a mix of commercial and residential units within the proposed development. b) Provides opportunity for residential intensification and the provision of a housing alternative, and is appropriately located at the corner of Weber Street E and Franklin Street N. c) Establishes street -oriented and pedestrian -friendly design, and contains ground floor commercial uses to support the public realm of Weber Street E. d) Enhances the existing character of the streetscapes along Weber Street E and Franklin Street N e) Is oriented to reinforce and animate the corner and provide a positive contribution to the public realm along both street edges. The proposed development is designed in keeping with the General Urban Design policies in Section 11 of the Official Plan as it: • Provides for "eyes on the street" and implements other CPTED measures; • Makes a positive contribution to the skyline with articulated rooftop • Contributes to the variety of housing typologies in the local area; • Is transit supportive; • Includes amenity spaces suitable for all age groups; • Supports walkability through siting, human scaled built form and animation with windows and recessed balconies along all building facades; • Provides access for vehicles, pedestrians, and cyclists; • Provides secure parking for both vehicles and bicycles; • Screens parking and loading from the public realm; • Garbage and recycling storage areas are located away from the building and public realm; • Enhances streetscape conditions along both public frontages with street -oriented and human scaled builtform;and • Provides high quality building materials and architectural detailing on all elevations that complement surrounding buildings in the neighbourhood. The proposed high-rise building is designed in keeping with the design policy direction of Official Plan Section 11, as further explored in detail as part of the Urban Design Manual analysis in the following section. This Urban Design Brief, per Official Plan Section 17.E.10.5, demonstrates that the proposed development is compatible development with the surrounding area, as outlined below, and that there are minimal privacy impacts given there are no residential dwellings directly abutting the Site. URBAN DESIGN BRIEF 11157 & 1175 WEBEfft@E7$_Q 7M 6.2 Response to Urban Design Manual Guidelines Inclusive Design CITY-WIDE TALL BUILDINGS STRUCTURE PARKING • Direct connections between the building interior and residential or commercial spaces and the abutting public sidewalks on Weber and Franklin. • Pedestrian -scale lighting to be defined at detailed design stage and will ensure even illumination of exterior areas. • Uninterrupted sight lines from the building faces to public sidewalks along Weber Street E and Franklin Street N, featuring a highly transparent building elevations at the ground floor and above for natural surveillance purposes. • Ground floor commercial units fronting directly onto Weber Street E and Franklin Street N, animating the street with people and activity. • Prominent, well-defined with built in canopy and signages to the main commercial units and residential lobby, which will be further defined with lighting and landscaping at the detailed design stage. • Visitor parking and barrier -free parking is provided and clearly demarcated in locations near building entrances. • A mix of different sizes of one -bedroom and two-bedroom units to provide flexibility of housing choice. • Individual balconies are provided for all units and common outdoor rooftop terrace atop the 4th floor are designed to be suitable for all age groups. • Continuous and unobstructed movementthroughthe Site and through the building includes all vertical and horizontal areas that avoids any entrapment areas. • Common outdoor rooftop terrace atop the 4th floor for use by all residents. Design for Sustainability CITY-WIDE TALL BUILDINGS STRUCTURE PARKING • Site is transit supportive and walkable and provides cycling infrastructure. • Site is connected to employment, residential and institutional locations in the immediately surrounding area and throughout Kitchener. • There are multiple active transportation connections in the vicinity with sidewalks and bicycle facilities. • Indoor bicycle storage rooms and outdoor bicycle racks providing secure locations and supporting active transportation opportunities. • Minimal surface parking with most parking in an underground parking garage, reducing associated heat island effects. • High efficiency lighting and building components will be provided. • Architectural features such as canopies and building overhangs shown on plans, while building envelope considerations such as increased insulation, high-performance glazing and lower window -to -wall ratio to be explored through detailed design. • Material choice and detailing addresses bird collision avoidance guidelines, which can be further explored through detailed design. • On-site facilities are provided for handling, storing and separating recyclable and solid waste, and an area inside each building will have facilities for the collection of organic materials. Design of Outdoor Comfort C1 i T-vYIUt TALL BUILDINGS STRUCTURE PARKING • The Pedestrian Wind Assessment demonstrates acceptable safety and comfort conditions around building entrances, on sidewalks, and on surrounding commercial properties. • The Shadow Analysis demonstrates acceptable sun exposure URBAN DESIGN BRIEF 11157 & 1175 WE13ER@E?1A*M conditions for affected sidewalks, pub Iicspaces, and adjacent low-rise properties. • Delineated pedestrian pathways will be finished with a non -slip surface treatment and maintained to accommodate pedestrians during all weather conditions. • Landscape plans at the time of detailed design to address planting opportunities for shading and wind screening, as needed. Street Design CITY-WIDE • While no new streets are proposed as part of the proposed development, it meets the guidelines for street design as follows: a) The ground floor of the building is 4.5 metres high with a continuous canopy lining the street -oriented frontages, helps provide definition and a sense of enclosure along both streets and adds prominence to the corner. b) The proposed at -grade commercial uses will assist with creating vibrant streetscapes along Weber Street E and Franklin Street N; and c) Where driveways for the proposed development intersect public sidewalks, the sidewalks will be demarcated in a different surface treatment and will maintain barrier -free accessible standards. Compatibility CITYWIDE TALL BUILDINGS STRUCTURE PARKING • The proposed development will maintain a continuous streetwall, and uninterrupted and barrier -free pedestrian movement along the proposed at -grade commercial uses. • Human -scaled proportion is achieved by a four -storey podium with a ground floor height of 4.5 metres, highly transparent at -grade commercial activities, and prominent building entrances defined by canopies. • The mixed-use building is sited and oriented to frame the streets corner with internal driveway and surface parking setback at 22.7 metres and 28.3 metres from the east and south sides of the property lines, respectively. This serves as a transition in scale to the abutting properties. • Staggered tower heights and offset tower footprints will provide relief to the abutting streetscapes from a continuous tower mass above and will fit into the overall character and contribute to the harmony of the city skyline. • Contemporary architectural style, detailing and materialityto be refined through the detailed design stage and will ensure colour and texture on the facades are consistent with and complement the surrounding context. • The street facades of the building will include variety of materials and architectural detailing, adding interest to these streetscapes. • Articulated elevations include balconies, high quality materials, fenestration, and architectural details that can not only co -exist, but also enhance the existing character of the streetscapes along Weber Street E and Franklin Street N. • Siting of parking interior to the Site and below grade respects the streetscape and reduces visual impact to the public realm. • As demonstrated in the Shadow Impact Analysis, the massing arrangement on the Site ensures adequate sunlight on neighbouring properties and the public realm. • With the implementation of pedestrian -friendly streetscapes, high quality materials, fenestration and architectural details, the proposed development represents compatible residential intensification in an existing neighbourhood that makes efficient use of existing infrastructure and community services, is transit supportive and broadens the range of housing options and densities available within the community. URBAN DESIGN BRIEF 11157 & 1175 WEBEfFft@E?@Q)J7 Shared Spaces CITY-WIDE TALL BUILDINGS STRUCTURE PARKING • A rooftop outdoor terrace atop the 4th storey and at -grade indoor amenity area will provide shared amenity space for residents. • Balconies proposed for all units, provide natural surveillance of the shared outdoor amenity area in this location. • The development incorporates a mix of individual balconies, indoor and outdoor amenity space to provide variety of recreation options and programming opportunities. • Lighting forthe Site will be considered at the detailed design stage but will ensure on-site lighting provides appropriate illumination of exterior areas while minimizing light trespass to surrounding properties. Site Function CITY-WIDE TALL BUILDINGS STRUCTURE PARKING • Parking and structured parking entrances are located in the interior of the Site away from the street edges. There is no parking in the front ya rd s. • Vehicle circulation routes through the Site, including the emergency service routes and accesses to below grade parking are well defined. • Bicycle parking is provided in the below grade parking structures. Some convenient bicycle parking racks will be near the principle building entrances. • Barrier -free parking spaces are provided near principle building entrances. • Increased visual connection into the building, as well as weather protection for pedestrians are provided at points of entry to the residential lobbies and commercial spaces at grade with a continuous canopy lining the pedestrian -oriented street wall frontages. • Steps and ramps are integrated with the commercial facade , located on the northwest corner of the building. • Detailed design of private on-site servicing, utilities and HVAC will be done at the detailed design stage and efforts will be made to minimize their visual impact. • Garbage and recycling storage areas are sited interior to the Site and designed such that: • they do not negatively impact the streetscapes, amenity areas or building occupants; • they do not obstruct fire routes, parking or sidewalks; • they will be fully enclosed and screened from view from the public realm. Built Form CITYWIDE TALL BUILDINGS • The proposed buildings are oriented and positioned to respect the local context, including the interface with the low-rise residential neighbourhood to the north and non-residential uses to the east. • The proposed building podium is sited and oriented to reinforce and animate the corner and maintains continuity along Weber and Franklin Street edges, occupying 82% of the Weber Street E frontage and 83%of the Franklin Street N frontage. • The building has a well-defined base (podium), middle (tower) and top sections with significant step backs and varied tower heights to vertically break the overall massing. • Architectural detailing, including balconies, projections, colours and materials are used on all building elevations which help reduce the apparent scale of the building. • The regular spacing of balconies, windows and variation of building materials and articulated architectural projections create visual interest and reinforce human scale. • Towers 'A' and 'B' positioned atop the podium are offset and have URBAN DESIGN BRIEF 11157 & 1175 WEBEIFft@E?MJTM varied heights (Tower'A' at 19 storeys and Tower'B' at 17 storeys) and steps back 3 metres to reduce the visual scale of the massing of the building from the pedestrian perspective, to limit overlook and shadow units below, and provide interest to building massing. • Mechanical penthouse stepped backfrom all street edges, with further stepback to the top roofline. • Core cladding materials includes clear glass and metal siding panels with other accenting materials throughout. Clear glass is predominant along the public facing elevations (south and east) interposed with tinted spandrel panels for accent effects. • All elevations, including side elevations, have window openings and balconies; no blank facades. Building Components (Ground Floor and Base Design) TALL BUILDINGS STRUCTURE PARKING • Steps and ramps are architecturally integrated with the commercial facade at the corner of Weber Street E and Franklin Street N. • Recessed entrancesand wind screensare provided nearthe residential entrances to maintain privacy and wind comfort. • An indoor at -grade amenity area for the residents is provided rear of the building. • Siting ofthe buildings on the Site provide for screening of site functions such as loading, parking and garbage areas from the public realm. • Balconies are provided for all residential units in the building on street facing and internal facing elevations for both podium and towers. • The building's podium at the corner addressing both streets, pulls back from the ground floor features enhanced architectural designs such as floor -to -ceiling window wall panels and balconies, which adds prominence to the intersection of Weber Street E and Franklin Street N. • The proposed massing ofthe mixed-use building has a stronglydefined The mass of the buildings will be broken down both horizontally and building basewith high degreeofglazing and multiple entrances along vertically through changes in materials and architectural projections the street edges to encourage pedestrian interaction. and articulation. • The proposed ground floor has a 4.5 metres floor -to -ceiling height Building Components (Tower Design) with at -grade commercial spaces measuring 366 square metres in TALL BUILDINGS area, with direct accesses to the sidewalks. STRUCTURE PARKING • Ground floor design "flows" from building interior to streetscape The proposed mixed-use building consists of two towers (Tower'A' at through coordinated surface treatment and continuous window 19 storeys and Tower 'B' at 17 storeys) positioned atop the 4 -storey treatment. podium. Tower 'A' and Tower 'B' stepback 3 metres from the podium • The 4 -storey pedestrian -scaled podium is distinguished by upper from Franklin Street N and Weber Street E, respectivelyto provide relief storey stepbacks and intended architectural treatment. to the abutting streetscapes from a continuous tower mass above. • While the building podium exceeds the recommended maximum • length of 70 metres, it contains architectural detailing and articulation to break down its apparent length as perceived from Weber Street E. • Weather protection for pedestrians is provided at points of entry to the residential lobbies and commercial spaces at -grade with a continuous canopy lining the pedestrian -oriented street wall frontages. Towers are categorized as "Large Point" towers with tower floorplates of 865.5 square metres and overall height of 62.9 metres for Tower 'A' and 42.0 metres for Tower B (excluding mechanical penthouses for both towers), per the Tall Building Guidelines. The Relative Height of Tower B is less than 85% and set back approximately 28.3 metres from the east property line (abutting the non-residential uses), which substantially satisfies the minimum in zoning requirement of 7.5 metres URBAN DESIGN BRIEF 11157 & 1175 WEBEfFft@IR@A)J7M rear yard per the current Zoning By-law. These siting and massing A high degree of transparency is achieved by providing transparent measures provide transition of built form and mitigate potential windows and glazed balcony guards along all building elevations, with shadow/privacy impacts to neighbouring properties. a particular emphasis on the ground floor plane and street elevations. • Physical Separation between towers determined by building's height and tower length, are 11.12 metres for Tower 'A' and 9.82 metres for Tower 'B' with a combined total of 17.82 metres. The proposed building has provided 23.3 metres tower separations between the two towers and less than 30% overlook is achieved to provide privacy and views for building occupants and minimize wind and shadow effects. • Balconies are proposed on all sides of the building. Inset balconies are provided to reduce the visual scale of the massing of the towers from the pedestrian perspective, limit overlook, and provide interest to building massing. • The tower footprints are offset to increase perceived tower separation distances and to minimize overlap and to allow for adequate light, views, and privacy. • Staggered tower heights at 19 -and 17- storeys high for Tower 'A' and Tower'B', respectively provide visual interest within the skyline. Building Components (Top Design) TALL BUILDINGS STRUCTURE PARKING: • Narrow, linear enclosed rooftop mechanical penthouse on top of the two towers considerably stepback from the edges of the buildings, defining the rooflines. • The tops of the two towers will be designed through their massing and through their materials to create a distinctive identity to the building. Building Components (Materials and Details) TALL BUILDINGS STRUCTURE PARKING • Detailed architectural plans and elevations have not been completed for the OPA/ZBA submission. The material palette for the proposed mixed-use building will predominantly consists of precastwith window wall systems and assorted variations in glazing. • Tall, glazed screens are used all around the commercial spaces to maximize daylight, views in and out and to create active frontages. • Weather protection for pedestrians are provided at points of entry to the residential lobbies and commercial spaces at -grade with a continuous canopy lining the pedestrian -oriented street wall frontages. • The residential entrances are clearly differentiated from the commercial entrances through architectural detail such as recessed entrances, double doors and wind screens for privacy from the abutting streetscapes. • The change in materials distinguishes the building base and the upper storey to reduce the perception of mass. URBAN DESIGN BRIEF 11157 & 1175 WEBEfFft@IR1A)J7 SUMMARY Based on the forgoing urban design merits, the Revised Development Plan conforms to the Urban Design policies of the Kitchener Official Plan and reflects the direction of the City's Urban Design Manual, particularly the guidelines for Tall Building Guidelines. It is an appropriate development for the context and reflects principles of good urban design. The design employs a mix of uses including residential and commercial services that will serve the local neighbourhood and contribute to establishing complete communities. Parking and site functions (including loading and garbage collection) are located interior to the Site and below - and above -grade, screened from view from the public realm. The buildings are arranged on the Site to provide a sensitive transition from the low-rise neighbourhood. The siting also provides adequate separation from the existing commercial development to the east. The proposed scale of the development, albeit taller than other buildings existing in the local area, is appropriate to help realize the planned function of the Weber Street for concentrating a mix of uses and higher densities. The scale of the buildings, with appropriate built form that is sensitive to the scale of the surrounding neighbourhood provides human scale proportions relative to the two public streets and mitigates potential shadow impacts to adjacent properties and the public realm through building siting and a thoughtful transition of building height, scale and stepbacks. The preliminary building elevations include horizontal and vertical articulation (including balconies, architectural projections, staggered tower heights, roofline projections and variation of building materials, colours) that add visual interest and break down the apparent mass of the building. All parking, loading and servicing facilities, are proposed behind the building, away from the public streets. The siting, landscape design and built form complement the established neighbourhood characterand result in a compatible infill development. URBAN DESIGN BRIEF 11157 & 1175 WEBEFFft@O?b)JT222 APPENDIX A Shadow Study Graphics (2021) URBAN DESIGN BRIEF 11157 & 1175 WEBEfFft@IR4A)J7 •►' 2 G 'S t7 EXISTING SHADOWS _ PREVIOUS NET SHADOWS WITH PROPOSED BUILDING ADOIONALNEW SHADOW WITH NEW PROPOSED BUILDING Q SHADOW REMOVED WITH NEW PROPOSED BUILDING �uGSP grpUj] 1 6-4 Jf e 12:00pm EXISTING SHADOWS MARCH 21 - PREVIOUS NET SHADOWS WITH PROPOSED BUILDING Sunrise - 7:23am Sunset - 7:36pm _ AD Di NN 6NALEW SHADOW WITH NEW PROPOSED BU a m w Q SHADOW REMOVED WITH NEW PROPOSED BUILDING Shadow Analysis MH GSP Source: ABA Architects (2421), GSP Group (2©21 ) g r C7 U IJ 2:40pm 4:00pm MARCH 21 Sunrise - 7:23am Sunset - 7:36pm ' a m w iw N Shadow Analysis Source: ABA Architects (2421), GSP Group (202 1) URBAN DESIGN BRIEF 11157 & 1175 WEBEFFft@04A*M EXISTING SHADOWS _ PREVIOUS NET SHADOWS WITH PROPOSED BUILDING ADDIONAL NEW SHADOW WITH NEW PROPOSED BUILDING Q SHADOW REMOVED WITH NEW PROPOSED BUILDING rSP group 6:0Opm MARCH 21 Sunrise - 7:23am Sunset - 7:36pm ' ., n +a •.� ger a N 1� Shadow Analysis Source: ASAArcnitecls (2021), GSP Group {2021) URBAN DESIGN BRIEF 1 1157 & 1175 WE13EF @IRS A)J7 r 4t r. ■ EXISTING SHADOWS _ PREVIOUS NET SHADOWS WITH PROPOSED BUILDING ADDIONAL NEW SHADOW WITH NEW PROPOSED BUILDING Q SHADOW REMOVED WITH NEW PROPOSED BUILDING juGSP group e 10:00am c 12:00pm EXISTING SHADOWS JUNE 21 PREVIOUS NET SHADOWS WITH PROPOSED BUILDING Sunrise - 5.41 am Sunset - 9:06prn _ AD Di N ONAL NEW SHADOW WITH NEW PROPOSED BU o m w Q SHADOW REMOVED WITH NEW PROPOSED BUILDING Shadow AnalysisGSP Source: ABA Architects (242'1), GSP Group (2©21 ) g 1 o U IJ 2:00pm 4:00pm JUNE 21 Sunrise - 5:41am Sunset - 9:06pm ' a m w i.— N Shadow Analysis Source: ABA Architects (2421), GSP Group (202 1) URBAN DESIGN BRIEF 11157 & 1175 WEBEfFft@EWA)J7M EXISTING SHADOWS PREVIOUS NET SHADOWS WITH PROPOSED BUILDING ADDIONAL NEW SHADOW WITH NEW PROPOSED BUILDING Q SHADOW REMOVED WITH NEW PROPOSED BUILDING GSP o 6:00pm JUNE 21 Sunrise - 5:41 am Sunset - 9:06pm ' 0a u iwu N �� Shadow Analysis Source: ABAArchiteds (2021); GSP Group (2021) URBAN DESIGN BRIEF 11157 & 1175 WEBEFFft@01Q)JT l EXISTING SHADOWS _ PREVIOUS NET SHADOWS WITH PROPOSED BUILDING ADDIONAL NEW SHADOW WITH NEW PROPOSED BUILDING Q SHADOW REMOVED WITH NEW PROPOSED BUILDING �uGSP grpUj] 10:00am c Shadow AnalysisGSP Source: ABA Architects (2421), GSP Group (2021 ) g r o U IJ ��5 2:00pm c 4:O0pm +'39314IiJ1=34ZW Sunrise - 7:08am Sunset - 7:20pm ' 7 - - +.- N Shadow Analysis Source: ABA Architects (2421), GSP Group (202 1) URBAN DESIGN BRIEF 11157 & 1175 WEBEfFft@ENA)J7M a �1 12:O0pm EXISTING SHADOWS SEPTEMBER 21 ' PREVIOUS NET SHADOWS WITH PROPOSED BUILDING Sunrise - 7:08am AD Di ONAL NEW SHADOW WITH NEW PROPOSED BUILDING Sunset - T20prn SHADOW REMOVED WITH NEW PROPOSED BUILDING Shadow AnalysisGSP Source: ABA Architects (2421), GSP Group (2021 ) g r o U IJ ��5 2:00pm c 4:O0pm +'39314IiJ1=34ZW Sunrise - 7:08am Sunset - 7:20pm ' 7 - - +.- N Shadow Analysis Source: ABA Architects (2421), GSP Group (202 1) URBAN DESIGN BRIEF 11157 & 1175 WEBEfFft@ENA)J7M EXISTING SHADOWS _ PREVIOUS NET SHADOWS WITH PROPOSED BUILDING ADDIONAL NEW SHADOW WITH NEW PROPOSED BUILDING Q SHADOW REMOVED WITH NEW PROPOSED BUILDING GSP 0 Up 6;00pm SEPTEMBER 21 Sunrise - 7:08am Sunset - 7:20pm 1 00 Q YiaeA N Shadow Analysis Source: ABA Architeds (2021); GSP Group (2021 ) URBAN DESIGN BRIEF 11157 & 1175 WEBEf @EWA*2M 6 EXISTING SHADOWS PREVIOUS NET SHADOWS WITH PROPOSED BUILDING ADDIONAL NEW SHADOW WITH NEW PROPOSED BUILDING SHADOW REMOVED WITH NEW PROPOSED BUILDING GSP 12:00pm EXISTING SHADOWS DECEMBER 21 PREVIOUS NET SHADOWS WITH PROPOSED BUILDING Sunrise - 7:51am ' Sunset - 4:48 _ ADQIONAL NEW SHADOW WITH NEW PROPOSED BULQN IIG pm n a xpm ® SHADOW REMOVED WITH NEW PROPOSED 8UILDING N Shadow Analysis culk GSP Source: ASAArchitecls (2421): GSP Group (2021) group c , /j 2:00pm DECEMBER 21 Sunrise- 7:51am Sunset - 4:48pm n •>:. man N 1� Shadow Analysis Scarce ABA Architects (2021), GSP Group (2021) URBAN DESIGN BRIEF 11157 & 1175 WEBE @E9QA*M NOTICE OF PUBLIC MEETING for a development in your neighbourhood 11S7 ft 117S Weber Street East M� rF,it R , c 0 P19, , rg n rrr d w• � c e Concept Drawing Have Your Voice Heard! Date: May 15, 2023 Location: Council Chambers, Kitchener City Hall 200 King Street West orVirtuaI Zoom Meeting To view the staff report, agenda, meeting details, start time of this item orto appearasa delegation, visit: kitchener.ca/meetings To learn more about this project, including information on your appeal rights, visit: www.kitchener.ca/ PlanningApplications or contact: IMaximum Floor Space 330 Vehicle if Brian Bateman, Senior Planner Height of Ratio of 4.5 423 Bicycle 519.741.2200 x 7869 19 Storeys Parking Spaces brian.bateman@kitchener.ca The City of Kitchener will consider applications to amend the Citys Official Plan and Zoning By-law to allow for a Mixed Use development comprised of a 4 storey podium with two residential towers on top that are 17 and 19 storeys in height. In total, 443 residential units, 330 vehicular parking spaces, 423 bicycle spaces and 376 square metres of commercial floorspace are proposed. Page 91 of 222 City of Kitchener OPA/ZBA COMMENT FORM Project Address: 1157-1175 Weber Street East Date of Meeting: No meeting — OPA/ZBA updated materials Application Type: ZBA & OPA Comments Of: Transportation Services Commenter's Name: Steve Ryder Email: steven.ryder@kitchener.ca Phone: (519) 7412200 ext. 7152 Date of Comments: February 8, 2023 ❑ I plan to attend the meeting (questions/concerns/comments for discussion) ❑ I do NOT plan to attend the meeting (no concerns) 1. Site Specific Comments & Issues: OPA/ZBA comments: Based on the updated submission materials provided by the applicant and Paradigm Transportation Solutions Ltd., Transportation Services offers the following comments and recommendations: • The updated site plan concept includes the following: 0 443 total residential units 0 4,000 sq. ft of commercial space at ground floor 0 318 total parking spaces (plus 38 surface spaces that cannot be counted towards zoning regulations due to their location within the MTO setback) o A proposed parking rate of 0.7 spaces per unit, according to the updated materials 0 443 Class A secured bike parking spaces (long-term parking) 0 10 Class B bike spaces (temporary parking) • The response document from Paradigm noted that no remedial measures are required for the impact on the traffic network related to the recent lane reconfiguration of the northbound leg (Franklin St N) of the Franklin & Weber intersection, while there are changes to the estimated delay for various lane/movements; • Transportation Services can support an overall parking rate of 0.7 spaces per unit for the proposed site with the following conditions being met by the applicant: A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 92 of 222 o Given the location of the site and the lack of off-site parking facilities, the development must allocate a 0.1 spaces per unit to visitor parking; o Provide a Letter of Understanding to Transportation Services outlining the Transportation Demand Management (TDM) measures that the applicant is committed to implementing as part of the proposed development; ■ The study from Paradigm outlines recommended TDM measures for the applicant to consider implementing; o Staff would support a slight decrease in the proposed 443 Class A bicycle spaces in order to allocate secured space to accommodate a variety of bike types (ie. e -bikes, scooters, etc) using wall or floor mounted racks, in addition to design features to enhance the usability of the secured bike rooms; ■ Secured access via keycard, FOB, etc. ■ Push-button access so users can get bikes in and out of the rooms easily; ■ Consider wider doors to accommodate a person and a bike; ■ Charging capabilities for some spaces in the rooms; ■ Ensuring there is a room on the ground floor dedicated to employees of the building and commercials units; ■ Shower and change facilities for the commercial units would be beneficial; • It is worth noting that the additional surface parking spaces within the MTO setback effectively raise the overall parking rate to 0.8 spaces per unit, even though they cannot be officially be counted toward the zoning minimums. 2. Plans, Studies and Reports to submit as part of a complete Planning Act Application: • N/A 3. Anticipated Requirements of full Site Plan Approval: • N/A 4. Policies, Standards and Resources: • N/A 5. Anticipated Fees: • N/A A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 93 of 222 From: Planning <planning@wcdsb.ca> Sent: Tuesday, October 26, 20213:40 PM To: Brian Bateman Subject: [EXTERNAL] RE: Notice of (OPA/ZBA/SP) Pre -submission Consultation Mtg - 404-430 New Dundee Road Good Afternoon Brian, The Waterloo Catholic District School Board has reviewed the above application and based on our development circulation criteria have the following comment(s)/condition(s): A) That any Education Development Charges shall be collected prior to the issuance of a building permit(s). B) That the developer and the Waterloo Catholic District School Board reach an agreement regarding the supply and erection of a sign (at the developer's expense and according to the Board's specifications) affixed to the development sign advising prospective residents about schools in the area. C) That the developer enter into an agreement with the City of Kitchener to be registered on the title to the Property that provides: "All agreement of purchase and sale or leases for the sale or lease of a completed home or a home to be completed on the Property must contain the wording set out below to advise all purchasers of residential units and/or renters of same." "in order to limit liability, public school buses operated by the Student Transportation Services of Waterloo Region (STSWR), or its assigns or successors, will not travel on privately owned or maintained right-of-ways to pick up students, and potential busing students will be required to meet the bus at a congregated bus pick-up point." D) That the developer co-ordinate and reach an agreement with the Waterloo Catholic District School Board and Student Transportation Services of Waterloo Region regarding the provision and maintenance of infrastructure for school bus pick-up and drop-off locations. 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: Joanne Sutherland <Joanne.Sutherland@kitchener.ca> Sent: Friday, October 15, 20213:35 PM Page 94 of 222 To: Adam Clark <Adam.Clark@kitchener.ca>; Andrew Pinnell <Andrew.PinnelI@kitchener.ca>; Barbara Steiner <Barbara.Steiner@kitchener.ca>; Barry Cronkite <Barry.Cronkite@kitchener.ca>; Brian Bateman <Brian.Bateman@kitchener.ca>; Brian Bennett <Brian.Bennett@kitchener.ca>; Carrie Musselman <Carrie.Mussel man@kitchener.ca>; Chris Foster-Pengelly<cfosterpengelly@grandriver. ca>; Christine Goulet <Christine.Goulet@kitchener.ca>; Christine Kompter<Christine.Kompter@kitchener.ca>; Christine Wagner <Christine.Wagner@kitchener.ca>; CN Railway (proximity@cn.ca) <proximity@cn.ca>; Cory Bluhm <Cory.Bluhm@kitchener.ca>; CP Rail <CP Proximity-Ontario@cpr.ca>; Craig Dumart <Craig.Dumart@kitchener.ca>; Darren Becks <Darren.Becks@kitchener.ca>; Dave Seller <Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; Dayna Edwards <Dayna.Edwards@kitchener.ca>; Don Corbett <dcorbett@regionofwaterloo.ca>; Eric Schneider <Eric.Schneider@kitchener.ca>; Garett Stevenson <Garett.Stevenson@kitchener.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Greig Cameron (gcameron@kwhydro.on.ca) <gcameron@kwhydro.on.ca>; Hydro One (landuseplanning@hydroone.com) <landuseplanning@hydroone.com>; Jamie Bere (iames.bere@canadapost.ca) <iames.bere@canadapost.ca>; Janine Oosterveld<Janine.Oosterveld@kitchener.ca>; Jennifer Young <Jennifer.Young@kitchener.ca>; Jessica Vieira <Jessica.Vieira@kitchener.ca>; Joanne Sutherland <Joanne.Sutherland@kitchener.ca>; Jordan MacLaughlin<Jordan.MacLaughlin@kitchener.ca>; Justin Readman <Justin.Readman@kitchener.ca>; Katie Anderl <Katie.Anderl@kitchener.ca>; Katie Wood <Katie.Wood@kitchener.ca>; Operations Technologist (SM) <Operations.Technologist@kitchener.ca>; Lenore Ross <Lenore.Ross@kitchener.ca>; Leslie Collins <Leslie.Collins@kitchener.ca>; Linda Cooper <Linda.Cooper@kitchener.ca>; Lindsey Taylor <Lindsey.Taylor@kitchener.ca>; Lisa Thompson <Lisa.Thompson@kitchener.ca>; Lolita Paroski <Lolita.Paroski@kitchener.ca>; Mara Engel <Mara.Engel @kitchener.ca>; Matt Ruetz <Matt.Ruetz@kitchener.ca>; Metrolinx <Development.Coordinator@Metrolinx.com>; Michele Kamphuis <Michele.Kamphuis@kitchener.ca>; Michelle Drake <michelle.drake@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; Nancy Steinfield <Nancy.Steinfield@kitchener.ca>; Natalie Goss <Natalie.Goss@kitchener.ca>; Niall Melanson <Niall.Melanson@kitchener.ca>; Nicole Telfer <Nicole.Telfer@kitchener.ca>; Ontario Power Generation <executivevp.lawanddevelopment@opg.com>; Park Planning (SM) <Park.Planning@kitchener.ca>; Pegah Fahimian <Pegah.Fahimian@kitchener.ca>; Region of Waterloo Planning Applications <PlanningApplications@regionofwaterloo.ca>; Richard Brooks <Richard.Brooks@kitchener.ca>; Richard Kelly-Ruetz <Richard.Kelly-Ruetz@kitchener.ca>; RMO - Risk Management Official (rmo@regionofwaterloo.ca) <rmo@regionofwaterloo.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Robert Schipper <Robert.Schipper@kitchener.ca>; Rogers Communications Canada (SWOGR-PERMITS@rci.rogers.com) <SWOGR-PERMITS@rci.rogers.com>; Rosa Bustamante <Rosa.Bustamante@kitchener.ca>; Sandra Santos <sandra.santos@kitchener.ca>; Sandro Bassanese<Sandro.Bassa nese @kitchener.ca>; Scott Berry <Scott.Berry@kitchener.ca>; Sheryl Rice Menezes <Sheryl. Rice Menezes@kitchener.ca>; Source Protection Risk Management <RiskManagementOfficial@regionofwaterloo.ca>; Steven Ryder <Steven.Ryder@kitchener.ca>; Sylvie Eastman <Sylvie.Eastman@kitchener.ca>; Tara Zhang <Tara.Zhang@kitchener.ca>; Tim Donegani <Tim.Donegani@kitchener.ca>; Tim Seyler <Tim.Seyler@kitchener.ca>; Tina MaloneWright <Tina.MaloneWright@kitchener.ca>; Trevor Heywood <theywood@grandriver. ca>; Trevor Jacobs <Trevor.Jacobs@kitchener.ca>; Victoria Grohn <Victoria.Groh n@kitchener.ca>; Planning <planning@wcdsb.ca>; WRDSB (planning@wrdsb.ca) <Planning@wrdsb.ca>; WSP (Bell Canada) <circulations@wsp.com> Subject: Notice of (OPA/ZBA/SP) Pre -submission Consultation Mtg Caution - External Email - This Message comes from an external organization. Do NOT click on ,unrecognized links or provide your username and/or password. Page 95 of 222 Files are saved in AMANDA (folder #21-131135) for internal staff reference and Sharefile for external agencies. Feel free to forward to other staff that may have an interest in attending or to a staff delegate attending on your behalf. PLEASE NOTE: PRE -SUBMISSION CONSULTATION APPLICATIONS ARE 'CONFIDENTIAL'. MEETING DATE & TIME: November 16, 2021 @ 2:15 p.m. (staff only Novo) MEETING LOCATION: MS Teams —virtual meeting SITE: 404-430 New Dundee Road APPLICANT/AGENT: Pierre Chauvin / Luisa Vacondio, MHBC PROPOSAL: OPA/ZBA/SP The proposed development of the subject lands includes nine (9) stacked townhouse buildings with 16 units each, for a total of 144 units. The proposed residential development also includes a common amenity areas (one that is central to the development and one that fronts New Dundee Road), private access roads and 161 surface parking spaces. This is a significant grade to these properties from north to south. The subject lands are designated Low Rise Residential, which permits a maximum net residential density of 30 units per hectare, and a maximum FS of 0.6 (site specific increases up to 0.75 may be considered where it can be demonstrated that the increase in the FSR is compatible and meets the general intent of the policies in the OP). The proposed stacked townhouse building form is permitted within the Low Rise Residential designation, however the the FSR (0.8) exceeds that permitted for the Low Rise Res designation. An Official Plan Amendment (OPA) is required in order to permit the proposed development. The subject lands are zoned R-1 according to City of Kitchener Zoning By-law 85-1. The current zoning by-law permits only residential dwellings in the form of single detached dwellings, and thus a Zoning By-law Amendment would be required in order to rezone the subject lands. STAFF/AGENCIES INVITED TO ATTEND: Brian Bateman, Sandro Bassanese, Carrie Musselman, Janine Oosterveld, David Paetz (optional), Engineering (delegate), Transportation (delegate),Garett Stevenson (optional), Regional Planning (delegate) Park Planning (delegate), Leslie Collins, Natalie Goss (or delegate), Michelle Drake/Victoria Grohn, Greg Reitzel, Allan Hodgins (if issues) Forward comments to Brian Bateman, Senior Planner brian.bateman@kitchener.ca 519-741-2200 ext.7869 Page 96 of 222 Joanne Sutherland, CPT Program Assistant, Site Development Planning Division / City of Kitchener 519-741-2200 ext. 7316 / TTY 1-866-969-9994 Joanne.sutherland(@kitchener.ca Disclaimer - This email and any files transmitted with it are confidential and contain privileged or copyright information. You must not present this message to another party without gaining permission from the sender. If you are not the intended recipient you must not copy, distribute or use this email or the information contained in it for any purpose other than to notify us. If you have received this message in error, please notify the sender immediately, and delete this email from your system. We do not guarantee that this material is free from viruses or any other defects although due care has been taken to minimize the risk. Any views expressed in this message are those of the individual sender, except where the sender specifically states them to be the views of the Waterloo Catholic District School Board. Page 97 of 222 Brian Bateman From: Mike Seiling Sent: Friday, September 24, 2021 12:41 PM To: Brian Bateman Subject: FW: Circulation for Comment - OPA/ZBA (1157 & 1175 Weber Street East) Attachments: Agency Letter.pdf Building; no concerns Mike From: Christine Kompter<Christine.Kompter@kitchener.ca> Sent: Friday, September 24, 202111:58 AM To:'Hodgins, Allan (MTO)' <AIIan.Hodgins@ontario.ca>; _DL _#_ DSD _Planning <DSD-PlanningDivision@kitchener.ca>; Aaron McCrimmon-Jones <Aaron.McCrimmon-Jones@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Dave Seller <Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; Feds <vped@feds.ca>; GRCA (North Kitchener) - Trevor Heywood <theywood@grand river. ca>; GRCA (South Kitchener) - Chris Foster-Pengelly <cfosterpengelly@grandriver. ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango <landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; Katherine Hughes <Katherine.Hughes@kitchener.ca>; K -W Hydro - Greig Cameron <gcameron@kwhydro.on.ca>; Linda Cooper <Linda.Cooper@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>; UW - SA <Steven.amirikah@uwaterloo.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 - OPA/ZBA (1157 & 1175 Weber Street East) Please see attached. Additional documentation can be found in ShareFile. 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, 61h Floor I P.O. Box 1118 Kitchener ON N2G 4G7 519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.kompter@kitchener.ca Page 98 of 222 City of Kitchener - Comment Form Project Address: 1157 and 1175 Weber Street East Application Type: Official Plan Amendment OPA21/007/W/BB Zoning By-law Amendment ZBA21/010/W/BB Comments of: Environmental Planning (Sustainability) — City of Kitchener Commenter's name: Carrie Musselman Email: carrie.mussel man@kitchener.ca Phone: 519-741-2200 x 7068 Written Comments Due: October 8, 2021 Date of comments: October 25, 2021 1. Plans, Studies and/or Reports submitted and reviewed as part of a complete application: • SP Sustainability Statement, 1157 & 1175 Weber Street East. July 16, 2021. GSP Group. 2. Comments & Issues: I have reviewed the documentation (as listed above) to support an Official Plan and Zoning By-law Amendment to facilitate to facilitate a mixed-use development comprised of twin towers that are 14 and 18 storeys in height on top of a podium that will contain parking and ground floor commercial and provided the following: • Although the Ontario Building Code (OBC) is progressive, moving 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. • As design and construction details can often be refined, an updated sustainability statement that evaluates and preferably incorporates energy conservation measures will be required as part of a complete site plan application. ➢ Based on my review the Sustainability Statement provided in support of the Official Plan and Zoning Bylaw Amendment is acceptable. 3. Policies, Standards and Resources: • Kitchener Official Plan Policy 7.C.4.5. The City will encourage and support, where feasible and appropriate, alternative energy systems, renewable energy systems and district energy in accordance with Section 7.C.6 to accommodate current and projected needs of energy consumption. 1IPage Page 99 of 222 • Kitchener Official Plan Policy 7.C.6.4. In areas of new development, the City will encourage orientation of streets and/or lot design/building design with optimum southerly exposures. Such orientation will optimize opportunities for active or passive solar space heating and water heating. • Kitchener Official Plan Policy 7.C.6.8. Development applications will be required to demonstrate, to the satisfaction of the City, energy is being conserved or low energy generated. • Kitchener Official Plan Policy 7.C.6.27. The City will encourage developments to incorporate the necessary infrastructure for district energy in the detailed engineering designs where the potential for implementing district energy exists. 4. Advice: ➢ As part of the Kitchener Great Places Award program every several years there is a Sustainable Development category. Also, there are community-based programs to help with and celebrate and recognize businesses and sustainable development stewards (Regional Sustainability Initiative - http://www.sustainablewaterlooregion.ca/our-programs/regional-sustainability- initiative and TravelWise - http://www.sustainablewaterlooregion.ca/our-programs/travelwise). ➢ The ENERGY STAR® Multifamily High -Rise Pilot Program for new construction is a new five-year certification program in Ontario that recognizes buildings that are at least 15% more energy- efficient than those built to the provincial energy code and meet other program requirements. More information can be found online at https://www.nrcan.gc.ca/energy- efficiency/buildings/new-buildings/energy-starr-multifamily-high-rise-pilot-program/21966 ➢ The 'Sustainability Statement Terms of Reference' can be found on the City's website under 'Planning Resources' at ... • www.kitchener.ca/SustainabilityStatement 21 Page Page 100 of 222 N* Region of Waterloo Brian Bateman, MCIP, RPP Senior Planner City of Kitchener 200 King Street West, 6t" Floor P.O. Box 1118, Kitchener, ON N2G 4G7 Dear Mr. Bateman, PLANNING, DEVELOPMENT AND LEGISLATIVE SERVICES Community Planning 150 Frederick Street 8th Floor Kitchener Ontario N2G 4A Canada Telephone: 519-575-4400 TTY: 519-575-4608 Fax: 519-575-4466 www.regionotwaterloo.ca Melissa Mohr 226-752-8622 File: D17/2/21007 C14/2/21010 April 3, 2023 Re: Proposed Official Plan Amendment OPA 21/07 and Zoning By-law Amendment ZBA 21/010 — 2nd submission 1157 and 1175 Weber Street East and 25 Franklin Street North GSP Group Inc. (C/O Kristen Barisdale) on behalf of MKG Holding Corporation (C/O Crosby Auto Group) CITY OF KITCHENER GSP Group Inc. on behalf of MKG Holding Corporation has submitted an Official Plan Amendment and Zoning By-law Amendment for a development proposal at 1157 to 1175 Weber Street East and 25 Franklin Street North in the City of Kitchener. Original Proposal: The original proposal is to facilitate the construction of a mixed-use development comprised of two towers that are 15 and 18 storeys in height with a five -storey podium containing ground floor commercial uses and above grade parking wrapped by commercial and residential uses on a 1.0 ha parcel of land. Underground parking and a rooftop amenity area are also proposed. Current Proposal: The applicant continues to propose two residential towers connected by a four storey podium. Tower A is proposed as a 19 -storey tower and Tower B is proposed as a 17 - storey tower. The building is proposed to contain 443 residential units with commercial Document Number: 4349099 Version: 1 Page 1 of 13 Page 101 of 222 space on the ground floor. Structured parking is proposed within the development at a rate of 0.7 spaces/unit. An Official Plan Amendment and Zoning By-law Amendment continue to be proposed. The applicant continues to amend the City's Urban Structure to redesignate the subject lands from Urban Corridor to Community Node. In addition, the Official Plan Amendment also seeks to redesignate the subject lands from Commercial to the Mixed Use Designation and add a Special Policy Area to permit increased floor space ratio on site from 2.0 to 4.5 and increase the building height on site to permit 19 storeys for Tower A and 17 storeys for Tower B. The Zoning By-law Amendment proposes to rezone the site from the Commercial -Two (COM -2) Zone to a Mixed -Use -Two (MIX -2) Zone with a Special Regulation to permit an increased floor space ratio of 4.5, increase the height of the building to permit 19 storeys for Tower A and 17 storeys for Tower B and to permit a reduction in the parking required on site at a rate of 0.70 parking spaces/dwelling unit. The Region has had the opportunity to review the proposal and offers the following: Regional Comments Development Planning Comments The subject lands are designated "Urban Area" and "Built -Up Area" on Schedule 3a of the Regional Official Plan (ROP) and the site is located in the Urban Corridor of the City of Kitchener and designated Commercial in the City of Kitchener Official Plan. Planned Community Structure The ROP supports a Planned Community Structure based on a system of Nodes, Corridors and other areas that are linked via an integrated transportation system (ROP objective 2.1 and 2.2). Components of the Planned Community Structure include the Urban Area, Nodes, Corridors and other development areas including Urban Growth Centres (UGC's) and Major Transit Station Areas (MTSAs). The majority of the Region's future growth will occur within the Urban Area and Township Urban Area designations, with a substantial portion of this growth directed to the existing Built -Up Area of the Region through reurbanization. Focal points for reurbanization include Urban Growth Centres, Township Urban Growth Centres, Major Transit Station Areas, Reurbanization Corridors and Major Local Nodes (ROP Section 2.B). Regional staff understand that the subject lands are located in an Urban Corridor of the City and the applicant has proposed to amend the City's urban structure to redesignate these lands from an Urban Corridor to a Community Node and amend the land use designation from Commercial to the Mixed Use Designation. Regional staff understand that the intent of these corridors is to permit increased density and mixed uses (including residential and commercial uses) that are transit supportive and link directly Document Number: 4349099 Version: 1 Page 2 of 13 Page 102 of 222 with rapid transit within the Region. The subject lands are located adjacent to the planned transit corridor (Weber Street East) with a bus route (Route 8) that that leads directly to a Stage 1 ION transit stop (Fairway Stop/Station). Furthermore, the subject lands are located adjacent to an Existing Cycling Route (Franklin Street North). Land Use Compatibility: Regional staff are in receipt of the land use compatibility review dated December 21, 2022 and acknowledge that the existing industrial use in proximity to the subject lands is the Dare Food Facility located at 2481 Kingsway Drive in Kitchener. The Dare Foods Facility has an existing Environmental Compliance Approval (ECA) associated with their facility. The compatibility review notes that the Dare Foods Manufacturing facility is required to mitigate nuisances (noise, dust, odour) from their facility on existing residential uses adjacent to the facility. These residential land uses are closer to the Dare facility than the subject lands. The compatibility review further notes that the Dare Foods Manufacturing facility is in compliance with their ECA. Regional staff have no further objections to the above noted Official Plan Amendment and Zoning By-law Amendment applications from a land use compatibility perspective. In addition to the above, Regional staff advise the applicant of the following technical comments related to the proposal: Record of Site Condition There are medium environmental threat located on the subject lands in accordance with the Region's Treats Inventory Database (TID) due to past and current land uses. A Record of Site Condition (RSC) and Ministry Acknowledgement Letter shall be required in accordance with the Region's Implementation Guideline for the Review of Development Applications on or Adjacent to Known and Potentially Contaminated Sites. As a Record of Site Condition and Ministry Acknowledgement Letter have yet to be received, the Region requires that a holding provision be incorporated into the zoning for the subject lands until the RSC and Ministry Acknowledgement letter have been received, all to the satisfaction of the Region. Please ensure that any lands to be dedicated to the Region of Waterloo through the site plan process (road dedication lands) are excluded from any Record of Site Condition (RSC) for the proposed development. The required wording for the Holding Provision includes: That a holding provision shall apply to the entirety of the subject lands until a Record of Site Condition (RSC) has been filed on the Ministry of Environment, Conservation and Parks (MECP) Environmental Site Registry in accordance with O. Reg. 153/04, as amended and the Ministry's Acknowledgement letter is received to the satisfaction of the Regional Municipality of Waterloo. Corridor Planning Official Plan and Zoning By-law Amendment Stage: Document Number: 4349099 Version: 1 Page 3 of 13 Page 103 of 222 Transportation Noise Study: The report entitled "1157 & 1175 Weber Street East Kitchener Ontario Noise and Vibration Impact Study," dated December 1, 2022, has been reviewed by Corridor planning staff and the methodology, conclusions and recommendations relating to the transportation aspects of the study are acceptable. The report assessed noise from Highway 8, Weber Street East (Regional Road No. 8) and Franklin Street North (local municipal street) and demonstrated that the proposed development is feasible from a transportation noise and vibration perspective. The following noise attenuation measures pertaining to transportation noise must be implemented within the building and they shall be secured through a registered Development Agreement between the Owner/Developer and the Regional Municipality of Waterloo through the future Condominium Application: 1) All units within the buildings shall be installed with air -ducted heating and ventilation system suitably sized and designed with a central air-conditioning system that shall installed prior to occupancy. 2) The Building Facades shall be constructed with the following special building components: • Upgraded window glazing with STC 36 or higher along the south fagade; STC 32 or higher along the east and west facades, and STC of 29 or higher along north fagade. • Upgraded suite balcony doors with sound insulation performance of STC 30 or higher shall be installed along the south, east and west facades; and STC 25 or higher shall be installed along the north fagade. 3) The following noise warning clauses shall be included in the Condominium Declaration and all Purchase and Sale/Lease/Rental Agreements: "This unit has been supplied with a central air conditioning system which will allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the sound level limits of the Region of Waterloo and the Ministry of the Environment Conservation & Parks (MOECP)." "Purchasers are advised that despite the inclusion of noise attenuation control features in the development and within the building units, sound levels due to increasing road traffic on Weber Street East (RR #08), Highway 8, and the local municipal street system in the vicinity may on occasions interfere with some activities of the dwelling occupants as the sound levels exceed the sound level limits of the Region of Waterloo and the Ministry of the Environment Conservation & Parks (MECP). " Document Number: 4349099 Version: 1 Page 4 of 13 Page 104 of 222 Stationary Noise Study Review.- Regional eview:Regional Staff have reviewed the stationary noise component of the report entitled, 1157-1175 Weber Street East, Kitchener, Ontario, Noise and Vibration Impact Study" (RWDI, December 1 2022) and accept the study conclusion and implementation measures at this stage (Official Plan Amendment and Zoning By-law Amendment stage). The study concludes that the cumulative impact of off-site noise sources on this development meet the MECP NPC -300 noise guideline criteria for background (ambient) noise and the exclusionary noise level limits applicable for a Class 1 acoustical area for the daytime and nighttime periods. The maximum daytime and nighttime sound impacts are 54 dBA (primarily along the east building fagade due to the Mr. Lube automotive facility) and 52 dBA nighttime. These predicted noise levels meet noise level criteria for background (ambient) noise, being 66 dBA daytime and 57 dBA nighttime respectively along the east building fagade. In addition, the predicted sound level at the rooftop terrace on Level 6 is 44 dBA, which meets the daytime exclusionary limit of 50 dBA. The report notes that the proposed development is not expected to interfere with the compliance status of any regulated noise source within a 300 metre radius. Within this radius, the only facility having continuous noise sources with a potential to impact this development while holding a noise permit is Dare Foods Limited at 2481 Kingsway Drive. Existing residential uses are located closer to that facility as compared with the proposed development. With Dare Foods being compliant with their noise permit, the partial impacts of the facility at the proposed development are predicted to be less than the exclusionary nighttime sound limits for Class 1 of 45 dBA. On-site stationary sources are expected to include HVAC equipment in the roof -top mechanical penthouse as well as various exhaust fans. As the detailed building design is not yet known, the impact of on-site stationary sources on off/on-site sensitive receptors has not yet been assessed and a detailed noise study must be undertaken to ensure compliance with MECP noise guideline limits for on/off-site receptors, including but not limited to HVAC equipment associated with the ground floor commercial uses has been considered. As the detailed design of the building (e.g. mechanical selection, HVAC system etc.) has yet to be known, a detailed noise study must be undertaken to assess the impacts of the development on on-site noise sensitive receptors and the impact of on-site points of reception on off-site sensitive land uses. The Region shall require a Holding Provision to obtain a detailed stationary noise study which shall be prepared to the satisfaction of the Region. The required wording for the holding provision shall be: Document Number: 4349099 Version: 1 Page 5 of 13 Page 105 of 222 That a holding provision shall apply to the entirety of the subject lands until a detailed stationary noise study has been completed and implementation measures addressed to the satisfaction of the Regional Municipality of Waterloo. The detailed stationary noise study shall review the potential impacts of the points of reception (e.g. HVAC systems) on the sensitive points of reception and the impacts of the development on adjacent noise sensitive uses. In addition to the above, the following certification and warning clause shall be implemented as a condition of approval through the future condominium application for all sensitive uses within the development: "Purchasers/tenants are advised that due to the proximity of the adjacent industrial/commercial land uses, noise from the industrial/commercial land uses may at times be audible." Finally, the following certification shall be implemented as a condition of draft plan approval or implemented within the Region's development agreement as a condition of approval for the future condominium: That prior to occupancy, the Owner shall provide a certification letter from an acoustical Engineer licensed in the Province of Ontario, certifying that the noise attenuation measures are incorporated in the building plans and upon completion of construction, the Owner shall also provide a certification from an acoustical Engineer also certifying that the dwelling units have been constructed in accordance with the accepted mitigation measures, and the development meets the MECP NPC -300 noise guideline noise level criteria. Functional Servicing Report: A report entitled 1175 Weber Street East Functional Servicing Report," dated July 16, 2021, Revised December 19, 2022, prepared by MTE, has been reviewed and accepted at this time (Official Plan Amendment and Zoning By-law Amendment stage). The report demonstrated that the proposed development can be serviced from the existing services in the Weber Street right-of-way. In addition, the report demonstrates that stormwater management flows the future conditions will be less than the current flows (as the site is almost impervious under the existing conditions) and the target flows from 5-100 years can be met post to pre -conditions. Site Plan Stage: Dedicated Road Widening.- As idening:As confirmed by the Owner/Developer's Ontario Land Surveyor, no further road widening along Weber Street East is required as the road width complies with Schedule A of the Regional Official Plan. The Region shall require the dedication of a daylight triangle at the intersection of Weber Street East and Franklin Street North. The daylight Document Number: 4349099 Version: 1 Page 6 of 13 Page 106 of 222 triangle must be shown on the future site plan and a Phase 2 ESA shall be required for the purpose of the road dedication. A draft reference plan is to be prepared by an OLS and shall be submitted to the Corridor Planner for review and approval prior to depositing with the Land Registry Office. Please be advised that all costs associated with the dedication of the daylight triangle is at the Owner's Expense and is to be dedicated to the Region free of contamination and free of encumbrance. Transportation Impact Study (TIS) A Transportation Impact Study (TIS) was provided as part of the original submission. As no road improvements were recommended through the TIS, Regional staff have agreed that the acceptance of the TIS can be deferred to the future Site Plan stage. Regional staff note that while no improvements are currently proposed, the Owner/Developer is advised that if road improvements are required Functional Plans, Cost Estimates and an Agreement to provide funds for any road and intersection improvements shall be at the owner's expense. In addition, all costs associated with any private entrances shall be the Owner's responsibility and all roads and intersection improvements for adjoining the Regional Road will be completed by the Region through a Regional contract. Access Regulation: Under a future site plan, the proposed access on Weber Street must meet the Regions standards for commercial access and width and curb radii (be 7.6m-9.Om in width at the future property line with 6.Om minimum curb radii). Furthermore, an Access Permit with the applicable fee (currently $230.00) shall be required for any access on Weber Street West (RR#08). Any redundant access must be closed and will require an access permit (there is no fee for the closure). The application for the permit is available here: https://www.regionofwaterloo.ca/en/resources/Access Perm it-access.pdf Stormwater Management Report 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 Weber Street East (Regional Road No.8) 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 Weber Street 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 Document Number: 4349099 Version: 1 Page 7 of 13 Page 107 of 222 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 Weber Street East is available which may be of assistance. The applicant must submit electronic copies of detailed Site Grading and 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 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. Concept Grading Plan.- The lan:The Region requires additional spot grades along the raised sidewalk on the private property as part of the future Site Plan application. In addition, typical cross-sections across the proposed building, raised sidewalk and the transit stops and easements are required for review to demonstrate there are no portions of the building under or above the ground that encroach into the Region's right-of-way. The Region requires this information to understand the location of the proposed retaining wall, the building overhang and the proposed grades in the lands abutting the Weber Street right-of-way and to ensure any retaining walls are located within the private property. In addition, these spot grades and cross-sections are required to ensure the grades of the proposed raised sidewalk must be AODA compliant and to ensure the existing and the proposed grades along the building limit and the proposed raised sidewalk, the existing sidewalk and the edge of the pavement/road curbs are all compatible. Transit Planning.- There lanning:There is transit service on both Weber Street East (Route 8) and Franklin Street North (Route 28) with a transit stop on both streets. The owner/developer must provide transit easements (roughly 7.Om x5.65m) that are to be conveyed to the Region at the owner's costs. In addition, a transit shelter easement of 3.Om x 5.Om will be required along Franklin Street and shall be conveyed to the Region. Please be advised that no portion of the building and structural elements associated with the building shall be permitted to encroach over at or above the Region's right-of-way. In addition to the above, the following transit amenities shall be required through a future Site Pan application at the owner's expense: Stop #2612 on Weber (Route 8) • An easement measuring 7.Om x 5.65m will be required for a 6m x 2.3m shelter pad. Document Number: 4349099 Version: 1 Page 8 of 13 Page 108 of 222 Construct the shelter pad to GRT specifications. A shelter. Stop #2968 on Franklin (Route 28) • An easement measuring 5m x 3m will be for a 4m x 2.3m shelter pad setback minimum of 3m from the fire hydrant. • Construct the shelter pad to GRT specifications. • A shelter Site Servicing/Work Permit/Municipal Consent Municipal Consent shall be required for the installation of any proposed and/or required servicing connections. In addition, 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. Please visit https://rmowroadpermits.mirasan.ca/ for further guidance. In addition, the following servicing comments should be addressed through the site plan submission: • The abandoned 150mm sanitary sewer is to be removed from the Region's right-of- way. • There is currently a curb -face sidewalk that runs along Weber St. It should be 1.8m if it remains a curb -face. It is recommended that the curb be adjusted to a 2.1 m wide sidewalk as per Regional Corridor Design Guidelines. • There is still a sidewalk pinch point on the eastern edge of the curb -face sidewalk. Regional staff encourage the applicant to address this constraint through the site plan process • The detailed site plan should confirm if the Bell pedestal and a Rogers pedestal up against the proposed building is required to be relocated • Staff recommend that the existing SICB in front of #1175 be changed to a SICBMH as there is a new Storm Sewer connection. Region of Waterloo International Airport: The subject lands are located within the Airport Zoning Regulation (AZR), which permits a maximum height of 395.5 meters above sea level (mASL). As the proposed height of 411 mASL exceeds the maximum height permitted by the AZR, the applicant has submitted an aeronautical assessment. Based on the aeronautical assessment, Regional staff are supportive of the proposed development (building and crane) to a maximum elevation of 411 mASL; however, confirmation of the exceedance must come from Transport Canada. Prior to adoption of the Zoning By-law Amendment, the Owner/Developer will need to submit an exemption request to Transport Canada and receive confirmation from Transport Canada permitting the exceedance to the AZR. Once the exemption request has been granted, Regional staff highly recommend the maximum height of 411m ASL to be implemented in the regulations of the Zoning Document Number: 4349099 Version: 1 Page 9 of 13 Page 109 of 222 By-law for the proposed building. Any crane used for the construction of this development (e.g. towers, rooftop HVAC, communication towers/antennas) must also be below the maximum height of 411mASL. As the subject lands are subject to the Airport Zoning Regulations, the applicant shall submit a land use submission form to NAV Canada as soon as possible. The application form can be found here: https://www.navcanada.ca/en/aeronautical- information/land-use-program.aspx. A separate land use form is also required for the crane. In addition to the above, the applicant shall submit an Aeronautical Assessment Form for both the building and crane to Transportation Canada as soon as possible. The application form can be found on their website here: https://tc.canada.ca/en/aviation/general-operating-flight-rules/marking-lighting- obstacles-air-navigation. Finally, should a future condominium be proposed, a condition of draft plan approval shall require that the Owner/Developer enter into a registered development agreement with the Regional Municipality of Waterloo to implement the following warning clause within the Condominium Declaration and all offers of purchase and sale/lease/rental agreements: "Prospective purchasers and tenants are advised that all units in this plan of condominium are located within or in close proximity to one of the flight paths leading into and out of the Region of Waterloo International Airport and that directional lighting along this path and noise from aircraft using the flight path may cause concern to some individuals." Hydrogeology and Source Water Protection Regional staff require that a prohibition on Geothermal Wells as defined in Chapter 8 of the Region Official Plan, including vertical open and closed loop geothermal energy systems, be written in the Zoning By-law for the subject lands. Regional staff recommend the following wording for the prohibition: Geothermal Wells shall be prohibited on site in accordance with Chapter 8 of the Regional Official Plan. A geothermal well is defined as a vertical well, borehole or pipe installation used for geothermal systems, ground -source heat pump systems, geo- exchange systems or earth energy systems for heating or cooling, including open -loop and closed-loop vertical borehole systems. A geothermal well does not include a horizontal system where construction or excavation occurs to depths less than five meters unless the protective geologic layers overlaying a vulnerable aquifer have been removed through construction or excavation. Document Number: 4349099 Version: 1 Page 10 of 13 Page 110 of 222 Housing Services The Region supports the provision of a full range of housing options, including affordable housing. The Region's 10 -Year Housing and Homelessness Plan contains an affordable housing target for Waterloo Region. The target is for 30% of all new residential development between 2019 and 2041 to be affordable to low and moderate income households. Staff recommend that the applicant consider providing a number of affordable housing units on the site. Staff further recommend meeting with Housing Services to discuss the proposal in more detail and to explore opportunities for partnerships or programs. In order for affordable housing to fulfill its purpose of being affordable to those who require rents or purchase prices lower than the regular market provides a mechanism should be in place to ensure the units remain affordable and establish income levels of the households who can rent or own the homes. For the purposes of evaluating the affordability of an ownership unit (based on the definition in the Regional Official Plan), the purchase price is compared to the least expensive of: Housing for which the purchase price results in annual accommodation costs which do not exceed 30 percent of gross $385,500 annual household income for low and moderate income households Housing for which the purchase price is at least 10 percent A unit for which the rent is at or below the average market rent below the average purchase price of a resale unit in the $576,347 regional market area 1 -Bedroom: 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 household income for low and moderate income $1,470 renter households A unit for which the rent is at or below the average market rent Bachelor: $950 (AMR) in the regional market area 1 -Bedroom: $1,134 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) Document Number: 4349099 Version: 1 Page 11 of 13 Page 111 of 222 In order for a unit to be deemed affordable, the average rent for the proposed units must be at or below the average market rent in the regional market area, as listed above. Fees By copy of this letter, the Region of Waterloo acknowledges receipt of the review fees of $6,900.00 (received March 2, 2022). Conclusions: The Region has no objection to the above noted Official Plan Amendment and Zoning By-law Amendment Application subject to the following being implemented within the Zoning By-law Amendment: That prior to final approval, the Owner/Developer received and provides an exemption from Transport Canada for the proposed building height. In accordance with the submitted aeronautical report, the Zoning By-law for the subject lands is recommended to contain a maximum height permitted on site for buildings and any associated structures (e.g. rooftop HVAC, communication towers/antennas) and construction cranes of 411 mASL. 2. A holding zone on the entirety of the site to obtain a Record of Site Condition and Ministry Acknowledgement Letter to the satisfaction of the Regional Municipality of Waterloo. The required wording for the holding provision is: That a holding provision shall apply to the entirety of the subject lands until a Record of Site Condition (RSC) has been filed on the Ministry of Environment, Conservation and Parks (MECP) Environmental Site Registry in accordance with O. Reg. 153/04, as amended and the Ministry's Acknowledgement letter is received to the satisfaction of the Regional Municipality of Waterloo. 3. That a holding provision apply to the entirety of the subject lands until the Region receives a satisfactory detailed road and stationary noise study. The required wording for the holding provision is: That a holding provision shall apply to the entirety of the subject lands until a detailed transportation (road), vibration and stationary noise study have been completed and implementation measures addressed to the satisfaction of the Regional Municipality of Waterloo. The detailed stationary noise study shall review the potential impacts of the points of reception (e.g. HVAC systems) on the sensitive points of reception and the impacts of the development on adjacent noise sensitive uses. 4. The implementation of a geothermal prohibition on the entirety of the subject lands. The required wording is: Document Number: 4349099 Version: 1 Page 12 of 13 Page 112 of 222 Geothermal Wells shall be prohibited on site in accordance with Chapter 8 of the Regional Official Plan. A geothermal well is defined as a vertical well, borehole or pipe installation used for geothermal systems, ground -source heat pump systems, geo-exchange systems or earth energy systems for heating or cooling, including open -loop and closed-loop vertical borehole systems. A geothermal well does not include a horizontal system where construction or excavation occurs to depths less than five meters unless the protective geologic layers overlaying a vulnerable aquifer have been removed through construction or excavation. General Comments: Any future development on the lands subject to the above -noted application will be subject to the provisions of Regional Development Charge By-law 19-037 or any successor thereof. Please accept this letter as our request for a copy of the decision pertaining to this application. Should you have any questions, please do not hesitate to contact me. Yours truly, Melissa Mohr, MCIP, RPP Senior Planner C. MKG Holding Corporation C/O Michael Crosby (Owner) Kristen Barisdale, GSP Group Inc. (Applicant) Document Number: 4349099 Version: 1 Page 13 of 13 Page 113 of 222 N* Region of Waterloo Brian Bateman, MCIP, RPP Senior Planner City of Kitchener 200 King Street West, 6t" Floor P.O. Box 1118, Kitchener, ON N2G 4G7 Dear Mr. Bateman, PLANNING, DEVELOPMENT AND LEGISLATIVE SERVICES Community Planning 150 Frederick Street 8th Floor Kitchener Ontario N2G 4A Canada Telephone: 519-575-4400 TTY: 519-575-4608 Fax: 519-575-4466 www.regionotwaterloo.ca Melissa Mohr 226-752-8622 File: D17-40/2/21007 C 14-60/2/21010 April 6, 2023 Re: Addendum to Regional Comments Re: OPA21/07 and ZBA21/10 1157-1175 Weber Street West and 25 Franklin Street North GSP Group Inc. (C/O Kristen Barisdale) on behalf of MKG Holding Corporation (C/O Crosby Auto Group) CITY OF KITCHENER Further to the Region's Comments dated April 3, 2023, Regional staff wish to provide an addendum letter regarding the comments provided on the Region of Waterloo International Airport and implementation measures required by the Region: The subject lands are located within the Airport Zoning Regulation (AZR), which currently permits an existing maximum elevation of 416.50m ASL with a maximum height restriction of 90.5m. A more restrictive AZR is proposed and the Owner/Developer has submitted an Aeronautical Assessment to justify a maximum elevation of 411 mASL. Regional staff understand that the height proposed through this development does not violate the current AZR and are satisfied with the Aeronautical Assessment and Regional staff have no objection to this development. Document Number: 4352316 Version: 1 Page 1 of 3 Page 114 of 222 Please be advised that the applicant/owner must submit the following forms to NAV Canada and Transport Canada, however, they are not required to be completed prior to the Official Plan Amendment and Zoning By-law Amendment being considered by City of Kitchener Council: NAV CAN F-LDU-100 Land Use Form https://www.navcanada.ca/en/aeronautical- information/land-use-program.aspx F-LDU-101 Crane Height Form https://www.navcanada.ca/en/aeronautical- information/land-use-program.aspx Transport Canada Aeronautical Assessment Form 26-0427E (1812-09) at https://wwwapps.tc.gc.ca/Corp-Serv-Gen/5/forms-formulaires/download/26- 0427_BO_PX Conclusions: In summary, Regional staff have no objection to the above noted Official Plan Amendment and Zoning By-law Amendment applications subject to the following being implemented within the site-specific Zoning By-law Amendment: In accordance with the submitted aeronautical report, Regional staff recommend that the Zoning By-law for the subject lands contain a maximum height permitted on site for buildings and any associated structures (e.g. rooftop HVAC, communication towers/antennas) of 411 mASL. Please be advised that any construction cranes cannot exceed this limit. 2. A holding zone on the entirety of the site to obtain a Record of Site Condition and Ministry Acknowledgement Letter to the satisfaction of the Regional Municipality of Waterloo. The required wording for the holding provision is: That a holding provision shall apply to the entirety of the subject lands until a Record of Site Condition (RSC) has been filed on the Ministry of Environment, Conservation and Parks (MECP) Environmental Site Registry in accordance with O. Reg. 153/04, as amended and the Ministry's Acknowledgement letter is received to the satisfaction of the Regional Municipality of Waterloo. 3. That a holding provision apply to the entirety of the subject lands until the Region receives a satisfactory detailed road and stationary noise study. The required wording for the holding provision is: That a holding provision shall apply to the entirety of the subject lands until a detailed transportation (road), vibration and stationary noise study have been completed and implementation measures addressed to the satisfaction of the Regional Municipality of Waterloo. The detailed stationary noise study shall review the potential impacts of Document Number: 4352316 Version: 1 Page 2 of 3 Page 115 of 222 the points of reception (e.g. HVAC systems) on the sensitive points of reception and the impacts of the development on adjacent noise sensitive uses. 4. The implementation of a geothermal prohibition on the entirety of the subject lands. The required wording is: Geothermal Wells shall be prohibited on site in accordance with Chapter 8 of the Regional Official Plan. A geothermal well is defined as a vertical well, borehole or pipe installation used for geothermal systems, ground -source heat pump systems, geo-exchange systems or earth energy systems for heating or cooling, including open -loop and closed-loop vertical borehole systems. A geothermal well does not include a horizontal system where construction or excavation occurs to depths less than five meters unless the protective geologic layers overlaying a vulnerable aquifer have been removed through construction or excavation. General Comments Any future development on the lands subject to the above -noted application will be subject to the provisions of Regional Development Charge By-law 19-037 or any successor thereof. Please accept this letter as our request for a copy of the decision pertaining to this application. Should you have any questions, please do not hesitate to contact me. Yours truly, Melissa Mohr, MCIP, RPP Senior Planner C. MKG Holding Corporation C/O Michael Crosby (Owner) Kristen Barisdale, GSP Group Inc. (Applicant) Document Number: 4352316 Version: 1 Page 3 of 3 Page 116 of 222 From: Victoria Grohn Sent: Tuesday, September 28, 20219:03 AM To: Brian Bateman Subject: RE: Circulation for Comment - OPA/ZBA (1157 & 1175 Weber Street East) Hi Brian, No heritage planning concerns. Thanks, Victoria Victoria Grohn (she/her) Heritage Planner I Planning Division I City of Kitchener 519-741-2200 ext. 7041 1 TTY 1-866-969-9994 1 victoria.grohn(aDkitchener.ca From: Christine Kompter<Christine.Kompter@kitchener.ca> Sent: Friday, September 24, 202111:58 AM To: 'Hodgins, Allan (MTO)' <Allan.Hodgins@ontario.ca>; _DL _#_ DSD _Planning <DSD- PlanningDivision@kitchener.ca>; Aaron McCrimmon-Jones <Aaron.McCrimmon-Jones@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Dave Seller <Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; Feds <vped@feds.ca>; GRCA (North Kitchener) -Trevor Heywood <theywood@grandriver. ca>; GRCA (South Kitchener) - Chris Foster-Pengelly <cfosterpengelly@grandriver. ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango <landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; Katherine Hughes<Katherine.Hughes@kitchener.ca>; K -W Hydro - Greig Cameron <Bcameron@kwhydro.on.ca>; Linda Cooper < Linda. Cooper@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>; UW - SA <Steven.amirikah@uwaterloo.ca>; WCDSB - Planning <plannine@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 - OPA/ZBA (1157 & 1175 Weber Street East) Please see attached. Additional documentation can be found in ShareFile. Comments or questions should be directed to Brian Bateman, Senior Planner (copied on this email). Christine Kompter Administrative Assistant I Planning Division I City of Kitchener 200 King Street West, 6t" Floor I P.O. Box 1118 Kitchener ON N2G 4G7 519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.kompter@kitchener.ca Page 117 of 222 Page 118 of 222 ZEHR DEVELOP BUILD MANAGE January 3, 2023 City of Kitchener Planning Division, 6th Floor 200 King Street West Kitchener, Ontario N2G 4G7 Attention: Brian Bateman Senior Planner Re: 1157-1175 Weber Street East Official Plan Amendment (OPA) and Zoning By-law Amendment (ZBA) Revised Plans and Reports As requested, below is a summary of the revised development plan and OPA/ZBA applications for 1157-1175 Weber Street East as submitted by GSP Group on December 22, 2022. The proposed development plan has been revised since the original 2021 submission to address City, Region and public comments through the application circulation and consultation process as well as revisions by Zehr Group regarding improved building efficiency and functionality. The below is a summary of the key changes to the proposed development plan per ABA's December 2022 design brief. • Podium height: the height of the podium was reduced to 4 storeys (from 5 storeys) to bring down the mass at the street level and for parking garage efficiencies. • Tower heights: the height of the towers was increased to 17 storeys (from 15 storeys) and 19 storeys (from 18 storeys) to redistribute the mass from the podium reduction. • Residential units: the total number of units has been increased to 443 (from 378) resulting from the additional tower floors and additional units within the podium. • Ground floor design: the podium's ground floor has been reconfigured with revisions to the commercial space, residential lobby space, and residential amenity spaces along the streetscapes, together with the addition of 6 easily -accessible residential units on the podium's ends. • Commercial floor space: the total amount of commercial floor space has been reduced to 376 sq.m. (from 851 sq.m.) in the interests of "right -sizing" the commercial space for this building and context. #2-1440 King St North, PO Box 622, St. Jacobs, ON NOB 2NO I P: 519-576-2233 1 F: 519-576-0072 1 zehrgroup.ca Page 119 of 222 • Amenity space: the indoor amenity room on the podium rooftop is consolidated and enlarged and the outdoor common terraces are enlarged. • Parking: the parking supply remains similar at 319 parking spaces (from 320 spaces) in the parking garage levels and the allowed surface parking areas (net of the 38 spaces provided within the MTO setback). • Bike Parking: the Class A bike parking supply is increased to 423 bike spaces reflecting the recommendations of Paradigm's parking study. • Transit Shelters: the plan now shows the conceptual locations for the transit shelters along Weber Street and Franklin Street per the Region's direction. • Road Widening: the plan now shows the required corner sight triangle at Weber and Franklin, per the Region's direction and acceptance; further road widening along Weber Street East are not required per the Region's confirmation. The revised OPA application maintains the site's proposed redesignation to the Mixed Use designation with a Site -Specific Policy that maintains the 4.5 floor space ratio as originally proposed and increases the building height to 17 storeys (58.5 metres) and 19 storeys (64.5 metres) per the revised development plan. The revised ZBA application changes the requested zone to the MIX -2 Zone, per City comments. The proposed Special Regulations maintain the 4.5 floor space ratio as originally proposed, increase the maximum building height to 17 storeys (58.5 metres) and 19 storeys (64.5 metres), and reduce the minimum parking rate to 0.70 spaces per multiple dwellings further to Paradigm's revised parking study. Additionally, a Holding provision will be required for the finalization of the Record of Site Condition. GSP Group will coordinate the specifics of the revised OPA and ZBA applications with yourself. Yours truly, Kevin Muir Director of Land Development Zehr Group #2-1440 King St North, PO Box 622, St. Jacobs, ON NOB 2NO I P: 519-576-2233 1 F: 519-576-0072 1 zehrgroup -- Page 120 of 222 City of Kitchener Zone Change / Official Plan Amendment Comment Form Address: 1157-1175 Weber St E Owner: MKG Holdings Corp Application: OPA21/007/W/BB and ZBA21/010/W/BB — January 2023 resubmission Comments Of: Parks and Cemeteries Commenter's Name: Lenore Ross Email: Lenore. ross@kitchener.ca Phone: 519-741-2200 ext 7427 Date of Comments: February 2023 ❑ 1 plan to attend the meeting (questions/concerns/comments for discussion) ❑X No meeting to be held ❑ I do NOT plan to attend the meeting (no concerns) Documents Reviewed: 1. 1 have reviewed the documentation noted below submitted in support of a revised OPA/ZBA proposal to permit a mixed-use development of two towers that are 17 and 19 storeys in height on top of a podium that will contain parking and ground floor commercial. A total of 443 residential units and 376m2 of commercial space are proposed for a FSR of 4.5. a. Response Matrix to OPA.ZBA Comments December 2022 b. Updated Draft ZBA OPA Design Brief c. Zehr OPA and ZBA covering letter January 2023 2. Site Specific Comments & Issues: No further concerns with OPA21/007/W/BB and ZBA21/010/W/BB 3. Comments on Submitted Documents The document titled Updated Draft ZBA OPA Design Brief is essentially an Architectural Site Plan set with Floor Plans and Elevations rather than an update to the originally submitted Design Brief from GSP and does not provide any precedent images, commentary or commitment with respect to the provision of robust on-site amenity spaces for all ages, including children. The response matrix indicates that the amenity space will "will be explored at the time of detailed design through the Site Plan Application process" and that "podium rooftop terrace provides large, contiguous shared outdoor space that provides opportunities for different amenities and recreation functions". The cover letter also highlights that the "indoor amenity room on the podium rooftop is consolidated and enlarged and the outdoor common terraces are enlarged." 4. Policies, Standards and Resources: • Kitchener Official Plan A City for Everyone Working Together — Growing Thoughtfully — Building Community IB PL of 222 City of Kitchener Zone Change / Official Plan Amendment Comment Form • City of Kitchener Parkland Dedication Bylaw and Policy • City of Kitchener Development Manual • Cycling and Trails Master Plan (2020) • Parks Strategic Plan • Multi -Use Pathways & Trails Masterplan • Urban Design Manual 5. Anticipated Fees: • The parkland dedication requirement for the OPA and ZBA applications is deferred and will be assessed at a future Site Plan Application. Parkland dedication will be assessed based on the land use class(es) and density approved through the OPA and ZBA and required as a condition of Site Plan Approval and taken as cash -in -lieu of land. • Dedication requirements are subject to the Parkland Dedication Policy current at the time of application. Please be advised that the City of Kitchener Parkland Dedication Bylaw 2022- 101 is under appeal and further changes to the Bylaw and Policy may be required as a result of Bill 23/More Homes Built Faster Act. A City for Everyone Working Together — Growing Thoughtfully — Building Community of 222 From: Pegah Fahimian Sent: Friday, February 10, 2023 9:04 PM To: Brian Bateman Subject: OPA-ZBA- 1175 Weber Street- Updated Urban Design Brief Hi Brian, I have reviewed the updated design package and have enclosed my comments here: Tall Building Design: - The tall building design guidelines are an excellent compatibility test for proposals exceeding their zoning permissions. The proposal meets the tall building guidelines, specifically with regard to separation. Building Design: 4 -storey pedestrian -scaled podium along Weber and Franklin Street distinguished by tall towers, step -backs and intended architectural treatment. The proposed relative height accommodates human -scaled built form along streetscapes while accommodating compatibility matters. Contemporary architectural style and details must be refined through the site plan process. On-site Amenity area: According to the Urban Design guidelines: (2 sq.m X # units) + (2.5 sq.m x # bedrooms - # units) = Outdoor amenity space. ( 2 x 443) + (2.5x 544- 443)= 886+917= 1803 sq.m — Required on site amenity The proposed on-site amenity space (Updated design brief, Page 1.6 ) does not meet the requirement as set out in the Urban Design Guidelines. Additional information should be provided regarding the various on-site amenity spaces in the UDB (common, individual, indoor, and outdoor) . Updated Shadow Studies: The submitted shadow analysis is acceptable as it confirms that the proposal maintained access to at least 5 hours of cumulative direct sunlight to nearby sidewalks and open spaces. Updated Wind Study - Pedestrian Level Wind Assessment - A full Wind Assessment should be provided for review at the site plan application stage. A revised design proposal that addresses the wind impacts outlined in the submitted wind study should be developed. Thanks, Pegah Fahimian, B.Arch, M.Arch, MUD Senior Urban Designer/ Planning Division / City of Kitchener 519-741-2200 ext. 7342 / TTY 1-866-969-9994 Pegah. Fahimianftitchener.ca O �+- fi o00m0� Page 123 of 222 Page 124 of 222 From: Christine Goulet Sent: Wednesday, October 13, 202111:48 AM To: Brian Bateman Subject: RE: Circulation for Comment - OPA/ZBA (1157 & 1175 Weber Street East) Hi Brian, The water distribution was reviewed by KU and they are good with it. Engineering has reviewed the servicing report and is ok with the proposed sanitary peak flow of 9.83L/s. The owner should confirm size of service also meets requirements of building code. Region to approve connection onto Weber St. SWM approach is acceptable. Thanks, Christine Goulet, C.E.T. Project Manager I Development Engineering 519-741-2200 Ext. 7820 From: Linda Cooper <Linda.Cooper@kitchener.ca> Sent: Friday, September 24, 20211:02 PM To: Christine Goulet <Christine.Goulet@kitchener.ca> Subject: FW: Circulation for Comment - OPA/ZBA (1157 & 1175 Weber Street East) Hi, For your review and comments. Thanks, Linda Linda Cooper, L.E.T, C.E.T Manager 1 Development Engineering 1 City of Kitchener 519-741-2200 ext. 7974 1 TTY 1-866-969-9994 1 linda.cooper@kitchener.ca From: Christine Kompter<Christine.Kompter@kitchener.ca> Sent: Friday, September 24, 202111:58 AM To: 'Hodgins, Allan (MTO)' <Allan.Hodgins@ontario.ca>; _DL _#_DSD—Planning < Page 125 of 222 PlanningDivision@kitchener.ca>; Aaron McCrimmon-Jones <Aaron.McCrimmon-Jones@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Dave Seller <Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; Feds <vped@feds.ca>; GRCA (North Kitchener) -Trevor Heywood <theywood@grandriver. ca>; GRCA (South Kitchener) - Chris Foster-Pengelly <cfosterpengelly@grandriver. ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango <landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; Katherine Hughes<Katherine.Hughes@kitchener.ca>; K -W Hydro - Greig Cameron <gcameron@kwhydro.on.ca>; Linda Cooper < Linda. Cooper@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>; UW - SA <Steven.amirikah@uwaterloo.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 - OPA/ZBA (1157 & 1175 Weber Street East) Please see attached. Additional documentation can be found in ShareFile. 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 000000000 Page 126 of 222 From: Sent: Tuesday, March 1, 2022 9:16 PM To: Brian Bateman Cc: Dave Schnider Subject: [EXTERNAL] RE: Kitchener Planning Applications for Development - Ward 2 Kitchener Hello Brian, Thank you for letting me know, it's appreciated. One more point I find interesting. I was listening to the radio today talking about "the need for high-rise building, because of the shortage of housing options in Kitchener (and generally in the tri -city area)". Let me try to put this in context: a. Some will continue to support the idea that we need to bring more and more people in the area with no real idea of "how many is too many" and are comfortable to not expand the city "horizontally" but "vertically". Of course there are arguments against the horizontal expansion, mostly related to environmental reasons, but, the same line of argument can apply to both vertical and horizontal directions. b.. Then they complain there are not enough housing options. c. Suppose we build those `vertical" options. d. Then they will bring more people in and then will complain again and ask for more "vertical developments", e. Of course, in the meantime they will find ways to "prove" that the population density and the traffic is still good or decent and it can take even more people in. Do you see an exponential trend with no end in sight? Do you see this plateau-ing? How, what would be the mechanism for that? Here is a simple question: do you think we have the specialists and urban planners capable of determining right now, what would be a population density considered acceptable, comfortable and civilized for a residential area in a North American / Canadian city? What would be their references? How can we not have already established what the maximum acceptable density is and plan so we fit within it? How can this be explained? Thanks again, Regards, Sorin D. From: Brian Bateman [mailto:Brian.Bateman@kitchenk,i' :+] Sent: Tuesday, March 01, 2022 8:58 AM To Dave Schnider Subject: RE: Kitchener Planning Applications for Development - Ward 2 Kitchener Hello Sorin, I wanted to acknowledge receipt of your comments and wish to thank you for taking the time to do so. Your comments will be taken under consideration. Will be in touch. Brian Bateman, MCIP, RPP Senior Planner City of Kitchener Page 127 of 222 519-741-2200 x7869 From::,ur Sent: Saturday, February 26, 2022 8:43 PM To: Brian Bateman <Brian.Bateman@kitchener.ca>; Dave Schnider <Dave.Schnider@kitchener.ca> Subject: [EXTERNAL] Kitchener Planning Applications for Development - Ward 2 Kitchener Dear Mr. Bateman and Mr. Schneider, I have read the data on the Kitchener Planning Applications website and this is my feedback and unambiguous opinion with respect to these planning projects. It would be hard for me to hide the disappointment that such projects are even considered and it makes me believe that when various people involved are making evaluations regarding what an unacceptable level of population density, with all the consequential parameters, is considered, the references used as an evaluation scale are based on data from countries like India, Japan, Singapore or Hong Kong. I would have hoped that our "way of life" and living standard should be referred to more North American baselines and should not stray from them. My common opinion and feedback on these projects listed below are clear: strongly opposed to anything that would further increase the population density, already above a civilized level. (see attached also) ADnlication number Address OPA22/002/F/BB 142 FERGUS AVE ZBA22/002/F/BB 142 FERGUS AVE OPA21/0071W/BB 1157 WEBER ST E ZBA21 /01 0/W/BB 1157 WEBER ST E ZBA21/013/K/CD 1668 KING ST E OPA21/008/K/CD 1668 KING ST E Thank you for asking for opinions and reading mine. Regards, Sorin Dobrinescu,- Kitchener ON. https://experience.arcgis.com/experience/bb2db3e61 bd043209c1f16d16a3cedOc/page/Highlighted7 Applications/?data id=dataSource 12 -Planning Applications Active 5584%3A86&views=view- 2 Featurelnfo art Page 128 of 222 From: Sent: Wednesday, November 24, 20218:43 AM To: Brian Bateman Subject: [EXTERNAL] Weber st application Hi Brian I am a concerned resident of Pinecrest Dr in Kitchener regarding the proposed high rise at the Volkswagen dealership area on Weber st I feel the high rise will create many problems for the area. The biggest concern is traffic which with the 2 proposed entrances we will have many accidents at a already very dangerous intersection at Weber and Franklin This will also potentially put another 600 vehicles in the area with the development being done at the Fergus St Elevate project I do not believe the area can handle the extra traffic congestion, Pinecrest Dr is also used as an emergency street for fire, traffic etc when an accident occurs at the intersection and if cars are parked all over our street it will be almost impossible to use it Especially in winter when our street becomes considerably narrow with snow removal. I also have concern for garbage blowing down onto the expressway below The area already is a bit of a wind tunnel and could potentially cause many accidents on the expressway below due to flying debris During the development of the Franklin St bridge and the expressway walls built a few years ago I had all the seals in my windows broken and small cracks in my ceilings due to the constant banging of big support poles none of which we were told would be repaired by the contactor and we would need to repair them at our own cost. I do not want further damage to my home because of this. Our privacy will also be compromised due to the extreme height They will be able to look into our back yards and windows. Sun and shade will also be a problem since we will be limited due to the height. Please consider these issues before you approve this unit I would appreciate a response to my concerns. I am late writing this letter since I did not receive a proposal in the mail and have found out that many others on our street were not given the flyers. Thanks for you consideration of my concerns and I await your reply Thanks RoseAnn Adams Sent from my iPhone Page 129 of 222 From: Tina MaloneWright Sent: Tuesday, November 23, 202112:01 PM To: Brian Bateman Cc: Planning (SM) Subject: FW: Crosby VW Site Hi Brian, I am POTD today and received this email. I believe you are the file planner for the OPA/ZBA for the Crosby VW site. Thanks, Tina -----Original Message ----- From: Planning (SM) <planning@kitchener.ca> Sent: Tuesday, November 23, 20218:47 AM To: Tina MaloneWright<Tina.MaloneWright2l<itchener.ca> Subject: FW: Crosby VW Site -----Original Message ----- From: noreply a2esolutionsgroup.ca <noreplyaa)esolution s;i .Fnut;.� > On Behalf Of David Knarr Sent: Tuesday, November 23, 20218:36 AM To: Planning (SM) <planning@kitchener.ca> Subject: Crosby VW Site I believe that there is a plan for a very large apartment\condo\business site development at Franklin & Weber. Have you done a traffic survey of that intersection? It is the only crossing over the highway and is very busy all day. Additionally, living beside the Highway 8 is noisy all day and living right on it would require residents to sign a waiver realizing the noise polution. If the density at this corner is too great there will definitely be further problems ahead. You do realize that the ION access for us is over this pass? Origin: https://www.kitchener.ca/Modules/contact/search.aspx?s=yTOJiOI<Vn8ffkixXrAvf3weQuAleQu8l This email was sent to you by through https://www.kitchener.ca. Page 130 of 222 From: Sent: Tuesday, November 23, 20219:18 AM To: Brian Bateman Subject: [EXTERNAL] Weber & Franklin building Dear Mr. Bateman, As our property backs on to the cemetery, we did not hear until recently about the huge development on the corner of Weber and Franklin that is proposed. I realize this is prime space but to put that size housing complex backing onto an expressway out of the city does not make good people sense. Our house is the last one on Pinecrest before Franklin, and even with the windows closed the sound of traffic is great. That intersection of Franklin and Weber also is so busy that the exit from a parking garage will be a problem. We have difficulty turning left onto Pinecrest those times that we are forced to use it. I can see commercial development on this property but the thought of that many people living in towers in that location is not a happy one. Parking will be an issue as the side streets are not long and neither are most of the driveways! Yours sincerely, Joyce Knarr - Page 131 of 222 From: Sent: Saturday, November 20, 20213:22 PM To: Brian Bateman Subject: [EXTERNAL] VW Dealership Sale - WeberSt E. Kitchener Hello Mr. Bateman, I would like address my concern with regards to the proposed high rise condos/commercial space proposed for the current site of the VW Dealership. I am a resident on Pinecrest Drive and have great concerns of my street becoming a parking lot for the residents of this new property, being that the proposed number of parking spaces is far from the number required for the size of these towers. I understand this city is going through so much change with the population density plans for our area but we still need to look out for our current residents. Equal parking to units would be a reasonable restriction to implement, smaller height restrictions as well. Thank you for your time and I look forward to hearing that our concerns will be addressed and a solution reached. Regards, Tina Sent from my iPhone Page 132 of 222 From: Sent: Friday, November 12, 20211:43 PM To: Brian Bateman; Dave Schnider Subject: (EXTERNAL] Re: 1157/1175 Weber St. Meeting Hi Brian/Dave, I'm following up on the previous email I sent, just confirming you did get it? Thanks, Duane Freeman 24 Pinecrest Drive (416)450-3734 On Wed, Nov 10, 2021 at 10:37 AM Duane Freeman <duevfl@gmail.com> wrote: Good Morning Brian. That was an informative meeting last night. I appreciated the opportunity to hear, and see faces, of people involved in the development of the proposal for the Crosby lands. One take away from this is that the reporting period for residences has ended? I thought we had 120 days from the day Notice was given, no? As an aviation professional for the past 38 years, and a property owner/resident of 24 Pinecrest Drive for the last 20, 1 have had an opportunity to see the impact of population growth here in Ontario, and so I have an appreciation for the dichotomy the Region, and the city of Kitchener, faces in regard to residential development. As a former farm boy, I have a resentment towards outward urban growth, and support controls on the consumption of our prime agricultural land in this region. I support intensification because of what it means to limit that outward growth, and for the ability of our population to better find homes. I say all this to you, because I do not support this development as proposed, most specifically regarding the Site Specific Provisions for increased FSR and height, and reduced parking. I believe the present property owner, and the future one, whoever that may be (Zac did not answer my question last night) should be constrained by the present zoning, although changed to accept mixed use. The building should not be allowed to exceed eight stories. Here's why. Imagine if you will, all the same reasoning supporting the logic for developing this building are applied to another area of the city. Let's use the intersection of Franklin St N and Shuh Ave, about a block north from the present discussion, as an example. There you have a major arterial transit route, coupled with low-rise apartment buildings that could be modified or replaced to be much higher, and therefore more efficient (to quote a term used by Kristen Barisdale). Can you imagine the buy -in and acceptance of the present residents of Shuh Ave (including some guy named Berry) to such a development in their "backyard"? Why should my resistance or lack of acceptance of the present proposal be any different, just because my property happens to be on the edge of Stanley Park, instead of the middle of it? I believe the proposed development is completely out of character, and incompatible with the low-rise residences situated across Weber street from the site. I do not support the notion that Weber St provides a buffer, as surmised by GSP's report. Page 133 of 222 I have deep concerns about many of the same issues you must face on a daily basis in your job with the city. There is nothing new here, except for me, this now gets personal. My residence on Pinecrest is my home, and now someone is proposing to attack it with traffic, sound vibration, light pollution, not to mention 699 new neighbours (Kristen needs to read her own reports). I have concerns about a myriad of issues that I see some very professional people addressing. But I also see a City and Region in a hurry to develop at all costs, with little or no regard for consequences of actions. Are we at war, because there sure seems to be a wartime footing here! For example, there has been a recent development on Fergus Ave, and now we have the start of construction of the Elevate site. Both of these developments present major change to our local community. Indeed, Elevate is only a couple of hundred metres from my home, and represents a huge influx of population. 1 do not believe there has been a proper amount of time to YgLL the consequences of these recent additions to our infrastructure. Things like traffic, parking, sewer and water functions, storm water drainage etc. We want to approve and develop a new structure so close to these pre-existing ones with no time to gauge the results from the preceding ones before we build another? Elevate should be filled and operational before we decide to build such an ambitious project at 1157/1175 Weber St. I have misgivings about the report from MTE about how the Crosby development would function with the local underground utilities. Was that report made with an eye towards what was already in motion? I also agree with Rob Deutschmann in his assessment that the parking spot ratio is seriously flawed. Why would we allow a building to be built with a serious built-in flaw that would be virtually impossible to correct, once built? No, we must consider the consequences of our actions before we act! Parking needs to be at least 1 for 1. I'm puzzled about your answer to my question about involving Transport Canada in verifying the Runway 08 approach requirements. You mentioned something about another Regional agency that I did not understand. I'll tell you what I do understand about this issue. As a member of COPA, the Canadian Owners and Pilots Association (I once was both, but now am neither), I am intimately aware that Transport Canada, Nav Canada, and COPA, have to continually go to court with Municipalities who do not understand that the sky and the aviation infrastructure in the country are governed and controlled by the Federal Government. As an example, there was a recent situation where a developer sought and received local zoning approval to build a wind farm of substantial size, close to the Collingwood airport. It was even to the point that windmills had been purchased. The Supreme Court ruled in that case, and stopped the entire development. I raise this concern as I know what is involved for the aircraft approaches to Runway 08, and the proposed development is very close to the present approach path. As this present path is considered a non -precision approach—it uses a localizer back course of the Runway 26 ILS, aircraft receive precision guidance for lateral displacement, but their height above ground is derived from the aircraft air data, which is not precise for a variety of reasons. As a result, Transport Canada mandates a tolerance, or buffer, into how these approaches are performed. We want to build a 210' tall structure into an area where aircraft typically descend to 500' AGL. Is that OK? My advice is you should have TC buy -in. Another question I have is about the Applications submitted for both Amendments. I noticed that both of the Applications did not clearly answer whether the present use of the property required an HWIN Page 134 of 222 Registration as a Hazardous Waste Generator. From experience, I can tell you most emphatically that Crosby VW qualifies as a MOE Waste Generator, and would be, or has generated, hazardous waste over the course of their history. Is this a concern for the site? I doubt it, but what it does for me is demonstrate that the applicant, and their council (GSP Group) are not exactly being transparent, and thus are not entirely being truthful with the facts. This brings me to my final point, for today. GSP Group has been hired by Mike Crosby and M.G.K. Holding Corp. This is a For Hire and Reward transaction where money was exchanged for a service. This is not an arms length transaction, and I believe there is a conflict of interest when the GSP Group reports are presented as public record for indicating the viability and suitability of developing the site as proposed. I suggest to you that I could do the same with another agency, and develop reports that do not support the present conclusions, for my benefit. Here's the crux of the matter. Mike Crosby, and M.G.K. Holding shareholders gain financially from doing this deal. Zehr Group, GSP Group, and other commercial entities stand to be handsomely rewarded for participating in this deal. The city stands to gain substantial permitting and other rewards. The city stands to gain a substantial taxation windfall. Duane Freeman, of 24 Pinecrest Drive, gets nothing, but headaches and hassle. Where's my financial benefit? At the end of the day, where's my cheque? Respectfully, Duane Freeman Page 135 of 222 From: Sent: Thursday, November 11, 20211:36 PM To: Brian Bateman Subject: [EXTERNAL] Proposed Development- 1157/1175 Weber St E. Good afternoon Brian, My wife and I currently live on Pinecrest Drive, I was out of the country during your Zoom meeting this week and I've just returned. My neighbour's informed me of the proposed zoning change and development plan. I sell real estate in our city and I'm always in favour of watching our region develop and grow. Having said that, the latest street construction project on Franklin made our quiet street of Pinecrest a throughway for traffic. I see the heavy machinery being parked on adjacent streets to the Elevate project and we do not want his to happen on our street, it is unsafe for children and pets. Firstly, I looked at the proposed plan and it appears there are not enough parking spaces for the amount of units the developer proposes to build. The convenience of a quiet street such as Pinecrest will attract customer/unit parking on our street which is not good for anyone. Secondly, currently it's a challenge to exit Pinecrest onto Weber St E safely. The amount of traffic these new units will add will only make it worse for us. Lastly, the plan outlined an 18 storey building which will block the sun most days and inhibit gardens from growing and affect backyard privacy for most residents on our street, including my home. One of the reasons I purchased my home here is because of the amount of sun we get each day in the yard. If a zone change is inevitable and you move forward with the project I stand with my neighbours in support of proposing smaller buildings with less storey's. Thank you for taking the time to address our concerns with the proposed plan. You may call me anytime at or simply reply to this email. Regards, Connor McLeod Sent from Mail for Windows Page 136 of 222 From: Sent: Saturday, October 23, 20213:16 PM To: Brian Bateman Subject: (EXTERNAL] 1157 & 1175 Weber st. East Brian Bateman I am a resident of Pinecrest drive and I have been for awhile now. Prior to this I grew up in the home that I have purchased, and I have watched Pinecrest drive for the past 59 years as my parents resided here previous to me. As a child Weber Street was extremely busy, more people getting hit at Weber and Franklin then I want to remember. Over the years fairway road was built up Kingsway drive was expanded, Ottawa grew and so forth which took the pressure off of Weber Street East down at this end. In making the decision to buy this home I based it upon the slow down of traffic, the closeness of grocery stores and malls in my retirement. However, since residing here I've seen the completion of the Fergus avenue condominiums and apartments, the continuing development of prospect in the park with more apartments and condos, now elevate has been allowed to put several huge units down at Fergus and Weber. And you're coming along requesting to put in 378 units 309 parking spots and not giving us any information if they'll be condos, low income rentals etc... Weber Street and Franklin have now become nightmares to make a left onto. And you want to add, at the end of my street, two huge buildings that not only will create chaos for traffic, will probably also see Pinecrest drive as an alternative route to get out to Franklin... I say no I oppose. Traffic is too heavy now, too many investors have been allowed to create too much housing on a road that wasn't equipped to handle it. This end of town has already gone to s*** with the governments allowing so many people to buy a properties for rental use, you put a stag shop Right on Kingsway drive, you put the House of friendship down at the Radisson until so much damage was caused that they had to relocate.... So no I'm not happy, put your high rise apartments somewhere else, they are proposed to be even higher than the greshem buildings. Condos? High rental? Low income? I say no thanks Heather hillier Page 137 of 222 From: Sent: Monday, October 11, 20215:10 PM To: Brian Bateman; John Gazzola; Dave Schnider Subject: [EXTERNAL] Development in my neighbourhood I have been a long term resident of Kitchener. I was actually born in this neighbourhood and have continued to reside here even after leaving this place to go to university and then graduate school. I have always been drawn back to this neighbourhood because it's so special. However, now that there is going to be a huge development in an area which is already fairly busy, I am actually looking to move out of this neighbourhood and possibly even the city. I have put up with increased traffic and more noise as there has been numerous developments around. However the height of this new development is going to change this neighbourhood immensely with little regard to the neighbourhoods around. To have a rather large building tower looming over the quaint neighbourhoods will not only cast major shadows around, but also increase the noise and traffic in this area even more. It's already difficult making left hand turns out of businesses where no lights are available. I actually lived in a downtown area years ago both in Toronto and elsewhere but returned to this neighbourhood because it didn't make it seem like a down town area where you have large buildings that block the sky and constantly cast shadows.... where there is endless noise and traffic. Yet now the neighbourhood is going to become this with yet another taller structure being build. And it's a shame because it's such a nice area to live in with some a diverse population and mix of people. Now seeing the plans I have no desire to stay here. And the sad part is I know I am only one person and my feedback and discontent with this building means nothing .... it will go through like many other planning projects. But I will tell you that I am sadden to see such a large structure overpower a very special neighbourhood. And I know there are many people the come and go from this city, but I am finding it less and less my city and the place I loved growing up in. And it's because of projects like this. If I wanted to live in the downtown area with huge condos and apartments I would have moved downtown. But I also know that projects like this rarely go up in suburbs where people pay three times the price for houses ..... I'm just sad to see this happening. Thanks for letting me voice my concerns. A concerned resident Page 138 of 222 From: Sent: Monday, October 11, 20215:10 PM To: Brian Bateman; John Gazzola; Dave Schnider Subject: [EXTERNAL] Development in my neighbourhood I have been a long term resident of Kitchener. I was actually born in this neighbourhood and have continued to reside here even after leaving this place to go to university and then graduate school. I have always been drawn back to this neighbourhood because it's so special. However, now that there is going to be a huge development in an area which is already fairly busy, I am actually looking to move out of this neighbourhood and possibly even the city. I have put up with increased traffic and more noise as there has been numerous developments around. However the height of this new development is going to change this neighbourhood immensely with little regard to the neighbourhoods around. To have a rather large building tower looming over the quaint neighbourhoods will not only cast major shadows around, but also increase the noise and traffic in this area even more. It's already difficult making left hand turns out of businesses where no lights are available. I actually lived in a downtown area years ago both in Toronto and elsewhere but returned to this neighbourhood because it didn't make it seem like a down town area where you have large buildings that block the sky and constantly cast shadows.... where there is endless noise and traffic. Yet now the neighbourhood is going to become this with yet another taller structure being build. And it's a shame because it's such a nice area to live in with some a diverse population and mix of people. Now seeing the plans I have no desire to stay here. And the sad part is I know I am only one person and my feedback and discontent with this building means nothing .... it will go through like many other planning projects. But I will tell you that I am sadden to see such a large structure overpower a very special neighbourhood. And I know there are many people the come and go from this city, but I am finding it less and less my city and the place I loved growing up in. And it's because of projects like this. If I wanted to live in the downtown area with huge condos and apartments I would have moved downtown. But I also know that projects like this rarely go up in suburbs where people pay three times the price for houses..... I'm just sad to see this happening. Thanks for letting me voice my concerns. A concerned resident Page 139 of 222 From: Sent: Monday, October 4, 202110:52 AM To: Brian Bateman Subject: [EXTERNAL] Development Weber st. Hi Brian, We have no concerns about the proposed development at 1157-1175 Weber St. Kitchener. E & C Meyers Kitchener On N2A 4E1J Page 140 of 222 From: Sent: Sunday, October 3, 202112:51 PM To: Brian Bateman Subject: [EXTERNAL] 1157 Weber St E Hello, I wanted to submit a concern I have for the propossed developemnt. Nobody wants a building like this near them however its happening. I live on Arlington Blvd and it is already tough turning out onto Weber St with the current traffic, the people that live in the neighborhood are concerned about all the extra traffic that this new developement and the one replacing the old Howard Johnson will bring. Hopefully there are some creative ideas to help with traffic flow. Thanks, Brad Hummel. Page 141 of 222 From: Sent: Friday, October 1, 20216:26 PM To: Brian Bateman Subject: [EXTERNAL] 1157/1175 Weber Street E 100 Percent negative affect on residents / home owners currently living in the immediate area. An already congested and extremely busy corner Franklin and Weber not to mention the construction traffic -noise. Probably a great cash grab for the city tho. We need more infrastructure like ROADS ! That includes repairs to existing ones. Not like our opinion means anything anymore but hey we always have the option to sell our property at double its value in 5 years and also cash out. Sent from my iPhone Page 142 of 222 Staff Report Development Services Department www.kitchener.ca REPORT TO: Planning and Strategic Initiatives Committee DATE OF MEETING: May 15, 2023 SUBMITTED BY: Stevenson, Garett - Interim Director of Planning, 519-741-2200 ext. 7070 PREPARED BY: Dumart, Craig — Senior Planner, 519-741-2200 ext. 7073 WARD(S) INVOLVED: Ward 10 DATE OF REPORT: April 17, 2023 REPORT NO.: DSD -2023-163 SUBJECT: Official Plan Amendment Application OPA23/002/K/CD Zoning By-law Amendment Application ZBA23/005/K/CD Address: 1770 King Street East, 815 and 825 Weber Street East Owner: King Weber Kitchener Holdings Inc. RECOMMENDATION: That Official Plan Amendment Application OPA/23/002/K/CD for King Weber Kitchener Holdings Inc. requesting a land use designation change from "Mixed Use Corridor with Special Policy Area 1' to `Mixed Use Corridorwith Special Policy Area 11' to permit a 27 storey multiple dwelling development on the lands specified and illustrated on Schedule `A', be adopted, in the form shown in the Official Plan Amendment attached to Report DSD -2023-163 as Appendix `A', and accordingly forwarded to the Region of Waterloo for approval; and That Zoning By-law Amendment Application ZBA23/005/K/CD for King Weber Kitchener Holdings Inc. be approved in the form shown in the `Proposed By-law', and `Map No. 1, attached to Report DSD -2023-163 as Appendix `B'. REPORT HIGHLIGHTS: The purpose of this report is to evaluate and provide a planning recommendation regarding the Official Plan Amendment and Zoning By-law Amendment applications for the properties located at 1770 King Street East, 815 and 825 Weber Street East. It is planning staffs recommendation that the Official Plan and Zoning By-law Amendments be approved. Community engagement included: o circulation of a preliminary notice letter to property owners and residents within 240 metres of the subject site; o installation of three large billboards notice sign on the property (one facing each street); o follow up one-on-one correspondence with members of the public; o Neighbourhood Meeting held on April 13, 2023; o postcard advising of the statutory public meeting was circulated to all residents and property owners within 240 metres of the subject site and those who responded to the preliminary circulation; *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 143 of 222 o notice of the public meeting was published in The Record on April 21, 2023. This report supports the delivery of core services. EXECUTIVE SUMMARY: The owner of the properties addressed as 1770 King Street East, 815 and 825 Weber Street East is proposing to change the Official Plan land use designation from `Mixed Use Corridor with Special Policy Area V to `Mixed Use Corridor with Special Policy Area 11' in the King Street East Secondary Plan. The Zoning By-law Amendment application proposes to change the zoning from `High Intensity Mixed Use Corridor Zone (MU -3) with Special Use Provision 401U' (1770 King Street East) and `High Intensity Mixed Use Corridor Zone (MU -3) '(815 and 825 Weber Street East) in Zoning By-law 85-1 to `High Intensity Mixed Use Corridor Zone (MU -3)' in Zoning By-law 85-1 with a Special Regulation Provision to allow for an increased Floor Space Ratio (FSR); to further regulate parking locations and ratios; and to apply a Holding Provision to require an updated urban design brief, remediation of site contamination and an updated noise study. Staff recommend that the applications be approved. BACKGROUND: King Weber Kitchener Holdings Inc. has made applications to the City of Kitchener for an Official Plan Amendment and a Zoning By-law Amendment proposing to change the land use designation and zoning of the lands at 1770 King Street East, 815 and 825 Weber Street East to permit the lands to be developed with a 27 storey, 503 residential unit multiple dwelling with a 8 storey podium. The proposed development includes parking located underground, and on the surface. The lands are designated `Mixed Use Corridor with Special Policy Area 1' in the City of Kitchener King Street East Secondary Plan and zoned `High Intensity Mixed Use Corridor Zone (MU -3) with Special Use Provision 401 U' (1770 King Street East) and `High Intensity Mixed Use Corridor Zone (MU -3)' (815 and 825 Weber Street East) in Zoning By-law 85-1. The existing zoning permissions permit: • a range of permitted uses, including Multiple Dwellings and a wide range of commercial and institutional uses, • a maximum building Floor Space Ratio (FSR) of 4.0, • buildings with no maximum building height, • 1 parking space for each dwelling unit over 51 square metres of floor area and, • 0.165 parking spaces for dwelling units having a floor area of 51.0 square metres or less (capped at 40% of the dwelling units). • Special Use Provision 401 U prohibits the development of sensitive uses at 1770 King Street East until a record of site condition has been completed in accordance with the relevant Ontario legislation. Site Context The subject lands include the consolidation of three properties at 1770 King Street East, 815 and 825 Weber Street East. The consolidate parcel fronts onto King Street East, Weber Street East and Montgomery Road, As the subject lands front multiple streets, this is defined by the City's Zoning By-law as a through lot with King Street East considered as the front yard and Weber Street East considered the rear yard. The subject property is irregular in shape and has a lot area of 0.64 hectares (1.58 acres) with 42 metres of frontage along King Street East 87 metres of frontage along Weber Street East and 43 metres of frontage along Montgomery Road. All three properties are currently occupied by commercial buildings and large surface parking areas. The surrounding neighbourhood consists of a variety of uses including commercial buildings, medium -rise and high- rise residential uses (existing and planned), single and semi-detached dwellings, low-rise multiple dwelling buildings, and institutional buildings. Directly to the north of the property is a Secondary Page 144 of 222 School (Eastwood Collegiate High School) and Montgomery Park, to the east of the subject lands are highways 7 and 8, directly to the west of the subject lands are commercial properties and to the south across the street of King Street East is landscaped open space located between King Street East and Floral Crescent. The commercial property abutting the subject lands located at the corner of King Street East and Montgomery Road is not part of this proposed development application. CAR WOOD CRSS q LU 0 D SUBJECT kiyG AREA ROck�� �C oRq� cq PROSPECT AVE < �v U) z 0 r Ir co n o p4co a acs, EC 0 �T Figure 1 - Location Map: 1770 King Street East, 815 and 825 Weber Street East REPORT: The applicant is proposing to develop the subject lands with a with a 27 -storey multiple dwelling with a proposed Floor Space Ratio (FSR) of 6.0. The proposed development includes one building with a 27 -storey structure and a 17 -storey structure on top of a 8 -storey podium with 2 levels of underground parking being provided. The high rise multiple dwelling building proposes a total of 503 residential units with 270 parking spaces located within two levels of underground parking and 21 surface visitor parking spaces. Outdoor amenity space is proposed on top of the 8th floor podium and active outdoor amenity space is also provided along the King Street East frontage which will screen surface parking and activate the frontage along King Street. Primary vehicular access is proposed off Weber Street East with a secondary access, right in and right out only proposed off of King Street East. Page 145 of 222 Table 1 below highlights the development concept statistics while Figures 2 and 3 show the proposed development concept site plan and building elevations of the development proposal. Table 1. Pr000sed Develooment Conceot Statistics Full movement access WEBER STREE 1� ►� -- 't Access to "4t Underground Parking Right in Right out movement only KING STREET Figure 2 — Development Concept Site Plan Page 146 of 222 Development Concept Number of Units 503 dwelling units Parking Spaces 291 parking spaces Building Height 27 storeys Podium Design 8 storeys Class A (indoor secured) Bicycle Parking 406 Class B (outdoor visitor) Bicycle Parking 10 Electric Vehicle Ready Parking Stalls 58 Floor Space Ratio 6.0 Unit Types 335 — 1 -bedroom units 168 — 2 -bedroom units Full movement access WEBER STREE 1� ►� -- 't Access to "4t Underground Parking Right in Right out movement only KING STREET Figure 2 — Development Concept Site Plan Page 146 of 222 To facilitate the redevelopment of 1770 King Street East, 815 and 825 Weber Street East with the proposed development concept, an Official Plan Amendment and a Zoning By-law Amendment are required to change the land use designation and zoning of the subject lands as the existing Official Plan policies and zoning permit a maximum Floor Space Ratio (FSR) of 4.0. The lands are currently designated `Mixed Use Corridor with Special Policy Area 1' in the City of Kitchener King Street East Secondary Plan and zoned `High Intensity Mixed Use Corridor Zone (MU -3) with Special Use Provision 401 U' (1770 King Street East) and `High Intensity Mixed Use Corridor Zone (MU -3)' (815 and 825 Weber Street East) in Zoning By-law 85-1. The owner is proposing to change the land use designation to `Mixed Use Corridor with Special Policy 11' in the King Street East Secondary Plan and the zoning to `High Intensity Mixed Use Corridor Zone' (MU -3) with Special Regulation Provision 790R and Holding Provision 102H' in Zoning By-law 85-1, to allow for a FSR of 6.0; reduce the required parking; and to further regulate the location of surface parking. A Holding Provision is also proposed to be added to the property to require an updated urban design brief demonstrating a high quality of urban design that contributes positively to the public realm and streetscapes with adequate onsite amenity to the satisfaction of the City of Kitchener's Director of Planning. The holding provision will also prevent the development of the site with sensitive uses, including residential uses, until the Region is in receipt of a Record of Site Condition and a revised noise study is completed to the satisfaction of the Region of Waterloo. Figure 3 — Proposed Building Elevations: The front elevation along King Street East Page 147 of 222 Planning Analysis: Planning Act, R.S.O. 1990, c. P.13 25. Section 2 of the Planning Act establishes matters of provincial interest and states that the Minister, the council of a municipality, a local board, a planning board and the Tribunal, in carrying out their responsibilities under this Act, shall have regard to, among other matters, matters of provincial interest such as, f) The adequate provision and efficient use of communication, transportation, sewage and water services and waste management systems; g) The minimization of waste; h) The orderly development of safe and healthy communities; j) The adequate provision of a full range of housing, including affordable housing; k) The adequate provision of employment opportunities; p) The appropriate location of growth and development; q) The promotion of development that is designed to be sustainable, to support public transit and to be oriented to pedestrians; r) The promotion of built form that, (i) Is well-designed, (ii) Encourages a sense of place, and (iii) Provides for public spaces that are of high quality, safe, accessible, attractive and vibrant; s) The mitigation of greenhouse gas emissions and adaptation to a changing climate. These matters of provincial interest are addressed and are implemented through the Provincial Policy Statement, 2020, as it directs how and where development is to occur. The City's Official Plan is the most important vehicle for the implementation of the Provincial Policy Statement, 2020 and to ensure Provincial policy is adhered to. Provincial Policy Statement, 2020: The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. Section 1.4.3(b) of the PPS promotes all types of residential intensification, and sets out a policy framework for sustainable, healthy, liveable and safe communities. The PPS promotes efficient development and land use patterns, as well as accommodating an appropriate mix of affordable and market-based residential dwelling types with other land uses, while supporting the environment, public health and safety. Provincial policies promote the integration of land use planning, growth management, transit -supportive development, intensification, and infrastructure planning to achieve cost-effective development patterns, optimization of transit investments, and standards to minimize land consumption and servicing costs. To support provincial policies relating to the optimization of infrastructure, transit and active transportation, the proposed designation and zoning facilitate a compact form of development which efficiently uses the lands, is in close proximity to transit options including bus, rapid transit, and makes efficient use of both existing roads and active transportation networks. The lands are serviced and are in proximity to parks, trails and other community uses. Provincial policies are in support of providing a broad range of housing. The proposed multiple dwelling development represents an attainable form of market-based housing. Planning staff is of the opinion that the proposed application will facilitate the intensification of the subject property with a multiple dwelling development that is compatible with the surrounding community, helps manage growth, is transit -supportive and will make use of the existing infrastructure. No new public roads would be required for the proposed development and Page 148 of 222 Engineering staff have confirmed there is capacity in the sanitary sewer to permit intensification on the subject lands. Based on the foregoing, staff is of the opinion that this proposal is in conformity with the PPS. A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth Plan): The Growth Plan supports the development of complete and compact communities that are designed to support healthy and active living, make efficient use of land and infrastructure, provide for a range and mix of housing types, jobs, and services, at densities and in locations which support transit viability and active transportation. The subject lands are in close proximity to transit and parks. Policy 2.2.6.1(a) states that municipalities will support housing choice through the achievement of the minimum intensification and density targets in this plan by identifying a diverse range and mix of housing options and densities, including additional residential units and affordable housing to meet projected needs of current and future residents. Policies 2.2.1.4 states that complete communities will: a) feature a diverse mix of land uses, including residential and employment uses, and convenient access to local stores, services, and public service facilities; b) improve social equity and overall quality of life, including human health, for people of all ages, abilities, and incomes; c) provide a diverse range and mix of housing options, including additional residential units and affordable housing, to accommodate people at all stages of life, and to accommodate the needs of all household sizes and incomes; d) expand convenient access to: i. a range of transportation options, including options for the safe, comfortable and convenient use of active transportation; ii. public service facilities, co -located and integrated in community hubs; iii. an appropriate supply of safe, publicly -accessible open spaces, parks, trails, and other recreational facilities; and iv. healthy, local, and affordable food options, including through urban agriculture; e) provide for a more compact built form and a vibrant public realm, including public open spaces; f) mitigate and adapt to the impacts of a changing climate, improve resilience and reduce greenhouse gas emissions, and contribute to environmental sustainability; and g) integrate green infrastructure and appropriate low impact development. The Growth Plan supports planning for a range and mix of housing options and, in particular, higher density housing options that can accommodate a range of household sizes in locations that can provide access to transit and other amenities. The subject lands are located within the City's delineated built up area, and within an Urban Corridor in the 2014 Kitchener Official Plan. Urban Corridors are identified as a Primary Intensification Area in the City of Kitchener's Official Plan on Map 2. The proposed designation and zoning will support a higher density housing option that will help make efficient use of existing infrastructure, parks, roads, trails and transit. The proposed development is also proposing to include several unit types, increasing the variety of housing options for future residents. Planning staff is of the opinion that the applications conform to the Growth Plan. Page 149 of 222 Figure 6 — Subject lands are located within an Urban Corridor in the City of Kitchener's Official Plan on Map -2 Regional Official Plan (ROP): Urban Area policies of the ROP identify that the focus of the Region's future growth will be within the Urban Area. The subject lands are designated Built -Up Area in the ROP. The proposed development conforms to Policy 2.D.1 of the ROP as this neighbourhood provides for the physical infrastructure and community infrastructure to support the proposed residential development, including transportation networks, municipal drinking -water supply and wastewater systems, and a broad range of social and public health services. Regional policies require Area Municipalities to plan for a range of housing in terms of form, tenure, density and affordability to satisfy the various physical, social, economic and personal support needs of current and future residents. The Region of Waterloo have indicated they have no objections to the proposed application (Appendix `D'). Planning staff are of the opinion that the applications conform to the Regional Official Plan. Region of Waterloo Airport Restrictions The subject lands are located within the federally regulated Airport Zoning Regulation (AZR). The existing AZR height limit is 430.50m ASL with a maximum height restriction of 111.5m. The applicant has completed an aeronautical assessment which has been accepted by the Region of Waterloo. The assessment justifies a maximum elevation of 457m ASL for the subject lands and the concept plans submitted with the application show a maximum elevation of the building of 406.5m ASL. Sufficient space for the operation of a future crane without reaching the maximum elevation of 457m ASL can be provided for and comply with the federally regulated Airport Zoning Regulations. Page 150 of 222 City of Kitchener Official Plan (OP) The City of Kitchener OP provides the long-term land use vision for Kitchener. The vision is further articulated and implemented through the guiding principles, goals, objectives, and policies which are set out in the Plan. The Vision and Goals of the OP strive to build an innovative, vibrant, attractive, safe, complete and healthy community. The subject lands are designated `Mixed Use Corridor with Special Policy Area 1" (Map 10) in the King Street East Secondary Plan (1994 Official Plan). The Mixed Use Corridor land use designation provides residential redevelopment opportunities together with appropriate commercial and institutional uses that primarily serve adjacent residential neighbourhoods. Over time it is intended that the Mixed Use Corridors shall intensify and provide a balanced distribution of commercial, multiple residential and institutional uses. The policies of Special Policy Area 1 were deleted through OPA 111. The applicant is proposing to add Special Policy Area 11 to the King Street East Secondary Plan to allow a Floor Space Ratio (FSR) of 6.0 whereas the current Official Plan policies allow for a maximum FSR of 4.0 with an additional 1.0 FSR permitted if a 1,000 square metre or larger food store is located within the mixed-use development. Policy 17.E.13.1. of the City of Kitchener Official Plan require that holding provisions will be applied in situations where it is necessary or desirable to zone lands for development or redevelopment in advance of the fulfillment of specific requirements and conditions, and where the details of the development or redevelopment have not yet been fully resolved. A Holding provision may be used in order to implement this Plan to ensure that certain conditions, studies or requirements related to a proposed Zoning By-law Amendment are met. A Holding Provision shall be applied to residential uses, day care uses and other sensitive uses and will not be removed through a by-law amendment until such time as the City of Kitchener is in receipt of an Urban Design Report and until such time as a Record of Site Condition has been acknowledged by the Province and a Noise Study has been reviewed and approved by the Region of Waterloo. Urban Structure The Official Plan establishes an Urban Structure for the City of Kitchener and provides policies for directing growth and development within this structure. Intensification Areas are targeted throughout the Built-up Area in key locations to accommodate and receive the majority of development or redevelopment for a variety of land uses. Primary Intensification Areas include the Urban Growth Centre, Major Transit Station Areas, Nodes and Corridors, in this hierarchy, according to Section 3.C.2.3 of the Official Plan. The subject lands are located within an `Urban Corridor' in the 2014 Kitchener Official Plan. Urban Corridors are identified as a Primary Intensification Area in the City of Kitchener's Official Plan on Map -2. Urban Corridors are generally linear in form and are located along existing or planned transit corridors. They are intended to have strong pedestrian linkages and be integrated with neighbouring residential and employment uses. The subject lands have direct access to two regional transit corridors which have multiple bus routes, access to Highway 8 and Highway 7. According policy 3.C.2.38 of the Official Plan, the planned function of Urban Corridors is to provide for a range of retail and commercial uses and intensification opportunities that should be transit - supportive. Urban Corridors function as the spine of a community as well as a destination for surrounding neighbourhoods. Strengthening linkages and establishing compatible interfaces between the Urban Corridors and surrounding Community Areas and Industrial Employment areas are priorities for development in these areas. The proposed development is planned for a multiple Page 151 of 222 dwelling with at grade units and active frontages along all street frontages and provides for 503 purpose-built rental units. Staff is of the opinion that the proposed development will help to increase density in an area well served by nearby transit while being context sensitive to surrounding lands and provides excellent access to off-road pedestrian and cycling facilities. Staff is of the opinion that the proposed Official Plan Amendment and Zoning By-law Amendment will support a development that not only complies with the City's policies for an Urban Corridor but also contributes to the vision for a sustainable and more environmentally -friendly city. Growing Together The Growing Together project is the continuation of the City's ongoing planning review process that began with PARTS and advanced through the Neighbourhood Planning Review (NPR) project, while also responding to new direction from the province, implementing the updated Regional Official Plan, and addressing new and emerging city priorities. Neighbourhood Planning Review 1770 King Street East, 815 and 825 Weber Street East are within the King East Neighbourhood Planning Review (NPR) area. A statutory public meeting was held on December 9, 2019 regarding draft amendments to the King Street Secondary plan. The proposed Official Plan designation for the site is `Mixed Use' and the proposed zoning is `Medium to High Rise Mixed Use Three Zone (MIX - 3)'. The Growing Together project is under review and updated draft land use designations and zoning will be considered in late 2023. Urban Design The City's urban design policies are outlined in Section 11 of the City's OP. In the opinion of staff, the proposed development meets the intent of these policies, specifically: Streetscape; Safety; Universal Design; Site Design; Building Design, and Massing and Scale Design. To address these policies, an Urban Design Brief Report was submitted and has been reviewed by City staff. The Urban Design Brief outlines the vision and principles guiding the site design and informs the proposed zoning by-law regulations. An updated urban design report will be required and secured through a Holding Provision. The subject lands are one of the primary gateways to the City and Downtown. Extra attention to high quality urban design that contributes positively to the public realm and streetscapes is expected for the subject lands with adequate onsite amenity for future residents. Detailed design will be reviewed through the site plan design and approvals process and an updated urban design report will be required prior to removal of the Holding Provision. Streetscape — The Weber Street East and Montgomery Road frontages are activated by at -grade residential units and the building's lobby. At grade residential units and the building lobby have direct access to public sidewalks. The tower podium has a defined base which will enhance the streetscape. Safety — As part of the site plan approval process, staff will ensure Crime Prevention Through Environmental Design (CPTED) principles are achieved and that the site meets the Ontario Building Code and the City's Emergency Services Policy. Universal Design —The development will be designed to comply with Accessibility for Ontarians with Disabilities Act and the Ontario Building Code. Page 152 of 222 Skyline — The proposed building will provide a new feature on the City's skyline. The proposed building will create visual interest from several different vantage points. Site Design, Building Design, Massing and Scale — The subject site is designed to have a development that will be developed at a scale that is compatible with the existing and planned built form for the surrounding neighbourhood. The tower has a well defined podium and building step backs which helps enhance the public realm. Massing is broken up at the 8th and 17th storeys on the tower which mitigate overlook issues and shadow impacts. Tower Design The tower placement has been oriented towards the corner of Weber Street and Montgomery Road with an 8 storey podium and building step backs at the 17th floor. The tower massing is broken up vertically by variation and the articulation of building materials. Furthermore, balconies for the residential units are included on the street -facing elevations. 4.5 metre tall ground floor units are proposed which will enhance the streetscape and will also allow for easy conversion of future non- residential uses. Shadow Impact Study The owner has completed a Shadow Impact Study in addition to the Urban Design Report. Staff have reviewed the study and are satisfied the shadow study meets the City's requirements, with respect to shadow impacts, as noted in the City of Kitchener Urban Design Manual. Wind Study A wind study was prepared for the consideration of this development proposal and reviewed by staff. The wind conditions surrounding the proposed development are generally suitable. A full Wind Assessment be required and reviewed at the site plan application stage and wind control features will be required through the site plan application is necessary to mitigate wind. Tall Building Guidelines The proposed development has also been reviewed for compliance with the City's Design for Tall Buildings Guidelines. The objective of this document is to: • achieve a positive relationship between high-rise buildings and their existing and planned context; • create a built environment that respects and enhances the city's open space system, pedestrian and cyclist amenities and streetscapes; • create human -scaled pedestrian -friendly streets, and attractive public spaces that contribute to livable, safe and healthy communities; • promote tall buildings that contribute to the view of the skyline and enhance orientation, wayfinding and the image of the city; • promote development that responds to the physical environment, microclimate and the natural environment including four season design and sustainability; and, • promote tall building design excellence to help create visually and functionally pleasing buildings of architectural significance. The proposed development concept has been reviewed with these objectives in mind. City staff has confirmed that the proposed towers are generally consistent with and meet the overall intent of the City's Design for Tall Building Guidelines. More specifically, the proposed development meets the onsite and offsite separation distance requirements of the Design for Tall Building Guidelines. Page 153 of 222 Transportation Policies: The Official Plan supports an integrated transportation system which incorporates active transportation, allows for the movement of people and goods and promotes a vibrant, healthy community using land use designations and urban design initiatives that make a wide range of transportation choices viable. The subject lands are located along King Street and Weber Street both which have multiple bus routes (GRT Routes 7 and 8) and stops located within walking distance. The building has excellent access to cycling networks, including existing on and off-street cycling facilities. The location of the subject lands, in the context of the City's integrated transportation system, supports the proposal for transit -oriented development on the subject lands. The proposed Official Plan Amendment and Zoning By-law Amendment applications will support a more intensive multiple residential development in a location that is supported by the transportation network. The location of the proposed building, secured through the proposed site-specific provisions, will result in a built form that fosters walkability within a pedestrian -friendly environment that allows walking to be safe, comfortable, barrier -free and a convenient form of urban travel. At future site plan approval processes, the design of the building will have to feature a high-quality public realm to enhance the identity of the area and create gathering points for social interaction, community events and other activities. Additionally, secured and visitor bicycle parking will be required the Zoning By-law. Housing Policies: Section 4.1.1 of the City's Official Plan contains policies with the primary objective to provide for an appropriate range, variety and mix of housing types and styles, densities, tenure and affordability to satisfy the varying housing needs of our community through all stages of life. The proposed development increases the amount of multiple dwelling units available in the city. The development is contemplated to include a range of unit types including, one and two-bedroom units. Theses new units will meet and appeal to a variety of household needs. Sustainable Development Section 7.C.4.1 of the City's Official Plan ensures developments will increasingly be sustainable by encouraging, supporting and, where appropriate, requiring: a) compact development and efficient built form; b) environmentally responsible design (from community design to building design) and construction practices; c) the integration, protection and enhancement of natural features and landscapes into building and site design; d) the reduction of resource consumption associated with development; and, e) transit -supportive development and redevelopment and the greater use of other active modes of transportation such as cycling and walking. Development applications are required to demonstrate that the proposal meets the sustainable development policies of the Plan and that sustainable development design standards are achieved. Sustainable development initiatives will be further implemented at the site planning approval process through the detailed design review of the building. Page 154 of 222 Proposed Official Plan Amendment Conclusions The Official Plan Amendment application requests that the land use designation as shown on Map 10 — King Street East Secondary Plan be changed from `Mixed Use Corridor with Special Policy Area 1' to `Mixed Use Corridor with Special Policy Area 11'. Based on the above -noted policies and planning analysis, staff is of the opinion that the proposed Official Plan Amendment represents good planning and recommends that the proposed Official Plan Amendment be approved in the form shown in Appendix "A". Proposed Zoning By-law Amendment (Zoning By-law 85-1): The subject lands are zoned "High Intensity Mixed Use Corridor Zone (MU -3) with Special Use Provision 401 U' (1770 King Street East) and "High Intensity Mixed Use Corridor Zone (MU -3)' (815 and 825 Weber Street East) in Zoning By-law 85-1. The existing zoning permits Multiple Dwellings and a wide range of Commercial and Institutional uses. The MU -3 zone currently allows for a maximum building Floor Space Ratio (FSR) of 4.0 and there is no maximum building height for the subject lands in the City of Kitchener's Zoning By-law. The existing zoning also requires 1.0 parking spaces for each dwelling unit over 51 square metres of floor area and 0.165 parking spaces for each dwelling unit having a floor area of 51.0 square metres or less (capped at 40% of the dwelling units). Special Use Provision 401 U prohibits the development of sensitive uses at 1770 King Street East until a record of site condition has been completed in accordance with the relevant Ontario legislation. The applicant has requested an amendment to Zoning By-law 85-1 to change the zoning from "High Intensity Mixed Use Corridor Zone (MU -3) with Special Use Provision 401 U'(1770 King Street East) and "High Intensity Mixed Use Corridor Zone (MU -3)' (815 and 825 Weber Street East) to `High Intensity Mixed Use Corridor Zone (MU -3)' in Zoning By-law 85-1 with Special Regulation Provision 790R and Holding Provision 102H" in Zoning By-law 85-1. Due to review timeline refunds required by Bill 109, a Holding Provision is required to ensure matters related to urban design, noise and site remediation are addressed, prior to lifting of the Holding Provision. Official Plan policies indicate that where special zoning regulations are requested for residential intensification or a redevelopment of lands, the overall impact of the site-specific zoning regulations will consider compatibility with existing built form; appropriate massing and setbacks that support and maintain streetscape and community character; appropriate buffering to mitigate adverse impacts, particularly with respect to privacy; avoidance of unacceptable adverse impacts by providing appropriate number of parking spaces and an appropriate landscaped/amenity area. The applicant is seeking to amend the Zoning By-law to add Special Regulation Provision 790R to Zoning By-law 85-1. The proposed Special Regulation Provision is to permit an increased Floor Space Ratio (FSR), regulate parking setbacks to the street, and reduce the required parking rate. Staff offer the following comments with respect to the proposed Special Regulation Provision 790R: a) That the maximum Floor Space Ratio shall be 6.0. The purpose of this regulation is to cap the Floor Space Ratio and ensure development does not exceed the density presented in the concept plans. b) That parking be provided at a rate of 0.58 parking spaces per dwelling unit. 7% of the required parking spaces shall be shared for visitor parking and non-residential uses. Bicycle and electric vehicle parking are to be provided in accordance with By-law 2019-051. Page 155 of 222 The purpose of this regulation is to provide for a parking rate which is appropriate for the development as well as require adequate bicycle parking spaces and future electric vehicle charging parking spaces. The proposed ratio results in a parking rate of 0.58 parking spaces per dwelling unit (inclusive of visitor spaces). The subject lands will have adequate access to public transit and pedestrian/cycling networks and adequate bike storage will be provided within the development for residents. Planning and Transportation Services staff is of the opinion that the parking rate is appropriate for the subject lands. c) In no case shall any parking be located within 16.0 metres of the street line unless located underground or internal to a building. The purpose of this regulation is to ensure surface parking is adequately setback from the street and effectively screened with landscaping and amenity space. d) Geothermal Energy Systems shall be prohibited. The Region of Waterloo has indicated Geothermal Energy Systems shall be prohibited to mitigate the risks associated with contaminants that will remain beneath the site when the property is redeveloped. Staff offer the following comments with respect to Holding Provision 102H: Official Plan policies require that holding provisions will be applied in those situations where it is necessary or desirable to zone lands for development or redevelopment in advance of the fulfillment of specific requirements and conditions, and where the details of the development or redevelopment have not yet been fully resolved. A Holding provision may be used in order to facilitate the implementation of the `MU -3' zone and special regulation provision. The City will enact a by-law to remove the holding symbol when all the conditions set out in the holding provision have been satisfied, permitting development or redevelopment in accordance with the zoning category assigned. Holding Provision 102H Planning staff are recommending the following holding provision as part of the Zoning By-law Amendment: i. No residential use shall be permitted until such time as a Record of Site Condition is submitted and approved to the satisfaction of the Ministry of the Environment, Conservation and Parks (MOECP). This Holding Provision shall not be removed until the Region of Waterloo is in receipt of a letter from the Ministry of the Environment, Conservation and Parks (MOECP) advising that a Record of Site Condition has been completed to their satisfaction. ii. No residential use shall be permitted until such time as a Road Traffic and Stationary Noise Study is submitted and approved to the satisfaction of the Regional Commissioner of Planning, Housing and Community Services, if necessary. This Holding Provision shall not be removed until the City of Kitchener is in receipt of a letter from the Regional Commissioner of Planning, Housing and Community Services advising that such noise study or studies has been approved and an agreement, if necessary, has been entered into with the City and/or Region, as necessary, providing for the implementation of any recommended noise mitigation measures. iii. No development on the lands shall occur until such time as an Urban Design Brief is approved by the City's Director of Planning demonstrating a high quality of urban design that Page 156 of 222 contributes positively to the public realm and streetscapes with adequate onsite amenity There is an environmental threat located on and adjacent to the subject lands in accordance with the Region's Threats Inventory Database (TID) due to past and current land uses. A Record of Site Condition (RSC) and Ministry Acknowledgement Letter shall be required in accordance with the Region's Implementation Guidelines. Until such time that the RSC and Ministry Acknowledgement letter have been received by the Region, residential redevelopment of the site is not permitted. A noise study was prepared in support of the proposed Zoning By-law and reviewed by the Region of Waterloo. Additional building noise mitigation measures will be reviewed through the site plan design and approvals process and an addendum to the noise study will be required prior to removal of the Holding Provision. The subject lands are one of the primary gateways to the City and Downtown. Extra attention to high quality urban design that contributes positively to the public realm and streetscapes is expected for the subject lands with adequate onsite amenity for future residents. Detailed design will be reviewed through the site plan design and approvals process and an updated urban design report will be required prior to removal of the Holding Provision. Proposed Zoning By-law Amendment Conclusions Staff is of the opinion that the proposed Zoning By-law Amendment to change the zoning of the subject lands to `High Intensity Mixed Use Corridor Zone (MU -3)' with Special Regulation Provision 790R and Holding Provision 102H represents good planning as it will facilitate the redevelopment of the lands with multiple dwelling development that is compatible with the existing neighbourhood, which will add visual interest at the street level and skyline, and will appropriately accommodate on- site parking needs. Staff are supportive of the proposed development and recommend that the proposed Zoning By-law amendment be approved as shown in Appendix "B". Department and Agency Comments: Circulation of the Official Plan Amendment and Zoning By-law Amendment was undertaken in March 2023 to all applicable City departments and other review authorities. No major concerns were identified by any commenting City department or agency and any necessary revisions and updates were made. Copies of the comments are found in Appendix "D" of this report. The following Reports and Studies were considered as part of this proposed Official Plan Amendment and Zoning By-law Amendment: • Planning Justification Report Prepared by: MHBC Planning, March 2023 • Urban Design Brief, Windy Study, Shadow Study Prepared by: MHBC Planning, March 2023 • Transportation Impact Study and Parking Study Prepared by: Paradigm Transportation Solutions, February 2023 • Site Servicing Feasibility Study Prepared by: SBM, January 2023 • Sustainability Statement Prepared by: MHBC Planning, March 2023 Page 157 of 222 • Noise Feasibility Study Prepared by: HGC Engineering, February 2023 Community Input & Staff Responses WHAT WE HEARD 180 addresses (occupants and property owners) were circulated and notified Approximately 6 people/households/businesses provided comment A City -led Neighbourhood Meeting was held on April 13, 2023 and 8 different users logged on Staff received written responses from 6 residents with respect to the proposed development. These are included in Appendix `E'. A Neighbourhood Meeting was held on April 13, 2023. In addition, staff had follow up one-on-one correspondence with members of the public. A summary of what we heard, and staff responses are noted below. What We Heard Staff Comment The City of Kitchener does not regulate number of bedrooms. While the City does not regulate the number of bedrooms, a mix of unit types is strongly encouraged. In September 2022, we received new housing census data — we know; ■ We have 99805 dwelling units in Kitchener 61 % are 3+ bedrooms. We also know household data now as well: Three bedroom units should be ■ 58% of households have 1-2 people (26% 1 included in the proposed person, 32% 2 people) development. ■ 15% of all dwellings are in buildings greater than 5 storeys When a comparison is made between the household and housing data, we have 27,000 3+ bedroom homes which are occupied by one or two people. This means that 44% of all large units in Kitchener have more bedrooms than people living in the dwelling The City is currently undertaking a Missing Middle study that is looking at root causes of these results and how the City can get housing types of all sizes across the City. Page 158 of 222 Planning Conclusions In considering the foregoing, staff are supportive of the proposed Official Plan Amendment and Zoning By-law Amendment to permit the development of a multiple dwelling building at 1770 King Street East, 815 and 825 Weber Street East. Staff is of the opinion that the subject applications are consistent with policies of the Provincial Policy Statement (2020), conform to Growth Plan for the Greater Golden Horseshoe, the Regional Official Plan, and the City of Kitchener Official Plan and represent good planning. Planning staff are recommending that the applications be approved. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: The recommendation of this report supports the achievement of the City's strategic vision through the delivery of core service. Page 159 of 222 A Traffic Impact Study was submitted and reviewed by City Concerns the proposed MTO and Regional Transportation staff who did not identify development will create traffic that any major traffic concerns as a result of the proposed existing roads can not handle. development. The existing zoning currently permits a Floor Space Ratio of 4.0 and there is no maximum building height. The proposed amendments allow for increased density to be developed on site (6.0 FSR instead of the maximum permitted 4.0). The applicant has demonstrated that a tower can be accommodated in accordance with the City's Tall buildings should not be allowed. design for Tall Building Guidelines, which is the Council approved guiding document for tall building developments. The subject lands are located within the Airport Zoning Regulation area which is federally regulated. The proposed tower is in compliance with the Airport Zoning Regulations. The proposed tower is located approximately 130 metres The building is too tall and residents to the nearest residential dwelling on Floral Crescent and have concerns with privacy into their is separated by a 4 lane road (King Street East) with a yards. landscaped median. A City -owned open space with existing mature trees separates and screens King Street East to Floral Crescent. A Parking Justification Study was submitted and reviewed by Transportation Services staff who support the proposed parking rate of 0.58 parking spaces per dwelling unit. Not enough parking is being Unbundled parking is proposed as well as a minimum of provided. 0.5 Class A bicycle parking spaces per dwelling unit are required as a Transportation Demand Management (TDM) measure. This development is not receiving affordable housing sponsorship. Rather the development proposes 503 Affordable Units should be provided. purpose-built rental units which is an alternative housing option for those who are not in a position to purchase a dwelling unit. Planning Conclusions In considering the foregoing, staff are supportive of the proposed Official Plan Amendment and Zoning By-law Amendment to permit the development of a multiple dwelling building at 1770 King Street East, 815 and 825 Weber Street East. Staff is of the opinion that the subject applications are consistent with policies of the Provincial Policy Statement (2020), conform to Growth Plan for the Greater Golden Horseshoe, the Regional Official Plan, and the City of Kitchener Official Plan and represent good planning. Planning staff are recommending that the applications be approved. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: The recommendation of this report supports the achievement of the City's strategic vision through the delivery of core service. Page 159 of 222 FINANCIAL IMPLICATIONS: There are no financial implications associated with this recommendation. Bill 109, More Homes for Everyone Act, 2022 introduced a requirement for a municipality to refund planning application fees if a decision is not made within a prescribed timeframe. Decisions on Zoning By-law Amendments, when combined with an Official Plan Amendment, are required within 120 days to retain planning application fees, effective January 1, 2023. A decision must be made by Council prior to July 15, 2023 or the Planning Division must issue an application fee refund of $12,800.00, being 50% of the $25,600.00 Major Zoning By-law Amendment Application fee. The Planning Division does not have a funding source or budget for refunding planning application fees. COMMUNITY ENGAGEMENT: INFORM — This report has been posted to the City's website with the agenda in advance of the Council / Committee meeting. A large notice sign was posted on the property and information regarding the application was posted to the City's website in March of 2023. Following the initial circulation referenced below, an additional postcard advising of the statutory public meeting was circulated to all residents and property owners within 240 metres of the subject lands, and those responding to the preliminary circulation. Notice of the Statutory Public Meeting was also posted in The Record on April 23, 2023 (a copy of the Notice may be found in Appendix C). CONSULT —The proposed Official Plan Amendment and Zoning By-law Amendment were circulated to residents and property owners within 240 metres of the subject lands on March 21, 2023. In response to this circulation, staff received written responses from 6 members of the public, which were summarized as part of this staff report. Planning staff also had one-on-one conversations with residents on the telephone and responded to emails. PREVIOUS REPORTS/AUTHORITIES: • Planning Act, R.S.O. 1990, c. P.13 • Growth Plan, 2020 • Provincial Policy Statement, 2020 • Regional Official Plan • City of Kitchener Official Plan, 1994 • City of Kitchener Zoning By-law 85-1 REVIEWED BY: Tina Malone -Wright— Interim Manager of Development Review, Planning Division APPROVED BY: Readman, Justin - General Manager, Development Services APPENDIX& Appendix A — Proposed Official Plan Amendment Appendix B — Proposed Zoning By-law Amendment Appendix C — Newspaper Notice Appendix D — Department and Agency Comments Appendix E — Public Comments Page 160 of 222 2C V41 F�0 SCHEDULE 'A' 0 100 METRES KING WEBER KITCHENER SCALE 1:4,000 HOLDINGS INC 1770 KING ST E; 815 & 825 WEBER ST E DATE: APRIL 17, 2023 CITY OF KITCHENER OFFICIAL PLAN AMENDMENT TO MAP 10 KING STREET EAST NEIGHBOURHOOD SECONDARY PLAN a Mixed Use Corridor J Boundary of Secondary Plan Special Policy Area Trunk Road III Primary Arterial Road Secondary Arterial Road Major Collector Road Area 1 of Amendment From Mixed Use Corridor With Special Policy Area 1 To Mixed Use Corridor With Special Policy Area 11 REVISED: OFFICIAL PLAN AMENDMENT OPA23/002/K/CD ZONING BY-LAW AMENDMENT ZBA23/005/K/CD City of Kitchener FILE OPA23002KCD MAP10 Development Services Department, Planning MXd - AMENDMENT NO. XX TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 1770 King Street East , 815 and 825 Weber Street East Page 162 of 222 AMENDMENT NO. XXX TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 1770 King Street East, 815 and 825 Weber Street East INDEX SECTION 1 TITLE AND COMPONENTS SECTION 2 PURPOSE OF THE AMENDMENT SECTION 3 BASIS OF THE AMENDMENT SECTION 4 THE AMENDMENT APPENDICES APPENDIX 1 Notice of the Meeting of Planning & Strategic Initiatives Committee of May 15, 2023 APPENDIX 2 Minutes of the Meeting of Planning & Strategic Initiatives Committee May 15, 2023 APPENDIX 3 Minutes of the Meeting of City Council Page 163 of 222 AMENDMENT NO. XXX TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER SECTION 1 —TITLE AND COMPONENTS This amendment shall be referred to as Amendment No. XXX to the Official Plan of the City of Kitchener (1994). This amendment is comprised of Sections 1 to 4 inclusive. SECTION 2 — PURPOSE OF THE AMENDMENT The purpose of the Official Plan Amendment is to amend: • Map 10 — Secondary Plan - King Street East Neighbourhood Plan for Land Use by redesignating lands, municipally addressed as 1770 King Street East, 815 and 825 Weber Street East from Mixed Use Corridor' with Special Policy Area T to `Mixed Use Corridor' with Special Policy Area 11" • Adding Policy 13.2.3.11 to Section 13.2.3 to permit a maximum Floor Space Ratio (FSR) of 6.0. SECTION 3 — BASIS OF THE AMENDMENT Planning Analysis: Planning Act, R.S.O. 1990, c. P.13 25. Section 2 of the Planning Act establishes matters of provincial interest and states that the Minister, the council of a municipality, a local board, a planning board and the Tribunal, in carrying out their responsibilities under this Act, shall have regard to, among other matters, matters of provincial interest such as, f) The adequate provision and efficient use of communication, transportation, sewage and water services and waste management systems; g) The minimization of waste; h) The orderly development of safe and healthy communities; j) The adequate provision of a full range of housing, including affordable housing; k) The adequate provision of employment opportunities; p) The appropriate location of growth and development; q) The promotion of development that is designed to be sustainable, to support public transit and to be oriented to pedestrians; r) The promotion of built form that, (i) Is well-designed, (ii) Encourages a sense of place, and (iii) Provides for public spaces that are of high quality, safe, accessible, attractive and vibrant; s) The mitigation of greenhouse gas emissions and adaptation to a changing climate. These matters of provincial interest are addressed and are implemented through the Provincial Policy Statement, 2020, as it directs how and where development is to occur. The City's Official Plan is the most important vehicle for the implementation of the Provincial Policy Statement, 2020 and to ensure Provincial policy is adhered to. Provincial Policy Statement, 2020: The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. Section 1.4.3(b) of the PPS promotes all types of Page 164 of 222 residential intensification, and sets out a policy framework for sustainable, healthy, liveable and safe communities. The PPS promotes efficient development and land use patterns, as well as accommodating an appropriate mix of affordable and market-based residential dwelling types with other land uses, while supporting the environment, public health and safety. Provincial policies promote the integration of land use planning, growth management, transit -supportive development, intensification, and infrastructure planning to achieve cost-effective development patterns, optimization of transit investments, and standards to minimize land consumption and servicing costs. To support provincial policies relating to the optimization of infrastructure, transit and active transportation, the proposed designation and zoning facilitate a compact form of development which efficiently uses the lands, is in close proximity to transit options including bus, rapid transit, and makes efficient use of both existing roads and active transportation networks. The lands are serviced and are in proximity to parks, trails and other community uses. Provincial policies are in support of providing a broad range of housing. The proposed multiple dwelling development represents an attainable form of market-based housing. Planning staff is of the opinion that the proposed application will facilitate the intensification of the subject property with a multiple dwelling development that is compatible with the surrounding community, helps manage growth, is transit -supportive and will make use of the existing infrastructure. No new public roads would be required for the proposed development and Engineering staff have confirmed there is capacity in the sanitary sewer to permit intensification on the subject lands. Based on the foregoing, staff is of the opinion that this proposal is in conformity with the PPS. A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth Plan): The Growth Plan supports the development of complete and compact communities that are designed to support healthy and active living, make efficient use of land and infrastructure, provide for a range and mix of housing types, jobs, and services, at densities and in locations which support transit viability and active transportation. The subject lands are in close proximity to transit and parks. Policy 2.2.6.1(a) states that municipalities will support housing choice through the achievement of the minimum intensification and density targets in this plan by identifying a diverse range and mix of housing options and densities, including additional residential units and affordable housing to meet projected needs of current and future residents. Policies 2.2.1.4 states that complete communities will: a) feature a diverse mix of land uses, including residential and employment uses, and convenient access to local stores, services, and public service facilities; b) improve social equity and overall quality of life, including human health, for people of all ages, abilities, and incomes; c) provide a diverse range and mix of housing options, including additional residential units and affordable housing, to accommodate people at all stages of life, and to accommodate the needs of all household sizes and incomes; d) expand convenient access to: i. a range of transportation options, including options for the safe, comfortable and convenient use of active transportation; ii. public service facilities, co -located and integrated in community hubs; Page 165 of 222 iii. an appropriate supply of safe, publicly -accessible open spaces, parks, trails, and other recreational facilities; and iv. healthy, local, and affordable food options, including through urban agriculture; e) provide for a more compact built form and a vibrant public realm, including public open spaces; f) mitigate and adapt to the impacts of a changing climate, improve resilience and reduce greenhouse gas emissions, and contribute to environmental sustainability; and g) integrate green infrastructure and appropriate low impact development. The Growth Plan supports planning for a range and mix of housing options and, in particular, higher density housing options that can accommodate a range of household sizes in locations that can provide access to transit and other amenities. The subject lands are located within the City's delineated built-up area, and within an Urban Corridor in the 2014 Kitchener Official Plan. Urban Corridors are identified as a Primary Intensification Area in the City of Kitchener's Official Plan on Map 2. The proposed designation and zoning will support a higher density housing option that will help make efficient use of existing infrastructure, parks, roads, trails and transit. The proposed development is also proposing to include several unit types, increasing the variety of housing options for future residents. Planning staff is of the opinion that the applications conform to the Growth Plan. Figure 6 — Subject lands are located within an Urban Corridor on Map 2 in the City of Kitchener's Official Plan Page 166 of 222 Regional Official Plan (ROP) Urban Area policies of the ROP identify that the focus of the Region's future growth will be within the Urban Area. The subject lands are designated Built -Up Area in the ROP. The proposed development conforms to Policy 2.D.1 of the ROP as this neighbourhood provides for the physical infrastructure and community infrastructure to support the proposed residential development, including transportation networks, municipal drinking -water supply and wastewater systems, and a broad range of social and public health services. Regional policies require Area Municipalities to plan for a range of housing in terms of form, tenure, density and affordability to satisfy the various physical, social, economic and personal support needs of current and future residents. The Region of Waterloo have indicated they have no objections to the proposed application Planning staff are of the opinion that the applications conform to the Regional Official Plan. Reaion of Waterloo Airaort Restrictions The subject lands are located within the federally regulated Airport Zoning Regulation (AZR). The existing AZR height limit is 430.50m ASL with a maximum height restriction of 111.5m. The applicant has completed an aeronautical assessment which has been accepted by the Region of Waterloo. The assessment justifies a maximum elevation of 457m ASL for the subject lands and the concept plans submitted with the application show a maximum elevation of the building of 406.5m ASL. Sufficient space for the operation of a future crane without reaching the maximum elevation of 457m ASL can be provided for and comply with the federally regulated Airport Zoning Regulations. City of Kitchener Official Plan (OP) The City of Kitchener OP provides the long-term land use vision for Kitchener. The vision is further articulated and implemented through the guiding principles, goals, objectives, and policies which are set out in the Plan. The Vision and Goals of the OP strive to build an innovative, vibrant, attractive, safe, complete and healthy community. The subject lands are designated `Mixed Use Corridor with Special Policy Area 1" (Map 10) in the King Street East Secondary Plan (1994 Official Plan). The Mixed Use Corridor land use designation provides residential redevelopment opportunities together with appropriate commercial and institutional uses that primarily serve adjacent residential neighbourhoods. Over time it is intended that the Mixed Use Corridors shall intensify and provide a balanced distribution of commercial, multiple residential and institutional uses. The policies of Special Policy Area 1 were deleted through OPA 111. The applicant is proposing to add Special Policy Area 11 to the King Street East Secondary Plan to allow a Floor Space Ratio (FSR) of 6.0 whereas the current Official Plan policies allow for a maximum FSR of 4.0 with an additional 1.0 FSR permitted if a 1,000 square metre or larger food store is located within the mixed-use development. Policy 17.E.13.1. of the City of Kitchener Official Plan require that holding provisions will be applied in situations where it is necessary or desirable to zone lands for development or redevelopment in advance of the fulfillment of specific requirements and conditions, and where the details of the development or redevelopment have not yet been fully resolved. A Holding provision may be used in order to implement this Plan to ensure that certain conditions, studies or requirements related to a proposed Zoning By-law Amendment are met. A Holding Provision shall be applied to residential uses, day care uses and other sensitive uses and will not be Page 167 of 222 removed through a by-law amendment until such time as the City of Kitchener is in receipt of an Urban Design Report and until such time as a Record of Site Condition has been acknowledged by the Province and a Noise Study has been reviewed and approved by the Region and releases have been issued by the Region. Urban Structure The Official Plan establishes an Urban Structure for the City of Kitchener and provides policies for directing growth and development within this structure. Intensification Areas are targeted throughout the Built-up Area in key locations to accommodate and receive the majority of development or redevelopment for a variety of land uses. Primary Intensification Areas include the Urban Growth Centre, Major Transit Station Areas, Nodes and Corridors, in this hierarchy, according to Section 3.C.2.3 of the Official Plan. The subject lands are located within an `Urban Corridor' in the 2014 Kitchener Official Plan. Urban Corridors are identified as a Primary Intensification Area in the City of Kitchener's Official Plan on Map -2. Urban Corridors are generally linear in form and are located along existing or planned transit corridors. They are intended to have strong pedestrian linkages and be integrated with neighbouring residential and employment uses. The subject lands have direct access to two regional transit corridors which have multiple bus routes, access to Highway 8 and Highway 7. According policy 3.C.2.38 of the Official Plan, the planned function of Urban Corridors is to provide for a range of retail and commercial uses and intensification opportunities that should be transit - supportive. Urban Corridors function as the spine of a community as well as a destination for surrounding neighbourhoods. Strengthening linkages and establishing compatible interfaces between the Urban Corridors and surrounding Community Areas and Industrial Employment areas are priorities for development in these areas. The proposed development is planned for a multiple dwelling with at grade units and active frontages along all street frontages and provides for 503 purpose-built rental units. Staff is of the opinion that the proposed development will help to increase density in an area well served by nearby transit while being context sensitive to surrounding lands and provides excellent access to off-road pedestrian and cycling facilities. Staff is of the opinion that the proposed Official Plan Amendment and Zoning By-law Amendment will support a development that not only complies with the City's policies for an Urban Corridor but also contributes to the vision for a sustainable and more environmentally -friendly city. Growing Together The Growing Together project is the continuation of the City's ongoing planning review process that began with PARTS and advanced through the Neighbourhood Planning Review (NPR) project, while also responding to new direction from the province, implementing the updated Regional Official Plan, and addressing new and emerging city priorities. Neighbourhood Planning Review 1770 King Street East, 815 and 825 Weber Street East are within the King East Neighbourhood Planning Review (NPR) area. A statutory public meeting was held on December 9, 2019 regarding draft amendments to the King Street Secondary plan. The proposed Official Plan designation for the site is `Mixed Use' and the proposed zoning is `Medium to High Rise Mixed Use Three Zone Page 168 of 222 (MIX -3)'. The Growing Together project is under review and updated draft land use designations and zoning will be considered in late 2023. Urban Design The City's urban design policies are outlined in Section 11 of the City's OP. In the opinion of staff, the proposed development meets the intent of these policies, specifically: Streetscape; Safety; Universal Design; Site Design; Building Design, and Massing and Scale Design. To address these policies, an Urban Design Brief Report was submitted and has been reviewed by City staff. The Urban Design Brief outlines the vision and principles guiding the site design and informs the proposed zoning by-law regulations. An updated urban design report will be required and secured through a Holding Provision. The subject lands are one of the primary gateways to the City and Downtown. Extra attention to high quality urban design that contributes positively to the public realm and streetscapes is expected for the subject lands with adequate onsite amenity for future residents. Detailed design will be reviewed through the site plan design and approvals process and an updated urban design report will be required prior to removal of the Holding Provision. Streetscape — The Weber Street East and Montgomery Road frontages are activated by at -grade residential units and the building's lobby. At grade residential units and the building lobby have direct access to public sidewalks. The tower podium has a defined base which will enhance the streetscape. Safety — As part of the site plan approval process, staff will ensure Crime Prevention Through Environmental Design (CPTED) principles are achieved and that the site meets the Ontario Building Code and the City's Emergency Services Policy. Universal Design — The development will be designed to comply with Accessibility for Ontarians with Disabilities Act and the Ontario Building Code. Skyline — The proposed building will provide a new feature on the City's skyline. The proposed building will create visual interest from several different vantage points. Site Design, Building Design, Massing and Scale — The subject site is designed to have a development that will be developed at a scale that is compatible with the existing and planned built form for the surrounding neighbourhood. The tower has a well-defined podium and building step backs which helps enhance the public realm. Massing is broken up at the 8th and 17th storeys on the tower which mitigate overlook issues and shadow impacts. Tower Design The tower placement has been oriented towards the corner of Weber Street and Montgomery Road with an 8 -storey podium and building step backs at the 17th floor. The tower massing is broken up vertically by variation and the articulation of building materials. Furthermore, balconies for the residential units are included on the street -facing elevations. 4.5 -metre -tall ground floor units are proposed which will enhance the streetscape and will also allow for easy conversion of future non-residential uses. Shadow Impact Study The owner has completed a Shadow Impact Study in addition to the Urban Design Report. Staff have reviewed the study and are satisfied the shadow study meets the City's requirements, with respect to shadow impacts, as noted in the City of Kitchener Urban Design Manual. Page 169 of 222 Wind Study A wind study was prepared for the consideration of this development proposal and reviewed by staff. The wind conditions surrounding the proposed development are generally suitable. A full Wind Assessment be required and reviewed at the site plan application stage and wind control features will be required through the site plan application is necessary to mitigate wind. Tall Building Guidelines The proposed development has also been reviewed for compliance with the City's Design for Tall Buildings Guidelines. The objective of this document is to: • achieve a positive relationship between high-rise buildings and their existing and planned context; • create a built environment that respects and enhances the city's open space system, pedestrian and cyclist amenities and streetscapes; • create human -scaled pedestrian -friendly streets, and attractive public spaces that contribute to livable, safe and healthy communities; • promote tall buildings that contribute to the view of the skyline and enhance orientation, wayfinding and the image of the city; • promote development that responds to the physical environment, microclimate and the natural environment including four season design and sustainability; and, • promote tall building design excellence to help create visually and functionally pleasing buildings of architectural significance. The proposed development concept has been reviewed with these objectives in mind. City staff has confirmed that the proposed towers are generally consistent with and meet the overall intent of the City's Design for Tall Building Guidelines. More specifically, the proposed development meets the onsite and offsite separation distance requirements of the Design for Tall Building Guidelines. Transportation Policies: The Official Plan supports an integrated transportation system which incorporates active transportation, allows for the movement of people and goods and promotes a vibrant, healthy community using land use designations and urban design initiatives that make a wide range of transportation choices viable. The subject lands are located along King Street and Weber Street both which have multiple bus routes (GRT Routes 7 and 8) and stops located within walking distance. The building has excellent access to cycling networks, including existing on and off- street cycling facilities. The location of the subject lands, in the context of the City's integrated transportation system, supports the proposal for transit -oriented development on the subject lands. The proposed Official Plan Amendment and Zoning By-law Amendment applications will support a more intensive multiple residential development in a location that is supported by the transportation network. The location of the proposed building, secured through the proposed site- specific provisions, will result in a built form that fosters walkability within a pedestrian -friendly environment that allows walking to be safe, comfortable, barrier -free and a convenient form of urban travel. At future site plan approval processes, the design of the building will have to feature a high-quality public realm to enhance the identity of the area and create gathering points for social interaction, Page 170 of 222 community events and other activities. Additionally, secured and visitor bicycle parking will be required the Zoning By-law. Housina Policies Section 4.1.1 of the City's Official Plan contains policies with the primary objective to provide for an appropriate range, variety and mix of housing types and styles, densities, tenure and affordability to satisfy the varying housing needs of our community through all stages of life. The proposed development increases the amount of multiple dwelling units available in the city. The development is contemplated to include a range of unit types including, one and two-bedroom units. These new units will meet and appeal to a variety of household needs. Sustainable Development Section 7.C.4.1 of the City's Official Plan ensures developments will increasingly be sustainable by encouraging, supporting and, where appropriate, requiring: a) compact development and efficient built form; b) environmentally responsible design (from community design to building design) and construction practices; c) the integration, protection and enhancement of natural features and landscapes into building and site design; d) the reduction of resource consumption associated with development; and, e) transit -supportive development and redevelopment and the greater use of other active modes of transportation such as cycling and walking. Development applications are required to demonstrate that the proposal meets the sustainable development policies of the Plan and that sustainable development design standards are achieved. Sustainable development initiatives will be further implemented at the site planning approval process through the detailed design review of the building. Official Plan Amendment Conclusions The Official Plan Amendment application requests that the land use designation as shown on Map 10 — King Street East Secondary Plan be changed from `Mixed Use Corridor with Special Policy Area 1' to `Mixed Use Corridor with Special Policy Area 11'. Based on the above -noted policies and planning analysis, staff is of the opinion that the proposed Official Plan Amendment represents good planning and recommends that the proposed Official Plan Amendment be approved. SECTION 4—THE AMENDMENT The City of Kitchener Official Plan (1994) is hereby amended as follows: a) Part 3, Section 13.2.3 Special Policies is amended by adding Special Policy 13.2.3.11 thereto as follows: io Page 171 of 222 I'll. Notwithstanding the Mixed Use Corridor land use designation and policies, applied to the lands located at 1770 King Street East 815 and 825 Weber Street East, the maximum Floor Space Ratio shall be.6.0. A Holding Provision shall be applied to residential uses, day care uses and other sensitive uses and will not be removed through a by-law amendment until such time as the City of Kitchener is in receipt of an Urban Design Report and until such time as a Record of Site Condition has been acknowledged by the Province and a Noise Study has been reviewed and approved by the Region of Waterloo. b) Map No. 10 — Secondary Plan - King Street East Neighbourhood Plan For Land Use is amended by designating the lands, municipally addressed as 1770 King Street East 815 and 825 Weber Street East, as `Mixed Use Corridor with Special Policy Area 11" instead of `Mixed Use Corridor with Special Policy Area 1', as shown on the attached Schedule `A'. 11 Page 172 of 222 APPENDIX 1: Notice of the Planning & Strategic Initiatives Committee Meeting (April 21, 2023) NOTICE OF PUBLIC MEETING fora development in your neighbourhood 1770 Ding Street East, 815 Et 825 Weber Street :East iL ,i 5i 4. 4 1. - i :":,I Concept Drawing, KITS :] 1�;iE Have Your Voice Heard! Date: May 15.2023 Location: Council Chambers, Kitche nor City Hall 200 King Street West orVirtu aI Zoorn Meeting ToView the .staff report, agenda, meeting details, start time of this item or to appear as a delegation, visit- kitchener.ca rrreetings To Learn more about this project. including information on your appeal rights, visit: www,kiit hener.ca/ I R FM . PlanningApplications ISO 0 or contact: 27 Storeys, High Rise Floor Spjce Craig DumarL Senior Planner 503 Dwelling Residential Ratio of 519.741.2200 x 7073 Units 6.0 cralg.dumart a?kitchener.ca The City of Kitchener will consider applications to amend the Official Flan and Zoning By-lawto facilitate the redevelopment of the lands with a 27 storey residential building with a Floor Space Ratio of 6.0 with 503 residential dwelling units, A total of 291 vehicle parking spaces and 406 bicycle parking spaces are proposed for the development. 270 spaces are proposed to be located within two storeys of underground parking, and 21 visitor panting spaces aro proposed to be located on the surface providing for a parking ratio of 0,55 parking spaces per dweIIing unit 12 Page 173 of 222 APPENDIX 2: Minutes of the Planning & Strategic Initiatives Committee Meeting (May 15, 2023) 13 Page 174 of 222 APPENDIX 3 - Minutes of the Meeting of City Council (May 29, 2023) 14 Page 175 of 222 _m Rq14 ORFS INS -2 RES INS -2 :DOLE 7 .DUL 173 MU -3 MAP NO. 1 KING WEBER KITCHENER HOLDINGS INC. 1770 KING ST E; 815 & 825 WEBER ST E 00 5 F SUBJECT AREA(S) AMENDMENT TO BY-LAW 85-1 N AREA 1 - FROM MU -3 HIGH INTENSITY MIXED USE CORRIDOR ZONE AND SPECIAL USE PROVISION 401 U TO MU -3 HIGH INTENSITY MIXED USE CORRIDOF ZONE WITH SPECIAL REGULATION PROVISION 790R AND HOLDING PROVISION 102H AREA 2 - FROM MU -3 HIGH INTENSITY MIXED USE CORRIDOR ZONE TO MU -3 HIGH INTENSITY MIXED USE CORRIDOF ZONE WITH SPECIAL REGULATION PROVISION 790R AND HOLDING PROVISION 102H 0 50 100 METRES SCALE 1:4,000 DATE: APRIL 17, 2023 BY-LAW 85-1 CR -4 COMMERCIAL RESIDENTIAL FOUR ZONE MU -2 MEDIUM INTENSITY MIXED USE CORRIDOR ZONE MU -3 HIGH INTENSITY MIXED USE CORRIDOR ZONE BY-LAW 2019-051 COM -2 GENERAL COMMERCIAL ZONE INS -2 MAJOR INSTITUTIONAL ZONE NHC-1 NATURAL HERITAGE CONSERVATION ZONE OSR-2 OPEN SPACE: GREENWAYS ZONE RES -2 RESIDENTIAL TWO ZONE RES -4 RESIDENTIAL FOUR ZONE RES -5 RESIDENTIAL FIVE ZONE ZONE GRID REFERENCE SCHEDULE NO. 173 OF APPENDIX'A' KITCHENER ZONING BY-LAW 85-1 AND 2019-051 _4 FLOODING HAZARD ECOLOGICAL RESTORATION ZONING BY-LAW AMENDMENT ZBA23/005/K/CD OFFICIAL PLAN AMENDMENT OPA23/002/K/CD City of Kitchener FILE ZBA23005KCD_MAP1 DEVELOPME T SERVICES DEPARTMENT, PLANNING mxd PROPOSED BY — LAW 2023 BY-LAW NUMBER OF THE CORPORATION OF THE CITY OF KITCHENER (Being a by-law to amend By-law 85-1, as amended, known as the Zoning By-law for the City of Kitchener — King Weber Kitchener Holdings Inc. — 1770 King Street East, 815 and 825 Weber Street East) WHEREAS it is deemed expedient to amend By-law 85-1 for the lands specified above; NOW THEREFORE the Council of the Corporation of the City of Kitchener enacts as follows: 1. Schedule Number 173 of Appendix "A" to By-law Number 85-1 is hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 1 on Map No. 1, in the City of Kitchener, attached hereto, from High Intensity Mixed Use Corridor Zone (MU -3) with Special Use Provision 401U to High Intensity Mixed Use Corridor Zone (MU -3) with Special Regulation Provision 790R and Holding Provision 102H. 2. Schedule Number 173 of Appendix "A" to By-law Number 85-1 is hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 2 on Map No. 1, in the City of Kitchener, attached hereto, from High Intensity Mixed Use Corridor Zone (MU -3) to High Intensity Mixed Use Corridor Zone (MU -3) with Special Regulation Provision 790R and Holding Provision 102H. 3. Schedule Number 173 of Appendix "A" to By-law Number 85-1 is hereby further amended by incorporating additional zone boundaries as shown on Map No. 1 attached hereto. 4. Appendix "D" to By-law 85-1 is hereby amended by adding Section 790 thereto as follows: Page 177 of 222 790. Notwithstanding Sections 6.1.2, and 55.2.1 of this By-law within the lands zoned MU - 3 and shown as being affected by this subsection on Schedule Number 173 of Appendix `A' the following special regulations shall apply: a) The maximum Floor Space Ratio shall be 6.0. b) On-site Parking shall be provided as follows: i) Parking for multiple dwellings shall be provided at a rate of 0.58 spaces per unit. ii) Visitor Parking shall be sharable with non-residential uses and be provided at a rate of 7% of the required parking. iii) Bicycle and electric vehicle parking are to be provided in accordance with By-law 2019-051; c) In no case shall any parking be located within 16.0 metres of the street line unless located underground or internal to a building. d) Geothermal Energy Systems shall be prohibited." 5. Appendix "F" to By-law 85-1 is hereby amended by adding Section 102H thereto as follows: "102. Notwithstanding Section 55 of this Bylaw, within the lands zoned MU -3 and shown as being affected by this Subsection on Schedule Number 173 of Appendix "A": i) No residential use shall be permitted until such time as a Record of Site Condition is submitted and approved to the satisfaction of the Ministry of the Environment, Conservation and Parks (MECP). This Holding Provision shall not be removed until the Region of Waterloo is in receipt of a letter from the Ministry of the Environment, Conservation and Parks (MECP) advising that a Record of Site Condition has been completed to their satisfaction. ii) No residential use shall be permitted until such time as a Road Traffic, and Stationary Noise Study is submitted and approved to the satisfaction of the Regional Commissioner of Planning, Housing and Community Services, if necessary. This Holding Provision shall not be removed until the City of Kitchener is in receipt of a letter from the Regional Commissioner of Planning, Housing and Community Services advising that such noise study or studies has been approved and an agreement, if necessary, has been Page 178 of 222 entered into with the City and/or Region, as necessary, providing for the implementation of any recommended noise mitigation measures. iii) No development on the lands shall occur until such time as an Urban Design Brief is approved by the City's Director of Planning demonstrating a high quality of urban design that contributes positively to the public realm and streetscapes with adequate onsite amenity." 6. This By-law shall become effective only if Official Plan Amendment No. _ (1770 King Street East, 815 and 825 Weber Street East) comes into effect, pursuant to Section 24(2) of The Planning Act, R.S.O. 1990, c. P.13, as amended. PASSED at the Council Chambers in the City of Kitchener this day of 2023. Mayor Clerk Page 179 of 222 NOTICE OF PUBLIC MEETING for a development in your neighbourhood 1770 King Street East, 815 it 825 Weber Street East KiR7MENER Concept Drawing e 1A A t �i TL ffm Have Your Voice Heard! Date: May 15, 2023 Location: Council Chambers, Kitchener City Hall 200 King Street West orVirtuaI Zoom Meeting To view the staff report, agenda, meeting details, start time of this item orto appearasa delegation, visit: kitchener.ca/meetings To learn more about this project, including information on your appeal rights, visit: www.kitchener.ca/ PlanningApplications or contact: 27 Storeys, High Rise Floor Space Craig Dumart, Senior Planner S03 Dwelling Residential Ratio of 519.741.2200 x 7073 Units 6.0 craig.dumart@kitchener.ca The City of Kitchener will consider applications to amend the Official Plan and Zoning By-law to facilitate the redevelopment of the lands with a 27 storey residential building with a Floor Space Ratio of 6.0 with 503 residential dwelling units. A total of 291 vehicle parking spaces and 406 bicycle parking spaces are proposed for the development. 270 spaces are proposed to be located within two storeys of underground parking, and 21 visitor parking spaces are proposed to be located on tlPagWd 00iofg222parking ratio of 0.58 parking spaces per dwelling unit. Internal memo Development Services Department www.kitchener.ca Date: March 29, 2023 To: Craig Dumart From: Nolan Beatty Subject: Zoning By -Law Amendment and Official Plan Amendment Application 1770 King Street East, 815 and 825 Weber Street E King Weber Kitchener Holdings Inc. ZBA23/005/K/CD OPA23/002/K/CD The below comments have been prepared through the review of the supplied Site Servicing Feasibility Study "SBM Functional Servicing Report.pdf', dated January 23, 2023 prepared by Strik Baldinelli Moniz Ltd.; in support of the above noted applications. General Comments: 1. Engineering is in support of the above applications. Any comments below can be used to direct detailed design. Sanitary: 2. Proposed flows for a potential building population of 1330 persons (larger population derived from Ontario Building Code) was verified in the City's model and indicate no impacts downstream of this development. Water (Angela Mick, Kitchener Utilities): 3. Any buildings over 84m tall require a second water service in accordance with Ontario Building Code section 3.2.9.7 (4). There should be a valve between the two services to allow for a feed from either service. 4. Water servicing should be from the 300mm PVC watermain on King Street E. (Regional Road 15). Stormwater Management (SWM): 5. A more thorough review of the site SWM will be conducted with detailed design. 6. Note: SWM fees with respect to retention or quality are assessed and calculated in the year in which they are to be paid. �K Nolan Beatty, C.E.T. Engineering Technologist Page 181 of 222 Craig Dumart From: Mike Seiling Sent: Tuesday, March 21, 2023 11:46 AM To: Craig Dumart Subject: FW: Circulation for Comment - 1770 King Street East & 815-825 Weber Street East (OPA/ZBA) Attachments: department & agency letter - 1770 King Street East.pdf Building; no concerns. A Record of Site Condition will be required for this project as part of the building permit process. The Consultant and owner likely know this but just in case they are not aware or in the process of securing. From: Christine Kompter<Christine.Kompter@kitchener.ca> Sent: Tuesday, March 21, 2023 11:41 AM To: MTO - Jeremiah Johnston (Jeremiah.Johnston@ontario.ca) <jeremiah.johnston@ontario.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.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; Ellen Straus <EIIen.Straus@kitchener.ca>; Enova Power Corp. - Greig Cameron <greig.cameron@enovapower.com>; Enova Power Corp. - Shaun Wang <shaun.wang@enovapower.com>; Feds <vped@feds.ca>; GRCA - Planning (planning@grandriver.ca) <planning@grandriver.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango <landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; Justin Readman <Justin.Readman@kitchener.ca>; Katherine Hughes <Katherine.Hughes@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; Ontario Power Generation <Executivevp.lawanddevelopment@opg.com>; Park Planning (SM) <Park.Planning@kitchener.ca>; Region - Planning <PlanningApplications@regionofwaterloo.ca>; Property Data Administrator (SM) <PropDataAdmin@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder <Steven.Ryder@kitchener.ca>; Sylvie Eastman <Sylvie.Eastman@kitchener.ca>; WCDSB - Planning <planning@wcdsb.ca>; WRDSB - Board Secretary (elaine_burns@wrdsb.ca) <elaine_burns@wrdsb.ca>; WRDSB - Planning <planning@wrdsb.ca> Cc: Craig Dumart <Craig.Duma rt@kitchener.ca> Subject: Circulation for Comment -1770 King Street East & 815-825 Weber Street East (OPA/ZBA) Please see attached. Additional documentation can be found in AMANDA folders 23-104888 & 23-104890 (City staff) and ShareFile (external agencies). Comments or questions should be directed to Craig Dumart, Senior Planner (craig.dumart@kitchener.ca; 519=741-2200 0073). Christine Kompter Administrative Assistant I Planning Division I City of Kitchener 200 King Street West, 6t" Floor I P.O. Box 1118 Kitchener ON N2G 4G7 519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.kompter@kitchener.ca Page 182 of 222 Craig Dumart From: Johnston, Jeremiah (MTO) <Jeremiah.Johnston@ontario.ca> Sent: Friday, April 14, 2023 10:31 AM To: Craig Dumart Subject: Circulation for Comment - 1770 King Street East & 815-825 Weber Street East (O PA/Z BA) Attachments: Concept Site Plan.pdf Hi Craig, The Ministry of Transportation (MTO) has completed a review of the OPA/ZBA for the property located at 1770 King Street East & 815-825 Weber Street East received Tuesday, March 21, 2023, for the redevelopment of 815, 825 Weber St E, and 1770 King Street E. The site has been considered in accordance with the Public Transportation and Highway Improvement Act (PTH IA), MTO's Highway Corridor Management Manual (HCMM) and all related MTO policy. The following outlines our comments on the site overall: The site in in close proximity to Highway 7/8 in the vicinity of the subject property is a Class 1A — Provincial Freeway and designated as a Controlled Access Highway (CAH), with a posted speed of 90km/hr. As such, all requirements, guidelines and best practices in accordance with this classification and designation shall apply. The owner should be aware that the property falls within MTO's Permit Control Area (PCA), and as such, MTO Permits are required before any demolition, grading, construction or alteration to the site commences. In accordance with the Ontario Building Code, municipal permits may not be issued until such time as all other applicable requirements (i.e.: MTO permits/approvals) are satisfied. As a condition of MTO permit(s) MTO will require the following for review and approval: Building and Land Use Permit MTO Building and Land Use (BLU) Permit(s) would be required. As a condition of permits MTO would require the following for review: • The applicant would be required to submit an acceptable Site Plan, Grading Plan, Drainage Plan, Erosion Control Plan and Site Servicing Plan for MTO review and acceptance. These plans shall clearly identify all structures/works (existing and proposed). MTO would require all buildings, structures and features integral to the site to be located 7 metres from the existing MTO property limit, inclusive of parking lots, and stormwater management facilities. • Access from Montgomery Rd would not be acceptable to MTO. The existing access on Montgomery should be labeled with a note "Access to be closed". The 7.81 metre setback shown on the concept plan is sufficient. Traffic Impact Study The submitted TIS is currently under review for anticipated volumes of traffic and its impact upon the provincial highway network. MTO will provide comments to the City and Applicant prior to or through the site plan review process. Page 183 of 222 Should Highway improvements be identified as warranted and as a condition of MTO permits, the improvements will be designed and constructed to the standards and approval of MTO at the cost of the applicant. Sign Permit • MTO Sign Permit(s) would be required for any proposed signage visible from Highway 7/8. A MTO sign permit will be required prior to installation of signs. This is inclusive of any temporary signage. Thank you, Jeremiah Johnston Corridor Management Planner Corridor Management Section Ministry of Transportation Operations Branch West 659 Exeter Road, London, ON N6E ID M: (226)-980-6407 Page 184 of 222 City of Kitchener Zone Change Comment Form Address: 1170 King Street- 815-825 Weber Street Owner: Enter project address. Application #: OPA 23/002/K/CD ZBA23/005/K/CD Comments Of: City of Kitchener— Urban Design- Planning Commenter's Name: Pegah Fahimian Email: Pegah.fahimian@kitchener.ca Phone: 519-741-2200 Ext. 7342 Date of Comments: April 11, 2023 %" ❑ 1 plan to attend the meeting (questions/concerns/comments for discussion) �;1,rV ,, ❑X No meeting to be held ❑ 1 do NOT plan to attend the meeting (no concerns)% ilio i 1. Documents Reviewed: • Cover Letter /i; �� • Urban Design Brief- March 2023 • Concept Site Plans — Feb2023 ,,. • Wind Study -Pedestrian Wind Assessment —Boundary Layer WindT;unnel, Feb 2023 2. Site -Specific Comments & Issues: I have reviewed the documentation noted below submitte' in support of an OPA and ZBA to add a Site Specific Special Policy to the King Street East Secondary Plan,to allow for a floor space ratio of 6.0, and a „ '4 Zoning By-law Amendment is proposed to add a Special mjRegulation Provision to permit a Floor Space Ratio of 6.0 and allow for a reduction in parking t , 58 spaces per unit with 5% visitor parking being provided. The proposed amendments will allow for the development of 27 storey residential building with a floor space ratio of 6.0 with a total of 503 residential units. A' ,otal of 291 vehicle parking spaces and 406 bicycle parking spaces are provided in the,,develop`ent, with 270 spaces within two storeys of underground parking, and 21 spaces, including�,15 visitor,;parking spaces, are proposed to be located on the surface. Urban design staff are satisf'iedNfith fh"e revised development concept. While the concept of residential intensification on;this site is positive 'and many previous staff comments have been incorporated into the proposal, some design;mod,ifications must be addressed in the Site Plan Application to create a development p„rq 11 4`1 ell -designed and appropriate for this site and neighbourhood. 3. Comments'on Subrrmitted Documents i Urban,Desien"Brief- March 2023 Tall Building Design Analysis: The tall building design guidelines are an excellent compatibility test for proposals exceeding their zoning permissions. The proposal meets the overall intent of the City's Design for Tall Buildings Guidelines. A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 1 of 4 Page 185 of 222 City of Kitchener Zone Change Comment Form Building Design: The proposed 8 -storey pedestrian -scaled podium along Weber and Montgomery Street is distinguished by tall towers and intended architectural treatment. Contemporary architectural style, details and building elevations are to be refined through the site plan process. • Given the location of this project, the proposed tower will be a city landmark and have a significant impact on the neighborhood. As a result, further design enhancement should be considered to improve its positive contribution to the local urban context. • The proposed tower step back does not sufficiently define the podium from the proposed tower. The step back is to be increased to provide a more pronounced separation between the tower and the podium base. At a minimum, the Urban Design Guidelines require a 3.0m offset.''This would also help with wind impacts due to the proposed large slab form. • The proposed 17 -storey slab building along Weber Street, due to its height, mass, and proximity to the ROW, will create an enclosed streetscape that hinders sky view and creates an overwhelming scale in the public realm. Additional setbacks /stepbacks should be provided to minimize the overwhelming scale at the pedestrian level. • The proposed architectural details on the 3D massing perspectives are not coordinated with the proposed building elevations. Further detailing and architectural articulation are to be provided on the 3D renderings. On-site Amenity area: Required amenity space calculations are contained in the Urban Design Manual and include two parts — one for a general amenity area and one for children's play facilities in multiple residential developments. (2m2 x #units) + (2.5m2 x #bedrooms - #units) = outdoor amenity space. The UDB did not provide any commentary or precedent images related to "the provision of robust on-site amenity space for all ages and abilities." Additional information should be provided regarding the various on-site amenity spaces in the UDB (common, individual, indoor, and outdoor). Shadow Studies, Cusimano Architects, March 2023 The submitted shadow analysis is acceptable as it confirms that the proposal -maintained access to at least 5 hours of cumulative direct sunlight to nearby sidewalks and open spaces. • Wind Study - Pedestrian Level Wind — Boundary Layer Wind Tunnel, Feb 2023 A full Wind Assessment should be provided for review at the site plan application stage. A revised design proposal should be developed that addresses the wind impacts outlined in the submitted wind study. A City for Everyone Working Together — Growing Thoughtfully — Building Community Pa 9 f86 of 222 City of Kitchener Zone Change Comment Form Concept Site Plans- Cusimano Architects, Feb 2023 • Active uses, including retails with outdoor patios or residential amenity areas, should be situated along Weber and Montgomery Road. • The proposed long slab podiums along Weber Street should be broken down using enhanced detailing and articulation. According to Tall Building Design Guidelines, buildings longer than 70m should demonstrate enhanced streetscaping, materials and building articulation. • The proposed corner treatment is to be further enhanced to create visual interest at Weber and Montgomery Road. This could be achieved by special massing and architectural treatments on both streets to give prominence along the frontages and visually distinguish these sites. i, % is moi.,. • The building facades fronting Weber, King and Montgomery Road should contain the primary residential entrances and the appropriate amount of glazing and articulation, particularly along the lower 5m where the building addresses the sidewalk. • Consider setbacks for the upper storeys in the tower, both to increase articulation/visual interest in the building and create room for shared outdoor amenity space. This will also facilitate the transition to low-rise neighbourhoods. • All at -grade parking should be wrapped with active uses. A City for Everyone Working Together — Growing Thoughtfully — Building Community 'MaEM7 of 222 City of Kitchener Zone Change Comment Form • The area between the building's face and the property line should be well integrated with the street and public realm to deliver high-quality and seamless private, semi -private and public spaces. • The tower should step back from its base a minimum of 3m along any street -facing elevations. • The underground parking structure should have a sufficient setback from the property lines to accommodate the necessary soil volume to support required large-statured, high -canopied trees. Perimeter trees should not be located on the garage slab roof. Within the site, required tree plantings can be accommodated on the garage slab but will still require standard minimum soil volumes. • Provide natural surveillance by employing high percentages of glazing, and active uses at groupd level and incorporate more units with patios and windows/balconies on the maI itli views onto the Street. • The proposed towers should have unique top features that are architecturally eXcell,ent, highly l ��� visible and makes a positive contribution to the image of Kitchener develop i►g skyline. • Provide materiality and texture shifts at the podium and across the towers and Incorporate variations in tower setbacks from the base to distinguish the toweFj< moi' rm from the podium. /��:, c:; • Wind assessment, shadow study and noise mitigation measures'shouldbe provided for outdoor amenities and the pedestrian realm.o„/ • Residential entrances should be clearly identified and offer access from both the public realm and % %. the private parking side of the building. The proposed main entrance is to be further enhanced to create visual interest at the street edge. (for example, cantilevered entrance canopy, corrugated - metal panels and fritted glass. '',, • Balconies may be staggered in a creative pattern to lighten the structure and provide private outdoor space for the units. • Towers are highly visible elements of theurban'environment and must meet Kitchener's highest standards for design excellence • All utilities should be coordinated,�,,landscape design and with building elevations to provide a high-quality pedestrian%', experience,,,withthe site and from the public realm. Infrastructure should be located within the If i mechanical/electrical rooms and exterior connections located discretely and incor orate physical screens or landscape plating as required. Surface transformers or en service connections,' i 1 e public realm are not supported. Summary Comments ;, In sump mart', Urban Design staff are supportive of the zone change/official plan amendment. While the 411, concept of residential intensification on this site is positive and many previous staff comments have been incorporated into the proposal, Urban Design staff recommend that the Urban Design Brief be endorsed, and that staff be directed to implement the Urban Design Brief through future Site Plan Approval processes. A City for Everyone Working Together — Growing Thoughtfully — Building Community P eEN 98 of 222 City of Kitchener OPA/ZBA COMMENT FORM Project Address: 815/825 Weber St E & 1770 King Street East Date of Meeting: No meeting scheduled - comments due April 12, 2023 Application Type: ZBA & OPA Comments Of: Transportation Services Commenter's Name: Steve Ryder Email: steven.ryder@kitchener.ca Phone: (519) 7412200 ext. 7152 Date of Comments: March ❑D I plan to attend the meeting (questions/concerns/comments for discussion) ❑ I do NOT plan to attend the meeting (no concerns) 1. Site Specific Comments & Issues: OPA/ZBA comments: The applicant is requesting Zoning By-law Amendments for this application located at 815 & 825 Weber St E & 1770 King St E. Transportation Services has reviewed the requested amendments and offer the following response: • Seeking permission to amend Section 6.1.2 a) to permit parking at a rate of 0.58 per unit for Multiple Dwelling Units greater than 51.0 sq.m. in size. o Transportation Services can support the above request to amend the required parking for Multiple Dwelling Units to a rate of 0.58 spaces per unit. • Seeking permission to amend Section 6.1.2 b) vi) C) to permit Visitor Parking at a rate of 4 % of required parking. o Transportation Services cannot support a Visitor Parking rate of 4% of the required parking with the following being considered: ■ An amendment to the visitor parking rate was not originally considered and therefore was not analyzed as part of the Parking Justification Study prepared by Paradigm Transportation Solutions Ltd (dated February 2023); ■ The proposed rate of 4% of required parking would yield (based on the current development concept of 291 parking spaces) only 12 visitor spaces. This is A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 189 of 222 significantly deficient for a development that includes 503 residential units with no public paid parking options within a reasonable walking distance from the site. ■ Although the parking study includes the use of unbundled parking as a consideration for the overall reduced parking rate, the applicant has not yet confirmed if they intend to implement this measure as part of the development. Additionally, there is no mention of unassigned parking which would effectively open the entire parking supply for visitor parking use. ■ It is also worth noting that there is nothing preventing the property owner from removing unbundled and unassigned parking from the site once constructed, which would result in only 12 required visitor parking spaces, which was noted as being severely deficient for a development of this nature. ■ The necessity to provide of adequate visitor parking, even with significantly reduced residential parking rates, is due to the fact that we cannot control where visitors come from or how they access the site (by vehicle or an alternate mode of travel). Residents who live there are able to utilize those alternate modes of travel (ie. transit, cycling, walking) in order to live and work in the city, whereas visitors can come from all over and may not have any reasonable options to do so by using transit or cycling/walking. ■ Transportation Services can support a minimum of 7% of required parking to be dedicated to visitor parking, as this rate was previously approved for a similar development in close proximity to this site. ■ "That being said, Transportation Services strongly recommends that visitor parking be set at a minimum of 10% of required parking in order to sufficiently accommodate 503 residential units on site. This will help prevent vehicles from overwhelming nearby neighbourhoods with on -street parking." • In regard to the submitted Traffic Impact Study, also prepared by Paradigm Transportation Services Ltd., Transportation Services will defer to comments from both the Region of Waterloo and MTO. The Region of Waterloo owns both roadways with a proposed site access, in addition to them having authority over all traffic signal operations and timing. • As part of site plan approval, the applicant will be required to submit a Letter of Understanding outlining details of any Transportation Demand Management (TDM) measures that will be implemented as part of the development. o Transportation Services staff will review the Letter of Understanding and provide any redlines that may be required before it can be deemed satisfactory by the Director pf Transportation Services. 2. Plans, Studies and Reports to submit as part of a complete Planning Act Application: • N/A 3. Anticipated Requirements of full Site Plan Approval: • Letter of Understanding A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 190 of 222 4. Policies, Standards and Resources: N/A 5. Anticipated Fees: • N/A A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 191 of 222 Region of Waterloo Craig Dumart Senior Planner City of Kitchener 200 King Street West, 6th Floor P.O. Box 1118, Kitchener, ON N2G 4G7 Dear Mr. Dumart, PLANNING, DEVELOPMENT AND LEGISLATIVE SERVICES Community Planning 150 Frederick Street 8th Floor Kitchener Ontario N2G 4A Canada Telephone: 519-575-4400 TTY: 519-575-4608 Fax: 519-575-4466 www. regionofwaterl oo.ca Melissa Mohr 1-226-752-8622 File: D17/2/23002 014/2/23005 April 12, 2023 Re: Proposed Official Plan Amendment OPA 23/02 and Zoning By-law Amendment ZBA 23/05 1770 King Street East and 815-825 Weber Street East MHBC Planning Inc. (C/O Pierre Chauvin) on behalf of King Weber Kitchener Holding Inc. (C/O Vive Developments Corporation) CITY OF KITCHENER MHBC Planning has submitted a site-specific Official Plan Amendment and Zoning By- law Amendment Application for a development proposal at 1770 King Street East and 815-825 Weber Street East (referred to as subject lands) in the City of Kitchener. The applicant has proposed to demolish the existing commercial buildings on site to construct a mixed-use commercial and residential multi -tower development consisting of eight (8), seventeen (17) and twenty-seven (27) storeys with a total of 503 residential units. A total of 291 vehicle parking spaces and 406 bicycle parking spaces are proposed within the development with 270 spaces within the underground parking structure. Twenty-one (21) surface parking spaces (including 15 visitor parking spaces) have also been proposed on site with vehicular access proposed from King Street East and Weber Street East. The subject lands are located in the Urban Area and designated Built Up Area in the Regional Official Plan. The site is designated Mixed Use Corridor in the King Street East Secondary Plan and in the City of Kitchener Official Plan and zoned High Intensity Document Number: 4355290 Version: 1 Page 192 of 222 Mixed Use Corridor Zone (MU -3) Zone with Special Use Provision 401 U in the City of Kitchener Zoning By-law. The applicant has requested an Official Plan Amendment to add a site-specific special policy to the King Street East Secondary Plan to allow a Floor Space Ratio (FSR) of 6.0 (whereas a maximum FSR of 4.0 is permitted). The applicant has requested a Zoning By-law Amendment to add a Special Regulation Provision to permit a FSR of 6.0. The Region has had the opportunity to review the proposal and offers the following: Regional Comments Consistency with Provincial Legislation and Regional Official Plan Conformity The subject lands are designated "Urban Area" and "Built -Up Area" on Schedule 3a of the Regional Official Plan (ROP) and the site is designated Mixed Use Corridor in the King Street East Secondary Plan in the City of Kitchener Official Plan. Planned Community Structure: The majority of the Region's future growth will occur within the Urban Area designation with a substantial portion of this growth directed to the existing Built -Up Area of the Region through reurbanization. Focal points for reurbanization include Urban Growth Centres, Township Urban Growth Centres, Major Transit Station Areas, Reurbanization Corridors and Major Local Nodes (ROP Section 2.B). Development occurring within the Urban Area shall be planned in a way that contributes to the creation of complete communities with development patterns densities and land uses that support walking, cycling and the use of transit which are serviced by a municipal drinking -water supply system and a municipal wastewater system. The development supports these policies as it proposes a higher density development with apartment style units connected by local water and sanitary services. ROPA 6: The subject lands are located in the Built Up Area as designated through ROPA 6. The development concept proposes a higher density development that contributes to the minimum intensification target established for the Built Up Area of Kitchener of 60%. Section 21 of ROPA 6 establishes policies to support the achievement of the minimum intensification targets within the delineated Built Up Area. Growth is directed to the Built Up Area of the Region to make better use of infrastructure that can assist in transitioning the Region into an energy efficient, low carbon community. Furthermore, intensification within the Built Up Area assists the gradual transition of existing neighbourhoods within the Region into 15 minute neighbourhoods that are compact, well connected places that allow all people of all ages and abilities to access the needs for daily living within 15 minutes by walking, cycling or rolling. This development proposes a higher density development with apartment style housing, in proximity to transit along King Street East and Weber Street East, which is encouraged through the policy framework contained in ROPA 6. Document Number: 4355290 Version: 1 Page 193 of 222 In addition to the above planning comments, Regional staff have the following technical comments relating to the proposed Official Plan Amendment and Zoning By-law Amendment: Environmental Threats/Record of Site Condition: There are high environmental threats on and adjacent to the subject lands due to past/historic uses of the subject lands and adjacent sites. As a density increase of a sensitive land use has been proposed on the subject lands, a Record of Site Condition and Ministry Acknowledgement letter shall be required for the entirety of the subject lands in accordance with the Region of Waterloo's Implementation Guideline for the Review of Development Applications on or Adjacent to Known and Potentially Contaminated Sites. As the Record of Site Condition and Ministry Acknowledgement Letter were not received as part of the Complete Application for the Zoning By-law Amendment and as a result the Region shall require a Holding Provision to be implemented as part of the Zoning By-law Amendment. The Holding Provision shall prohibit the proposed development until the submission of the RSC and the Ministry's Acknowledgement Letter have been received to the satisfaction of the Regional Municipality of Waterloo. The following wording is required for the holding provision: That a holding provision shall apply to the entirety of the subject lands until a Record of Site Condition (RSC) in accordance with O. Reg. 153/04, as amended, has been filed on the Ministry of Environment, Conservation and Parks (MECP) Environmental Site Registry and the RSC and Ministry's Acknowledgement letter is received to the satisfaction of the Regional Municipality of Waterloo. Noise Study Peer Review (Transportation and Stationary Noise): As per the Region's pre -submission comments, the Region indicated that the noise study may be peer reviewed at the applicant's expense. The Region has implemented a standardized peer review process for environmental noise studies. The Environmental Noise Study entitled "Noise Feasibility Study, Traffic and Stationary Noise Sources, Proposed Residential Development; 815 and 825 Weber Street East and 1770 King Street East, Kitchener, Regional Municipality of Waterloo, Ontario" prepared by HCG Engineering is a noise feasibility study that recommends a further study once details regarding the building design are known. Therefore, the Region recommends that a Holding Provision be imposed to obtain a detailed Environmental Noise for both transportation and stationary noise. , The detailed noise study shall be peer reviewed at the applicant's expense and the current fee for the peer review is $4,520.00. Regional staff require that the following Holding Provision be imposed on the lands to ensure a detailed Environmental Noise Study has been submitted and that the study's Document Number: 4355290 Version: 1 Page 194 of 222 recommendation and implementation measures are to the satisfaction of the Region. The required wording for the holding provision is: That a holding provision shall apply to the entirety of the subject lands until a satisfactory detailed transportation (road) and stationary noise study has been completed and implementation measures addressed to the satisfaction of the Regional Municipality of Waterloo. The detailed stationary noise study shall review the potential impacts of noise (e.g. HVAC systems) on the sensitive points of reception and the impacts of the development on adjacent noise sensitive uses. Region of Waterloo International Airport: The subject lands are located within the Airport Zoning Regulation (AZR). The existing AZR height limit is 430.50m ASL with a maximum height restriction of 111.5m. The proposed AZR is 407.00m ASL with a proposed maximum height limitation of 88m. The developer has completed an aeronautical assessment, which justifies a maximum elevation of 457m ASL for the property and the concept plans submitted with the application show a maximum elevation of the building of 406.5m ASL. Therefore, there appears to be sufficient space for the operation of a future crane without reaching the maximum elevation of 457m ASL. In accordance with the submitted aeronautical report, Regional staff recommend that the Zoning By-law for the subject lands contain a maximum height permitted on site for buildings and any associated structures (e.g. rooftop HVAC, communication towers/antennas) of 457m ASL. Please be advised that any construction cranes cannot exceed this limit. In addition to the above, the applicant shall be required to complete and submit the following forms to NAV Canada and Transport Canada: NAV CAN F-LDU-100 Land Use Form https://www.navcanada.ca/en/aeronautical- information/land-use-program.aspx F-LDU-101 Crane Height Form https://www.navcanada.ca/en/aeronautical- information/land-use-program.aspx Transport Canada Aeronautical Assessment Form 26-0427E (1812-09) at https://wwwapps.tc.gc.ca/Corp-Serv-Gen/5/forms-formulaires/down load/26- 0427_BO_PX Corridor Planning: Official Plan Amendment and Zoning By-law Amendment Stage: Access Permit/TIS/Access Regulation: Regional staff have received the Transportation Impact Study (TIS) entitled "Weber Street and Montgomery Road, Kitchener, ON, Transportation Impact Study, Parking Document Number: 4355290 Version: 1 Page 195 of 222 Study and Site Circulation Review" prepared by paradigm Transportation solutions Ltd. dated February 2023 and have found it acceptable at this stage (Official Plan Amendment and Zoning By-law Amendment stage). Additional technical comments will follow at the site plan stage. The subject properties included in this application have numerous existing vehicular access locations to the municipal road network and the development concept provided with the application proposes a single full movement access to Weber Street East and King Street East. Region of Waterloo staff have no objections to the proposed access design at this stage and wish to advise that the King Street East access shall be a right- in/right-out access only due to the boulevard in the King Street East right-of-way. In addition, please be advised that a Region of Waterloo Access Permit for the closure of the existing accesses at King Street East and Weber Street East will be required under a future Site Plan. The application can be found on the Region of Waterloo website (https://forms.regionofwaterloo.ca/Planning-and-Economic-Development/Close- an-Access-Access-Permit-Application). Please be advised that there is a $230 fee associated with the application. Functional Servicing Report Regional staff have received the Functional Servicing Report entitled "Site Servicing Feasibility Study, Proposed Residential Development, 815 and 825 Weber Street East and 1770 King Street East, Kitchener, Ontario" dated January 23, 2023; prepared by SBM and accept the report at this stage (Official Plan Amendment and Zoning By-law Amendment stage). Please be advised that detailed comments relating to servicing and stormwater management will follow through the detailed design of the building at the site plan stage. Site Plan Application Stage: Access Permit/TIS/Access Regulation: A Regional Road Access Permit application will be required under a future Site Plan application for any alterations to the vehicular access locations to the Regional Road network. (https://www.regionofwaterloo.ca/en/doing-business/applications-licences-and- permits.aspx) Stormwater Management and Site Grading: Detailed civil engineering plans will be required for review and approval by Region of Waterloo staff through a future Site Plan application. Where possible, please coordinate with Region of Waterloo staff to ensure that any civil servicing requirements within the King Street East right of way are completed in advance or in association with the road re -construction project. Document Number: 4355290 Version: 1 Page 196 of 222 Transit Planning: Please be advised that there are multiple bus routes adjacent to the site with Route 8 (Weber Street) and Route 7 (King Street) servicing Kitchener and Waterloo and Go Transit servicing the Region with stops along both King Street East and Weber Street East. Please note that this application has been circulated to GRT Transit Planning staff and additional comments will follow at the site plan stage. Furthermore, please be advised that transit improvements and upgrades to existing services may be required at the site plan stage (e.g. new transit stops or the relocation of existing transit stops may be warranted at the applicant's expense). Regional Transportation Capital Program: This section of Weber Street East has been identified in the Region's 10 -Year Transportation Capital Program (TCP) for reconstruction in 2029/2030. For further information related to this project please contact Jason Lane at JLane@regionofwaterloo.ca. Site Plan Review Fee: The Region of Waterloo will require an $805 fee at the time of a future Site Plan application. Hydro -geology and Source Water Programs The subject lands are located in Wellhead Protection Sensitive Area 8 (WPSA 8); therefore, Regional staff require a prohibition on geothermal energy to be written into the zoning by-law. The required wording for the prohibition is: Geothermal Wells are prohibited on site. A geothermal well is defined as a vertical well, borehole or pipe installation used for geothermal systems, ground -source heat pump systems, geo-exchange systems or earth energy systems for heating or cooling, including open -loop and closed-loop vertical borehole systems. A geothermal well does not include a horizontal system where construction or excavation occurs to depths less than five meters unless the protective geologic layers overlaying a vulnerable aquifer have been removed through construction or excavation. Risk Management/Part 4 Area of the Clean Water Act Please be advised that the Section 59 Notices submitted with the application are invalid and Regional staff are working with the applicant to obtain an updated Risk Management Plan and Valid Section 59 Notices for each of the properties. This must be completed before City of Kitchener Council considers the applications. Housing Services The following Regional policies and initiatives support the development and maintenance of affordable housing: Regional Strategic Plan Document Number: 4355290 Version: 1 Page 197 of 222 10 -Year Housing and Homelessness Plan Building Better Futures Framework Region of Waterloo Official Plan The Region supports the provision of a full range of housing options, including affordable housing. Rent levels and house prices that are considered affordable according to the Regional Official Plan are provided below. Should this development application move forward, staff ask the Owner/Developer to consider providing a number of affordable housing units on the site, as defined in the Regional Official Plan. In order for affordable housing to fulfill its purpose of being affordable to those who require rents or purchase prices lower than the regular market provides, a mechanism should be in place to ensure the units remain affordable and establish income levels of the households who can rent or own the homes. For the purposes of evaluating the affordability of an ownership unit, based on the definition in the Regional Official Plan, the purchase price is compared to the least expensive of: Housing for which the purchase price results in annual accommodation costs $1,470 which do not exceed 30 percent of gross $385,500 annual household income for low and moderate income households Bachelor: $950 Housing for which the purchase price is 1 -Bedroom: $1,134 at least 10 percent below the average $576,347 purchase price of a resale unit in the 3 -Bedroom: $1,538 regional market area 4+ Bedroom: $3,997 *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) Document Number: 4355290 Version: 1 Page 198 of 222 In order for a rental unit to be deemed affordable, the average rent for the proposed units which have fewer than 3 bedrooms must be at or below the average market rent in the regional market area as shown above. For proposed units with three or more bedrooms, the average rent for the units must be below $1,470. Fees: Please be advised that the Region has yet to receive the Official Plan Amendment and Zoning By-law Amendment review fees totalling $10,000. Regional staff understand that these fees have been submitted, but the Region has yet to formally receive the application fees. Follow Up: At this time, the following must be addressed prior to City of Kitchener Council considering the applications: 1. That the Region receives a Valid Section 59 Notice for each of the properties. 2. That the Region's review fees totaling $10,000 be received. Conclusions: Once the above items have been addressed to the satisfaction of the Regional Municipality of Waterloo, the following shall be implemented within the site-specific Zoning By-law Amendment to the satisfaction of the Regional Municipality of Waterloo: In accordance with the submitted aeronautical report, Regional staff recommend that the Zoning By-law for the subject lands contain a maximum height permitted on site for buildings and any associated structures (e.g. rooftop HVAC, communication towers/antennas) of 457m ASL. Please be advised that any construction cranes cannot exceed this limit. 2. The implementation of a holding provision to obtain a Record of Site Condition and Ministry Acknowledgement Letter for the entirety of the subject lands. The required wording for the holding provision is: That a holding provision shall apply to the entirety of the subject lands until a Record of Site Condition (RSC) in accordance with O. Reg. 153/04, as amended, has been filed on the Ministry of Environment, Conservation and Parks (MECP) Environmental Site Registry and the RSC and Ministry's Acknowledgement letter is received to the satisfaction of the Regional Municipality of Waterloo. 3. The implementation of a holding provision to obtain an Environmental Transportation and Stationary Noise study to the satisfaction of the Regional Municipality of Waterloo. The required wording for the Holding Provision is: That a holding provision shall apply to the entirety of the subject lands until a satisfactory detailed transportation (road) and stationary noise study has been Document Number: 4355290 Version: 1 Page 199 of 222 completed and implementation measures addressed to the satisfaction of the Regional Municipality of Waterloo. The detailed stationary noise study shall review the potential impacts of noise (e.g. HVAC systems) on the sensitive points of reception and the impacts of the development on adjacent noise sensitive uses. and, 4. That a geothermal prohibition be implemented within the site specific Zoning By-law. The required wording for the prohibition is: Geothermal Wells are prohibited on site. A geothermal well is defined as a vertical well, borehole or pipe installation used for geothermal systems, ground -source heat pump systems, geo-exchange systems or earth energy systems for heating or cooling, including open -loop and closed-loop vertical borehole systems. A geothermal well does not include a horizontal system where construction or excavation occurs to depths less than five meters unless the protective geologic layers overlaying a vulnerable aquifer have been removed through construction or excavation. Next Steps: Please be advised that any future development on the lands subject to the above -noted application will be subject to the provisions of Regional Development Charge By-law 19- 037 or any successor thereof. Further, please accept this letter as our request for a copy of the decision pertaining to this application. Should you have any questions, please do not hesitate to contact me. Yours truly, Melissa Mohr, MCIP, RPP Senior Planner C. MHBC Planning Inc. C/O Pierre Chauvin (Applicant) King Weber Kitchener Holding Inc. C/O Vive Development Corporation (Owner) Document Number: 4355290 Version: 1 Page 200 of 222 Craig Dumart From: Brandon Coveney <planning@wrdsb.ca> Sent: Wednesday, April 12, 2023 5:07 PM To: Craig Dumart Cc: Christine Kompter; Planning Subject: Re: [Planning] Circulation for Comment - 1770 King Street East & 815-825 Weber Street East (OPA/ZBA) You don't often get email from planning@wrdsb.ca. Learn why this is important April 12, 2023 Re: Circulation for Comment - 1770 King Street East & 815-825 Weber Street East (CPA/ZBA) Municipality: Kitchener Location: 1770 King Street East & 815-825 Weber Street East Owner/Applicant: King Weber Kitchener Holdings Inc. / MHBC Planning Ltd. Hi Craig, The Waterloo Region District School Board (WRDSB) has reviewed the above -noted application that proposes the amendments of OPA 23/002 and ZBA 23/005 to facilitate the construction of 503 residential units within a 27 storey tower, 17 storey tower, and 8 storey podium. The WRDSB offers the following comments: Student Accommodation At this time, the subject lands are within the boundaries of the following WRDSB schools: • Sheppard PS (Junior Kindergarten to Grade 6); • Sunnyside PS (Grade 7 to Grade 8); and • Eastwood Cl (Grade 9 to Grade 12). The WRDSB's 2020-2030 Long -Term Accommodation Plan provides information on student enrolment and accommodation at these schools. Eastwood CI is currently experiencing enrolment pressure and portable classrooms may be located on-site to provide additional capacity on an interim basis. Student Transportation The WRDSB supports active transportation, and we ask that pedestrians be considered in the review of all development applications to ensure the enhancement of safety and connectivity. Please be advised that Student Transportation Services of Waterloo Region (STSWR)'s school buses will not travel privately owned or maintained right-of-ways to pick-up/drop-off students. Transported students will be required to meet the bus at a congregated bus pick-up point. STSWR may have additional comments about student pick-up point(s) placement on municipal right-of-ways. Shadow Study The WRDSB has reviewed the shadow study provided within the circulation materials to determine the impact of the proposed development on the Eastwood Cl school site and sports field. Based on the provided modelling, there does not Page 201 of 222 City of Kitchener - Comment Form Project Address: 1770 King St E, 815 and 825 Weber St E Application Type: OPA and ZBA Comments of: Environmental Planning (Sustainability) — City of Kitchener Commenter's name: Kieran Luckhai Email: Kieran.Luckhai@kitchener.ca Phone: 519-741-2200 x 7078 Written Comments Due: April 12, 2023 Date of comments: April 12, 2023 1. Plans, Studies and/or Reports submitted and reviewed as part of a complete application• • Sustainability Statement — 815, 825 Weber Street East, and 1770 King Street East, prepared by MHBC, dated March 21, 2023 2. Comments & Issues: I have reviewed the documentation (as listed above) to support an Official Plan Amendment and a Zoning By-law Amendment for the proposed development of two multiple residential towers proposed at 17 and 27 storeys, 503 residential units in total, with 291 parking spaces provided in underground and surface parking, regarding sustainability and energy conservation and provide the following: • Although the Ontario Building Code (OBC) is advanced, going forward all developments will need to include robust energy conservation measures as the City (and Region of Waterloo) strive to achieve our greenhouse gas reduction target. • It is recommended that more progressive measures that go beyond the OBC be explored to further energy conservation, generation and operation, and benefit future residents/tenants. • Based on my review of the supporting documentation, the Official Plan and Zoning By-law Amendments can be supported as several sustainable measures have been proposed or are being considered for the development. • A Sustainability Statement (as per the City's Terms of Reference) will be required as part of a complete Site Plan Application which can further explore and/or confirm additional sustainability measures that are best suited to the development. • The City of Kitchener recognizes and appreciates sustainable measures incorporated in the development such as: o The compact built form o The utilization of existing servicing o Control measures to improve stormwater runoff quantity and quality 11 Page Page 202 of 222 o The consideration to encourage greater public transit use o Pedestrian supportive design o On-site secure bike parking promoting active transportation o Proposed low -flush toilets and low -flow shower heads o Building orientation for southern exposure reducing heating requirements o Cool/light coloured roofing material o Roof design to support future Solar Panel installation o Consideration for the reuse and recycling of construction and building materials o On-site garbage, recycling, and compost • Potential items for consideration for Site Plan: o Opportunity for community / common gardens and urban agriculture o Use of alternative water supply and demand management systems such as rainwater harvesting and grey water reuse or readiness of the development to incorporate such systems in the future o Further opportunity to advance landscaping options that support air quality and reduction in stormwater runoff o Immediate implementation of renewable energy systems such as ground source or air source heat pumps, roof -top solar panels, and solar thermal hot water systems 3. Policies, Standards and Resources: • Kitchener Official Plan Policy 7.C.4.5. The City will encourage and support, where feasible and appropriate, alternative energy systems, renewable energy systems and district energy in accordance with Section 7.C.6 to accommodate current and projected needs of energy consumption. • Kitchener Official Plan Policy 7.C.6.4. In areas of new development, the City will encourage orientation of streets and/or lot design/building design with optimum southerly exposures. Such orientation will optimize opportunities for active or passive solar space heating and water heating. • Kitchener Official Plan Policy 7.C.6.8. Development applications will be required to demonstrate, to the satisfaction of the City, energy is being conserved or low energy generated. • Kitchener Official Plan Policy 7.C.6.27. The City will encourage developments to incorporate the necessary infrastructure for district energy in the detailed engineering designs where the potential for implementing district energy exists. 4. Advice: ➢ As part of the Kitchener Great Places Award program every several years there is a Sustainable Development category. Also, there are community-based programs to help with and celebrate and recognize businesses and sustainable development stewards (Regional Sustainability Initiative - http://www.sustainablewaterlooregion.ca/our-programs/regional-sustainability- initiative and Travel Wise - 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 2 1 P Page 203 of 222 Craig Dumart From: Planning <planning@wcdsb.ca> Sent: Wednesday, April 12, 2023 3:55 PM To: Craig Dumart Subject: RE: Circulation for Comment - 1770 King Street East & 815-825 Weber Street East (OPA/ZBA) Good Afternoon Craig, The Waterloo Catholic District School Board has reviewed the subject application and based on our development circulation criteria have the following comment(s)/condition(s): A) That any Education Development Charges shall be collected prior to the issuance of a building permit(s). B) That the developer and the Waterloo Catholic District School Board reach an agreement regarding the supply and erection of a sign (at the developer's expense and according to the Board's specifications) affixed to the development sign advising prospective residents about schools in the area. C) That the developer shall include the following wording in the site plan agreement / any future condominium declaration to advise all purchasers of residential units and/or renters of same: "In order to limit risks, public school buses contracted by Student Transportation Services of Waterloo Region (STS WR), or its assigns or successors, will not travel on privately owned or maintained right-of- ways to pick up and drop off students, and so bussed students will be required to meet the bus at a congregated bus pick-up point." 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, March 21, 2023 11:41 AM To: MTO -Jeremiah Johnston (Jeremiah.Johnston@ontario.ca) <jeremiah.johnston@ontario.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.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; Ellen Straus <EIIen.Straus@kitchener.ca>; Enova Power Corp. - Greig Cameron <greig.cameron@enovapower.com>; Enova Power Corp. - Shaun Wang <shaun.wang@enovapower.com>; Feds <vped@feds.ca>; GRCA - Planning (planning@grandriver.ca) <planning@grandriver.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango <landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; Justin Readman <Justin.Read man@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 Page 204 of 222 City of Kitchener Zone Change / Official Plan Amendment Comment Form Address: 1770 King Street East, 815 and 825 Weber Street East Owner: King Weber Kitchener Holdings Inc Application: OPA23/002/K/CD and ZBA23/005/K/CD Comments Of: Parks and Cemeteries Commenter's Name: Lenore Ross Email: Lenore.ross@kitchener.ca Phone: 519-741-2200 ext 7427 Date of Comments: April 05 2023 0 I plan to attend the meeting (questions/concerns/comments for discussion) ❑ No meeting to be held ❑ I do NOT plan to attend the meeting (no concerns) 1. Documents Reviewed: I have reviewed the documentation noted below submitted in support of an OPA and ZBA to add a Site Specific Special Policy to the King Street East Secondary Plan to allow for a floor space ratio of 6.0 and a Zoning By-law Amendment is proposed to add a Special Regulation Provision to permit a Floor Space Ratio of 6.0 and allow for a reduction in parking to 0.58 spaces per unit with 5% visitor parking being provided. The proposed amendments will allow for the development of 27 storey residential building with a floor space ratio of 6.0 with a total of 503 residential units. A total of 291 vehicle parking spaces and 406 bicycle parking spaces are provided in the development with 270 spaces within two storeys of underground parking, and 21 spaces, including 15 visitor parking spaces are proposed to be located on the surface. Planning Justification Report Urban Design Brief, Windy Study, Shadow Study, Building Elevations Noise Feasibility Study Concept Site Plan Completed Application forms 2. Site Specific Comments & Issues: Parks and Cemeteries has no significant concerns with the proposed Official Plan and Zoning Bylaw amendments and can provide conditional support to the applications subject to the minor revisions noted below. arkland Dedication Parkland dedication requirements will be deferred at the OPA and ZBA and assessed according to the approved land use and density at the required site plan application and taken as cash in lieu of land and required as a condition of Site Plan Approval. A City for Everyone Working Together — Growing Thoughtfully — Building Community Pa e1of3 Page 205 of 222 City of Kitchener Zone Change / Official Plan Amendment Comment Form Based on the preliminary site concept with a site area of 0.6384ha; 503 units; a multi -residential building of 27 storeys, 17 storeys and 8 storeys with an FSR of 6.0; Parkland Dedication of $1,261,989 will be required. 503 units x $11,862 caped rate = $5,966,586 (Bylaw 2022-101) 0.6384ha x $19,768,000 x 0.1= $1,261,989 (More Homes Built Faster Act -10% land value cap) Street Trees As part of a future site plan application street trees will be required along all City -owned streets (Montgomery Road) and along Regional roads (King St E and Weber St E). Parks and Cemeteries will coordinate with the Region of Waterloo and Urban Design for review and approval. 3. Comments on Submitted Documents The following comments should be addressed at this time. 1) Urban Design Brief a) It is positive that the preliminary site concept and the Urban Design Brief indicate that at - grade and podium -level common outdoor amenity spaces will be provided as there is limited active park capacity within the Eastwood Planning Community to address all the active park needs of the anticipated 900+ new residents from this development. Within Section 4.2 Compatibility Analysis (pdf page 35-36) it would be beneficial to elaborate on the anticipated outdoor amenities referenced in the response to the criteria set forth in 4.C.1.8 e). It is recognized that detailed site design will occur as part of the formal site plan application, but the UDB should provide clear direction for robust on-site amenity spaces and include text and representative precedent images to guide future site plan applications and site development b) The UDB should also include a clear commitment to providing: i) all necessary noise and wind mitigation measures to allow the amenity spaces to function as proposed and ii) the structural capacity and soil volumes to allow mature tree growth in amenity spaces and support vegetation identified for wind mitigation c) A revised UDB or addendum is required. 4. Policies, Standards and Resources: • Kitchener Official Plan • City of Kitchener Park Dedication Bylaw 2022-101 and Park Dedication Policy • City of Kitchener Development Manual • Cycling and Trails Master Plan (2020) • Chapter 690 of the current Property Maintenance By-law A City for Everyone Working Together— Growing Thoughtfully — Building Community Pa e2of3 Page 206 of 222 City of Kitchener Zone Change / Official Plan Amendment Comment Form Places & Spaces: An Open Space Strategy for Kitchener Multi -Use Pathways & Trails Masterplan Urban Design Manual 5. Anticipated Fees: Parkland Dedication Parkland dedication requirements will be deferred at the OPA and ZBA and assessed according to the approved land use and density at the required site plan application and taken as cash in lieu of land and required as a condition of Site Plan Approval. Based on the preliminary site concept with a site area of 0.6384ha; 503 units; a multi -residential building of 27 storeys, 17 storeys and 8 storeys with an FSR of 6.0) Parkland Dedication of $1,261,989 will be required. 503 units x $11,862 per unit cap rate = $5,966,586 (Bylaw 2022-101) 0.6384ha x $19,768,000 x 0.1 = $1,261,989 (More Homes Built Faster Act -10% land value cap) Dedication requirements are subject to the Parkland Dedication Bylaw, Policy and rates in effect. A City for Everyone Working Together — Growing Thoughtfully — Building Community Pa 689'2'07 of 222 Craig Dumart From: Carrie Musselman Sent: Thursday, April 6, 2023 9:33 AM To: Craig Dumart Subject: RE: Circulation for Comment - 1770 King Street East & 815-825 Weber Street East (O PA/Z BA) Hello Craig, Environmental Planning has no concerns and/or comments regarding the proposed OPA/ZBA at 1770 King St E & 815- 825 Weber St E. Regards, Carrie Musselman (she/her), BSc., Dip., MCIP, RPP Senior Environmental Planner I Planning I City of Kitchener 519-741-2200 x 7068 1 TTY 1-866-969-9994 1 carrie.musselmanCcDkitchener.ca From: Christine Kompter <Christine.Kompter@kitchener.ca> Sent: Tuesday, March 21, 2023 11:41 AM To: MTO - Jeremiah Johnston (Jeremiah.Johnston@ontario.ca) <jeremiahJohnston@ontario.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.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; Ellen Straus <EIIen.Straus@kitchener.ca>; Enova Power Corp. - Greig Cameron <greig.cameron@enovapower.com>; Enova Power Corp. - Shaun Wang <shaun.wang@enovapower.com>; Feds <vped@feds.ca>; GRCA - Planning (planning@grandriver.ca) <planning@grandriver.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango <landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; Justin Readman <Justin.Readman@kitchener.ca>; Katherine Hughes <Katherine.Hughes@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; Ontario Power Generation <Executivevp.lawanddevelopment@opg.com>; Park Planning (SM) <Park.Planning@kitchener.ca>; Region - Planning <PlanningApplications@regionofwaterloo.ca>; Property Data Administrator (SM) <PropDataAdmin@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder <Steven.Ryder@kitchener.ca>; Sylvie Eastman <Sylvie.Eastman @kitchener.ca>; WCDSB - Planning <planning@wcdsb.ca>; WRDSB - Board Secretary (elaine_burns@wrdsb.ca) <elaine_burns@wrdsb.ca>; WRDSB - Planning <planning@wrdsb.ca> Cc: Craig Dumart <Craig.Dumart@kitchener.ca> Subject: Circulation for Comment - 1770 King Street East & 815-825 Weber Street East (OPA/ZBA) Please see attached. Additional documentation can be found in AMANDA folders 23-104888 & 23-104890 (City staff) and ShareFile (external agencies). Comments or questions should be directed to Craig Dumart, Senior Planner (craig.dumart@kitchener.ca; 519=741-2200 0073). Christine Kompter Administrative Assistant I Planning Division I City of Kitchener 200 King Street West, 61h Floor I P.O. Box 1118 Kitchener ON N2G 4G7 519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.kompter@kitchener.ca Page 208 of 222 Craig Dumart From: Gina Georgiou Sent: Thursday, April 13, 2023 12:40 PM To: Craig Dumart; Garett Stevenson Cc: Debbie Chapman; Aislinn Clancy Subject: RE: 1770 King St E, 815 and 825 Weber St E Attachments: future site plansjpg The attached photo was attached with the plans for 1668 King st e. Are the "future" itemized items 1770 King St E? or is this a separate development not yet listed? Gina From: Craig Dumart <Craig.Dumart@kitchener.ca> Sent: March 30, 2023 19 -in pnn To: Gina Georgiou ___ ,- �_._ Garett Stevenson <Garett.Stevenson@kitchener.ca> Cc: Debbie Chapman <Debbie.Chapman@kitchener.ca>; Aislinn Clancy <Aislinn.Clancy@kitchener.ca> Subject: RE: 1770 King St E, 815 and 825 Weber St E Good afternoon, Thank you for taking the time to provide comments on the proposed development at 1770 King St E, 815 and 825 Weber St E. Staff look forward to discussing the development further at the upcoming neighborhood meeting April 131h I have provide responses to your comments below in red. If you would like to discuss in advance of the Neighbourhood Meeting please let me know and I can set up a phone call to discuss. Thanks, Craig Dumart, BES, IVICIP, RPP Senior Planner I Planning Division I City of Kitchener (519) 741-2200 ext 7073 1 TTY 1-866-969-9994 1 craig.dumarW( kitchener.ca ' ase the projedts` I r laces -you love. �littations' are --' w erten for; Kitchener's Grea4 Places. awards. Page 209 of 222 From: Garett Stevenson <Garett.Stevenson@kitchener.ca> Sent: Wednesday, March 29, 2023 8:03 PM To: 'Gina Georgiou'. >; Committee of Adjustment (SM) <CommitteeofAdjustment@kitchener.ca> Cc: Craig Dumart <Craig.Duma rt@I<itchener.ca>; Aislinn Clancy <Aislinn.Clancv@kitchener.ca>; Debbie Chapman <Debbie.Chaoman(Dkitchener.ca> Subject: RE: 1770 King St E, 815 and 825 Weber St E Good evening Ms. Georgiou, I want to clarify for you that the answers you received previously were truthful. Staff, including myself, provided you with the information we had in 2021, provided by the previous owner. The previous owner has now sold the land and the new owner is not pursuing with the finalization of the severance applications from 2021 and has submitted applications for a different proposal. We have re- engaged the community as we now have a new development proposal. Craig will be following up to your questions below and I am glad you will be attending the meeting on April 13. 1 will see you then. Thanks, Garett Garett Stevenson, BES, RPP, NICIP Interim Director I Planning Division I City of Kitchener y $ Q Rhe prgjeetl • .�_ .' : l$ces you love. • 'r' omihatiollsare a now open for. Kitchener s 'Bre t Flares awards. From: Gina Georgiou Sent: Wednesday, March 29, 2023 1:16 PM To: Committee of Adjustment (SM) <CommitteeofAdjustment@kitchener.ca> Cc: Garett Stevenson<Garett.Stevenson@kitchener.ca>; Craig Dumart <Craig.Dumart@kitchener.ca>; Aislinn Clancy <Aislinn.Clancv@kitchener.ca>; Debbie Chapman <Debbie.Chapman@kitchener.ca> Subject: 1770 King St E, 815 and 825 Weber St E Well... I guess the answers I received when I last inquired about this "severing of property" were not truthful and the city wonders why the public does not have trust in them. I hope, unlike 1668 King St communication/development, that: a) Professionals are hired by the City of Kitchener, not by the Developer to assess the impacts of this development. An example of this from my learnings on the 1668 King St E project, was that the developer hired their own firm to determine the flight path and the height restriction, and we all know how that turned out (the hired firm was incorrect). I see the development proposed is for 27 stories, where it was observed that for 1668 King st, the max height was only 23 or 24 stories. Page 210 of 222 Supporting document's for the proposed OPA/ZBA are prepared by external professionals and reviewed by City staff. In the case of 1668 King Street east, the aviation consultant who prepared the report was correct and determined additional height was permitted within the Federally Regulated Airport Zoning (also referred to as Airport Zoning Regulations, AZR). AZR's supersede provincial and municipal planning policies and by-laws, an they are not included in City Zoning By-law. As such there is no existing height cap in the City's Zoning By-law for the subject lands as such an amendment for height increase is not necessary. Existing planning framework allows for a maximum floor space ratio of 5.0 and the applicant is requesting an amendment to increase the floor space ratio to 6.0. b) A documented and accessible list of the comments brought forth by the community regarding this proposed development, along with indications of whom addressed the issues, as well as the reasoning why items can or cannot be met. All planning staff reports include public comments provide as an appendix to the report. The staff report also summarizes key themes that were identified and provide responses. c) The traffic studies should also include the traffic that will be impacted by 1668 King St East development, as well as the proposed development around the corner on 20 Ottawa St N (former Wright Auto Mall) and the development by 1111 Weber St E (by the Freshco) as they all will share the same artery. A traffic impact study was provided that will be review by City and Regional transportation staff along with the MTO. Modeling for increase traffic includes approved development applications. d) The # of bedrooms broken down as well, as a valid study (that was not provided when going through the 1668 King S East development) showing the need for 1, 2, 3 and 4 bedrooms. Affordable units (for those on pensions or other government funded programs) and barrier free units for those with disabilities. The City of Kitchener does not regulate number of bedrooms and this is a comment we are hearing from residents with many of our development applications and we are continuing to study housing options based on census data, demand, and market sales. While the City does not regulate the number of bedrooms, a mix of unit types is strongly encouraged and we have been working with a few developers on recent applications to include 3 bedroom units which have been put on the market, but we know that sales have slowed for all unit types so we don't have sales data yet. we know that 3 bedroom units are larger, and cost more, and have higher condominium common fees, and in some cases are more expensive than ground oriented housing like a single or semi in the same neighbourhood • In September we received new housing census data — we know; • We have 99805 dwelling units in Kitchener • 61% are 3+ bedrooms • We also know household data now as well • 58% of households have 1-2 people (26% 1 person, 32% 2 people) • 15% of all dwellings are in buildings greater than 5 storeys • When you compare the household and housing data, we have 27,000 3+ bedroom homes are occupied by one or two people. • Meaning 44% of all large units in Kitchener have more bedrooms than people living in the dwelling • We are currently undertaking a Missing Middle study that is looking at root causes of these results and how do we get housing types of all sizes across the City. There are not any existing planning tools the City of Kitchener has to require affordable dwelling units. I can confirm this proposed development is for purpose built rentals which is a more affordable housing option than home ownership. I can confirm 15% of the dwelling units will be barrier free accessible. Page 211 of 222 e) Accessibility for pedestrians to the bus stops on Weber through to King St. The proposed development fronts directly onto Weber Street, and King Street, both that have existing sidewalks connecting to existing bus stops. Look forward to attending the meeting on April 13tH Thank you Floral St Resident Gina From: Gina Georgiou - > Sent: July 9, 20213:59 PM To: Committee of Adjustment (SM)<CommitteeofAdiustment@kitchener.ca> Subject: Re: Participation request for next meeting Hi Kristen. I do not wish to speak. I received some answers. Hopefully the parties are being truthful. Gina Get Outlook for Android From: Committee of Adjustment (SM)<CommitteeofAdiustment@kitchener.ca> Sent: Tuesday, July 6, 20214:26:45 PM To:'Gina Georgiou' < Subject: FW: Participation request for next meeting Hi Gina, I wanted to follow up with you regarding your interest to be involved in the July 201h Committee of Adjustment meeting. If you plan on registering to speak in the meeting please do so by July 19th. My previous email is below with how to register. If you would like to submit a written submission/comment, please do so by 8:30 a.m on July 20tH If you need any assistance, please reach out. Best, Kristen Hilborn Administrative Clerk I Corporate Services I City of Kitchener 519-741-2200 ext. 7594 1 TTY 1-866-969-9994 1 kristen.hilborn(a)kitchener.ca OR- (a 0 0 C Q From: Committee of Adjustment (SM) Sent: Friday, July 2, 202110:52 AM To: 'Gina Georgiou' 4 Page 212 of 222 Craig Dumart From: J Moore Sent: Monday, April 3, 2023 9:20 AM To: Craig Dumart Cc: Chris Nechacov Subject: Re: Scheduling Clarification I'! I You don't often get email from im. Learn why this is important Hello Craig: Thanks so much for your immediate response. Both initiatives are of interest to me since I live in the middle of the catchment area under review and under development. I would appreciate receiving the recording of the meeting regarding the proposed condo development project. Regards Jane Moore On Mon, Apr 3, 2023 at 8:59 AM Craig Dumart <Craig.Dumart@kitchener.ca> wrote: Hi Jane, If you are unable to attend the virtual neighbourhood meeting on April 13t' for the proposed development at 1770 King St E I would be happy to setup a meeting with you directly to discuss the proposed development. Furthermore, a recording of the meeting will be available for those who cannot attend. Craig Dumart, BES, MCIP, RPP Senior Planner I Planning Division I City of Kitchener (519) 741-2200 ext 7073 1 TTY 1-866-969-9994 1 craig.dumartCcDkitchener.ca kv'it I�fSf 9i @ as.',the projects laces :you love. plinations are n w open for Kitchener's '! Great.,Places awards. rif � Page 213 of 222 From: J Moore Sent: Sunday, April 2, 2023 6:03 PM To: SchneiderCreekEA (SM) <SchneiderCreekEA@kitchener.ca>; schneidercreekea@stantec.com; Craig Dumart <Craig.Dumart@kitchener.ca>; Aislinn Clancy <Aislinn.Clancv@kitchener.ca> Cc: J Moore Subject: Scheduling Clarification F jj You don't often get email from Learn why this is important Hello to all of you! Can you please confirm that the Virtual Zoom Meeting for the proposed development of the property currently known as 1770 King St E., 815 and 825 Weber St E., is scheduled for April 13 // 2023 at 7:00 PM and The in person Public Information Centre regarding the environmental review of the Schneider and Shoemaker Creeks is booked for April 13 // 2023 from 6:00 PM - 8:00 PM at Rockway Golf Course? Regards Jane Moore Page 214 of 222 Craig Dumart From: Sent: To: Subject: it You don't often get email from Dear Chris and Steve, CC: Craig Dumart Quinn DuPont Dm> Tuesday, April 11, 2023 9:19 AM Craig Dumart; schneidercreekea@stantec.com; SchneiderCreekEA (SM) Feedback re Schneider creek naturalization dl.com. Learn why this is important I am a resident of the King East area just north of the Schneider creek area. I wholeheartedly support the initiative to re - naturalize the river. This will support wildlife and the health of our city. However, as is well appreciated by city planners, the King East area is undergoing massive, intensive, development, with no current provisions to address the lack of parks and recreation in the area. This area is already critically underserved, having being neglected by downtown planners and yet rapidly developing with no infrastructure to accommodate the population growth. While this project is slated (and budgeted) for flood mitigation, the opportunity to attach park space to this project is one the city must consider, or else set aside large areas of land in the area for parks and recreation. In particular, the city should consider riverside park space, much like in cities such as Berlin, or Dublin's canal system. In these cities, residents often spend time next to the river, enjoying picnics and the like. The area around Kent street (currently an industrial wasteland) should be rehabilitated and naturalized to accompany park land along the entire length of the river. Park land is becoming a critical issue for residents (and many young families) in the King East area. I speak for many of my neighbors, who see the need for further development but also require appropriate infrastructure, especially common spaces set aside for public use. Warm regards, Quinn DuPont P.S. I am unable to attend the information session on April 13 and would like this email to register my opinion. Page 215 of 222 Craig Dumart From: Hayden Short Sent: Monday, April 10, 2023 5:01 PM To: Craig Dumart Subject: 825 Weber St E kitchener ontario building plans Follow Up Flag: Flag Status: fl You don't often get email from Hi Craig, Flag for follow up Flagged im. Learn why this is important I seen the Building plans that are being discussed for 825 Weber St E kitchener ontario, I see that they are not offering any commercial space. What does this mean for the already existing businesses in the small strip mall at 825 Weber st e, such as the restaurants or dentists, pizza place etc. Thank you Page 216 of 222 Craig Dumart From: Sent: Wednesday, April 12, 2023 7:23 PM To: Craig Dumart Cc: Debbie Chapman; Aislinn Clancy Subject: Fw: 1770 King St East, 815 and 825 Weber Street East Craig, I forgot to mention one concern. I should not even have to ask but how many of the units in this building will be for people on a fixed income eg. CPP, Disability pension etc? I hope that we have made some progress in our city to influence the type of building/units our city needs vs. what the builder wants. Many of our residents are unable to afford to live in the buildings that are continually approved. IF this builder is unable to accommodate our city and needs then it's maybe time to say no. In my opinion the city should be embarrassed by allowing a monetary donation that is not sustainable to what we really need. Forwarded Message ----- From: > To: Craig Dumart <craig.dumart@kitchener.ca> Cc: Debbie Chapman <debbie.chapman@kitchener.ca>; aislinn.clancy@kitchener.ca <aislinn.clancy@kitchener.ca> Sent: Wednesday, April 12, 2023 at 04:07:23 PM EDT Subject: 1770 King St East, 815 and 825 Weber Street East Craig, these comments are a day late however I am sure that you can manage them. I am approaching this a little different this time as I suspect that there is nothing anyone can do to mitigate what you will ultimately approve. 1) When we talked about 1668 King St E there was never a master list of people's concerns. I recognize that you will categorize the concerns raised by citizens - however I would like to see a master list, without it - how can you be assured that everyone's concerns or themes are recognized. If you are asking the community for input I believe this is a fair request. 2) The building is wat too high - is this within the allowable floors aviation will allow? It is two floors higher than 1668 King st e. It doesn't seem right that this is higher? 3) The traffic impact study - from 2019 projected to 2033 with a 2.5 increase per year. Which of the new buildings that have been approved by the city along the king/weber corridor were included in the traffic assessment for this building? 4) Noise - the noise will be exceeded with this building as it was with 1668 King St E, there are numerous recommendations for occupants of the building at what point does planning and or council become concerned with noise levels for the existing residents? 5) Parking - with so many transit stops and so few parking spots being offered, why not go with zero parking for this building? 6) Collisions - the files say there were 73 collisions at the King St / Montgomery/Dixon Intersection in 10 years. I have no stats to provide but feel this number is significantly lower than actual. Page 217 of 222 7) If you allow this building to proceed you will taking all the amenities that are in walking distance from this neighborhood. 8) The carbon foot print from a building this size is massive, a smaller building would be much cleaner. 9) 1, 2, and 3 bedroom mix. I see all the stats on only 2 people live in 3 bedrooms etc. but for any of us that work from home - one of the bedrooms is most often used for home office. I strongly suggest they need more 2/3 bedroom than 1. I would really like to see several smaller apartment buildings of 8 -10 stories that would not obstruct the neighborhood and create less carbon footprint. In addition, the city approved the development at 1668 King St E with many voices indicating that we should get this built Kitchener really needs it. The day after that meeting it was revealed that Vive development had leased the property to the Working Centre for a shelter. Should that building not get built before we approve another one in the same area? I'm sure I will have additional comments following the presentation. Page 218 of 222 Craig Dumart From: Craig Dumart Sent: Monday, April 10, 2023 10:06 PM To: n; Aislinn Clancy; Subject: RE: 1770 King Street Kitchener Development Attachments: POSTCARD - NOTICE OF APPLICATION AND NIEGHBOURHOOD MEETING.pdf Good evening Randall, A neighbourhood planning meeting is scheduled this Thursday at 7pm. I have attached the postcard that was circulated to all residents within 240 metres of the subject land. IF you did not received the postcard it may have been because you are outside of the 240 metre radius. I have added you to the email distribution list to keep you informed on the application. A Council decision on the proposed development will be made this spring. I have responded to your questions in Red below. Craig Dumart, BES, MCIP, RPP Senior Planner I Planning Division I City of Kitchener (519) 741-2200 ext 7073 1 TTY 1-866-969-9994 1 craig.dumart(c�kitchener.ca tirfiSvX ase 'the projects laces you love. ominations are bw open for Kitchences Gret -Places awards. From: Aislinn Clancy <Aislinn.Clancy@kitchener.ca> Sent: Monday, April 10, 2023 8:49 PM Tr Cc Dumart <Craig.Dumart@kitchener.ca> Subject: RE: 1770 King Street Kitchener Development Hi Randal, Thanks for sharing your concerns. I'll Let Mr. Dumart give you his insights and details on the project. I think it was discussed at our November meeting. Or perhaps January. If you go to kitchener.ca, there would be the agenda and minutes of the meeting and you could find it. Mr. Dumart might remember the exact date. Page 219 of 222 Unfortunately due to the Major Transit Station Area (MTSA) rules, we can't negotiate the height of the building which is still surprising to me. As a city councillor, I'd like to have more influence to request that these buildings are smaller, as it is a dramatic change from a single family dwelling zone to a high rise. We are working on zoning now to find some middle ground. Again, sorry for the impact you worry about. I hope things turn out better than you anticipate. Mr. Dumart will share more details of the project. I hope you can look for them and we can have a chat if you'd like. Aislinn From: _a Sent: Monday, April 10, 2023 1:41 PM To: Craig Dumart <Craig.Dumart@kitchener.ca> Cc: Aislinn Clancy <Aislinn.Clancy@kitchener.ca>; Subject: 1770 King Street Kitchener Development Questions regarding the high rise proposal at 1770 King Street Kitchener Development. Firstly I should apologize since I only just became aware of this plan. I live ( I somehow I managed to miss the step one and two of this process so the questions I ask may have been already answered. 1) When did this get zoned for high occupancy buildings and why or is it? The subject lands along this stretch of King Street East are Designated and Zoned as a High Intensity Mixed Use Corridor. The in -effect zoning was approved in the 1980's. 2) Who authorized the zoning? City of Kitchener Council. 3) How many other high density dwellings are under consideration for this area and what are the details regarding the size and location of the dwellings? It is obvious to me with all the houses flattened on Charles Street and the other side of Ottawa Street as well as activities around the old Swabben Club. The information is probably available but I don't know where to find it. All of King Street East from the expressway to downtown is a mixed use corridor. Mixed use corridors are where mixed use developments are planned for redevelopment. To learn more about planning applications in your neighbourhood or the city as whole please visit our planning storymaps here: https://experience.arcgis.com/experience/bb2db3e6lbd043209clfl6dl6a3cedOc/page/Current- Applications/?data id=dataSource 10 -Planning Applications Active 5584%3A12824&views=view-2 Featurelnfo art - Copy 4) The general plan layout is does not show apartment or condo layouts. Is it known the type of units (size, bedrooms, bathrooms etc.)? A mix of unit types are proposed. However it is important to note that the number of bedrooms, and unit sizes is not something the city of Kitchener Zoning by-law regulates. While the City of Kitchener does not regulate number of bedrooms and this is a comment we are hearing from residents with many of our development applications and we are continuing to study housing options based on census data, demand, and market sales. While the City does not regulate the number of bedrooms, a mix of unit types is strongly encouraged and we have been working with a few developers Page 220 of 222 on recent applications to include 3 bedroom units which have been put on the market, but we know that sales have slowed for all unit types so we don't have sales data yet. we know that 3 bedroom units are larger, and cost more, and have higher condominium common fees, and in some cases are more expensive than ground oriented housing like a single or semi in the same neighbourhood • In September we received new housing census data — we know; • We have 99805 dwelling units in Kitchener • 61% are 3+ bedrooms • We also know household data now as well • 58% of households have 1-2 people (26% 1 person, 32% 2 people) • 15% of all dwellings are in buildings greater than 5 storeys • When you compare the household and housing data, we have 27,000 3+ bedroom homes are occupied by one or two people. • Meaning 44% of all large units in Kitchener have more bedrooms than people living in the dwelling • We are currently undertaking a Missing Middle study that is looking at root causes of these results and how do we get housing types of all sizes across the City. There are not any existing planning tools the City of Kitchener has to require affordable dwelling units. However, I can confirm this proposed development is for purpose built rentals which is a more affordable housing option than home ownership. I can also confirm that 15% of the dwelling units will be barrier free accessible. 5) If it is known, what are the details or where do I find them? See response above. 6) I live in the neighbourhood and the average residence has more than one car. In fact I know of no residence having no car. How does the designer expect that 503 residences will get by with only 291 parking spaces? This means 212 residences have no parking space. This is not including visitors for which there are a few spaces provided which again is not even close to enough. Where do the extra cars park? On a personal note, I find it humorous the development highlights bike parking. Mine are in a garage and I suspect most would take them to their apartments rather than risk damage or theft. I don't know the security so maybe it could work. I may be wrong but if they have worked thru these details I hope the details of the apartments are detailed as well. A traffic impact study was provided that will be review by City and Regional transportation staff along with the MTC. Modeling for increase traffic includes approved development applications. 7) What would the cost of these apartments be or is it known? Size versus cost? This is not within the realm of the planning application. However, I anticipate market rate rentals will be offered. 8) Is there a total development cost for the project? This is not within the realm of the planning application. 9) Are all the businesses dislodged by this plan on side with this plan or does the city care? Demolition of existing buildings will be required for the redevelopment of the site. I do not know the status of current leases of the buildings nor is that within the realm of this planning application. Page 221 of 222 These are just a few questions that come to mind. As a neighbourhood resident I am definitely against this plan as presented. I purchased my house 33 years ago because of its low density population and access. Implementing this plan would destroy my home value. MHBC should double the parking before this is even considered. I absolutely don't want my street turned into a parking lot because this plan was not thought thru correctly. That is not to deter from the fact I don't want my back yard view to include a 27 story apartment building. I paid and pay good taxes to avoid this. If there is an up side to this for me, please tell me. There is no doubt that putting this up will dramatically increase taxes for this square footage but what does that have to do with me? You aren't lowering my taxes any to reflect it. I bought my home to avoid this. Put it down the street near the LRT. This will kick the shit out of the value of my house turn my street and others into parking lots. If you think putting bike racks will reduce traffic I respectfully suggest you are disillusioned. Maybe in 30 years or so but it will immediately have the other highlighted problems with cars. This is not addressing any of the other infrastructure problems involving the increased population such as schools stores etc. Noted. Thank you for all your comments. Randall Kennedy Page 222 of 222