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HomeMy WebLinkAboutDSD-2023-254 - Draft Plan of Subdivision 30T-19201 - OPA19/002/C/GS - ZBA19/005/C/GS - 263, 321-325 Courtland Avenue East, 230 and 240 Palmer Avenue and 30 Vernon Avenue - 321 Courtland Ave Developments Inc.Staff Report Development Services Department www.kitchener.ca REPORT TO: Planning and Strategic Initiatives Committee DATE OF MEETING: June 19, 2023 SUBMITTED BY: Stevenson, Garett - Interim Director of Planning, 519-741-2200 ext. 7070 PREPARED BY: Dumart, Craig — Senior Planner, 519-741-2200 ext. 7073 WARD(S) INVOLVED: Ward 9 DATE OF REPORT: May 19, 2023 REPORT NO.: DSD -2023-254 SUBJECT: Draft Plan of Subdivision 30T-19201 Official Plan Amendment Application OPA19/002/C/GS Zoning By-law Amendment Application ZBA19/005/C/GS 263, 321- 325 Courtland Avenue East, 230 and 240 Palmer Avenue and 30 Vernon Avenue 321 Courtland Ave Developments Inc RECOMMENDATION: That the City of Kitchener, pursuant to Section 51 (31) of the Planning Act R.S.O. 1990, Chapter P 13 as amended, and delegation by-law 2002-64, grant draft approval to Plan of Subdivision Application 30T-19201 in the City of Kitchener, for 321 Courtland Ave Developments Inc. subject to the conditions attached to Report DSD -22-254 as Appendix `A'; and That Official Plan Amendment Application OPA/19/002/C/GS 321 Courtland Ave Developments Inc. requesting a change in land use designation on the parcels of land specified and illustrated on Schedule `A', be adopted, in the form shown in the Official Plan Amendment attached to Report DSD -2023-254 as Appendix `B', and accordingly forwarded to the Region of Waterloo for approval; and That Deferral No. 8 from Map 6 - Natural Heritage System in the 2014 OP be lifted on the parcels of land specified and illustrated on Schedule `B'; be adopted, in the form shown in the Official Plan Amendment attached to Report DSD -2023-254 as Appendix `B', and accordingly forwarded to the Region of Waterloo for approval; and That Zoning By-law Amendment Application ZBA19/005/C/GS for 321 Courtland Ave Developments Inc. be approved in the form shown in the `Proposed By-laws', and `Map No. 1', attached to Report DSD -2023-252 as Appendix `C'; and further That the Urban Design Report dated February 2023 and attached to Report DSD -2023-254 as Appendix `D', be adopted, and that staff be directed to apply the Urban Design Report through the Site Plan Approval process. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 202 of 792 REPORT HIGHLIGHTS: The purpose of this report is to evaluate and provide a planning recommendation regarding a Draft Plan of Subdivision, an Official Plan Amendment, and a Zoning By-law Amendment to allow the subject lands to be developed with a mixed use subdivision which includes up to 3,345 residential dwelling units, a large 0.71 hectare Neighbourhood Park, multi -use trails, three (3) mixed use blocks, four (4) high density residential blocks, two (2) medium density residential blocks, as well as road widenings blocks. Planning staff recommends approval of the applications, subject to the conditions outlined in the report. The development proposal represents good planning and will allow for the development of mixed use, high density, complete community in a Major Transit Station Area. Community engagement included: o circulation of a preliminary notice letter to property owners and residents within 120 metres of the subject site; o installation two large notice signs on the properties; o follow up one-on-one correspondence with members of the public; o A Neighbourhood Meeting held on July 15, 2019; o A follow up Neighbourhood Meeting held on August 24, 2022 o postcard advising of the statutory public meeting was circulated to all residents and property owners within 240 metres of the subject site, those who responded to the preliminary circulation; and those who attended the Neighbourhood Meetings; o notice of the public meeting was published in The Record on May 26, 2023. This report supports the delivery of core services. EXECUTIVE SUMMARY: The property owner of the subject lands addressed as 263 and 321-325 Courtland Avenue East, 230 and 240 Palmer Avenue, and 30 Vernon Avenue (the former Schneider's factory lands) is proposing a Plan of Subdivision, Official Plan Amendment and Zoning By-law Amendment. The Owner is proposing to comprehensively redevelop the lands into a mixed-use, complete community with residential, commercial, employment uses, parks and a multi -use trail. Three existing buildings are proposed to remain, including the six storey office building, the large distribution warehouse building, and the former maintenance garage. The existing buildings will be repurposed for a mix of commercial and employment uses. New buildings are proposed to range from three storeys to thirty- eight storeys in height. In total, approximately 3,345 residential units, including 135 affordable dwelling units are proposed in the mixed use development. Staff are recommending that the applications be approved. BACKGROUND: 321 Courtland Ave Developments Inc. has made applications to the City of Kitchener for a Plan of Subdivision, an Official Plan Amendment and a Zoning By-law Amendment proposing to change the land use designation and zoning of the lands at 263 and 321-325 Courtland Avenue East, 230 and 240 Palmer Avenue, and 30 Vernon Avenue to permit the lands to be comprehensively redeveloped into a mixed-use, complete community with residential, commercial, employment uses, a city owned park and a multi -use trail through the site connecting the Ion Horse Trail to the Mill ION station. The proposed development includes dividing the lands into 15 blocks through a Plan of Subdivision to accommodate the development of seven (7) high rise multiple dwelling buildings at the back of the site, ranging in height from 18 to 38 storeys; one (1) high rise mixed use building, 16 storeys in height; four (4) commercial/employment use buildings, 1 storey to 6 storeys in height; five (5) medium rise residential buildings 5 to 8 storeys in height; and two (2) low rise residential blocks with 3,345 residential units total, 19,500 square metres of non-residential space (employment and commercial uses) and a 0.71 hectare City -owned park. The proposed development includes 3,876 vehicle parking spaces proposed to be located underground, internal to the buildings and on the surface. Page 203 of 792 1,716 bicycle parking spaces are proposed within the development including 1,668 Class A indoor bicycle stalls and 48 Class B outdoor parking stalls. The lands are designated `General Industrial with Special Policy Area 9' in the City of Kitchener Mill Courtland Woodside Park Neighbourhood Secondary Plan and zoned `General Industrial Zone (M-2) with Special Regulation Provision 1 R and Special Use Provisions 155U and 159U' in Zoning By-law 85-1. The existing zoning permissions permit a wide range of industrial uses such as slaughtering, eviscerating, rendering or cleaning of meat, warehousing, beverage distillation, repair of motor vehicles and major recreational equipment manufacturing, wholesaling, transportation depot, truck and transport terminal and other similar industrial uses and require GRCA permits for development on the lands. r a "*MOW View from Borden Avenue Figure 1: Previous Built Form of the Subject Lands Site Context The subject lands are addressed as 263 and 321-325 Courtland Avenue East, 230 and 240 Palmer Avenue, and 30 Vernon Avenue (the former Schneider's factory lands) are located along Courtland Avenue East and bounded by Stirling Avenue South, Borden Avenue South and the CN Railway. The consolidated subject properties form a large irregular shape parcel of land and have a combined lot area of 10.36 hectares (25.6 acres) with approximately 375 metres of frontage along Courtland Avenue East. The three existing buildings are proposed to remain, including the six storey office building, the large distribution warehouse building, and the former maintenance garage. The existing buildings will be repurposed for a mix of commercial and employment uses. The majority of the site is vacant as area grading and building removals were completed over the past 5 years. Page 204 of 792 COUATEANDAVENIE EAST f � 6UI�D4'p4B � 1 5iyntx YYz� Figure 2: Existing Site Context The surrounding neighbourhood consists of a variety of uses including commercial buildings, industrial buildings, medium -rise residential uses, single detached dwellings, low-rise multiple dwelling buildings, and institutional buildings. Directly across the street to the north of the property along Courtland Avenue East and properties located along Courtland Avenue East between Vernon Avenue and Palmer Avenue are existing residential buildings. Directly to the west along Stirling Avenue is a commercial plaza with surface parking Lands to the east of the subject properties along Borden Avenue are properties developed with low rise residential uses and directly to the south, abutting the subject lands is the CN Railway. The subject lands are in close proximity to the Mill ION stop (400 Metres) and the Borden ION stop (600 metres). Furthermore, existing bus routes operate along Courtland and Stirling Avenue and there are walking, and bike trails and bike lanes located nearby. SUBJECT AREA Figure 3 - 263 and 321-325 Courtland Avenue East, 230 and 240 Palmer Avenue and 30 Vernon Avenue. Page 205 of 792 REPORT: The applicant is proposing a Plan of Subdivision to comprehensively redevelop the lands into a mixed-use complete community with residential, commercial, employment uses, parks and a multi use trail. The proposed development includes dividing the lands into 15 blocks in a Plan of Subdivision to accommodate the development of seven (7) high rise multiple dwelling buildings, ranging in height from 18 to 38 storeys; one (1) high rise mixed use building, 16 storeys in height; four commercial/employment use buildings, 1 storey to 6 storeys in height; five (5) medium rise residential buildings 5 to 8 storeys in height; and two (2) low rise residential blocks with 3,345 residential units total, 19,500 square metres of non-residential space (employment and commercial uses) and a 0.71 hectare City -owned park is planned for. The proposed development includes 3,876 vehicle parking spaces proposed to be located underground, internal to the buildings and on the surface. 1,720 bicycle parking spaces are proposed within the development including 1,672 Class A indoor bicycle stalls and 48 Class B outdoor parking stalls. Considerable thought and planning for proposed street network, proposed blocks, the location orientation and placement of the buildings, podium heights, building step backs, pedestrian and vehicular connections, and park spaces have been incorporated into the design for this proposed high intensity mixed use Plan of Subdivision. Block 12 Road Widening Block 10 (0.004Ina 1 Street Block 11r l(a ha} Future Residential_. . — /Townhouses (0.03 hal t t ; Block 9 I Block 8 1 High Density ��+ High Density ' - Residential Residential— A28 hal W.3! � l _ Y l Block 7 .0 High Density Residential (0.98 ha) I I Block 6 High Density Residential 1.0.76 hal Block 14 Road Widening (0.12 ha) Block 2 Black 1 Mixed Use Mixed Use (1.40 ha) 0.91 ha Block 5 High Density Residential (1.29 hal Block 4 High Density Residential (1.04 hal Figure 4- Development Block Plan F I Block 15 Mixed Use ' '0.79 ha) �n ! a� 1 I" Block 13 i Park Block 3 (V1 hay Mixed Use j (0.52 ha) Y ,OM1 tJ The proposed Official Plan and Zoning By-law Amendment applications were originally submitted in June 2019. Since this time there has been significant changes to the proposed development in direct response to public and staff comments, market conditions, and Provincial legislation. These changes include but are not limited, an increase to the maximum building height, residential units and Floor Space Ratio (FSR) and, an increase in size to the proposed City -owned park and increase in the number of affordable dwelling units, street network, three bed units and affordable house sponsorship. Table 1 below provides a comparison of the development concepts, Figures 3 and 4 show the comparisons between the original concept master site plan and the revised development concept master site plan, and Figures 5 and 6 show comparison renderings of the original development proposal and the revised development proposal. Page 206 of 792 Table 1. Development Concept Comparison Table Page 207 of 792 Original Development Concept Revised Development Concept Number of buildings 3 existing buildings repurposed 3 existing buildings repurposed with non residential uses with non residential uses 7 stacked townhouse blocks 1 stacked townhouse block 5 medium rise towers 5 medium rise towers 7 high rise towers 8 high rise towers 1 restaurant building 1 restaurant building Number of Units 2,818 residential units 3,345 residential units Unit Types 1 bedroom units 1 bedroom units 2 bedroom units 2 bedroom units 3 bedroom units (4% of total units, 143) Affordable Dwelling Contemplated providing 3.5% of 135 confirmed affordable dwelling Units the total housing stock as units. (80% of market rate for a affordable (80 potential affordable period of 25 years) dwelling units) Affordable Housing $0.00 $835,000.00 to a shovel ready Sponsorship affordable housing project Parking Spaces 3,079 parking spaces 3,876 parking spaces Bicycle Parking 1,500 1,720 Spaces Electric Vehicle 0 20% of the required parking Parking Spaces spaces will be dedicated to Electric Vehicle ready parking s aces. 775 spaces) New Building 3-35 Storeys 3-38 Storeys Heights Tall Building No Yes Guideline Compliant Nancy Featherstone 0.47 hectares 0.71 hectares Park (City -owned park) Page 207 of 792 Y �f RL it .t... dl Office 6 1. Bide Lo Garage 2 - — — �.. Si D.stnbut.O i ► 7LI-7-L L 71 t C Y _E L - il.r1 �� � � SIitAM! TprmpyNy fiv A1 1 neon a.:�natneri p lyyp � ..— �.! � _�- - 1 a Elrrpl¢yrtlitlll: CrRnre'.tial Figure 5 — Original Development Concept Master Site Plan + 1. Lege f«y$�me F�sdeneial ® rnsr0�wae E�npn�,enl cumtgq�mn 4 reu N � yfgjNlA y � 1 �� Figure 6 — Revised Development Concept Master Site Plan Page 208 of 792 -7 1 C4 Figure 8 — Proposed Development Rendering Page 209 of 792 The revised development master plan concept includes changes in direct response to public and staff comments. However, the overall organization of the master plan remains relatively unchanged from the original submission with the extension of Palmer Avenue and Kent Avenue into the site and connecting to a new municipal right -of way called Olde Fashioned Way. Olde Fashioned Way has been revised to be a one-way street leading to Borden. Medium rise buildings 5 to 8 storeys in height with building step backs are proposed along Courtland Avenue, Vernon Avenue, and Palmer Avenue. High rise towers 18-38 storeys in height are all located at the rear of the property internal to the site and abut the CN Railway at the rear of the property. A municipal park is located south of Olde Fashioned Way (Nancy Featherstone Park) and a privately -owned public space (J.M. Schneider Platz) will be provided on the lands between Olde Fashioned Way and Courtland Avenue. The key change to the master plan since the initial submission is a change in the form of housing; with provision of higher intensity residential built forms whereas the initial master concept plan included more low-rise townhouse blocks. Similarly, a block fronting Borden Avenue previously shown as a surface parking lot and `future development site (12 -storeys)' is now planned to be developed with a sixteen (16) storey mixed-use building with a 28 metre (92 feet) setback to Borden Avenue Street line for any portion of the building over 18.0 metres - providing a sufficient setback to the low rise residential dwellings on the opposite side of Borden Avenue. Overall, the number of residential dwelling units in the master plan increased from 2,821 units in the initial submission to 3,345 units in the final master plan. Of the total 3,345 dwelling units 143 (4%) are 3 -bedroom units. The amount of non-residential floor space decreased from an estimated 22,531 square metres in the initial submission to 19,500 square metres in the final master plan. The total supply of parking in the final master plan increased from 3,080 to 3,876 spaces, with 775 electric vehicle parking spaces being provided. 1672 Class A indoor bicycle stalls and 48 Class B outdoor parking stalls are provided and required by the proposed zoning. 20% of the required parking will be dedicated to Electric Vehicle (EV) ready parking spaces. Nancy Featherstone Park (proposed City -owned park) has also significantly increased in size as the original submission proposed a 0.47 hectare park which has increase in size to 0.71 hectares with the revised plan of subdivision. 4- i — �d Figure 9 - Streetview from the corner of Borden Avenue and Courtland Avenue East The revised proposed development includes a redesign and reorientation of the high rise towers that now comply with the City of Kitchener Design for Tall Building Guidelines, which are Council Page 210 of 792 approved guidelines in the Urban Design Manual that guide and inform development applications for proposed buildings 9 storeys and greater. The original development application did not fully meet the meet on-site and off-site separation and did not fully comply with overlook requirements between towers. The revised development concept has addressed these aspects of the guidelines and complies with the Design for Tall Building Guidelines in the City's Urban Design Manual. In addition to meeting the Design for Tall Building Guidelines, well defined podiums are provided which will further enhance the streetscape along Olde Fashion Way and Borden Avenue. Massing has been broken up on the towers with building step backs which helps address shadow impacts and enhances the public realm. Figure 10 - Streetview from the corner of Olde Fashioned Way and Kent Avenue Furthermore, the proposed development integrates several features that will benefit the community including public amenity areas, affordable housing, and improved access and connection to the Mill ION stop. To facilitate the redevelopment of the subject lands with the proposed mixed use Plan of Subdivision, an Official Plan Amendment and a Zoning By-law Amendment are proposed to change the land use designation and zoning of the subject lands. The lands are currently designated `General Industrial with Special Policy Area 9' in the City of Kitchener Mill Courtland Woodside Park Neighbourhood Secondary Plan and zoned `General Industrial Zone (M-2) with Special Regulation Provision 1 R and Special Use Provisions 155U and 159U' in Zoning By-law 85-1. The owner is proposing to change the land use designation to Mixed Use Corridor with Special Policy Area 9a (AREA 1), High Density Multiple Residential with Special Policy Area 9b (AREA 2,3 & 4), Low Density Multiple Residential (Area 5), Neighbourhood Park (Area 6) and Road (Area 7) in the City of Kitchener Mill Courtland Woodside Park Neighbourhood Secondary Plan. Special Policy Area 9a will regulate building heights near existing low rise residential buildings and regulate the location of residential and non residential commercia/employment uses while 9b will allow for a Floor Space Ratio (FSR) of 7.8 and regulate building heights within 100 metres of Courtland Avenue. To implement the proposed Official Plan Amendment, the owner is proposing to change the zoning of the subject lands in Zoning By-law 85-1 as follows: Area 1: High Intensity Mixed Use Corridor Zone (MU -3) with Special Regulation Provisions 1 R, 793R, 794R, 797R and Special Use Provision 484U. Page 211 of 792 Area 2: High Intensity Mixed Use Corridor Zone (MU -3) with Special Regulation Provision 793R, 795R, 797R and Holding Provision 105H. Area 3: High Intensity Mixed Use Corridor Zone (MU -3) with Special Regulation Provisions 1R, 793R, 796R, 797R and Holding Provision 105H. Area 4: Public Park Zone (P1) with Special Regulation Provision 1 R. Area 5: Residential Nine Zone (R-9) with Special Regulation Provisions 1 R, 793R, 798R, 799R and Holding Provision 105H. Area 6: Residential Nine Zone (R-9) with Special Regulation Provisions 1 R, 793R, 798R, 80OR and Holding Provision 105H. Area 7: Residential Nine Zone (R-9) with Special Regulation Provisions 1 R, 793R, 798R and Holding Provision 105H. Area 8: Residential Nine Zone (R-9) with Special Regulation Provisions 1 R, 793R, 798R and Holding Provision 105H. Area 9: Residential Eight Zone (R-8) with Special Regulation Provisions 1R, 801R and Holding Provision 106H Area 10: Residential Five Zone (R-5) with Special Regulation 1 R and Holding Provision 106H. P_3 - - Courtland Avenue —��- - fit' 13DU rM z 7�,s. I59U Vrk 11 BI ca 12 _ _ M-Resantie M 0 �� —T �• `— T—•—•^"'�•• a9ahiat rtM_�------ p 7 m asks % + 1 `m EA 9 are Mi. d U. / pd e 1 155U, J i r `m kAr.ae usa Mod eku�® Iy 1591V AREA 2 / Q' aama. aEana l blocks ` E enremyam..aq cor 22 Maaamoe.in eloctla ARFA8 t m Imamsa 1 AREA 1 11 I Y (PQPBi Reabanlial Strasl ivxnhouses 1 a.29ha. b.0aha. f' � p i L Medium PensAy ResidaM'al 1 a 39ha _ _ I RH ii'`Olde Fashioned Way -' AREA 79%ti TMIl,e,BlochBp` Hlgh Na ilyResitlantlal X91OafBlock 5High eeneity Resitlen@al1.2aha. High Pawily Rd.ICielh �ensdy ReaidaMial 21.Oiha.0.9Bha. AREA d AREA 5aPk3a/ I Um AREA'4 r Mlas2V r j r AREA 3 / r•ns H a i : - /( r KFd1AN 1;a,,?RAcr / Canadian National Railway M-2 M-2 f / P-3 ca , / 1R nsx Figure 11 — Proposed Zoning Area Boundaries Proposed Draft Plan of Subdivision Page 212 of 792 The applicant has proposed a 15 Block Plan of Subdivision on a 10.36 ha parcel of land bordered by Courtland Avenue to the north, Borden Avenue to the East, Stirling Avenue to the West and the Canadian National Railway to the south as follows: • Block 1: proposed 0.87 ha Mixed Use parcel of land (commercial/employment uses); • Block 2: proposed 1.40 ha Mixed use parcel of land (528 dwelling units); • Block 3: proposed 0.52 ha Mixed Use parcel of land (159 dwelling units, 800 square metres of commercial/employment uses); • Block 4: proposed 1.04 ha High Density Residential parcel of land (553 dwelling units); • Block 5: proposed 1.29 ha High Density Residential parcel of land (981 dwelling units); • Block 6: proposed 0.76 ha High Density Residential parcel of land (332 dwelling units); • Block 7: proposed 0.98 ha High Density Residential parcel of land (574 dwelling units); • Block 8: proposed 0.39 ha Medium Density Residential parcel of land (107 dwelling units); • Block 9: proposed 0.28 ha Medium Density Residential parcel of land (108 dwelling units); • Block 10: proposed 0.06 ha parcel of land with proposed Street Townhouses (3 residential units); • Block 11: proposed 0.03 ha low rise residential parcel of land (future residential); • Block 12 and 14: proposed 0.12 ha parcel of land for a road widening; • Block 13: proposed 0.71 ha parcel of land for a public park; • Block 15: proposed 0.83 ha Mixed Use parcel of land (commercial/employment uses). These blocks are accessed via Courtland Avenue and an extension from Palmer Avenue, Kent Avenue (running north/south) and a new road called Olde Fashioned Way (running East/West). Olde Fashioned Way connects to Borden Avenue (one way out). The applicant has proposed approximately 3,345 residential units within nine (9) blocks along with 19,528.4m2 of non-residential commercial/employment uses. ��.............r.....'T39 'S7hs�" --�— rr..... . 910(3{'1 c0 Lara la hl qe 1 alodt - 1 1 91Pd[ 15 CO , y .r 9 SJ ,m ee u p.8tlha h4%eO Use W2. M1[L a1 ] i 0.83ha. e raeexenrxmlry Blorhio s�� -. R idanval 5[re.1 TouaMwaes 1Vq �� IPOPS.i 1 -� ©2Bhe. yy 8.c1E.a t Y � I I aleck 8 AIe3Yan 15ans11y Rewtlenhaf � f a I Olde Fashioned Way 1 V f ala LI i l I 111 II Ywlo.A.rra 'V1 IV I I Y IV II I I 1 4 1 1 Block 5 X ;1 �I High Oanwry RaakxxNel 81xN 5 V 1 p: 1i 1 O.t6ha. High 6enssry P—Jeflvel dd Block 7 V I 91-7 1.29h.. 5 High ®enso Resi"ial High BanStly ReaAnauel INN. V.98ha. 9d9 6 i U.71ha r i Oka3 1 r hbdLk. m r r Qsana. In tti:.#a.4 ;,(7d1FAVY �kA Canadian National Railwayr:4�y i Figure 12 — Proposed Draft Plan of Subdivision 30T-19201 Planning Analysis: Page 213 of 792 Planning Act, R.S.O. 1990, c. P.13 25. Section 2 of the Planning Act establishes matters of provincial interest and states that the Minister, the council of a municipality, a local board, a planning board and the Tribunal, in carrying out their responsibilities under this Act, shall have regard to, among other matters, matters of provincial interest such as, f) The adequate provision and efficient use of communication, transportation, sewage and water services and waste management systems; g) The minimization of waste; h) The orderly development of safe and healthy communities; j) The adequate provision of a full range of housing, including affordable housing; k) The adequate provision of employment opportunities; p) The appropriate location of growth and development; q) The promotion of development that is designed to be sustainable, to support public transit and to be oriented to pedestrians; r) The promotion of built form that, (i) Is well-designed, (ii) Encourages a sense of place, and (iii) Provides for public spaces that are of high quality, safe, accessible, attractive and vibrant; s) The mitigation of greenhouse gas emissions and adaptation to a changing climate. These matters of provincial interest are addressed and are implemented through the Provincial Policy Statement, as it directs how and where development is to occur. The City's Official Plan is the most important vehicle for the implementation of the Provincial Policy Statement, and to ensure Provincial policy is adhered to. Provincial Policy Statement, 2020: The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. Section 1.4.3(b) of the PPS promotes all types of residential intensification, and sets out a policy framework for sustainable, healthy, liveable and safe communities. The PPS promotes efficient development and land use patterns, as well as accommodating an appropriate mix of affordable and market-based residential dwelling types with other land uses, while supporting the environment, public health and safety. Provincial policies promote the integration of land use planning, growth management, transit -supportive development, intensification, and infrastructure planning to achieve cost-effective development patterns, optimization of transit investments, and standards to minimize land consumption and servicing costs. To support provincial policies relating to the optimization of infrastructure, transit and active transportation, the proposed designation and zoning facilitate a compact form of development which efficiently uses the lands, is in close proximity to transit options including bus, rapid transit, and makes efficient use of both existing roads and active transportation networks. The lands are serviced and are in proximity to parks, trails and other community uses. Provincial policies are in support of providing a broad range of housing. The proposed mixed use development represents an attainable and affordable form of market-based housing. The proposed draft plan of subdivision, Official Plan Amendment, and Zoning By-law Amendment applications represent a planned development that has been designed as a transit oriented community that is walkable and meets Regional and Provincial objectives by accommodating a mix of housing types and densities and introducing new commercial and employment uses. The proposal makes efficient use of the land through a comprehensively planned development that helps to meet minimum density requirements for a Major Transit Station Area (MTSA). The plan provides for a range of residential housing types, non-residential uses and densities that are in close proximity to Page 214 of 792 two (2) ION Stops (Borden and Mill ION stops). The proposed plan of subdivision establishes an efficient development pattern that brings new residential, commercial, and employment uses to an established neighbourhood. With respect to provincial policies regarding public health and safety, the Grand River Conservation Authority (GRCA) has reviewed the proposed development application and supports the proposed Plan of Subdivision with conditions to be satisfied by the GRCA prior to registration. Planning staff is of the opinion that the applications are consistent with the PPS for health and safety matters. Planning staff is of the opinion that the proposed application will facilitate the intensification of the subject property with a high intensity mixed-use development that is compatible with the surrounding community, helps manage growth, will contribute towards a complete community, and is transit supportive. 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. The Growth Plan supports planning for a range and mix of housing options and higher density housing options that can accommodate a range of household sizes in locations that can provide access to transit and other amenities. Page 215 of 792 Policy 2.2.4 requires that planning be prioritized for MTSAs on priority transit corridors, including zoning in a manner that implements the policies of the Growth Plan. MTSAs on priority transit corridors will be planned for a minimum density target of 160 residents and jobs combined per hectare for those that are served by light rail transit or bus rapid transit. The Region of Waterloo's ION is a form of light rail transit and the ION stops are within Major Transit Station Areas (MTSAs) that are required to achieve the minimum density target of 160 residents and jobs combined per hectare. The subject lands are located within the City's delineated built up area, and within a Major Transit Station Area. The lands are identified as a MTSA in the 2014 Kitchener Official Plan. In the City's Official Plan on Map 2 — Urban Structure the lands appear within the MTSA boundary for the Mill stop. The Region of Waterloo commenced the Regional Official Plan Review project and as part of that work, revised MTSA boundaries were approved by the Region in August 2022 (and in April 2023 by the Minister) and these lands are within the Mill Station MTSA as the Mill ION stop is in close proximity (400 metres) of the subject lands. The proposed development represents intensification and will help the City achieve density targets in the MTSA. The proposed designation and zoning will support a higher density housing option that will help make efficient use of existing infrastructure, parks, roads, trails and transit. Planning staff is of the opinion that the applications conform to the Growth Plan. Regional Official Plan (ROP): The subject lands are designated "Urban Area" and "Built -Up Area" on Schedule 3a of the 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 proposed development conforms to Policy 2.F of the ROP as the proposed development will 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. The subject lands are within the Major Transit Station Area (MTSA) boundary that was endorsed by Regional Council in April 2021 (and approved in August 2022). The Region of Waterloo has also identified that the subject lands are located within potential intensification corridor as part of the Reginal Official Plan review and are an appropriate location for intensification. The Region of Waterloo have indicated they have no objections to the proposed application or to higher density within the MTSA area. (Appendix `E'). 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 460.50m ASL with a maximum height restriction of 136.5m. The Tallest building (38 storeys) proposed for the subject lands is less than the maximum federally regulated Airport Zoning Regulation height limit is 460.50m ASL. Sufficient space for the operation of a future crane without reaching the maximum elevation of 460.50m ASL can be provided for and complies with the federally regulated Airport Zoning Regulations. City of Kitchener Official Plan (OP) Page 216 of 792 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 currently designated `General Industrial with Special Policy Area 9' in the City of Kitchener Mill Courtland Woodside Park Neighbourhood Secondary Plan. Lands designated as General Industrial in the Mill Courtland Woodside Park Neighbourhood Secondary Plan provide for a broad range of industrial uses such a warehousing, manufacturing, wholesaling, transportation depot, truck and transport terminal and other similar industrial uses. Special Policy Area 9 allows for food processing including packaging, warehousing, distributing, slaughtering, eviscerating, rendering or cleaning of meat, poultry and fish or by products; and the milling or packaging of animal feed and fertilizer; and beverage distillation; and allows for office use for the previous use of the lands (Schneiders Meat Plant) The applicant is proposing to change the land use designation to `Mixed Use Corridor with Special Policy Area 9a (AREA 1), High Density Multiple Residential with Special Policy Area 9b (AREA 2,3 & 4), Low Density Multiple Residential (Area 5), Neighbourhood Park (Area 6) and Road (Area 7) in the City of Kitchener Mill Courtland Woodside Park Neighbourhood Secondary Plan. Special Policy Area 9a will regulate density, building heights, and the location of residential uses while 9b will allow for a Floor Space Ratio (FSR) of 7.8 and regulate building heights within 100 metres of Courtland Avenue. Policy 17.E.13.1. of the City of Kitchener Official Plan require that holding provisions will be applied in situations where it is necessary or desirable to zone lands for development or redevelopment in advance of the fulfillment of specific requirements and conditions, and where the details of the development or redevelopment have not yet been fully resolved. A Holding provision may be used in order to implement this Plan to ensure that certain conditions, studies or requirements related to a proposed Zoning By-law Amendment are met. Complete Community A complete community creates and provides access to a mix of land uses including, a full range and mix of housing, including affordable housing, recreation, commerce, community and cultural facilities, health care facilities, employment, parks and open spaces distributed and connected in a coherent and efficient manner. A complete community also supports the use of public transit and active transportation, enabling residents to meet most of their daily needs within a short distance of their homes. Kitchener will be planned as a complete community that creates opportunities for all people to live, work and interact within close proximity. Planning for a complete community will aid in reducing the cost of infrastructure and servicing, encourage the use of public transit and active modes of transportation, promote social interaction, and foster a sense of community. The applicant is proposing to contribute aspects of a complete community on the subject lands with residential and mixed-use buildings, ranging in height from 3 to 38 storeys with 3,345 residential units, 19,500 square metres of commercial space a new City -owned park and multi -use trail. Considerable thought for the orientation and placement of the buildings, podium heights, building step backs, park block and pedestrian connections been incorporated into the design for this high intensity mixed use plan of subdivision. The owner is proposing a total of 135 affordable residential rental dwelling units within the proposed plan of subdivision. The units will be available for rent and managed by the Owner in partnership with a community partner. Dwellings will range in size and location within the proposed development, in each tower and on different floors. Page 217 of 792 In addition to providing 135 affordable residential dwelling units the owner is proposing to provide a $835,000.00 cash contribution to an affordable housing group with a shovel ready development. The owner is also proposing a commitment of $60,000 for the construction of off-site trail enhancements along Borden Avenue/Grenville Avenue to the Mill Ion Station stop which will directly benefit the residents within the community. Public Amenity Areas The proposed development integrates a number of features that will benefit the community and foster a sense of community, including a new trail corridor, public amenity areas (private and public owned lands), affordable housing and a community place making. The proposed Plan of Subdivision includes a combination of privately-owned publicly accessible open spaces (POPS) and a 0.71 hectare City-owned park (Nancy Featherstone Park) to meet the needs of residents and the surrounding community. Conceptual early design plans for Nancy Featherstone park include a series of different play areas catering to different age groups; an open lawn space for more casual, flexible use; and a public art installation that is reflective of the site's history and past use along with seating opportunities around the above activity spaces. Parkland dedication in a combination of land and cash-in-lieu will be taken through the site plan application process Vtfs ius)n. Figure 13: Conceptual Park Design for Nancy Featherstone Park In addition to the City -owned public park, public amenity areas in the form of Privately Owned Public Spaces (POPS) are proposed. Approximately 1,800 square metres of programmed public space are proposed on Block 1 of the Plan of Subdivision (J.M. Schneider Platz) adjacent to the commercial/employment uses and the proposed restaurant. Preliminary concepts have contemplated features such as enhanced landscaping and seating opportunities. Page 218 of 792 Courtland Ave E — i Existing Office Building Existing Existing Building A Building (formerOistribution b Priv el B (former building) Owne u i_c Garage) 1 0 Space 0CID 1 1 3 rip Resburenf... - U7 =Qa=VJay Nricy Peath'erstoIle Park Figure 14: Privately Owned Public Space location map In addition to the publicly accessible spaces, a new trail corridor is proposed that will connect Borden Avenue and Stirling Avenue and Courtland Avenue. The new trail corridor along with the publicly accessible space and park block will significantly improved pedestrian access for the existing community and enhance connection to the Mill Ion Stop. � 'muka-Use (a tter, ,, ;'rr!ksa .,_ _,n ° Si&j v.:?k, Figure 15: Pedestrian Circulation Plan 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 (MTSAs), Nodes and Corridors, in this hierarchy, according to Section 3.C.2.3 of the Official Plan. The subject lands are located within a MTSA. The planned Page 219 of 792 function of the MTSA is to provide densities that will support transit, and achieve a mix of residential, office, institutional and commercial uses. They are also intended to have streetscapes and a built form that is pedestrian -friendly and transit -oriented. Policies also require that development applications in MTSAs give consideration to the Transit - Oriented Development policies contained in Section 13.C.3.12 of the Official Plan. Generally, the Transit -Oriented Development policies support a compact urban form, that supports walking, cycling and the use of transit, by providing a mix of land uses in close proximity to transit stops, to support higher frequency transit service and optimize transit rider convenience. These policies also support developments which foster walkability by creating safe and comfortable pedestrian environments and a high-quality public realm. Staff is of the opinion that the proposed development will help to increase density in an area well served by nearby transit and future rapid transit while being context sensitive to surrounding lands and provides excellent access to off-road pedestrian and cycling facilities. The proposed development is located in a prime location for high intensity mixed use development. The subject lands are located in close proximity to the Mill ION stop (400 metres) and the Borden Ion stop (600 metres). The proposed development introduces a new form of housing to the surrounding area with a mix of unit types. Housing diversity is needed to provide a greater housing choice and meet the needs of increasingly diverse residents and household types such as young families, professionals, retirees, people with disabilities, all with a various range of income. Diverse housing types for this area of the City of Kitchener will be planned through future MTSA planning work. This application is in advance of that work and can be considered based on urban structure and future planned function of the community. As such, staff is of the opinion that the proposed Official Plan Amendment and Zoning By-law Amendment will support a development that not only complies with the City's policies for a MTSA but also contributes to the vision for a sustainable and more environmentally -friendly city. PARTS Rockway Plan The subject lands are located within the PARTS Rockway Plan which is a guiding document that made recommendations for land uses within and around rapid transit station stops. The PARTS Rockway Plan made recommendation for amendments to the Secondary Plans within the MTSA, which have not yet been implemented. Some of the primary recommendations are to encourage the development of underutilized sites with higher density live -work environments and to increase housing supply with multi -unit residential while protecting existing stable neighbourhoods. The proposed development provides for a range of housing options and commercial space and the proposed amendment is in keeping with the PARTS Rockway vision for development within and around the ION stops. Neighbourhood Planning Review The subject lands are within the draft Rockway Secondary Plan, updated as part of the Neighbourhood Planning Reviews (NPR) project. A statutory public meeting was held December 9, 2019 regarding draft amendments to the plan. Under the proposed changes, the proposed land use for the subject lands is Mixed Use, High Rise Residential, and Innovation Employment which allows for high intensity, residential commercial and employment uses developments. 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. Page 220 of 792 Proposed Lid use Low Fuse FIS! Limhled Low Fbse Rmidgritial Medium Rr5e Re'sidenkial High Rite Resideirtal Insttutwnal Maw Use mow- u lnwvpwn ErnVQYTmrt Gem,* Industrol on space Nalalral Hesrtnge CDnservrali n Propowd Secondary Plan Boundary Spat+fie Patic y Area R"Iway Secondary Plan, - Proposed Land Use Figure 16: NPR Rockway Secondary Plan - Proposed Land Use Plan Urban Design Policies: The City's urban design policies are outlined in Section 11 of the City's Official Plan. 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 Report, attached as Appendix `D', were submitted and have been reviewed by City staff. The Urban Design Report outlines the vision and principles guiding the site design and informs the proposed zoning by-law regulations. Streetscape — All Street frontages are activated by at -grade residential units or commercial units. All buildings' principal entrances and lobbies are located at grade with direct access to public sidewalks, trails, and Nancy Featherstone Park. The 8 towers all include podiums that have defined bases which along with the proposed medium rise building include high quality urban design that create a defined street and enhance the streetscape. Safety — As part of the site plan approval process, staff will ensure Crime Prevention Through Environmental Design (CPTED) principles are achieved and that the site meets the Ontario Building Code and the City's Emergency Services Policy. Universal Design —The development will be designed to comply with Accessibility for Ontarians with Disabilities Act and the Ontario Building Code. Skyline — The proposed buildings will provide a new feature on the City's skyline. The proposed buildings will create visual interest from several different vantage points. Site Design, Building Design, Massing and Scale — The subject site is designed to have a development that will be developed at a scale that is compatible with the existing and planned built form for the surrounding neighbourhood. The 8 towers have well defined podiums and building step Page 221 of 792 backs which helps enhance the public realm. The medium rise buildings include building steps from setbacks along the street to provide a transition to nearby low rise residential dwellings. * j 0 0 0 M ra- &�IT % _�- W 4 4 M Figure 17: Aerial Rendering showing the mid rise building step backs from 5 storeys to 8 storeys along Courtland Avenue East. Tower Design — Building D (20 storeys) Building E (18 storeys) Building F (22 storeys) Building G (25 storeys) Building H (38 storeys) Building 1 (18 Storeys) Building J (20 Storeys) and Building M (16 storeys) are classified as a "Large Slab" tower as the proposed tower floor plate is more than 850 square metres in area. All eight (8) of the proposed towers have well defined podiums. Building M (16 storeys) includes a 4 -storey podium situated along Borden Avenue with a 28 metre building step back which provides transition to the lower density areas. Buildings E, F, G H and I are located along Olde Fashion Way and a private street that connects to Olde Fashion Way. All of these buildings include well defined 6 storey podiums with various building step backs. The massing of all the buildings is broken up vertically by variation and the articulation of building materials and, balconies for the residential units are included on the street -facing elevations. Building D ` 720J '1 II Bw Ire its, F I IL - r'Nii u licit IIF Nancy �1 Faatherstane / Building M Park f, r 1' 16 4 BuildingJ_2} Figure 18: Tall Buildings location map Page 222 of 792 Wind Study A wind study was prepared for the consideration of this development proposal and reviewed by staff. The wind conditions surrounding the proposed development will require wind mitigation design features. A full Wind Assessment will be required and reviewed through the site plan application process for each block. Shadow Impact Study The applicant has completed a Shadow Impact Study as part of 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. Desian for Tall Buildina Guidelines The proposed development has also been reviewed for compliance with the City's Design for Tall Buildings Guidelines. The objective of this document is to: • achieve a positive relationship between high-rise buildings and their existing and planned context; • create a built environment that respects and enhances the city's open space system, pedestrian and cyclist amenities and streetscapes; • create human -scaled pedestrian -friendly streets, and attractive public spaces that contribute to livable, safe and healthy communities; • promote tall buildings that contribute to the view of the skyline and enhance orientation, wayfinding and the image of the city; • promote development that responds to the physical environment, microclimate and the natural environment including four season design and sustainability; and, • promote tall building design excellence to help create visually and functionally pleasing buildings of architectural significance. l E 8 34.3m 4 38m F 32.7m 39Am �J. JIII 22 43.7m D 3��y 20� G 46.7m 1 25 18 43.Ym 52.3m H 32.6m 55.2m 38 38.6m 4�� 46.2m L 2,0 Figure 19 — Tall Building Guideline Compliance Plan The proposed development master plan concept has been reviewed with these objectives in mind. City staff has confirmed that the proposed towers are generally consistent with and meet the overall intent of the City's Design for Tall Building Guidelines. More specifically, the proposed development (as revised) now meets the on-site and off-site separation distance requirements of the Design for Tall Building Guidelines. Staff recommends that the proposed Urban Design Report attached as Page 223 of 792 Appendix `D', be adopted and that staff be directed to apply the Urban Design Report through future Site Plan Approval processes for each block. Transportation Policies: The Official Plan supports an integrated transportation system which incorporates active transportation, allows for the movement of people and goods and promotes a vibrant, healthy community using land use designations and urban design initiatives that make a wide range of transportation choices viable. The subject lands are located directly adjacent to the Mill ION stop. The buildings have excellent access to cycling networks, including existing on and off-street cycling facilities and is located in close proximity to the Iron Horse Trail. The location of the subject lands, in the context of the City's integrated transportation system, supports the proposal for transit -oriented development on the subject lands. Policy 3.C.2.22 states that until such time as Station Area Plans are completed and this Plan is amended accordingly, in the interim, any development application submitted within a Major Transit Station Area will be reviewed generally in accordance with the Transit -Oriented Development Policies included in Section 13.C.3.12 The Plan of Subdivision will create a new public road known as Olde Fashioned Way which will be a new east -west street running from an extension of Palmer Street extension to Borden Avenue and will be limited to one way with no in -bound traffic permitted at the intersection of Olde Fashioned Way and Borden Avenue. Olde Fashioned Way is designed with a 24 -metre wide street right-of-way that will accommodate a central planted median, one travel lane in each direction, curb -side planted boulevards, a sidewalk on the south side, and a multi -use pathway and on -street parking on the north side. The north -side multi -use pathway runs between Stirling Avenue and Borden Avenue and intersects with a second, north -south multi -use pathway running through Nancy Featherstone Park and the Privately Owned Public Accessible Space (J.M. Schneider Platz). The pathway will run through the park corridor connecting to Borden Avenue/Grenville Avenue and onto the Mill ION Stop to the east. 110 LED �J R3 ROLLEOCURB _ ROLEEO GU B. WILMCUAR Figure 20 — Olde Fashioned Way Street Section Page 224 of 792 The proposed Official Plan Amendment and Zoning By-law Amendment applications support a more - dense residential development. The location of the proposed buildings, secured through the proposed site-specific provisions, will result in a compatible built form that fosters walkability within a pedestrian -friendly environment that allows walking to be safe, comfortable, barrier -free and a convenient form of urban travel. Furthermore, the proposed development will enhance access and pedestrian connections to the Mill ION stop. At future site plan approval processes, the design of the buildings will have to feature a high quality public realm to enhance the identity of the area and create gathering points for social interaction, community events and other activities. Additionally, secured and visitor bicycle parking is required as part of the Zoning By-law. Housing Policies: Section 4.1.1 of the City's Official Plan contains policies with the primary objective to provide for an appropriate range, variety and mix of housing types and styles, densities, tenure and affordability to satisfy the varying housing needs of our community through all stages of life. The proposed development increases the range of dwelling units available in the city. The development is contemplated to include a range of unit types including, one, two and three-bedroom units along with 135 affordable dwelling units that will be made available for rent by the owner. The wide range of units, in this location, will appeal to a variety of household needs. Sustainable Development Section 7.C.4.1 of the City's Official Plan ensures developments will increasingly be sustainable by encouraging, supporting and, where appropriate, requiring: a) compact development and efficient built form; b) environmentally responsible design (from community design to building design) and construction practices; c) the integration, protection and enhancement of natural features and landscapes into building and site design; d) the reduction of resource consumption associated with development; and, e) transit -supportive development and redevelopment and the greater use of other active modes of transportation such as cycling and walking. Development applications are required to demonstrate that the proposal meets the sustainable development policies of the Plan and that sustainable development design standards are achieved. Sustainable development initiatives will be further explored at the Site Plan Application stage. Servicina and Utilities All lots will be serviced with municipal sanitary sewers and municipal water servicing in accordance with City standards. Engineering Services staff have confirmed that there is sufficient servicing capacity. Conditions of approval have been included to ensure that services are constructed at the appropriate timeframes. Comments from the appropriate utility and telecommunications companies are addressed through the draft approval conditions. Page 225 of 792 Natural Environment The majority of the subject lands are within the Grand River Conservation Authority regulated limit. GRCA staff have undertaken a preliminary review of the applications and are supportive of draft approval and have provided draft approvals conditions which has been incorporated in Appendix A. Regional and City Environmental Planning staff have reviewed the proposed plan of subdivision and have no concerns with the proposed applications and have provided draft approval conditions for further review at different stages (prior to grading, prior to registration). Deferral No. 8 from Map 6 - Natural Heritage System 2014 City of Kitchener Official Plan The Regional decision to approve the City's Official Plan on November 19, 2014, included a Deferral of the Ecological Restoration Area on Map 6 as it applies to the property municipally known as 321- 325 Courtland Avenue East. Deferral 8 reads as follows: "On Map 6, no decision is being made with respect to Ecological Restoration Area overlay as it applies to the property municipally known as 321 — 325 Courtland Avenue East. A decision will be made after the Rockway Stations Study Area Plan is completed along with any supporting studies, and an implementing official plan amendment has been adopted by City of Kitchener Council and forwarded to the Region of Waterloo for consideration for approval." With the completion of the Rockway Stations Study Area and the submission of site specific Planning Applications and supporting studies by the Applicant Deferral 8 can now be resolved. Staff are recommending that Deferral No. 8 from Map 6 - Natural Heritage System in the 2014 OP be lifted. Proposed High Density Multiple Residential Land Use Policies The High Density Multiple Residential designation is meant to accommodate high density multiple dwellings in taller building forms. This area is meant to achieve a high residential intensity situated away from existing low-rise neighbourhoods and using the opportunity for taller building forms to establish a "buffer' for the internal area of the subject land from the abutting rail line. The predominant land use within the High Density Multiple Residential designation will be multiple residential uses. Complementary non-residential land uses may be permitted within such multiple residential buildings. Such uses are meant to primarily serve the subject land and surrounding neighbourhood, and may include uses such as convenience commercial, day care facilities, health offices and health clinics, personal services, small offices, small scale community facilities, and social service establishments. These uses are generally limited to locations on the ground floor of multiple residential buildings, although certain non -retail uses may be appropriate on above floors. Proposed Special Area Policies Special Policy Area 9a — Mixed Use Corridor The Mixed -Use Corridor designation at the corner of Courtland Avenue and Borden Avenue is meant to provide for mixed use development comprised of free-standing non-residential uses, free-standing multiple residential development and mixed-use buildings. A minimum Floor Space Ratio of 1.0 and maximum Floor Space Ratio of 4.0 will apply to development within the land subject to the Mixed Use Corridor designation. Block 2 — Bounded by Courtland Avenue, Kent Avenue, Palmer Avenue and Olde Fashioned Way This area is largely intended to provide a street -oriented, mid -rise residential building form (up to a maximum height of eight storeys) that provides a transition between the lower -rise neighbourhood north of Courtland Avenue and the taller forms anticipated south of Olde Fashioned Way. A range Page 226 of 792 of medium density housing and commercial uses will be permitted. Permitted medium density housing generally includes cluster townhouse dwellings, multiple dwellings, and special needs housing, although mixing and integrating of innovative and different forms of housing is supported to achieve and maintain a medium -rise built form. Permitted non-residential uses are meant to be smaller scale in nature and may include such uses as retail, commercial entertainment, restaurants, financial establishments, personal services, offices, health offices and health clinics, daycare facilities, social service establishment, and studio and artisan uses. Development of this area is meant to reinforce the existing and new bounding public streets and provide a transition in height from the low-rise neighbourhood on the north side of Courtland. New buildings should be massed to the public street edge or edges and have active frontages facing these public streets, considering primary entrances, windows, walking connections and internal activity area facing these streets. Further to its role as a transition between the neighbourhood to the north and taller forms intended to the south, a transition in height with the mid -rise form is expected moving from Courtland Avenue through upper storey massing. Blocks 1 and 15 Bounded by Borden Avenue, Courtland Avenue, Kent Avenue and Olde Fashioned Way Capitalizing on the location of existing buildings that present the best opportunities for adaptive reuse on the site, the block bounded by Borden Avenue, Courtland Avenue, Kent Avenue and Olde Fashioned Way is largely meant to accommodate an "innovation employment" function for technology-based and creative industries that are drawn to such adapted spaces together with supporting other commercial activities. Within this block, a broad range of non-residential uses will be permitted, but not residential uses. Principal non-residential uses include those uses reasonably expected as part of such a mixed commercial employment cluster, such as a broad range of office uses and related smaller scale manufacturing activities. Additionally, complementary small-scale non-residential uses will also be permitted, including such uses as retail up to a maximum GFA of 4,000 sq m, entertainment, restaurants, brewing/distilling establishments, financial establishments, personal services, offices, health offices and health clinics, daycare facilities, social service establishment, studio and artisan related uses, and urban parks and plazas. Non-residential uses may either be in mixed or stand alone buildings. Development of this area is meant to provide for a compatible, lower rise form that reinforces the existing and new bounding public streets. Retained buildings should be additionally "opened" to the abutting street edges through ground level activities and building treatment. New buildings that fill in the fabric of this existing area should be massed to the public street edge. The block will be designed to incorporate a privately owned public space. Block 3 on the southwest corner of Borden Avenue and Olde Fashioned Way This block is meant to provide opportunities for a mixed use building containing residential and non residential uses. The designation intends to complement the function of the "innovation employment" block to the north while providing additional opportunities for higher intensity residential. The form and siting of new development is meant to provide a transition from the High Density Residential designations to the west and the existing low-rise neighbourhood to the east of Borden Avenue. Mixed use buildings containing multiple dwellings and office space with or without compatible non residential uses may be permitted up to a maximum height of 16 storeys. Further to its role as a transition between the neighbourhood to the east and taller forms intended to the west, a transition in height is expected moving from Borden Avenue through upper storey massing. Special Policy Area 9b - High Density Multiple Residential A maximum Floor Space Ratio of 7.8 will apply to development within the land subject to the High Density Multiple Residential designation. A maximum building height of 8 storeys will apply to buildings located within 100 metres of Courtland Avenue; for buildings located further than 100 metres from Courtland Avenue there is no maximum building height. Page 227 of 792 R'�. { Low Rise Conservation AREAS qG r '+"^ le Low Density Multiple Residential F• r. 1 r Low Density Commercial Residential r• tf+ High Densityle Residential Multiple C{J r Neighbourhood Mixed Use Centre uuww r• � Neighbourhood Institutional q L r�� r Mixed Use Corridor • General Industrial Q ^! - - Neighbourhood Park r { rc r 34REA'4e��ii������r��'�• 'g. � Open Space a - �•• Boundary of Secunda Plan iE 1\ rY Secondary ARESpecial Policy Area -;;;;;'§Primary Arterial Road r —Secondary Arterial Road • g''i' Major Collector Road er � 'r• f Minor Collector Road y Areas of Amendment Area 1 - From �F With Special Policy 9 Industrial p P v :'AREf1.2 iE3CiEi::. � o Mixed Use Corridor ... :yr:::; AREA` � ''—�Nith Special Policy 9a """•"""' Area 2 -From General Industrial '.................................•.• With Special Policy 9 'i To High Density Multiple Residential ................ �IJith Special Policy 9b' ..................... P:::::::::::::::'Area 3 - From Road .,_P•- CO en?NTo High Density Multiple Residential -'- - =iiaNith 5 ecial P61icy 96 J •"'`�`�'�'''���'•+`�`'� � Area 4-From General Industrial T. Hi h DensityMultiple Residential r: • �:::: .::..:::.::::;;: g .. ,..�. is _:: �" %�<G•;:.�:;..::r:;"r::[::�.::.:i�. •IKYyVJithSpecialPolicy 9b L. -. AREA.1 �� .?. :.,.:.,:r?.?..;. ?}. :: `' a l"NArea 5 - From General Industrial t ::•x.;::;.:;.;:-:.:; •i..:. l;. y� ■ice+To Low Density Multiple Residential y r ,t! �� _" �P,:.° R+kArea 6 - From General Industrial wTc Neighbourhood Park r rea 7 - From General Industrial :Y r� � 'r•Tc Road Figure 21 — Proposed Official Plan Land Use Designations Proaosed Official Plan Amendment Conclusions The Official Plan Amendment application requests that the land use designation as shown on Map 12 — Mill Courtland Woodside Park Neighbourhood Secondary Plan be changed from `General Industrial with Special Policy Area 9' to `Mixed Use Corridor with Special Policy Area 9a (AREA 1), High Density Multiple Residential with Special Policy Area 9b (AREA 2,3 & 4), Low Density Multiple Residential (Area 5), Neighbourhood Park (Area 6) and Road (Area 7). Based on the above policy 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 "B". Proposed Zoning By-law Amendment: The Zoning By-law Amendment proposes to implement the proposed revised land use designations noted above with corresponding zoning. The subject lands are currently zoned `General Industrial Zone (M-2) with Special Regulation Provision 1R and Special Use Provisions 155U and 159U' in Zoning By-law 85-1. The existing zoning permissions permit a wide range of industrial uses such as slaughtering, eviscerating, rendering or cleaning of meat, warehousing, beverage distillation, repair of motor vehicles and major recreational equipment manufacturing, wholesaling, transportation depot, truck and transport terminal and other similar industrial uses and require GRCA permits for development on the lands. The applicant has requested an amendment to remove the lands, currently zoned `General Industrial Zone (M-2) with Special Regulation Provision 1 R and Special Use Provisions 155U and 159U', from Zoning By-law 85-1 and zone the lands accordingly to implement the proposed revised land uses to allow for the development of the proposed high intensity mixed use plan of subdivision. Page 228 of 792 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 proposed zoning would permit low -to -high rise residential uses, commercial and employment and other non-residential uses, and a park block. Residential uses proposed include a townhouse block, medium and high rise multiple dwelling buildings. Non-residential uses proposed include commercial and employment uses. Special Regulations provisions are also requested for building setbacks, building step backs, required parking rate of 0.8 space per dwelling unit and 1 space per 50 square metres of gross floor area for non residential uses, building heights, Floor Space Ratio (FSR), require electric vehicle parking and secure bicycle parking, among others. Holding Provisions are also proposed to apply to the subject lands to require remediation of site contamination. A Special Use Provision is also proposed to allow for additional employment uses and to restrict residential uses on the lands intended for commercial and employment uses. Planning staff are recommending the following zoning for the subject lands as follows: Area 1: High Intensity Mixed Use Corridor Zone (MU -3) with Special Regulation Provisions 1 R, 793R, 794R, 797R and Special Use Provision 484U to permit a wide range of commercial and employment uses and prohibit residential uses on these lands with parking provided at a rate of 1 space per 50 square metres of gross floor area for non residential uses. Area 2: High Intensity Mixed Use Corridor Zone (MU -3) with Special Regulation Provision 793R, 795R, 797R and Holding Provision 105H to permit mixed use buildings with a maximum height of 35 metres (8 storeys) and with a maximum building height of18.5 metres (5 storeys) within 12.0 metres from the Courtland Avenue street line; with 0.8 parking spaces per dwelling unit. Area 3: High Intensity Mixed Use Corridor Zone MU -3) with Special Regulation Provisions 1 R, 793R, 796R, 797R and Holding Provision 105H to permit a mixed use building with ground floor commercial uses (minimum of 800 square metres of non residential) with a maximum building height of 60 metres with building stepped back 28.0 metres above the 4 storey podium; with 0.8 parking spaces per dwelling unit. Area 4: Public Park Zone (P1) with Special Regulation Provision 1 R to permit a city owned public park. Area 5: Residential Nine Zone (R-9) with Special Regulation Provisions 1 R, 793R, 798R, 799R and Holding Provision 105H to permit high rise residential buildings with a combined floor space ratio of 7.8 applying to all of the lands zoned Residential Nine Zone (R-9); The maximum building height shall be 35.0 metres within 100 metres of the Courtland Avenue street line; 0.8 parking spaces per dwelling unit is required and parking locations are further regulated. Area 6: Residential Nine Zone (R-9) with Special Regulation Provisions 1 R, 793R, 798R, 800R and Holding Provision 105H to permit high rise residential buildings with a combined floor space ratio of 7.8 applying to all of the lands zoned Residential Nine Zone (R-9); The maximum building height shall be 35.0 metres within 100 metres of the Courtland Avenue street line; 0.8 parking spaces per dwelling unit is required; and a reduced lot width of 12.0 metres shall also be permitted. Areas 7 and 8: Residential Nine Zone (R-9) with Special Regulation Provisions 1 R, 793R, 798R and Holding Provision 105H to permit high rise residential buildings with a combined floor space ratio of 7.8 applying to all of the lands zoned Residential Nine Zone (R-9); The maximum building height Page 229 of 792 shall be 35.0 metres within 100 metres of the Courtland Avenue street line; and 0.8 parking spaces per dwelling unit is required. Area 9: Residential Eight Zone (R-8) with Special Regulation Provisions 1R, 801R and Holding Provision 106H to permit multiple dwellings (townhouses) with a maximum height of 13.0 metres and reduced building setbacks. Area 10: Residential Five Zone (R-5) with Special Regulation 1 R and Holding Provision 106H to permit future low density residential uses. 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 Plan of Subdivision that is compatible with the existing neighbourhood and surrounding area, which will create a complete community, with community benefits, add visual interest at the street level, provide enhanced landscaping that will contribute to the streetscape, and which will appropriately accommodate on-site parking needs. Staff are supportive of the proposed development and recommend that the proposed Zoning By-law amendment be approved as shown in Appendix "C". Department and Agency Comments: Circulation of the Official Plan Amendment and Zoning By-law Amendment was undertaken in June 2019 and recirculated revised reports and studies March of 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 "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. April 2019 (Addendum letter May 2023) Urban Design Report Prepared by: GSP Group. May 2023 Traffic Impact Study and Parking Justification Report. Prepared by: Paradigm Transportation Solutions, April 2019 (Addendum Letter May 2019) Building Elevations and Concept Site Plan Prepared by: Turner Fleischer Architects Inc, April 2023 Site Servicing and Grading Plan Prepared by: Stantec, April 2023 Noise And Vibration Feasibility Assessment Prepared By: Rwdi Air Inc., March 2019 Pedestrian Wind and Snow Review Prepared By: Rwdi, March 2019 Page 230 of 792 Community Input & Staff Responses WHAT WE HEARD 695 addresses (occupants and property owners) were circulated and notified Approximately 10 people/households/businesses provided comment A City -led Neighbourhood Meeting was held on July 15, 2019 and a follow up Neighbourhood Meeting on August 24, 2022 Staff received written responses from 10 residents with respect to the proposed development. These are included in Appendix `F'. A Neighbourhood Meeting was held on July 15, 2019 and a follow up Neighbourhood Meeting on August 24, 2022. In addition, staff had follow-up one-on-one correspondence with members of the public. A summary of what we heard, and staff responses are noted below. What We Heard Staff Comment Support for the development There is support for the redevelopment of the underutilized vacant properties. A lot of residents are eager to see the construction of the proposed development begin. A Traffic Impact Study (TIS) was submitted, and it was reviewed by City Transportation Services staff and the Region of Waterloo. Regional and City staff support the recommendations of the TIS which includes a traffic signal to be installed at Kent Avenue and Courtland Avenue along with left turn lanes and traffic will be limited to One Way only on Borden Avenue with no in -bound traffic permitted. Concerns the proposed This is a transit -oriented development that includes development will create more traffic secured bicycle parking for residents, and visitors and the on local street. proposed development is in close proximity to two (2) ION stops and an existing bus route. Olde Fashioned Way will be a one-way out to Borden Avenue, reducing traffic movements. To prevent cut through traffic, placemaking is proposed on the street connecting Borden Avenue and Grenville to promote traffic calming, at the Developer's expense. The buildings are too tall and will To limit the impact to nearby low rise residential homes, impact the nearby low rise residential medium rise buildings 5 to 8 storeys in height with building homes on Borden Ave. and step backs are proposed along Courtland Avenue, Vernon Courtland Ave. Avenue, and Palmer Avenue. The high rise towers 18-38 storeys in height are all located at the rear of the property internal to the site and abut the CN Railway at the rear of Page 231 of 792 Planning Conclusions In considering the foregoing, staff are supportive of the Draft Plan of Subdivision, the proposed Official Plan Amendment and Zoning By-law Amendment to allow the subject lands at 263, 321- 325 Courtland, 230 and 240 Palmer Avenue, 30 Vernon Avenue to be redeveloped with a mixed use, high intensity subdivision. 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 June of 2019 (and then on the StoryMap application when launched). 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 May 26, 2023 (a copy of the Notice may be found in Appendix `G'). CONSULT — The Draft Plan of Subdivision, proposed Official Plan Amendment and Zoning By-law Amendment were circulated to residents and property owners within 120 metres of the subject lands on June 25, 2019. Notice of the revised application and the follow up Neighbourhood Public Meeting was circulated to residents and property owners within 240 metres of the subject lands on August 1, 2022. In response to this circulation, staff received written responses from 10 members of the public, Page 232 of 792 the property. A sixteen storey mixed-use building with a 28 metre (92 feet) setback to Borden Avenue street line for any portion of the building over 18.0 metres is required by the proposed Zoning By-law which will provide a sufficient setback to the low rise residential dwellings opposite Borden Avenue. 1, 2 and 3 bedroom units are now proposed along with 135 Affordable housing should be affordable dwelling units and a $835,000.00 cash provided along with mix of unit types. contribution is proposed to be made to an affordable housing group with a shovel ready development. Through the site plan process the City will require a Construction will be disruptive. construction phasing and temporary parking plan to ensure that construction is as least disruptive as possible. Planning Conclusions In considering the foregoing, staff are supportive of the Draft Plan of Subdivision, the proposed Official Plan Amendment and Zoning By-law Amendment to allow the subject lands at 263, 321- 325 Courtland, 230 and 240 Palmer Avenue, 30 Vernon Avenue to be redeveloped with a mixed use, high intensity subdivision. 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 June of 2019 (and then on the StoryMap application when launched). 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 May 26, 2023 (a copy of the Notice may be found in Appendix `G'). CONSULT — The Draft Plan of Subdivision, proposed Official Plan Amendment and Zoning By-law Amendment were circulated to residents and property owners within 120 metres of the subject lands on June 25, 2019. Notice of the revised application and the follow up Neighbourhood Public Meeting was circulated to residents and property owners within 240 metres of the subject lands on August 1, 2022. In response to this circulation, staff received written responses from 10 members of the public, Page 232 of 792 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. PA 3 • Growth Plan, 2020 • Provincial Policy Statement, 2020 • Regional Official Plan • City of Kitchener Official Plan, 1994 and 2014 • City of Kitchener Zoning By-law 85-1 REVIEWED BY: Malone -Wright, Tina— Interim Manager of Development Review, Planning Division APPROVED BY: Readman, Justin - General Manager, Development Services ATTACHMENTS: Attachment `A' — Draft Plan of Subdivision and Conditions of Draft Approval Attachment `B' — Proposed Official Plan Amendment Attachment `C' — Proposed Zoning By-law Amendment Attachment `D' — Urban Design Report Attachment `E' — Department and Agency Comments Attachment `F' — Public Comments Attachment `G' — Newspaper Notice Page 233 of 792 Land Use Schedule BLOCKS LAND USE UNITS AREA (ha.) Block 1 Mixed Use 0 0.87 Block Mixed Use 528 1.40 Block Mixed Use 159 0.52 Block 4 High Density Residential 553 1.04 Block 5 High Density Residential 981 1.29 Block 6 High Density Residential 332 0.76 Block 7 High Density Residential 574 0.98 Block 8 Medium Density Residential 107 0.39 Block 9 Medium Density Residential 108 0.28 Block 10 Street Townhouses 3 0.06 Block 11 Future Residential 0.03 Existing Residential Block 13 Park 0.71 Block 12, 14 Road Widening 0.12 Block 15 Mixed Use 0.83 — — — — Roads 1.08 TOTAL 3,345 10.36 N51'44 40"W _ Future 11 e 72 Block 12 Residentiaload Wide ing I� 0.03ha. 0.004ha4 �n i `� i IMI■= o� o� oho o I O o ■ 10 Ne141g o"w0 z'N5�2z,8 N52' 1 '87" 30"W 11 AN �' N 1 t a7 W `� z 12.2 m��. w Ao' LOT 8 ■ o0am■ �6 � om LOT 9 m�Y,714)°'W zze N51'S1'05"W 44.46 Block 9 10 • 1 LOT 22 i Medium Density Block I Residential Street Townhouses ■ 0.28ha. 0.06ha. A■ o Block 8 z Medium Density Residential / N4T20'70'"W o■0 41..1 1bi— — — — — — s7s — I I � 5168 I I I I Multi -Use Trail ■I I I I U) ■I I Block 6 cz 1 High Density Residential 0.76ha. Block 7 N High Density Residential 0 0.98ha. CD 7 � z (D w cJ■ (p w 1az 3 n' ■ Existing Residential � 7 L 0 T Vacant „ �a A,• 11 1 1 1 Courtland Avenue N51'40'50'W I5.7L ■—•—•—•—•—•,7 N5I'l8'30"W Ir �rr?Traaaaaaan•-ar a.y• _ •00 0 � 1 C I Q ■ tom "o.w. 1 Block 2 1 N Mixed Use { ■ 1.40ha. at 1 0- wCD M 1 Privately OwneA N Public Space 1 ■ (POPS) ;r2a''2 012 N; n.o.w. 113.] 46.] Y 1 Olde Fashioned Way 128A 53.1 51,8 Block 5 High Density Residential 1.29ha. Block 4 High Density Residential 1.04ha. W � ■ � ■ — ■ ■ � — ■ — ■ — ■ — ■ — ■ =12.9 • � ■ •—.—••�. A=490.77 C=489.08 •�•�. ___ N49 32 30 W SUBDIVISION OF LOT 1'8, __ • . _ LOT 1, R 77 Canadian National Railway GERMAN COMPANY TRACT s4� PLAN OF SUBDIVISION REVISED, SUBDIVISION APPLI 321 COURTLAND AVE. DEVELOPMENTS INC. 0 10 20 30 40 50 ZONE CHANGE APP Part of Prince Arthur Avenue (closed by By -Law 94-47, inst. 1214209), and All of Lots 1-3, 10-21, and OFFICIAL PLAN AME 22-35, RP263 and Part of Lot 5, RP366 and Part of Lots 22 and 26 and All of Lots 24 and 27-33, Compiled Planof Subdivision of Lot 18 GCT and Lot 193, Streets and Lanes and Pall of Lots 8,9,10,19 SCALE 1:2,000 City of Ki and 20 and All of Lots 14-17, RP404 and Lot 4, Streets and Lanes and Part of Lots 393-400, RP262 and Part of Lot 7, Streets and Lanes DATE: MAY 12, 2023 DEVELOPMENT SERVICES DI Draft Approval Conditions — MAY 24, 2023 Draft Plan of Subdivision Application 30T-19201 Official Plan Amendment Application OP19/002/C/GS Zoning By-law Amendment ZBA19/005/C/GS 321 Courtland Ave. Developments Inc. 1. That this approval applies to Plan of Subdivision 30T-19201 for 321 Courtland Ave. Developments Inc., as shown on the attached Plan of Subdivision prepared by the City of Kitchener dated May 13, 2023 which shows the following: Stage 1 Unit Area Blocks 1 Mixed Use 0.87 Blocks 2 Mixed Use 528 units 1.40 Blocks 3 Mixed Use 159 units 0.52 Blocks 4 High Density Residential 553 units 1.04 Blocks 5 High Density Residential 981 units 1.29 Blocks 6 High Density Residential 332 units 0.76 Blocks 7 High Density Residential 574 units 0.98 Blocks 8 Medium Density Residential 107 units 0.39 Blocks 9 Medium Density Residential 108 units 0.28 Blocks 10 Street Townhouses 3 units 0.06 Blocks 11 Future Residential 0.03 Blocks 12, 14 Road Widening 0.12 Blocks 13 Park 0.71 Blocks 15 Mixed Use 0.83 Road 1.08 Total 3,345 units 2. CITY OF KITCHENER CONDITIONS: 2.1 That the Subdivider shall enter into a City Standard Residential Subdivision Agreement, as approved by CITY Council, respecting those lands shown outlined on the attached Plan of Subdivision dated May 12, 2023. Standard conditions are modified as follows: Condition 1.1 m) is modified to: "A Streetscape Plan is a comprehensive plan that depicts the inter- relationship between engineering servicing, utility location (including Bell, Canada Post, Hydro and City utilities), tree planting, driveway location, on street parking and priority lot location and coordinates these plan features so as to minimize conflicts between these. The plan outlines anticipated tree plantings and associated soil volumes within all public RO W's, parkland, and any other city -owned green spaces, as well as designated `POPS' Page 235 of 792 green spaces. This plan is to be submitted in lieu of the `Preliminary Street Tree Planting Plan', and will follow the same requirements. It is intended to not only capture the street tree plantings, but the overall tree canopy allocation within the entire subdivision." Condition 1.5a) is modified to: "The SUBDIVIDER shall pay the cost of installation of the following public services.- sanitary ervices: sanitary sewers, drainage works, area grading, lot level grading, parks, boulevard multi -use pathways, multi -use pathways, multi -use pathways over private lands, storm water management ponds, storm sewers, watermains, underground electrical distribution plant and lighting with attendant conductors, pipes, pedestals and transformers, driveway ramps, streets, roundabouts, traffic calming measures, pavements, curbs, gutters, fences in public rights-of-way, park block grading, seeding and sodding, park fences or boundary markers, boulevard landscaping including trees, soil cell infrastructure, mailboxes, monuments, street name signs, traffic control signs, sidewalks and walkways and all necessary connections, other appurtenances and outlets to the foregoing services." Condition 1.23 g) is modified to: "by inserting a statements in all agreements of purchase and sale for any lots or blocks abutting a public park or privately -owned publicly -accessible park, or abutting or subject to an easement fora multi -use pathway corridors advising of the type and location of the facilities proposed within the public or privately -owned lands." Condition 2.1 is modified to: "The SUBDIVIDER agrees to acquire a qualified Engineering Consultant who shall shall prepare an Area Grading, Erosion and Siltation Control Plan to the satisfaction of the CITY'S Director of Engineering Services and those applicable City departments or regulatory agencies determined by the CITY'S Director of Engineering Services at the time of draft approval. The SUBDIVIDER shall implement all approved measures and to provide written certification from the SUBDIVIDER'S Engineer to the CITY'S Director of Planning that all protection measures have been implemented and inspected, in accordance with the CITY'S Tree Management Policy." Condition 2.4 is modified to: "The SUBDIVIDER shall provide preliminary / functional design drawings and grading plans for all park blocks and the entire multi -use pathway Page 236 of 792 demonstrating that all required retaining walls will be on private lands and that access and maintenance requirements can be achieved for review and approval to the satisfaction of the Director of Parks and Cemeteries and the Director of Planning in consultation with the Director of Engineering Services. All required retaining walls will be located on private lands." Condition 2.5 is modified to: "The SUBDI VIDER shall, at the time of area grading, fill, compact and grade in both a preliminary and finished form, topsoil and seed/sod those blocks shown on the plan as park, urban green, walkway or multi -use pathway, to the satisfaction of the CITY'S Director of Parks and Cemeteries. Grading plans and implementation within such blocks may include making a grading allowance for a minimum six metre wide flat area for future multi -use pathway purposes in accordance with preliminary/functional plan required by condition 2.4." Condition 3.14 is modified to: 'The SUBDIVDER shall produce an overall `Tree Planting Masterplan' for the subdivision that outlines anticipated tree plantings and associated soil volumes within all public ROW's, parkland, and any other city -owned green spaces, as well as designated `POPS' green spaces. This plan is to be submitted in lieu of the `Preliminary Street Tree Planting Plan', but will follow the same requirements and is intended to not only capture the street tree plantings, but the overall tree canopy allocation within the entire subdivision. The plan will be submitted to the satisfaction of the CITY'S Director of Parks and Cemeteries." Conditions 3.10, 3.17, 4.8, 4.12, 4.13, 4.15, 6.1, 6.8, 6.9, 6.11, and 6.12 shall be deleted from the City Standard Residential Subdivision Agreement. Conditions 2.14 has been moved to "prior to servicing" section as condition 3.24 Conditions 2.15 has been moved to "prior to servicing" section as condition 3.25 Condition 3.16 is moved to "prior to grading section" section as condition 2.23 The following special conditions shall be added to the City Standard Residential Subdivision Agreement: Part 2 — Prior to Area Grading of the subdivision 2.16 Prior to surface works or registration, whichever comes first, the City requires that a reserved fund be established for any future costs for disposal Page 237 of 792 of impacted soils from the conveyed lands as well as (soil and groundwater) maintenance to the satisfaction of Director of Parks and Cemeteries. 2.17 The SUBDIVIDER shall provide confirmation to the satisfaction of the Director of Engineering Services that any existing private wells and septic systems within the lands proposed to be graded that are required by the Director of Engineering to be decommissioned have been decommissioned in accordance with Ministry of Environment standards to the satisfaction of the CITY's Director of Engineering. 2.18 The SUBDIVIDER shall provide confirmation to the satisfaction of the Director of Engineering Services that any on site monitoring wells, within the lands proposed to be graded, will either be protected and maintained in good integrity to allow for their future use or be relocated to the appropriate locations along the municipal right-of-way and are functioning to the satisfaction of the CITY's Director of Engineering. 2.19 The SUBDIVIDER agrees that where major overland flow routes are not on municipally owned lands, the owner must deed to the City a minimum 6.0 m wide drainage corridor. Further, service easements are to have a minimum 5.0 metre width. 2.20 The SUBDIVIDER agrees to submit construction details for the proposed retaining walls to the satisfaction of the CITY's Director of Engineering Services, in consultation with the Director of Parks and Cemeteries. 2.21 Prior to grading, the Owner shall provide an Urban Forest Soils Report, to be prepared by a qualified Pedologist, or equivalent professional which details the location and condition of tree root habitat soils and demonstrates that soil conditions meet the CITY'S requirements for an urban forest to the satisfaction of the CITY'S Director of Parks and Cemeteries in consultation with Urban Forestry. 2.22 The SUBDIVIDER agrees that prior to servicing or registration of each stage, whichever occurs first, to prepare an On -Street Parking Plan to the satisfaction of the CITY'S Director of Transportation Services, in consultation with the CITY'S Director of Engineering Services and Director of Planning, in accordance with the CITY'S On -Street Parking Policy 1-1070, as approved and amended. 2.23 The SUBDIVIDER shall prepare a Streetscape Plan with particular attention to Priority Streets within a Stage or Phase of the Subdivision to the satisfaction of the CITY'S Director of Planning, CITY'S Director of Engineering Services, CITY'S Director of Parks and Cemeteries, CITY'S Director of Transportation Services and Enova Power (formally Kitchener - Wilmot Hydro). The Streetscape Plan shall be a comprehensive plan in Page 238 of 792 accordance with Development Manual standards and other CITY standards that illustrates and coordinates the following in order to minimize any conflicts: a) Design and construction details for any centre median boulevards including low -maintenance sustainable plantings and decorative elements; b) Design and construction details for pedestrian crosswalks at key intersections identified in the plan as well as any parks, multi -use pathways or Urban Greens; C) Identify the potential locations for utilities including decorative light standards, decorative signage, transit stops and central mailbox facilities; d) Lot flankage treatment including such elements as decorative fencing, landscaping including boulevard trees where appropriate between the side yard fence and the sidewalk on corner lots; e) The location of priority lots, terminating lots or at gateway locations for which specific Architectural Features such as but not limited to windows, grills, porches, roof lines and architectural style on houses located thereon will be enhanced; f) Design and construction details for traffic calming features including the centre median for the community multi use pathway crossings, alternate intersection treatment at the intersection such as a neighbourhood traffic circle or curb extensions, and traffic calming measures along such as pavement narrowing, curb extensions, centre medians or other; g) Conceptually identify neighbourhood -scale entrance features within the daylight triangle and landscape buffer blocks at the main entrance into the subdivision as identified on the plan; h) Conceptually identify potential street tree planting locations for primary/priority streets and any intersections with therewith, with enhanced treatments to be considered for the first street block (gateway entrance) location; i) Conceptually identify tree planting locations within the boulevard j) Identify the location of driveways along the street; k) Identify the areas along the streetscape for on street parking Page 239 of 792 The approved Streetscape Plan shall also ensure the following be considered in the approval of the Servicing drawings: Do not conflict with preliminary driveway locations and potential locations for utilities hydrants or community mail box facilities or Master Tree Planting Plan to the satisfaction of the CITY'S Director of Planning and Director of Engineering Services in consultation with the CITY"S Director of Transportation Services, CITY'S Director of Parks and Cemeteries, Canada Post and Kitchener Utilities . ii. Provide that no driveways shall be installed within 1.0m of a street light pole or hydro pole or where the wheels of a vehicle would pass over any part of a submersible transformer vault in accordance with the CITY'S Development Manual and to the satisfaction of the CITY'S Director of Engineering Services in consultation with the CITY'S Director of Transportation Services and Kitchener Utilities. iii. Provide that no sewer or water service will be installed within 1.5m of the centre of proposed submersible transformer vault or within 0.9m of a proposed electrical service stub and that no fire hydrant will be installed within 3.Om of a proposed street light pole or hydro pole The SUBDIVIDER shall be responsible for ensuring that these separations are maintained to the satisfaction of the CITY'S Director of Engineering Services in consultation with Enova Power (formally Kitchener -Wilmot Hydro). iv. The location of concrete pads for the placement of the Community Mail Boxes shall be approved by Canada Post and shall be shown on the servicing drawings. Said pads are to be poured at the time of curb and or sidewalk installation within each Stage of the plan of subdivision to the satisfaction of the CITY'S Director of Engineering Servicing in consultation with Canada Post, the CITY'S Director of Transportation Services and CITY'S Director of Parks and Cemeteries. Should temporary locations be required prior to the installation of all curbs, sidewalks and boulevards for each phase, the temporary locations will be determined in consultation with Canada Post. Part 3 — Prior to Servicing 3.18 Prior to Servicing or Registration which ever shall occur first, the SUBDIVIDER shall prepare a detailed engineering design for Storm Water Management and obtain approval thereof, from the CITY's Director of Engineering Services in consultation with the Grand River Conservation Authority and the Regional Municipality of Waterloo. The Stormwater Management design shall be in accordance with the Schneider Creek and Page 240 of 792 Shoemaker Creek Subwatershed criteria. The approved engineering design for Storm Water Management will include a maintenance program for a period of 2 years post full build out of the subdivision, which will ensure stormwater management assets function as designed to the satisfaction on the CITY's Director of Engineering. Any maintenance required during this period, prior to the municipality assuming the facilities, shall be at the sole expense of the SUBDIVIDER. 3.19 The SUBDIVIDER agrees, where risks to a subsurface worker are identified on the conveyance lands from exposure to soil, that one meter of clean fill meeting Table 2 Site Condition Standards (SCS) be placed from surface to below the deepest underground utilities with a 2:1 slope to the edge of the right-of-way. The SUBDIVIDER agrees to install a physical barrier to delineate the difference between clean and contaminated soil. 3.20 Prior to Servicing or Registration which ever shall occur first, the SUBDIVIDER shall prepare a detailed engineering design for the Functional Servicing Report and obtain approval thereof, from the CITY's Director of Engineering Services in consultation with Kitchener Utilities. 3.21 Prior to Servicing or Registration which ever shall occur first, the SUBDIVDER shall pay the cash -in -lieu of stormwater retention based on the current year's fee schedule for the lands to be conveyed to the City as part of the subdivision process as infiltration is no longer permitted on the property. Engineering will also be asking that a condition is placed on all the future site plans, that they must pay cash -in -lieu of retention for their respective site plan approvals. 3.22 Prior to Servicing or Registration which ever shall occur first, the SUBDIVDER shall agree to provide any service utility corridors located on the property line or within private property with the same standards of that being done in the municipal ROW. 3.23 The SUBDIVIDER agrees to submit, obtain approval of, and implement a detailed "post development" monitoring program in accordance with the approved Storm Water Management Plan for the Subdivision. The program is to be approved by the CITY'S Director of Engineering Services in consultation with the CITY'S Director of Planning, the CITY'S Director of Sanitary and Stormwater Utilities, the Grand River Conservation Authority and the Regional Municipality of Waterloo. The purpose of the "post development" monitoring program is to ensure that stormwater management facilities continue to satisfy the design criteria specified in the appropriate Subwatershed Plan and to identify any specific additional maintenance requirements that may be necessary, including but not limited to erosion, sedimentation and siltation control measures. The "post development" monitoring program will extend for 24 months from the Page 241 of 792 substantial completion of the development to the satisfaction of the City's Director of Engineering Services and coincide with the maintenance guarantee period required in the City's Standard Form Residential Subdivision Agreement. The developer further agrees to implement any remedial action deemed necessary by the CITY'S Director of Engineering Services as a result of the aforementioned monitoring program at their sole expense to the satisfaction of the CITY'S Director of Engineering Services. 3.24 The SUBDIVIDER shall obtain approval of a Lot Grading Control Plan showing the required elevation including slopes and embankments of each corner of each lot and block in the Plan and the required elevation(s) of the building site as well as the required direction flow of surface drainage which must be approved by the CITY'S Director of Engineering Services, in consultation with those applicable regulatory agencies determined at the time of draft plan approval. Further, the SUBDIVIDER agrees to provide a digital copy of the approved Lot Grading Control Plan to the CITY'S Director of Engineering Services once the plan is approved. 3.25 The SUBDIVIDER agrees that prior to servicing of each Stage, to submit a street cross section plan for all streets to the satisfaction of the CITY'S Director of Transportation and the CITY'S Director of Engineering Services. 3.26 The SUBDIVIDER agrees that prior to servicing or registration of each stage, whichever occurs first, to prepare a comprehensive Traffic Signage Plan and Pavement Marking Plan to the satisfaction of the CITY'S Director of Transportation Services. The Pavement Marking Plan is to include all future CITY -owned streets, as well as any active transportation facilities that fall within the Plan of Subdivision Part 4 — Prior to the issuance of building permit in each stage 4.18 The SUBDIVIDIER agrees that all dwellings shall be designed in accordance with garage and driveway widths shown on the approved On - Street Parking Plan to the satisfaction of the CITY's Chief Building Official, in consultation with the CITY's Director of Planning and Director of Transportation Services. Part 6 — Other Time Frames 6.15 Prior to Registration, the SUBDIVIDER must confirm the structural condition of the culvert and transfer the land with the culvert under, the park and roads conveyed to City ownership to the satisfaction of the Storm and Sanitary Utility Department. Page 242 of 792 6.16 Prior to Registration, the City requires a copy of the Health and Safety Plan (HSP), Certificate of Property Use (CPU) and Risk Management Plan (RMP) acceptable to the Engineering Department in consultation with CITY'S Director of Parks and Cemeteries and Legal. 6.17 Prior to registration or final site plan approval of blocks 1 ,3, 4, 5, 6, 8, 9, or 10, whichever comes first, the Owner shall enter into a Developer -Build Park Agreement for Park Block 13 and MUT to Mill St ION Station. 6.18 Prior to the occupancy of the 1'000t" dwelling unit, or as specified in Developer Build Agreement, the SUBDIVIDER shall complete the construction of the public park on Block 13 and multi -use pathways located within Blocks 7,8 9, within the Olde Fashioned Way right-of-way between Palmer Avenue and Block 13 and within Block 13 Park from Olde Fashioned Way to Borden Avenue 13, to the satisfaction of the CITY'S Director of Parks and Cemeteries in consultation with the CITY'S Director of Engineering Services in accordance with the approved detail design drawings and development budget as detailed in clause 6.17, approved engineering drawings and the CITY's Development Manual. 6.19 That the Owner agrees to pay to the City of Kitchener, 100% of costs associated with placemaking and/or traffic calming, for the portion of Borden Avenue South/Grenville Avenue, between the Park Block 13 multi -use trail connection and the Mill ION station multi -use trail connection, to a maximum of $60,000 material cost, including street painting, traffic calming measures, way finding signage, but not including design and consultation costs. The City will lead the place making consultation with the Owner as a participant. 6.20 Prior to registration or prior to final site plan approval for Blocks 6,7, 8 and 9, the Owner shall enter into an Agreement with the City of Kitchener regarding maintenance of the multi use trail over Blocks 6, 7, 8 and 9. 6.21 Prior to registration, the Owner agrees to enter into a purchase and sale agreement with the City of Kitchener for the off-site parking lots outlined below: Parcel 1 — Kent Avenue Parking Lot (All of PIN 22506-0023 (LT)) - Part Lot 393-400 Plan 262 Kitchener; Part Lot 7 Streets & Lanes Kitchener; Part Lot 8 Plan 404 Kitchener Parts 9, 13, 14, 15, 17 58R3650, S/T Reservations in 580345; Kitchener Parcel 2 — Courtland Avenue Parking Lot (All of PIN 22506-0036 (LT)) - Part of Lots 9 & 10 Plan 404 Kitchener Designated as Part 4, 58R-3650; S/T 999256 City of Kitchener Parcel 3 — Bedford Road Parking Lot Page 243 of 792 (All of PIN 22506-0037 (LT)) - Part of Lots 9 & 10 Plan 404 Designated as Part 6, 58R-3650; S/T 1234329, 999256 City of Kitchener 6.22 The Owner dedicates to the City of Kitchener, Public Park (Block 13), with the registration. 6.23 Prior to final site plan approval for Blocks 6,7, 8 and 9, the Owner dedicates to the City of Kitchener a public access easement for the Multi Use Trail located on Block 6, Block 7, Block 8 and Block 9, between Stirling Avenue and Olde Fashioned Way. 6.24 The Owner agrees that as a condition of Site Plan Approval for Block 1, the Owner is to dedicate to the City a public access easement and/or execute a POPs agreement with the City for at least 0.17704 hectares. If the final approved POPs area is less than 0.17704 hectares, the difference will be paid as paid as cash in lieu of land in accordance with the Planning Act and the Parkland Dedication Bylaw in effect at the time of the site plan approval of the applicable block. The final parkland dedication for the POPS plaza space within Block 1 will only include suitable public use areas that are outside of buildings and exclusive use areas associated with the mixed-use development. If the overland flow route is within the approved POPS area, the Owner agrees that the overall subdivision grading and stormwater management design may need to be updated to reflect the acceptable POPS design . 6.25 That the Owner agrees to build at their cost the multi -use trail as follows: a. Within Block 6, Block 7, Block 8 and Block 9, subject to public access easement, b. Within the Olde Fashioned Way right-of-way between Palmer Avenue and Block 13, and C. Within Block 13 Park from Olde Fashioned Way to Borden Avenue. 6.26 Prior to surface works or registration, whichever comes first, the City requires that a reserve fund be established for any future costs for disposal of impacted soils from the conveyed lands as well as (soil and groundwater) maintenance to the satisfaction of Director of Parks and Cemeteries. The developer's consultant to provide a cost estimate for the maintenance program and fees for the well maintenance and decommissioning as a guarantee that will be completed. 6.27 All grading contracts between the SUBDIVIDER and any contractor for any work to be done pursuant to this Agreement shall be subject to the approval Page 244 of 792 of the CITY'S Director of Engineering Services and without limiting the generality of the foregoing, every contract shall: a. be with a contractor acceptable to the CITY'S Director of Engineering Services; b. contain a provision binding the contractor to file performance and material and labour bonds and liability insurance satisfactory to the CITY'S Director of Engineering Services, with in the case of liability insurance, the CITY named as an additional insured; C. provide that the work of the contractor shall at all times be subject to the inspection of the CITY or CITY'S consulting engineer and be performed in accordance with the terms of this Agreement; d. provide that the contractor shall co-operate with the inspectors and engineers at all times, submit materials used for any tests required and comply with any directions given by the inspectors and engineers, to ensure compliance with the plans and specifications; e. provide that the contractor shall supply a work schedule which may be updated as deemed necessary by the CITY, for the approval of the CITY'S Director of Engineering Services which work calendar shall provide for the work to be carried forward with reasonable expedition and which work calendar shall be adhered to so far as is reasonably possible; 6.28 That prior to any grading or construction, and final approval of all or any part of the draft plan of subdivision, the SUBDIVIDER enters into a Subdivision Construction and Inspection Agreement with the City of Kitchener, to the satisfaction of the City's Director of Engineering. 6.29 The SUBDIVIDER agrees to include the following clause inapplicable offers of purchase and sale and tenancy agreements, which shall be registered on the title of the lands immediately upon registration for all lots with retaining walls: "Purchasers/tenants are advised that a retaining wall is located on the subject property. The owner of this property also owns his/her section of the retaining wall. The retaining wall is not in public ownership. Monitoring, maintenance, inspection, repair and replacement of this retaining wall, including any associated costs, are the sole responsibility of the property owner. The City of Kitchener is in no way responsible for this retaining wall. Should this retaining wall fail, it is the property owner's responsibility to repair or replace his/her section of the retaining wall, at his/her cost." Page 245 of 792 6.30 The SUBDIVIDER agrees to include the following clause in applicable offers of purchase and sale and tenancy agreements, which shall be registered on the title of the lands immediately upon registration for all lots: "Purchasers/tenants are advised that the subject property is located on lands that went through a Record of Site Condition (RSC). The City of Kitchener is in no way responsible for the soil or groundwater conditions." 6.31 Prior to Registration, the City requires an easement to be registered in favour of the City over the parts of the culvert that would be privately owned. The width of the easement will be determined by the Subdivider's consultant based on twice the depth of the existing culvert or a minimum of 5m (whichever is larger), to the satisfaction of the Engineering Department in consultation with the Storm and Sanitary Utility Department. 6.32 Prior to Registration, the City requires an easement to be registered in favour of the City over the 600mm diameter existing sanitary sewer that runs parallel with the storm culvert. The width of the easement will be determined by the Subdivider's consultant based on twice the depth of the existing sanitary sewer or a minimum of 5m (whichever is larger), to the satisfaction of the Engineering Department in consultation with the Storm and Sanitary Utility Department. 6.33 Prior to Registration, the sanitary sewers that cross Courtland and extend through the private parking lot to Bedford Road must have minimum 5 metre easements or twice the depth of the existing sewers over them (whichever is larger), centered on the sewer or must be conveyed to City ownership to the satisfaction of the Engineering Department in consultation with the Storm and Sanitary Utility Department. 6.34 Until two years following site plan certification of the final block of the subdivision or final lot grading approval within the entire subdivision or 10 years, whichever is greater, the SUBDIVIDER agrees to complete semi- annual monitoring of the migration of contaminants in the groundwater at the monitoring wells installed on the lands to be conveyed to the City. Notwithstanding the above timeframe, should concentrations be reported as stabilized or at decreasing levels during two consecutive years of monitoring, the monitoring will be completed on an annual basis for the following two consecutive years. Should concentrations be reported as stabilized or at decreasing levels following two consecutive years of annual monitoring, the groundwater monitoring program will be discontinued. Should concentrations be reported at increasing levels the monitoring program will revert to semi-annual monitoring. If at any time the monitoring results show levels above the Property Specific Standards approved by the Ministry of the Environment, Conservation and Parks in the Risk Assessment completed for the property, it will be the SUBDIVIDER's Page 246 of 792 responsibility to propose and implement a treatment program to the satisfaction of the Engineering Department in consultation with Legal. 6.35 The SUBDIVIDER agrees that prior to the approval of any site plan on the property, the subdivision registration, overall subdivision grading and servicing along with the subdivision stormwater management report must be approved first. Notwithstanding above, Block 2 may receive final site plan approval prior to the subdivision registration, and prior to the overall subdivision grading and servicing along with the subdivision stormwater management report being approved, where: a. adequate vehicle access is provided to an existing public street, b. full servicing is provided from existing services within an existing public street, C. a reference plan is provided showing the limits of the site plan approval area for the registration of the development agreement, and d. that the subdivision is registered and new public streets are constructed prior to occupancy of any units within Block 2. e. that stormwater management criteria for Block 2 will be dealt with through the site plan stage and have regard for the entire subdivision. f. that the stormwater management proposal for the entire subdivision will have regard for the stormwater management scheme on Block 2. 6.36 The SUBDIVIDER shall provide a letter of permission from neighbouring impacted properties to construct the retaining walls, including excavation and grading encroachments near the property lines prior to site plan approval of Blocks 7, 8, 9, 10 and 11. 6.37 The SUBDIVIDER shall receive approvals from the railway including a letter of permission from the railway submitted to the City prior site plan approval of Blocks 4, 5, 6, 7, and 13. This letter should not only include the regrading of the ditch but access for construction of the building. 6.38 Prior to Registration, it is the SUBDIVIDER's responsibility to include the following clause in applicable offers of purchase and sale and tenancy agreements, which shall be registered on the title of the lands immediately upon registration for all lots. Page 247 of 792 "Purchasers/tenants are advised that the subject property has an ongoing monitoring program that would be the owner's responsibility to implement for the life of the development." 6.39 Prior to Registration, the SUBDIVIDER agree to a groundwater monitoring program for monitoring wells located within Olde Fashioned Way, Kent Avenue and Palmer Avenue in a manner satisfactory to the CITY's Director of Engineering. 6.40 Prior to Site Plan Approval of any lands with Privately Owned Publicly Accessible Spaces or Trails the owner shall provide the Record of Site Condition, Certificate of Property Use and Health and Safety Plan to be reviewed and accepted to the Director of Engineering , in consultation with the Director of Parks and Cemeteries and City Solicitor. 6.41 In accordance with Section 53 of the Ontario Water Resources Act and Section 20.3 of Part 11.1 of the Environmental Protection Act through delegated authority from the Ministry of the Environment, Conservation and Parks (MECP), the SUBDIVIDER must submit a request, application fee, and subsequent documentation required for an Alteration to the Consolidated Linear Infrastructure Environmental Compliance Approval (CLI ECA) which is required to the satisfaction of the City's Manager of Environmental Compliance and Utility Performance (Sanitary and Stormwater Utilities) in consultation with the City's Engineering Services for the following: a. Additions, modifying, replacing or extending of the municipal sanitary sewers and storm sewers b. Additions, modifying, replacing or extending of municipal stormwater management facilities, including outlet controls and their appurtenances 6.42 Prior to Registration, the SUBDIVIDER must confirm the condition of the culvert and convey the land with the culvert below and the park and roads above to City ownership to the satisfaction of the Director, Sanitary and Stormwater Utilities. Infrastructure, as such: a. A structural condition assessment report must be completed, at the SUBDIVIDER's sole cost of the existing structure(s) to be conveyed to the City, and a Professional Engineer must determine the original and remaining life cycle to determine what deficiencies exist and the cost to address those deficiencies. The structural condition assessment report should follow the guidance of Ontario Ministry of Transportation Culvert Inspection Guide for Culverts or equivalent industry standards and shall be in a form satisfactory to the City's Director, Sanitary and Stormwater Utilities; Page 248 of 792 and, b. Based on the structural condition assessment report, the City will elect to have EITHER the deficiencies repaired at the SUBDIVIDER's sole cost OR take a lump sum payment from the SUBDIVIDER and proceed independently to complete the required work after registration. 6.43 The SUBDIVIDER agrees to rent 135 dwelling units at 80% of the market rate for 25 years following occupancy of the unit. 6.44 The SUBDIVIDER agrees to construct 4% of al dwelling units as three bedroom units , with a minimum of 135 three bedroom dwelling units. 6.45 For the life of the development, vehicle parking spaces and bicycle parking stalls required by the Zoning By-law shall be provided and maintained for each use located on a block and shall be located on the same block as the use(s) requiring the parking spaces and bicycle parking stalls. However, vehicle parking spaces, other than barrier -free accessible parking spaces, electric vehicle parking spaces, or visitor parking spaces may be located on another block within the boundary of this subdivision and all lands subject to this agreement. 2.2 That prior to final approval of the plan to be registered, the SUBDIVIDER shall fulfill the following conditions: 1. The CITY Standard Residential Subdivision Agreement be registered on title. 2. The SUBDIVIDER shall submit copies of the final plan for registration to the CITY'S Director of Planning and shall obtain approval therefrom. 3. The SUBDIVIDER agrees to commute all local improvement charges outstanding on any part of the lands and to pay all outstanding taxes on the lands. 4. The SUBDIVIDER shall install within the subdivision any required geodetic monuments under the direction of the CITY'S Director of Engineering Services, with co-ordinate values and elevations thereon and submit for registration the plans showing the location of the monuments, their co- ordinate values, elevations and code numbers as prescribed by the Surveyor General of Ontario. 5. The SUBDIVIDER shall make satisfactory arrangements with Enova Power (formally Kitchener -Wilmot Hydro) for the provision of permanent electrical Page 249 of 792 services to the subdivision and/or the relocation of the existing services. Further, the SUBDIVIDER acknowledges that this may include the payment of all costs associated with the provision of temporary services and the removal of such services when permanent installations are possible. 6. The SUBDIVIDER shall make satisfactory arrangements for the provision of permanent telephone services to the subdivision and/or the relocation of the existing services. Further, the SUBDIVIDER acknowledges that this may include the payment of all costs associated with the provision of temporary services and the removal of such services when permanent installations are possible. 7. The SUBDIVIDER shall make arrangements for the granting of any easements required for utilities and municipal services. The SUBDIVIDER agrees to comply with the following easement procedure: (a) to provide copies of the subdivision plan proposed for registration and reference plan(s) showing the easements to HYDRO, and telephone companies and the CITY, to the CITY'S Director of Planning. (b) to ensure that there are no conflicts between the desired locations for utility easements and those easement locations required by the CITY'S Director of Engineering Services for municipal services; (c) to ensure that there are no conflicts between utility or municipal service easement locations and any approved Tree Preservation/Enhancement Plan; (d) if utility easement locations are proposed within lands to be conveyed to, or presently owned by the CITY, the SUBDIVIDER shall obtain prior written approval from the CITY'S Director of Planning and CITY'S Director of Engineering Services or, in the case of parkland, the CITY'S Director of Parks and Cemeteries; and (e) to provide to the CITY'S Director of Planning, a clearance letter from each of HYDRO and telephone companies. Such letter shall state that the respective utility company has received all required grants of easement, or alternatively, no easements are required. 8. The SUBDIVIDER shall dedicate all roads, road widenings, and public walkways to the CITY by the registration of the Plan of Subdivision. 9. The SUBDIVIDER shall erect and maintain a subdivision billboard sign at each major entrance to the subdivision, in accordance with a plan approved by the CITY'S Director of Planning, in accordance with the following criteria: Page 250 of 792 a) The sign shall be in accordance with the CITY'S Sign by-law and shall be located outside the required yard setbacks of the applicable zone and outside the corner visibility triangle, with the specific, appropriate location to be approved by the CITY'S Director of Planning; b) The sign shall have a minimum clearance of 1.5 metres, a maximum height of 6 metres, and a maximum area of 13 square metres; c) Graphics shall depict the features within the limits of the subdivision including, without limiting the generality of the foregoing, approved street layout, including emergency access roads, zoning, lotting and specific land uses, types of parks, storm water management areas, hydro corridors, trail links and walkways, potential or planned transit routes and bus stop locations, notification regarding contacts for school sites, noise attenuation measures, environmentally sensitive areas, tree protection areas, special buffer/landscaping areas, water courses, flood plain areas, railway lines and hazard areas and shall also make general reference to land uses on adjacent lands including references to any formal development applications, all to the satisfaction of the CITY'S Director of Planning; d) Approved subdivision billboard locations shall be conveniently accessible to the public for viewing. Low maintenance landscaping is required around the sign and suitable parking and pedestrian access may be required between the sign location and public roadway in order to provide convenient accessibility for viewing; and, e) The SUBDIVIDER shall ensure that the information is current as of the date the sign is erected. Notice shall be posted on the subdivision billboard signs advising that information may not be current and, to obtain updated information, inquiries should be made at the CITY'S Community Services Department — Planning Division or the appropriate School Board for school accommodation information. f) The sign shall also advise prospective residents that students from the subdivision may be directed to schools outside the neighbourhood. 10. The SUBDIVIDER agrees that the streets shall be named as shown on the plan. 11. To expedite the approval for registration, the SUBDIVIDER shall submit to the CITY'S Director of Planning, a detailed written submission documenting how all conditions imposed by this approval that require completion prior to registration of the subdivision plan(s), have been satisfied. Page 251 of 792 12. The SUBDIVIDER agrees to convey to the CITY the following lands for the purposes stated therein, at no cost and free of encumbrance, concurrently with the registration of each stage of the plan of subdivision within which the identified blocks are located, and show on the final plans for registration: Block 13 Park 13. The SUBDIVIDER shall satisfy the 5% parkland dedication for the entire subdivision, being 1.554 ha, as follows: a. Multi -Use Trail subject to a public access easement, 0.08289 hectare (Block 6, Block 7, Block 8 and Block 9) at 50% value, being 0.04145 ha, b. POPS plaza space within Block 1, subject to a public access easement, 0.17704 hectare at 75% value, being 0.13278 ha, C. Public Park (Block 13), 0.71 hectare at 100% value, being 0.71 ha, d. Cash in lieu payment for 0.66977 hectare at a rate of $1,359,000/ ha, and e. Cash in lieu payment for any deficiencies in the areas cited in a or b) above to be provided according to the Planning Act and Park Dedication Bylaw in effect. 14. The SUBDIVIDER agrees that if servicing or grading has not commenced prior to final approval of the plan, a Detailed Vegetation Plan is to be submitted for approval by the CITY'S Director of Planning. The Detailed Vegetation Plan shall also show approved grading. The SUBDIVIDER agrees to implement all of the measures identified in the approved Detailed Vegetation Plan including delivering all information contained in the approved Detailed Vegetation Plan to prospective purchasers to ensure that the requirements are carried out as specified. 15. The SUBDIVIDER agrees to have all proposed tree and shrub plantings on public rights of way reviewed and approved by the CITY'S Director of Parks and Cemeteries. 16. The SUBDIVIDER agrees to obtain the appropriate land use plan, from the City of Kitchener, for the area being subdivided in order to satisfy Condition 1.22 of the Subdivision Agreement. 17. The SUBDIVIDER agrees that prior to servicing or registration, whichever occurs first, to prepare an updated water servicing report which shall make recommendations that address water pressure within the limits of the subdivision to the satisfaction of the CITY'S Director of Engineering Services and the Regional Municipality of Waterloo. 18. The SUBDIVIDER shall confirm whether decorative street signage and street lighting will be used for the subdivision to the satisfaction of the Page 252 of 792 CITY'S Director of Transportation Services and CITY'S Director of Planning and Enova Power (formally Kitchener -Wilmot Hydro) and the Region of Waterloo. Should these decorative elements be utilized, they shall be installed at the appropriate timeframe and at the SUBDIVIDER'S cost, including the provision of 10% of the cost of materials for future replacement/maintenance, to the satisfaction of the CITY'S Director of Transportation Services and Enova Power (formally Kitchener -Wilmot Hydro). 19. To satisfy any condition in the Subdivision agreement with timing identified as "prior to registration". 3. REGIONAL MUNICIPALITY OF WATERLOO CONDITIONS: 1. THAT prior to final approval, the Owner/Developer submit an updated scoped hydrogeological investigation be provided to the satisfaction of the Region, the City and the Grand River Conservation Authority (GRCA) confirming/addressing groundwater quality data. 2. THAT prior to final approval, the Owner/Developer enter into an agreement with the Region to ensure the following to the satisfaction of the Regional Commissioner of Planning, Development and Legislative Services: a. All monitoring wells not proposed to be included in the during and post - development ground watering program shall be decommissioned in accordance with Ontario Regulation 903; b. Upon completion of the during and post -development groundwater monitoring program, all monitoring wells must be decommissioned in accordance with Ontario Regulation 903, as amended, and c. No buildings will be constructed that will utilize active or passive dewatering mechanisms to keep below -grade structures dry. 3. THAT prior to final approval, the Owner/Developer provide a Final Stormwater Report for each block to the satisfaction of the Region, the City and the GRCA, which includes the result of in-situ soil testing at the location of any large conveyance infiltration facilities to confirm the suitability of the soils to receive the proposed volumes of runoff. In addition, the following shall be addressed to the satisfaction of the Regional Municipality of Waterloo: a. A pre -and post -development water budget must be presented in terms of m3/annum. A detailed breakdown must be included to show the different components of evapotranspiration (ET), runoff and infiltration for both pre- and post -development. Page 253 of 792 b. The Region does not support the use of permeable pavers on private road rights - of -ways. This must be reflected in the stormwater management report(s) submitted to the Region as a condition of draft plan approval. 4. THAT prior to final approval, the Owner/Developer will be required to enter into an agreement with the Region to complete a Stormwater Management Plan for each block to the satisfaction of the Regional Municipality of Waterloo; 5. THAT prior to final approval, the Owner/Developer will be required to enter into an agreement with the Region to require individual pressure reducing devices on each water service below 327.8 mASL; 6. THAT prior to final approval, the Owner/Developer will provide an updated concept servicing plan to the satisfaction of the Region, showing individual service connections to the separate blocks/properties and buildings; 7. THAT prior to final approval, the Owner/Developer shall submit a Revised Transportation Impact Study including a Railway Safety Analysis for any LRT/Railway Crossings including the pedestrian pathways/sidewalks to the satisfaction of the Region of Waterloo; 8. THAT prior to final approval, the Owner/Developer provides a Phase 1 and Phase 2 ESA report and dedicates a road widening to the Regional Municipality of Waterloo at no cost or encumbrance to the Region, along the frontage of Regional Road 53 (Courtland Avenue East) all to the satisfaction of the Regional Municipality of Waterloo; 9. THAT prior to final approval, the Owner/Developer dedicates the daylight triangles measured 7.62m x 7.62m (25ft x 25ft) post any road widenings to the Region of Waterloo at no cost to the Region, at the intersection of each proposed and existing local municipal roads (Palmer, Borden, Kent) with Regional roads; 10. THAT prior to final approval, the Owner/Developer must obtain a Regional Road Access Permit for the proposed Kent Avenue municipal road extension into the subject property and connection of Olde Fashioned Way to Borden Avenue to the satisfaction of the Regional Municipality of Waterloo; 11. THAT prior to final approval, the Owner/Developer will be required to enter into a development agreement with the Regional Municipality of Waterloo for all units and the following warning clauses shall be included in agreements of Offers of Purchase and Sale, lease/rental agreements and any future condominium declaration (s): The following noise warning clauses will be required for all units: "Purchasers/tenants are advised that sound levels due to increasing road and rail traffic on Courtland Avenue East and Stirling Avenue South and Canadian National Page 254 of 792 Railway track may occasionally interfere with some activities of the dwelling occupants as the sound levels exceed the sound level limits of the Municipality and the Ministry of the Environment, Conservation and Parks." "Purchasers/tenants are advised that due to the proximity of this dwelling to the nearby railway tracks, vibration from rail pass-bys may occasionally be perceptible within this unit." "This dwelling unit has been designed with the provision for adding central air conditioning at the occupant's discretion. Installation of central air conditioning by the occupant will allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the sound level limits of the Municipality and the Ministry of the Environment, Conservation and Parks. The location and installation of the outdoor air conditioning device should be done so as to comply with noise criteria of MECP Publication NPC -216, Residential Air Conditioning Devices and thus minimize the noise impacts both on and in the immediate vicinity of the subject property." Buildings A & B "This dwelling unit has been supplied with a central air conditioning system which will allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the Municipality's and the Ministry of the Environment, Conservation & Parks. The location and installation of the outdoor air conditioning device should be done so as to comply with noise criteria of MOE Publication NPC - 216, Residential Air Conditioning Devices and thus minimize the noise impacts both on and in the immediate vicinity of the subject property." Warning: "Canadian National Railway (CNR) or its assigns or successors in interest has or have a rights-of-way within 300 metres from the land subject hereof. There may be alteration to or expansions of the railway facilities on such rights-of-way in the future including the possibility that the railway or its assigns or successors as aforesaid may expand its operations, which expansion may affect the living environment of the residents in the vicinity, notwithstanding the inclusion of any noise and vibration attenuating measures in the design of the development and individual dwellings. CNR will not be responsible for any complaints or claims arising from use of such facilities and/or operations on, over or under the aforesaid rights-of-way. " Page 255 of 792 12. That prior to final approval, the Owner/Developer shall provide a Functional Plan, Cost Estimate, Legal Agreement and Related Funds (letter of credit, certified cheque or bank draft) for any improvements to the Regional Road network, all to the satisfaction of the Regional Municipality of Waterloo including: a. That prior to final approval, the Region has the necessary physical and financial resources to construct all required road improvements; and, b. That the above be fulfilled to the satisfaction of the Regional Commissioner of Planning, Development and Legislative Services. 13. THAT prior to final approval, the Owner/Developer provide funds to Grand River Transit for the construction for a new transit shelter, including a concrete shelter pad and provisions for electrical conduit; and, 14. THAT prior to final approval, the Owner/Developer shall provide a compliance letter from a qualified Professional Engineer licensed to practice in the Province of Ontario to demonstrate that the proposed development is in accordance with the Federation of Canadian Municipalities and the Railway Association of Canada "Guidelines for New Development in Proximity to Railway Operations" (Dialog & J.E. Coulter Associated Limited, May 2013), to the satisfaction of the Regional Municipality of Waterloo, and in consultation with the Canadian National Railway (CN) and that any required mitigation measures through this report and any completed noise studies will be secured through an agreement and/or conditions of draft approval. 15. THAT prior to final approval, the Owner/Developer shall enter into a Registered Development Agreement with the Regional Municipality of Waterloo to submit a detailed transportation, rail and stationary noise study for each block within the Plan of Subdivision to the satisfaction of the Regional Municipality of Waterloo. The Owner/Developer further agrees to: a. enter into a registered development agreement with the Regional Municipality of Waterloo and/or the City of Kitchener to implement any recommendations and implementation measures for each block to the satisfaction of the Regional Municipality of Waterloo. 16. THAT prior to final approval, the Owner/Developer shall enter into an Agreement with the Region in accordance with Subsection 4(6) of Regional Development Charge By-law 19-037 on terms and conditions satisfactory to the Regional Solicitor, to be registered on title, providing for the total amount of any applicable Regional Development Charge Redevelopment Allowance as of the date of Draft Approval of this Plan of Subdivision to be available for the subdivision lands in its entirety and to allow for it to be drawn down to reduce the applicable Regional Development Charge for each building permit as they are issued until the Regional Development Charge Redevelopment Allowance is fully expended or has expired in accordance with the provisions of Regional Development Charge By-law 19-037, or any successor development charges by-law. Page 256 of 792 4. OTHER AGENCY CONDITIONS: Grand River Conservation Authority 1. Prior to any grading or construction on the site and prior to registration of the plan, the owners or their agents submit the following plans and reports to the satisfaction of the Grand River Conservation Authority. a. A detailed storm water management report in accordance with the 2003 Ministry of the Environment Report entitled "Stormwater Management Planning and Design Manual". b. A detailed Lot Grading, Servicing and Storm Drainage Plan. C. An Erosion and Siltation Control Plan in accordance with the Grand River Conservation Authority's Guidelines for sediment and erosion control, indicating the means whereby erosion will be minimized and silt maintained on-site throughout all phases of grading and construction. d. The submission and approval of a Development, Interference with Wetlands and Alterations to Shorelines and Watercourses Permit from the GRCA prior to the construction in a wetland and/or grading in a regulated area and/or construction of the Stormwater Management outlet in a regulated area. 5. CLEARANCE CONDITIONS 1. That prior to the signing of the final plan by the CITY'S Director of Planning, the Director shall be advised by the Regional Commissioner of Planning, Development and Legislative Services that Conditions 3.1 to 3.16 have been carried out to the satisfaction of the Regional Municipality of Waterloo. The clearance letter from the Region shall include a brief statement detailing how each condition has been satisfied. 2. That prior to the signing of the final plan by the CITY'S Director of Planning, the Director, shall be advised by the telephone company that Conditions 2.1.6 and 2.1.7 have been carried out satisfactorily. The clearance letter should contain a brief statement as to how the conditions were satisfied. 3. That prior to the signing of the final plan by the CITY'S Director of Planning, the Director shall be advised by Enova Power (formally Kitchener -Wilmot Hydro) that Conditions 2.1.5 and 2.1.7 have been carried out satisfactorily. The clearance letter should contain a brief statement as to how the conditions were satisfied. 4. That prior to the signing of the final plan by the CITY'S Director of Planning, the Director shall be advised by the Grand River Conservation Authority that Condition 4.2 has been carried out satisfactorily. The clearance letter should contain a brief statement as to how the condition was satisfied. Page 257 of 792 NOTES 1. The owner/developer is advised that the provisions of the Regional Development Charge By-law 14-046 are applicable. 2. The final plans for Registration must be in conformity with Ontario Regulation 43/96, as amended, under The Registry Act. 3. It is the responsibility of the Owner of this plan to advise the Regional Municipality of Waterloo and the City of Kitchener Planning Division of any changes in ownership, agent, address, and phone and fax numbers. 4. The owner/developer is advised that the Regional Municipality of Waterloo has adopted By -Law 17-076, pursuant to Section 69 of the Planning Act, R.S.O. 1990 c. P.13, as amended, to prescribe a tariff of fees for application, recirculation, draft approval, modification to draft approval and registration release of plans of subdivision. 5. The owner/developer is advised that pursuant to Regional By -Law 17-076, the current fee for review of a road traffic noise study is $250.00, payable to the Regional Municipality of Waterloo upon submission of the study for review. 6. This draft plan was received on or after January 1, 2007 and shall be processed and finally disposed of under the Planning Act, R.S.O. 1990, c. P.13, as amended by S.O. 2006, c. 23 (Bill 51). 7. The Owner is advised that draft approval is not a commitment by the Regional Municipality of Waterloo to water and wastewater servicing capacity. To secure this commitment the owner/developer must enter into an "Agreement for Servicing" with The Regional Municipality of Waterloo by requesting that the Region's Planning, Development and Legislative Services Department initiate preparation of the agreement. When sufficient capacity is confirmed by the Region's Commissioner of Transportation and Environmental Services to service the density as defined by the plan to be registered, the owner/developer will be offered an "Agreement for Servicing". This agreement will be time limited and define the servicing commitment by density and use. Should the "Agreement for Servicing" expire prior to plan registration, a new agreement will be required. The owner/developer is to provide the Regional Municipality of Waterloo with two print copies of the proposed plan to be registered along with the written request for a servicing agreement 8. To ensure that a Regional Release is issued by the Regional Commissioner of Planning, Development and Legislative Services to the City of Kitchener prior to year end, it is the responsibility of the Owner to ensure that all fees have been paid, that all Regional conditions have been satisfied and the required clearance Page 258 of 792 letters, agreements, prints of plan to be registered, and any other required information or approvals have been deposited with the Regional Planner responsible for the file, no later than December 15th. Regional staff can not ensure that a Regional Release would be issued prior to year end where the Owner has failed to submit the appropriate documentation by this date. 9. The Owner is advised that the lands, or a portion of the lands, are subject to the Region of Waterloo International Airport Zoning Regulations issued under the federal Aeronautics Act. The purpose of the Regulations is two -fold: 1) to prevent lands adjacent to or in the vicinity of the Region of Waterloo International Airport site from being used or developed in a manner that is incompatible with the safe operation of the airport or an aircraft; and 2) to prevent lands adjacent to or in the vicinity of facilities used to provide services relating to aeronautics from being used or developed in a manner that would cause interference with signals or communications to and from aircraft or to and from those facilities. It is the landowner's responsibility to be aware, and to make all users of the land aware of the restrictions under these Regulations which may include but not limited to height restrictions on buildings or structures, height of natural growth, interference with communications, and activities or uses that attract birds. 10. The Owner is advised that the lands, or a portion of the lands, may be subject to Canadian Aviation Regulations Standard 621.19 issued under the federal Aeronautics Act. This Standard allows aviation officials to assess individual obstructions, namely buildings, structures or objects, to determine if they are likely to constitute a hazard to air navigation and consequently require marking and/or lighting in accordance with the Standards. Persons planning to erect an obstruction, namely a building, structure or object, including a moored balloon, either permanently or temporarily, should contact the Regional Manager, Aerodrome Safety (Ontario Region), Transport Canada at (416) 952-0248 as early as possible and provide the necessary information on the planned obstruction using the Aeronautical Obstruction Clearance Form (#26-0427) issued by Transport Canada. 11. When the survey has been completed and the final plan prepared to satisfy the requirements of the Registry Act, they should be forwarded to the City of Kitchener. If the plans comply with the terms of approval, and we have received an assurance from the Regional Municipality of Waterloo and the applicable clearance agencies that the necessary arrangements have been made, the Manager of Development Review's signature will be endorsed on the plan and it will be forwarded to the Registry Office for registration. The following is required for registration under The Registry Act and the Region's purposes: One (1) original mylar Page 259 of 792 Three (3) mylar copies Four (4) white paper prints Page 260 of 792 AMENDMENT NO. XXX TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 263, 321- 325 Courtland Avenue East, 230 and 240 Palmer Avenue and 30 Vernon Avenue Page 261 of 792 AMENDMENT NO. XXX TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 263, 321-325 Courtland Avenue East, 230 and 240 Palmer Avenue and 30 Vernon Avenue 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 June 19, 2023 APPENDIX 2 Minutes of the Meeting of Planning & Strategic Initiatives Committee June 19, 2023 APPENDIX 3 Minutes of the Meeting of City Council Page 262 of 792 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 12 — Secondary Plan - Mill Courtland Woodside Park Neighbourhood Plan for Land Use by redesignating lands, municipally addressed as 263, 321- 325 Courtland Avenue East, 230 and 240 Palmer Avenue and 30 Vernon Avenue as follows: • Map 12 is amended by changing the land use designations of affected lands as follows: o Area 1 - From General Industrial with Special Policy 9 to Mixed Use Corridor with Special Policy 9a o Area 2 - From General Industrial with Special Policy 9 To High Density Multiple Residential with Special Policy 9b o Area 3 - From Road to High Density Multiple Residential with Special Policy 9b o Area 4 - From General Industrial to High Density Multiple Residential with Special Policy 9b o Area 5 - From General Industrial to Low Density Multiple Residential o Area 6 - From General Industrial to Neighbourhood Park o Area 7 - From General Industrial to Road • Adding Policy 13.4.3.15 to section 13.4.3 to add High Density Multiple Residential Land Use Policies. • Deleting Policy 13.4.4.9 from Section 13.4.4. • Adding Policy 13.4.4.9a to Section 13.4.4 to regulate building heights near existing low rise residential buildings and regulate the location of residential and non residential commercia/employment uses. • Adding Policy 13.4.4.9b to Section 13.4.4 to will allow for a Floor Space Ratio (FSR) of 7.8 and regulate building heights within 100 metres of Courtland Avenue. 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, Page 263 of 792 (ii) Encourages a sense of place, and (iii) Provides for public spaces that are of high quality, safe, accessible, attractive and vibrant; s) The mitigation of greenhouse gas emissions and adaptation to a changing climate. These matters of provincial interest are addressed and are implemented through the Provincial Policy Statement, as it directs how and where development is to occur. The City's Official Plan is the most important vehicle for the implementation of the Provincial Policy Statement, and to ensure Provincial policy is adhered to. Provincial Policy Statement, 2020: The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. Section 1.4.3(b) of the PPS promotes all types of residential intensification, and sets out a policy framework for sustainable, healthy, liveable and safe communities. The PPS promotes efficient development and land use patterns, as well as accommodating an appropriate mix of affordable and market-based residential dwelling types with other land uses, while supporting the environment, public health and safety. Provincial policies promote the integration of land use planning, growth management, transit -supportive development, intensification, and infrastructure planning to achieve cost-effective development patterns, optimization of transit investments, and standards to minimize land consumption and servicing costs. To support provincial policies relating to the optimization of infrastructure, transit and active transportation, the proposed designation and zoning facilitate a compact form of development which efficiently uses the lands, is in close proximity to transit options including bus, rapid transit, and makes efficient use of both existing roads and active transportation networks. The lands are serviced and are in proximity to parks, trails and other community uses. Provincial policies are in support of providing a broad range of housing. The proposed mixed use development represents an attainable and affordable form of market-based housing. The proposed draft plan of subdivision, Official Plan Amendment, and Zoning By-law Amendment applications represent a planned development that has been designed as a transit oriented community that is walkable and meets Regional and Provincial objectives by accommodating a mix of housing types and densities and introducing new commercial and employment uses. The proposal makes efficient use of the land through a comprehensively planned development that helps to meet minimum density requirements for a Major Transit Station Area (MTSA). The plan provides for a range of residential housing types, non-residential uses and densities that are in close proximity to two (2) ION Stops (Borden and Mill ION stops). The proposed plan of subdivision establishes an efficient development pattern that brings new residential, commercial, and employment uses to an established neighbourhood. With respect to provincial policies regarding public health and safety, the Grand River Conservation Authority (GRCA) has reviewed the proposed development application and supports the proposed Plan of Subdivision with conditions to be satisfied by the GRCA prior to registration. Planning staff is of the opinion that the applications are consistent with the PPS for health and safety matters. Planning staff is of the opinion that the proposed application will facilitate the intensification of the subject property with a high intensity mixed-use development that is compatible with the surrounding community, helps manage growth, will contribute towards a complete community, and is transit supportive. Based on the foregoing, staff is of the opinion that this proposal is in conformity with the PPS. Page 264 of 792 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. The Growth Plan supports planning for a range and mix of housing options and higher density housing options that can accommodate a range of household sizes in locations that can provide access to transit and other amenities. Policy 2.2.4 requires that planning be prioritized for MTSAs on priority transit corridors, including zoning in a manner that implements the policies of the Growth Plan. MTSAs on priority transit corridors will be planned for a minimum density target of 160 residents and jobs combined per hectare for those that are served by light rail transit or bus rapid transit. The Region of Waterloo's ION is a form of light rail transit and the ION stops are within Major Transit Station Areas (MTSAs) that are required to achieve the minimum density target of 160 residents and jobs combined per hectare. The subject lands are located within the City's delineated built up area, and within a Major Transit Station Area. The lands are identified as a MTSA in the 2014 Kitchener Official Plan. In the City's Official Plan on Map 2 — Urban Structure the lands appear within the MTSA boundary for the Mill Page 265 of 792 stop. The Region of Waterloo commenced the Regional Official Plan Review project and as part of that work, revised MTSA boundaries were approved by the Region in August 2022 (and in April 2023 by the Minister) and these lands are within the Mill Station MTSA as the Mill ION stop is in close proximity (400 metres) of the subject lands. The proposed development represents intensification and will help the City achieve density targets in the MTSA. The proposed designation and zoning will support a higher density housing option that will help make efficient use of existing infrastructure, parks, roads, trails and transit. Planning staff is of the opinion that the applications conform to the Growth Plan. Regional Official Plan (ROP): The subject lands are designated "Urban Area" and "Built -Up Area" on Schedule 3a of the 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 proposed development conforms to Policy 25 of the ROP as the proposed development will 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. The subject lands are within the Major Transit Station Area (MTSA) boundary that was endorsed by Regional Council in April 2021 (and approved in August 2022). The Region of Waterloo has also identified that the subject lands are located within potential intensification corridor as part of the Reginal Official Plan review and are an appropriate location for intensification. The Region of Waterloo have indicated they have no objections to the proposed application or to higher density within the MTSA area. (Appendix `E'). 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 460.50m ASL with a maximum height restriction of 136.5m. The Tallest building (38 storeys) proposed for the subject lands is less than the maximum federally regulated Airport Zoning Regulation height limit is 460.50m ASL. Sufficient space for the operation of a future crane without reaching the maximum elevation of 460.50m ASL can be provided for and complies 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 currently designated `General Industrial with Special Policy Area 9' in the City of Kitchener Mill Courtland Woodside Park Neighbourhood Secondary Plan. Lands designated as General Industrial in the Mill Courtland Woodside Park Neighbourhood Secondary Plan provide for a broad range of industrial uses such a warehousing, manufacturing, wholesaling, transportation depot, truck and transport terminal and other similar industrial uses. Special Policy Area 9 allows for food processing including packaging, warehousing, distributing, slaughtering, Page 266 of 792 eviscerating, rendering or cleaning of meat, poultry and fish or by products; and the milling or packaging of animal feed and fertilizer; and beverage distillation; and allows for office use for the previous use of the lands (Schneiders Meat Plant) The applicant is proposing to change the land use designation to `Mixed Use Corridor with Special Policy Area 9a (AREA 1), High Density Multiple Residential with Special Policy Area 9b (AREA 2,3 & 4), Low Density Multiple Residential (Area 5), Neighbourhood Park (Area 6) and Road (Area 7) in the City of Kitchener Mill Courtland Woodside Park Neighbourhood Secondary Plan. Special Policy Area 9a will regulate density, building heights, and the location of residential uses while 9b will allow for a Floor Space Ratio (FSR) of 7.8 and regulate building heights within 100 metres of Courtland Avenue. Policy 17.E.13.1. of the City of Kitchener Official Plan require that holding provisions will be applied in situations where it is necessary or desirable to zone lands for development or redevelopment in advance of the fulfillment of specific requirements and conditions, and where the details of the development or redevelopment have not yet been fully resolved. A Holding provision may be used in order to implement this Plan to ensure that certain conditions, studies or requirements related to a proposed Zoning By-law Amendment are met. Complete Community A complete community creates and provides access to a mix of land uses including, a full range and mix of housing, including affordable housing, recreation, commerce, community and cultural facilities, health care facilities, employment, parks and open spaces distributed and connected in a coherent and efficient manner. A complete community also supports the use of public transit and active transportation, enabling residents to meet most of their daily needs within a short distance of their homes. Kitchener will be planned as a complete community that creates opportunities for all people to live, work and interact within close proximity. Planning for a complete community will aid in reducing the cost of infrastructure and servicing, encourage the use of public transit and active modes of transportation, promote social interaction, and foster a sense of community. The applicant is proposing to contribute aspects of a complete community on the subject lands with residential and mixed-use buildings, ranging in height from 3 to 38 storeys with 3,345 residential units, 19,500 square metres of commercial space a new City -owned park and multi- use trail. Considerable thought for the orientation and placement of the buildings, podium heights, building step backs, park block and pedestrian connections been incorporated into the design for this high intensity mixed use plan of subdivision. The owner is proposing a total of 135 affordable residential rental dwelling units within the proposed plan of subdivision. The units will be available for rent and managed by the Owner in partnership with a community partner. Dwellings will range in size and location within the proposed development, in each tower and on different floors. In addition to providing 135 affordable residential dwelling units the owner is proposing to provide a $835,000.00 cash contribution to an affordable housing group with a shovel ready development. The owner is also proposing a commitment of $60,000 for the construction of off-site trail enhancements along Borden Avenue/Grenville Avenue to the Mill Ion Station stop which will directly benefit the residents within the community. Page 267 of 792 Public Amenity Areas The proposed development integrates a number of features that will benefit the community and foster a sense of community, including a new trail corridor, public amenity areas (private and public owned lands), affordable housing and a community place making. The proposed Plan of Subdivision includes a combination of privately -owned publicly accessible open spaces (POPS) and a 0.71 hectare City -owned park (Nancy Featherstone Park) to meet the needs of residents and the surrounding community. Conceptual early design plans for Nancy Featherstone park include a series of different play areas catering to different age groups; an open lawn space for more casual, flexible use; and a public art installation that is reflective of the site's history and past use along with seating opportunities around the above activity spaces. Parkland dedication in a combination of land and cash -in -lieu will be taken through the site plan application process Figure 13: Conceptual Park Design for Nancy Featherstone Park In addition to the City -owned public park, public amenity areas in the form of Privately Owned Public Spaces (POPS) are proposed. Approximately 1,800 square metres of programmed public space are proposed on Block 1 of the Plan of Subdivision (J.M. Schneider Platz) adjacent to the commercial/employment uses and the proposed restaurant. Preliminary concepts have contemplated features such as enhanced landscaping and seating opportunities. Page 268 of 792 Courtland Ave E Existing Office Building - 6 n0 Existing Building B (former Garage) L. 1 �u Existing Building A (former Distribution building) 1 M ---------- n_ 0 ____ j Nancy FeatHe rsto r, Park W—JI L 1 " 11 1 ' Figure 14: Privately Owned Public Space location map In addition to the publicly accessible spaces, a new trail corridor is proposed that will connect Borden Avenue and Stirling Avenue and Courtland Avenue. The new trail corridor along with the publicly accessible space and park block will significantly improved pedestrian access for the existing community and enhance connection to the Mill Ion Stop. Multi Use Pathway Figure 15: Pedestrian Circulation Plan 9 Page 269 of 792 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 (MTSAs), Nodes and Corridors, in this hierarchy, according to Section 3.C.2.3 of the Official Plan. The subject lands are located within a MTSA. The planned function of the MTSA is to provide densities that will support transit, and achieve a mix of residential, office, institutional and commercial uses. They are also intended to have streetscapes and a built form that is pedestrian -friendly and transit -oriented. Policies also require that development applications in MTSAs give consideration to the Transit - Oriented Development policies contained in Section 13.C.3.12 of the Official Plan. Generally, the Transit -Oriented Development policies support a compact urban form, that supports walking, cycling and the use of transit, by providing a mix of land uses in close proximity to transit stops, to support higher frequency transit service and optimize transit rider convenience. These policies also support developments which foster walkability by creating safe and comfortable pedestrian environments and a high-quality public realm. Staff is of the opinion that the proposed development will help to increase density in an area well served by nearby transit and future rapid transit while being context sensitive to surrounding lands and provides excellent access to off- road pedestrian and cycling facilities. The proposed development is located in a prime location for high intensity mixed use development. The subject lands are located in close proximity to the Mill ION stop (400 metres) and the Borden Ion stop (600 metres). The proposed development introduces a new form of housing to the surrounding area with a mix of unit types. Housing diversity is needed to provide a greater housing choice and meet the needs of increasingly diverse residents and household types such as young families, professionals, retirees, people with disabilities, all with a various range of income. Diverse housing types for this area of the City of Kitchener will be planned through future MTSA planning work. This application is in advance of that work and can be considered based on urban structure and future planned function of the community. As such, staff is of the opinion that the proposed Official Plan Amendment and Zoning By-law Amendment will support a development that not only complies with the City's policies for a MTSA but also contributes to the vision for a sustainable and more environmentally -friendly city. PARTS Rockway Plan The subject lands are located within the PARTS Rockway Plan which is a guiding document that made recommendations for land uses within and around rapid transit station stops. The PARTS Rockway Plan made recommendation for amendments to the Secondary Plans within the MTSA, which have not yet been implemented. Some of the primary recommendations are to encourage the development of underutilized sites with higher density live -work environments and to increase housing supply with multi -unit residential while protecting existing stable neighbourhoods. The proposed development provides for a range of housing options and commercial space and the proposed amendment is in keeping with the PARTS Rockway vision for development within and around the ION stops. Neighbourhood Planning Review The subject lands are within the draft Rockway Secondary Plan, updated as part of the Neighbourhood Planning Reviews (NPR) project. A statutory public meeting was held December 10 Page 270 of 792 9, 2019 regarding draft amendments to the plan. Under the proposed changes, the proposed land use for the subject lands is Mixed Use, High Rise Residential, and Innovation Employment which allows for high intensity, residential commercial and employment uses developments. 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. Rrapou d Laird Usa Low Furse Resa&rntral Limned Low Rim Resmientral Medium eRrst Rcsldenhad High Rise Resadencial Insbtrhonal Raockway Secondary Pkan - Rrop"ed Land Ust, Figure 16: NPR Rockway Secondary Plan - Proposed Land Use Plan Urban Desian Policies The City's urban design policies are outlined in Section 11 of the City's Official Plan. 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 Report, attached as Appendix `D', were submitted and have been reviewed by City staff. The Urban Design Report outlines the vision and principles guiding the site design and informs the proposed zoning by-law regulations. Streetscape — All Street frontages are activated by at -grade residential units or commercial units. All buildings' principal entrances and lobbies are located at grade with direct access to public sidewalks, trails, and Nancy Featherstone Park. The 8 towers all include podiums that have defined bases which along with the proposed medium rise building include high quality urban design that create a defined street and 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. 11 Page 271 of 792 Mmed U {�i9rf�+7r Inwv,' lvni Er*Qymert General Indristrias ow Space Natural Hell" consefwdlon Pyofid Sacondwy Ran Bounded Specific Policy Area t' Raockway Secondary Pkan - Rrop"ed Land Ust, Figure 16: NPR Rockway Secondary Plan - Proposed Land Use Plan Urban Desian Policies The City's urban design policies are outlined in Section 11 of the City's Official Plan. 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 Report, attached as Appendix `D', were submitted and have been reviewed by City staff. The Urban Design Report outlines the vision and principles guiding the site design and informs the proposed zoning by-law regulations. Streetscape — All Street frontages are activated by at -grade residential units or commercial units. All buildings' principal entrances and lobbies are located at grade with direct access to public sidewalks, trails, and Nancy Featherstone Park. The 8 towers all include podiums that have defined bases which along with the proposed medium rise building include high quality urban design that create a defined street and 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. 11 Page 271 of 792 Universal Design — The development will be designed to comply with Accessibility for Ontarians with Disabilities Act and the Ontario Building Code. Skyline — The proposed buildings will provide a new feature on the City's skyline. The proposed buildings will create visual interest from several different vantage points. Site Design, Building Design, Massing and Scale — The subject site is designed to have a development that will be developed at a scale that is compatible with the existing and planned built form for the surrounding neighbourhood. The 8 towers have well defined podiums and building step backs which helps enhance the public realm. The medium rise buildings include building steps from setbacks along the street to provide a transition to nearby low rise residential dwellings. Elw. L 74'.Al_ Figure 17: Aerial Rendering showing the mid rise building step backs from 5 storeys to 8 storeys along Courtland Avenue East. Tower Design — Building D (20 storeys) Building E (18 storeys) Building F (22 storeys) Building G (25 storeys) Building H (38 storeys) Building 1 (18 Storeys) Building J (20 Storeys) and Building M (16 storeys) are classified as a "Large Slab" tower as the proposed tower floor plate is more than 850 square metres in area. All eight (8) of the proposed towers have well defined podiums. Building M (16 storeys) includes a 4 -storey podium situated along Borden Avenue with a 28 metre building step back which provides transition to the lower density areas. Buildings E, F, G H and I are located along Olde Fashion Way and a private street that connects to Olde Fashion Way. All of these buildings include well defined 6 storey podiums with various building step backs. The massing of all the buildings is broken up vertically by variation and the articulation of building materials and, balconies for the residential units are included on the street -facing elevations. 12 Page 272 of 792 Figure 18: Tall Buildings location map Wind Study A wind study was prepared for the consideration of this development proposal and reviewed by staff. The wind conditions surrounding the proposed development will require wind mitigation design features. A full Wind Assessment will be required and reviewed through the site plan application process for each block. Shadow Impact Study The applicant has completed a Shadow Impact Study as part of 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. Design for 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. 13 Page 273 of 792 48 3,n -- 46.2m Figure 19 — Tall Building Guideline Compliance Plan The proposed development master plan concept has been reviewed with these objectives in mind. City staff has confirmed that the proposed towers are generally consistent with and meet the overall intent of the City's Design for Tall Building Guidelines. More specifically, the proposed development (as revised) now meets the on-site and off-site separation distance requirements of the Design for Tall Building Guidelines. Staff recommends that the proposed Urban Design Report attached as Appendix `D', be adopted and that staff be directed to apply the Urban Design Report through future Site Plan Approval processes for each block. Transportation Policies: The Official Plan supports an integrated transportation system which incorporates active transportation, allows for the movement of people and goods and promotes a vibrant, healthy community using land use designations and urban design initiatives that make a wide range of transportation choices viable. The subject lands are located directly adjacent to the Mill ION stop. The buildings have excellent access to cycling networks, including existing on and off-street cycling facilities and is located in close proximity to the Iron Horse Trail. The location of the subject lands, in the context of the City's integrated transportation system, supports the proposal for transit -oriented development on the subject lands. Policy 3.C.2.22 states that until such time as Station Area Plans are completed and this Plan is amended accordingly, in the interim, any development application submitted within a Major Transit Station Area will be reviewed generally in accordance with the Transit -Oriented Development Policies included in Section 13.C.3.12 The Plan of Subdivision will create a new public road known as Olde Fashioned Way which will be a new east -west street running from an extension of Palmer Street extension to Borden Avenue and will be limited to one way with no in -bound traffic permitted at the intersection of Olde Fashioned Way and Borden Avenue. Olde Fashioned Way is designed with a 24 -metre wide street right-of-way that will accommodate a central planted median, one travel lane in each direction, curb -side planted boulevards, a sidewalk on the south side, and a multi -use pathway and on -street parking on the north side. The north -side multi -use pathway runs between Stirling Avenue and Borden Avenue and intersects with a second, north -south multi -use pathway running through Nancy Featherstone Park and the Privately Owned Public Accessible Space (J.M. 14 Page 274 of 792 Schneider Platz). The pathway will run through the park corridor connecting to Borden Avenue/Grenville Avenue and onto the Mill ION Stop to the east. BU I LDBVG 'G' PL 24.0 m R.O.W 1.8m 5.4m8.2m 2.4m IS. 3.0m L tIDEWAIJ BOULEVARD ORIVELANES ON-STRIE11 BOULFVARD MULTIUSE PARKING TRAIL 3.1 m 3.1 In I i 1 x• - I I I +m I L I I .r f J. niJ IRhFA5E6RMER I L03m LO.�tRAR45FORVLH •..:i i. q1_1 112 1 I?? ?LLL_J CU?E '01_ El fD!_EDCURE Figure 20 — Olde Fashioned Way Street Section The proposed Official Plan Amendment and Zoning By-law Amendment applications support a more -dense residential development. The location of the proposed buildings, secured through the proposed site-specific provisions, will result in a compatible built form that fosters walkability within a pedestrian -friendly environment that allows walking to be safe, comfortable, barrier -free and a convenient form of urban travel. Furthermore, the proposed development will enhance access and pedestrian connections to the Mill ION stop. At future site plan approval processes, the design of the buildings will have to feature a high quality public realm to enhance the identity of the area and create gathering points for social interaction, community events and other activities. Additionally, secured and visitor bicycle parking is required as part of the Zoning By-law. HousingPolicies: Section 4.1.1 of the City's Official Plan contains policies with the primary objective to provide for an appropriate range, variety and mix of housing types and styles, densities, tenure and affordability to satisfy the varying housing needs of our community through all stages of life. The proposed development increases the range of dwelling units available in the city. The development is contemplated to include a range of unit types including, one, two and three- bedroom units along with 135 affordable dwelling units that will be made available for rent by the owner. The wide range of units, in this location, will appeal to a variety of household needs. Sustainable Development Section 7.C.4.1 of the City's Official Plan ensures developments will increasingly be sustainable by encouraging, supporting and, where appropriate, requiring: a) compact development and efficient built form; 15 Page 275 of 792 b) environmentally responsible design (from community design to building design) and construction practices; c) the integration, protection and enhancement of natural features and landscapes into building and site design; d) the reduction of resource consumption associated with development; and, e) transit -supportive development and redevelopment and the greater use of other active modes of transportation such as cycling and walking. Development applications are required to demonstrate that the proposal meets the sustainable development policies of the Plan and that sustainable development design standards are achieved. Sustainable development initiatives will be further explored at the Site Plan Application stage. Servicing and Utilities All lots will be serviced with municipal sanitary sewers and municipal water servicing in accordance with City standards. Engineering Services staff have confirmed that there is sufficient servicing capacity. Conditions of approval have been included to ensure that services are constructed at the appropriate timeframes. Comments from the appropriate utility and telecommunications companies are addressed through the draft approval conditions. Natural Environment The majority of the subject lands are within the Grand River Conservation Authority regulated limit. GRCA staff have undertaken a preliminary review of the applications and are supportive of draft approval and have provided draft approvals conditions which has been incorporated in Appendix A. Regional and City Environmental Planning staff have reviewed the proposed plan of subdivision and have no concerns with the proposed applications and have provided draft approval conditions for further review at different stages (prior to grading, prior to registration). Proposed Special Area Policies Special Policy Area 9a — Mixed Use Corridor The Mixed -Use Corridor designation at the corner of Courtland Avenue and Borden Avenue is meant to provide for mixed use development comprised of free-standing non-residential uses, free-standing multiple residential development and mixed-use buildings. A minimum Floor Space Ratio of 1.0 and maximum Floor Space Ratio of 4.0 will apply to development within the land subject to the Mixed Use Corridor designation. Block 2 — Bounded by Courtland Avenue, Kent Avenue, Palmer Avenue and Olde Fashioned Way This area is largely intended to provide a street -oriented, mid -rise residential building form (up to a maximum height of eight storeys) that provides a transition between the lower -rise neighbourhood north of Courtland Avenue and the taller forms anticipated south of Olde Fashioned Way. A range of medium density housing and commercial uses will be permitted. Permitted medium density housing generally includes cluster townhouse dwellings, multiple dwellings, and special needs housing, although mixing and integrating of innovative and different forms of housing is supported to achieve and maintain a medium -rise built form. Permitted non - 16 Page 276 of 792 residential uses are meant to be smaller scale in nature and may include such uses as retail, commercial entertainment, restaurants, financial establishments, personal services, offices, health offices and health clinics, daycare facilities, social service establishment, and studio and artisan uses. Development of this area is meant to reinforce the existing and new bounding public streets and provide a transition in height from the low-rise neighbourhood on the north side of Courtland. New buildings should be massed to the public street edge or edges and have active frontages facing these public streets, considering primary entrances, windows, walking connections and internal activity area facing these streets. Further to its role as a transition between the neighbourhood to the north and taller forms intended to the south, a transition in height with the mid -rise form is expected moving from Courtland Avenue through upper storey massing. Blocks 1 and 15 Bounded by Borden Avenue, Courtland Avenue, Kent Avenue and Olde Fashioned Way Capitalizing on the location of existing buildings that present the best opportunities for adaptive reuse on the site, the block bounded by Borden Avenue, Courtland Avenue, Kent Avenue and Olde Fashioned Way is largely meant to accommodate an "innovation employment" function for technology-based and creative industries that are drawn to such adapted spaces together with supporting other commercial activities. Within this block, a broad range of non-residential uses will be permitted, but not residential uses. Principal non-residential uses include those uses reasonably expected as part of such a mixed commercial employment cluster, such as a broad range of office uses and related smaller scale manufacturing activities. Additionally, complementary small-scale non-residential uses will also be permitted, including such uses as retail up to a maximum GFA of 4,000 sq m, entertainment, restaurants, brewing/distilling establishments, financial establishments, personal services, offices, health offices and health clinics, daycare facilities, social service establishment, studio and artisan related uses, and urban parks and plazas. Non-residential uses may either be in mixed or stand alone buildings. Development of this area is meant to provide for a compatible, lower rise form that reinforces the existing and new bounding public streets. Retained buildings should be additionally "opened" to the abutting street edges through ground level activities and building treatment. New buildings that fill in the fabric of this existing area should be massed to the public street edge. The block will be designed to incorporate a privately owned public space. Block on the southwest corner of Borden Avenue and Olde Fashioned Way This block is meant to provide opportunities for a mixed use building containing residential and non residential uses. The designation intends to complement the function of the "innovation employment" block to the north while providing additional opportunities for higher intensity residential. The form and siting of new development is meant to provide a transition from the High Density Residential designations to the west and the existing low-rise neighbourhood to the east of Borden Avenue. Mixed use buildings containing multiple dwellings and office space with or without compatible non residential uses may be permitted up to a maximum height of 16 storeys. Further to its role as a transition between the neighbourhood to the east and taller forms intended to the west, a transition in height is expected moving from Borden Avenue through upper storey massing. Special Policy Area 9b - High Density Multiple Residential The High Density Multiple Residential designation is meant to accommodate high density multiple dwellings in taller building forms. This area is meant to achieve a high residential intensity situated away from existing low-rise neighbourhoods and using the opportunity for taller building forms to establish a "buffer' for the internal area of the subject land from the abutting rail line. The predominant land use within the High Density Multiple Residential designation will be multiple residential uses. Complementary non-residential land uses may be permitted within such multiple 17 Page 277 of 792 residential buildings. Such uses are meant to primarily serve the subject land and surrounding neighbourhood, and may include uses such as convenience commercial, day care facilities, health offices and health clinics, personal services, small offices, small scale community facilities, and social service establishments. These uses are generally limited to locations on the ground floor of multiple residential buildings, although certain non -retail uses may be appropriate on above floors. A maximum Floor Space Ratio of 7.8 will apply to development within the land subject to the High Density Multiple Residential designation. A maximum building height of 8 storeys will apply to buildings located within 100 metres of Courtland Avenue; for buildings located further than 100 metres from Courtland Avenue there is no maximum building height. =o 4. Low Rise Conservation Low Density Multiple Residential ® Low Density Commercial Residential High Density Multiple Residential Neighbourhood Mixed Use Centre Neighbourhood Institutional Mixed Use Corridor 5 General Industrial Neighbourhood Park c4Open Space �...r Boundary of Secondary Plan r ; Special Policy Area iiiiiiiiiiiiiiiiiiPrimaryArterial Road -Secondary Arterial Road Major Collector Road Minor Collector Road Areas of Amendment Area 1 - From General Industrial With Special Policy 9 o Mixed Use Corridor ith Special Policy 9a Area 2- From General Industrial �!nr With Special Policy 9 i'riio Higfi Density Mal6ple Residential —VYith Special Policy 9b Area 3 - From Road �,l'o High Density Multiple Residential th Special Policy 96 Area 4- From General Industrial �To High Density Multiple Residential • WIAVVIth Special Policy 9b o rea 6- From General Industrial mor io Law Density Multiple Residential ea 6- From General Industrial o Neighbourhood Park r�tiArea 7- From General Industrial Road Figure 21 — Proposed Official Plan Land Use Designations Proposed Official Plan Amendment Conclusions The Official Plan Amendment application requests that the land use designation as shown on Map 12 — Mill Courtland Woodside Park Neighbourhood Secondary Plan be changed from `General Industrial with Special Policy Area 9' to `Mixed Use Corridor with Special Policy Area 9a (AREA 1), High Density Multiple Residential with Special Policy Area 9b (AREA 2,3 & 4), Low Density Multiple Residential (Area 5), Neighbourhood Park (Area 6) and Road (Area 7). Based on the above policy 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 - Secondary Plans, Map 12 - Mill amended by incorporating boundary changes described Schedule `A'. 18 Courtland Woodside for Land Use is in section 2 and shown attached on Page 278 of 792 b) Part 3, Section 13.4.3 is amended by adding Policy 13.4.3.15 to section 13.4.3 as follows: "15. High Density Multiple Residential The High Density Multiple Residential designation is meant to accommodate high density multiple dwellings in taller building forms. This area is meant to achieve a high residential intensity situated away from existing low-rise neighbourhoods and using the opportunity for taller building forms to establish a "buffer' for the internal area of the subject land from the abutting rail line. The predominant land use within the High Density Multiple Residential designation will be multiple residential uses. Complementary non-residential land uses may be permitted within such multiple residential buildings. Such uses are meant to primarily serve the subject land and surrounding neighbourhood, and may include uses such as convenience commercial, day care facilities, health offices and health clinics, personal services, small offices, small scale community facilities, and social service establishments. These uses are generally limited to locations on the ground floor of multiple residential buildings, although certain non -retail uses may be appropriate on above floors." c) Part 3, Section 13.4.3 is amended by deleting Policy 13.4.4.9 from Section 13.4.4. d) Part 3, Section 13.4.3 is amended by adding Policy 13.4.4.9a to Section 13.4.4 as follows: "Special Policy Area 9a — Mixed Use Corridor The Mixed -Use Corridor designation at the corner of Courtland Avenue and Borden Avenue is meant to provide for mixed use development comprised of free-standing non- residential uses, free-standing multiple residential development and mixed-use buildings. A minimum Floor Space Ratio of 1.0 and maximum Floor Space Ratio of 4.0 will apply to development within the land subject to the Mixed Use Corridor designation. Block 2 — Bounded by Courtland Avenue, Kent Avenue, Palmer Avenue and Olde Fashioned Way This area is largely intended to provide a street -oriented, mid -rise residential building form (up to a maximum height of eight storeys) that provides a transition between the lower - rise neighbourhood north of Courtland Avenue and the taller forms anticipated south of Olde Fashioned Way. A range of medium density housing and commercial uses will be permitted. Permitted medium density housing generally includes cluster townhouse dwellings, multiple dwellings, and special needs housing, although mixing and integrating of innovative and different forms of housing is supported to achieve and maintain a medium -rise built form. Permitted non-residential uses are meant to be smaller scale in nature and may include such uses as retail, commercial entertainment, restaurants, financial establishments, personal services, offices, health offices and health clinics, daycare facilities, social service establishment, and studio and artisan uses. Development of this area is meant to reinforce the existing and new bounding public streets and provide a transition in height from the low-rise neighbourhood on the north side of Courtland. New buildings should be massed to the public street edge or edges and have active frontages facing these public streets, considering primary entrances, windows, walking connections and internal activity area facing these streets. Further to its role as a transition between the neighbourhood to the north and taller forms intended to the south, a transition in height with the mid -rise form is expected moving from Courtland Avenue through upper storey massing. Blocks 1 and 15 Bounded by Borden Avenue, Courtland Avenue, Kent Avenue and Olde Fashioned Way 19 Page 279 of 792 Capitalizing on the location of existing buildings that present the best opportunities for adaptive reuse on the site, the block bounded by Borden Avenue, Courtland Avenue, Kent Avenue and Olde Fashioned Way is largely meant to accommodate an "innovation employment" function for technology-based and creative industries that are drawn to such adapted spaces together with supporting other commercial activities. Within this block, a broad range of non-residential uses will be permitted, but not residential uses. Principal non-residential uses include those uses reasonably expected as part of such a mixed commercial employment cluster, such as a broad range of office uses and related smaller scale manufacturing activities. Additionally, complementary small-scale non-residential uses will also be permitted, including such uses as retail up to a maximum GFA of 4,000 sq m, entertainment, restaurants, brewing/distilling establishments, financial establishments, personal services, offices, health offices and health clinics, daycare facilities, social service establishment, studio and artisan related uses, and urban parks and plazas. Non-residential uses may either be in mixed or stand alone buildings. Development of this area is meant to provide for a compatible, lower rise form that reinforces the existing and new bounding public streets. Retained buildings should be additionally "opened" to the abutting street edges through ground level activities and building treatment. New buildings that fill in the fabric of this existing area should be massed to the public street edge. The block will be designed to incorporate a privately owned public space. Block 3 on the southwest corner of Borden Avenue and Olde Fashioned Way This block is meant to provide opportunities for a mixed use building containing residential and non residential uses. The designation intends to complement the function of the "innovation employment" block to the north while providing additional opportunities for higher intensity residential. The form and siting of new development is meant to provide a transition from the High Density Residential designations to the west and the existing low-rise neighbourhood to the east of Borden Avenue. Mixed use buildings containing multiple dwellings and office space with or without compatible non residential uses may be permitted up to a maximum height of 16 storeys. Further to its role as a transition between the neighbourhood to the east and taller forms intended to the west, a transition in height is expected moving from Borden Avenue through upper storey massing." e) Part 3, Section 13.4.3 is amended by adding Policy 13.4.4.9a to Section 13.4.4 as follows: "Special Policy Area 9b — High Density Multiple Residential A maximum Floor Space Ratio of 7.8 will apply to development within the land subject to the High Density Multiple Residential designation. A maximum building height of 8 storeys will apply to buildings located within 100 metres of Courtland Avenue; for buildings located further than 100 metres from Courtland Avenue there is no maximum building height." 20 Page 280 of 792 APPENDIX 1: Notice of the Planning & Strategic Initiatives Committee Meeting (June 19, 2023) NOTICE OF PUBLIC MEETING for a development in your neighbourhood -a 3M.125 Cortl< kd Ave, L 230-240 PatwrAm. and 30 Vernon Awp CvnceP Dra?,rj nR AD - i�� �1 0 f�k �,L :I _ tfj 38 U 5k' Storeys Iasi-d�2ntia L Units iCrr�r``�tl�m:, R Have Ybur Voice FH r Planning & Strategic linitiatives CarinmIttee Date: June 19, 2023 L3tion: Council C -ha m i�*r:. Kliftharn er City H'a I I 200 King Street Wept prVilrtual m ISI-9-sti ng 10 to kfltchener ca/rimeetings and select: Current agendas ano rtvorts tyisted 10 d tart Whirr a Appear as a delattrnrti a Watch a rrr tlr%g To learn rriuri� at�out M15 pcajeM, incl. dir infornati-or :)r- your -bopeal flgnl: , tire: w w_kitchaner_ca/ P Ian n i ng'' PPlications ,.-ir r. ,rt -t Cfa ig DU mark Sen iorr Pia nner cra Ig do Isla rt a k tchener,c a 51'x. 412200 X7071 17ts -City of IKRclwer VIII Con5lder applln$for i,,a�� t�� rria1 n �,i�tvntl�7inr Zoning By,law Arnendirrient for ttc sulk cd land. Iucatcd at 263 & 321 3 25 CoLptiland Ave, E,, ZW & 240 Panner Ave and 30 VEmon Ave- The Chv er is proposes to comprerier&vely reg eidcp the lands (rrt-D a mi CommLinily Wth fe! iI enti?J, CommerCJak and em000reinit u�p� I nfee e.L%I5ting DUildings of propow-d to amain, inc►jJr tf� -5 stcxcy office buildin& thr. lard ww& buildirle., dr c the fbaTierr maintename .garage. The e+jsting buildings uaill be repurposed for a ma of emptD�ment uses New .,Vdr ars pfoprAed to range from '° t -q �$ %tor in ". gAt. In total, apprortsfy :`3 i:�#!• rr-skkntial units. including 135 affardablc- units ar-e wop d in waricus t thxxit t1* �itr,. 21 Page 281 of 792 APPENDIX 2: Minutes of the Planning & Strategic Initiatives Committee Meeting (June 19, 2023) 22 Page 282 of 792 APPENDIX 3 - Minutes of the Meeting of City Council (June 26, 2023) 23 Page 283 of 792 REA! F Ar �•F r!i ��1•r �" r•r ��rlr�F r!i �� .. �•r �•: f-..� rte'- � irjr..� .�•r. �,. -r-r �--.--r r.-+r-� �--r-� r• �r fer r • � , 6- - irARE---- ''" _AREi43 NOON ®®®®® SCHEDULE W 0 AREA`6, -. -. ,-I METRES 321 COURTLAND AVE. DEVELOPMENTS INC. SCALE 1:3,500 263 & 321-325 COURTLAND AVE E, 230 & 240 DATE: MAY 12, 2023 DAi nn�0 AVD Akin Qn vDDkinki AVD ;.f`• .i x �'+ ;.f`' .i x CITY OF I AM .-,rte_..-r�,F��r�-•-r �.r� MILL COI NEIGHBO e Low Low E .F• •. _ ®Low E - r }i r... ; M High [ ®Neigh ;9 '•..-r r F r'r a =Neigh r-�--,- ^KWMixed =Genes *' ,*''• Neigh r + + r �' ' ��• �• ;.f`' .i . ¢� f-.- Open Bounc ,•.. ti.: ; + .a. Specs, • f t• Prima Secor -r • ' .... rf Major Minor Areas of Ar Area 1 With S ARA,1 �WithnlS AREA �V REVISE 125 D: Area 2 �1i14l.pWith S j iiaTo Higg With S 5 . Area 3 : To Hi J� .:.::.. {:.':: •:::::.::: With S �P.::•::.•: '.::::•::.• i :::•• Area 4 To H i g WWI• With S Q)�:::.:: ::':;'' .:.::. ::'. : '' Jamalibi IA Lov •': •': � To Nei ;:' .•:::::`:::: Area 7 ■..iTo Roy OFFICIAL PLAN AMEN ZONING BY-LAW AME SUBDIVISION APPLIC) City of Kitch, Development Services Depann c" 0 ?0,0 S>, Region Environr ►•Ecologii Area Un Stream - Area of Amendr NI..: To Rem( SCHEDULE 'B' mo REVISED: OFFICIAL PLAN AMENDN METRES ZONING BY-LAW AMEND 321 COURTLAND AVE. DEVELOPMENTS INC. SCALE 1:12,000 SUBDIVISION APPLICATI 263 & 321-325 COURTLAND AVE E, 230 & 240 DATE: MAY 12, 2023 City of Kitche PALMER AVE, AND 30 VERNON AVE DEVELOPM E19T SERVICES DEPARTME CITY OF AMEN[ ►F NATURAL ` Legend Natural Heritage KitchenE Natural I Region Environr ►•Ecologii Area Un Stream - Area of Amendr NI..: To Rem( SCHEDULE 'B' mo REVISED: OFFICIAL PLAN AMENDN METRES ZONING BY-LAW AMEND 321 COURTLAND AVE. DEVELOPMENTS INC. SCALE 1:12,000 SUBDIVISION APPLICATI 263 & 321-325 COURTLAND AVE E, 230 & 240 DATE: MAY 12, 2023 City of Kitche PALMER AVE, AND 30 VERNON AVE DEVELOPM E19T SERVICES DEPARTME AMENDMENT NO. XXX TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 263, 321- 325 Courtland Avenue East, 230 and 240 Palmer Avenue and 30 Vernon Avenue Page 286 of 792 AMENDMENT NO. XXX TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 263, 321-325 Courtland Avenue East, 230 and 240 Palmer Avenue and 30 Vernon Avenue 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 June 19, 2023 APPENDIX 2 Minutes of the Meeting of Planning & Strategic Initiatives Committee June 19, 2023 APPENDIX 3 Minutes of the Meeting of City Council Page 287 of 792 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 (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 No. 6— Map 6 Natural Heritage System by removing Deferral No.8. SECTION 3 — BASIS OF THE AMENDMENT Plannina Analvsis: Deferral No. 8 from Map 6 - Natural Heritage System 2014 City of Kitchener Official Plan The Regional decision to approve the City's Official Plan on November 19, 2014, included a Deferral of the Ecological Restoration Area on Map 6 as it applies to the property municipally known as 321-325 Courtland Avenue East. Deferral 8 reads as follows: "On Map 6, no decision is being made with respect to Ecological Restoration Area overlay as it applies to the property municipally known as 321 — 325 Courtland Avenue East. A decision will be made after the Rockway Stations Study Area Plan is completed along with any supporting studies, and an implementing official plan amendment has been adopted by City of Kitchener Council and forwarded to the Region of Waterloo for consideration for approval." With the completion of the Rockway Stations Study Area and the submission of the site specific Planning Applications and supporting studies by the Applicant Deferral 8 can now be resolved. Staff are recommending that Deferral No. 8 from Map 6 - Natural Heritage System in the 2014 OP be lifted. SECTION 4—THE AMENDMENT The City of Kitchener Official Plan (2014) is hereby amended as follows: a) Map No. 6— Map 6 Natural Heritage System is amended by removing Deferral No.8 from the Map 6-- Natural Heritage System', as shown on the attached Schedule `B'. Page 288 of 792 APPENDIX 1: Notice of the Planning & Strategic Initiatives Committee Meeting (June 19, 2023) NOTICE OF PUBLIC M EETJ NG for a d -eve LcIprem in your neighbourhood 263 h 121-32S CoLtA aad Aw. E, 230-240 Patmer Awe and 30 V@rnon Avp- ncept Drawing h 1' Have Your Voice Heard! Planning & Suateoc InFtlAvim Corrirt7 Moe Dater Jung 19, Cellon_ Council Chambers. Kiti-.ianer City Hall 200 King Street West or'Virtual m Meati ng Liu w kitchener_ca/meetings ar.L_-,Rler.t: Cum2ct agendas anij rreipafts *Sted 10 -dayS tart Meetin ■ App as a delegatiun 0 Watch a meet ft To learn nwe i5batlt thls pooled, including infnm-ation an yojr aippeal dgt-rt.& vi5it, wwwAhcherwrzal 0 0 Pllairrnirrgpl[t1s or cored MrAcd 3 tea sb J338 Cram aumaM Senior Planner Use 510(e}s 4esidenti a I sera ig du lila rt@ ki tchenef.ca IJ n its: 519.7412200 x7071 The City of Kitchener SII confider a f plh:atOns for a Parr of i► 4 OPfirial Mn Arnentiinpns Aiw, Zonirng Oplaw Arr�:ftid-r-tr+t fcr tl-c sut�cct 4ard5 locatsd at 263 & 321.325 end Aw+c. E+ 230 & 240 rrer and 30 VernonAve- The Owner is proposr-q to mrnpridwrdwily redewdop the lards wao a ml rw Corn 7iiaity WUh riltlentla, cornmerclat and efVoynwYt u Thr -�,.xwiniq Mildinp are6 propow-d to rcn-oir a inckr t -c 6 stoMy Ott buildin& the lard 6 vwchou5c buildirr& ar the forrnef nnainten2r ce garage. The e:dsting buildirW will be repurpcsed for a miK of emplyyment uses. New "9uirdng; ars I.mlimeo in r.Rngp from 3- to 38 Mreys in ". gnt In wul, appro„ymrely 1:338 rrskkntial units.ricludhii 135 0brdible. un t5 arm proposed in aarirau� form for -.gut the site-. 4 Page 289 of 792 APPENDIX 2: Minutes of the Planning & Strategic Initiatives Committee Meeting (June 19, 2023) Page 290 of 792 APPENDIX 3 - Minutes of the Meeting of City Council (June 26, 2023) Page 291 of 792 —A I - f•RVIVIU 1—AL IIVUUJ I—L-1-V IVIG) WITH SPECIAL REGULATION PROVISION 1R AND SPECIAL USE PROVISIONS 155U AND 159U TO HIGH INTENSITY MIXED USE CORRIDOR ZONE (MU -3) WITH SPECIAL REGULATION PROVISIONS 1R 793R, 794R, 797R AND SPECIAL USE PROVISION 484U AREA 2 - FROM GENERAL INDUSTRIAL ZONE (M-2) WITH SPECIAL REGULATION PROVISION 1R AND SPECIAL USE PROVISIONS 155U AND 159U TO HIGH INTENSITY MIXED USE CORRIDOR ZONE (MU -3) WITH SPECIAL REGULATION PROVISIONS 793R, 795R, 797R AND HOLDING PROVISION 105H AREA 3 - FROM GENERAL INDUSTRIAL ZONE (M-2) AREA 5 - FROM GENERAL INDUSTRIAL ZONE (M-2) AREA 7 - FROM GENERAL INDUSTRIAL ZONE (M-2) AREA 9 -FROM GENERAL IN WITH SPECIAL REG MION 1R WITH SPECIAL REGULATION PROVISION 1R WITH SPECIAL REGULATION PROVISION 1R WITH SPECIAL REGULATION AND SPECIAL USE PROVISIONS 155U AND 159U AND SPECIAL USE PROVISIONS 155U AND 159U AND SPECIAL USE PROVISIONS 155U AND 159U AND SPECIAL USE PROVISK TO HIGH INTENSITY MIXED USE CORRIDORZONE (MU -3) TO RESIDENTIAL NINE ZONE (R-9) TO RESIDENTIAL NINE ZONE (R-9) TO RESIDENTIAL EIGHT ZON WITH SPECIAL REGULATION PROVISIONS 1R. 793R. WITH SPECIAL REGULATION PROVISIONS 1R, 793R. WITH SPECIAL REGULATION PROVISIONS 1R. 793R, WITH SPECIAL REGULATION 7968, 797R AND HOLDING PROVISION 105H 798R, 799R AND HOLDING PROVISION 105H 798R AND HOLDING PROVISION 105H AND HOLDING PROVISION b AREA 4 - FROM GENERAL INDUSTRIAL ZONE (M-2) AREA 6 - FROM GENERAL INDUSTRIAL ZONE (M-2) AREA d - FROM GENERAL INDUSTRIAL ZONE (M-2) AREA 10 - FROM GENERAL WITH SPECIAL REGULATION PROVISION 1R WITH SPECIAL REGULATION PROVISION 1R TO RESIDENTIAL NINE ZONE (R-9) WITH SPECIAL REGULATION AND SPECIAL USE PROVISIONS 1550 AND 159U AND SPECIAL USE PROVISIONS 155U AND 159U WITH SPECIAL REGULATION PROVISIONS 1R. 793R, TO RESIDENTIAL FIVE ZONE TO PUBLIC PARK ZONE (P-1) TO RESIDENTIAL NINE ZONE (R-9) 798R AND HOLDING PROVISION 105H WITH SPECIAL REGULATION WITH SPECIAL REGULATION PROVISION 1R NS R, 793R. H LDING PROVISIGf� 1 I 7g18R, BCYOEF3 AND HOLDING ING PROLATION R SIONL105H I I I I L OAND I ` / Block 7 G%\O'� High Density Residential I I D High Density Residential AREA 6 [7 0.98ha. Va[ 1 1 I I vex s rev -e - E-1Existing Residential m ., M-2 Existing Residential C R-5 _ 'u~ M -Z 1 R, 1591 _ _ _ � 1� 1 R, 159E P-3 Courtland Avenue Block 11 BI ck 12 BIooI< to Road wwel,ll, utura Residentla - oad ide ing I r 11 0. 4ha, IV o.t21,a. 0.03ha. M,� n I I I I� 1 I lololo I�I J I O I I I Q A I M-2 Ot 1L _ Block 2 IR, LOT 8 Mixed Use A 9 1 Bloc / I 155U, LIE _ _ _ d 1.40ha. I r Mixel 1590 AREA 2 / os a Block 9 LOT 21' Medium Density AREA 8 I / Privately 0w eA C Public Space Residential Block 10 / Street Townhouses Y (POPS) 1 A I 0.28ha. 0.06ha. / J I Block 8 Medium Density Residential / I 0.39ha. _ i /Olde Fashioned Way AREA 7 ^^ IIIIIII Multi -Use Trail SII I I G O III II Block 6 High Density Residential 0.76ha. �O� Q� Block 5 I ` / Block 7 G%\O'� High Density Residential Block 4 High Density Residential D High Density Residential AREA 6 [7 0.98ha. 1.04ha. CDAREA 5 m / N / o / c I 3 � / --- - i. ---__-----.---- -�- L/LOT 1 , -�-. Canadian National Railway GERMAN---- COMPANY TRACT / M-2 M-2 ---�R,-1391---- / --_— P-3 MAP NO. 'I REVISED: ZONE BY-LAW AMEN 321 COURTLAND AVE. DEVELOPMENTS INC. D 10 20 30 40 50 SUBDIVISION APPLI( Part of Prince Arthur Avenue (closed by By -Law 94-47, inst. 1214209), and All of Lots 1-3, 10-21, and OFFICIAL PLAN AME 22-35, RP263 and Part of Lot 5, RP366 and Part of Lots 22 and 26 and All of Lots 24 and 27-33, Compiled Plan of Subdivision of Lot 18, GCT and Lot 193, Streets and Lanes and Part of Lots SCALE 1:2100 City Of Kit al 19 and 20 and All of Lots 14-17, RP404 and Lot 64, Streets and Lanes, Plan 404. DATE: MAY 12, 2023 DEVELOPMENT SERVICES DE 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 — 321 Courtland Ave. Developments Inc. — 263 and 321-325 Courtland Avenue East, 230 and 240 Palmer Avenue, and 30 Vernon Avenue 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 Numbers 118 and 119 of Appendix "A" to By-law Number 85-1 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 Industrial Zone (M-2) with Special Use Provisions 155U and 159U and Special Regulation Provision 1 R to High Intensity Mixed Use Corridor Zone (MU -3) with Special Regulation Provisions 1R, 793R, 794R, 797R and Special Use Provision 484U. 2. Schedule Numbers 118 and 119 of Appendix "A" to By-law Number 85-1 are 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 General Industrial Zone (M-2) with Special Use Provisions 155U and 159U and Special Regulation Provision 1 R to High Intensity Mixed Use Corridor Zone (MU -3) with Special Regulation Provisions 793R, 795R, 797R and Holding Provision 105H . 3. Schedule Number 118 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 3 on Map No. 1, in the City of Kitchener, attached hereto, from General Industrial Zone (M-2) with Special Use Provisions 155U and 159U and Special Regulation Provision 1R to High Page 293 of 792 Intensity Mixed Use Corridor Zone (MU -3) with Special Regulation Provisions 1R, 793R, 796R, 797R and Holding Provision 105H. 4. Schedule Number 118 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 4 on Map No. 1, in the City of Kitchener, attached hereto, from General Industrial Zone (M-2) with Special Use Provisions 155U and 159U and Special Regulation Provision 1 R to Public Park Zone (P1) with Special Regulation Provision 1 R. 5. Schedule Numbers 118 and 119 of Appendix "A" to By-law Number 85-1 are hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 5 on Map No. 1, in the City of Kitchener, attached hereto, from General Industrial Zone (M-2) with Special Use Provisions 155U and 159U and Special Regulation Provision 1 R to Residential Nine Zone (R-9) with Special Regulation Provisions 1 R, 793R, 798R, 799R and Holding Provision 105H. 6. Schedule Numbers 118 and 119 of Appendix "A" to By-law Number 85-1 are hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 6 on Map No. 1, in the City of Kitchener, attached hereto, from General Industrial Zone (M-2) with Special Use Provisions 155U and 159U and Special Regulation Provision 1 R to Residential Nine Zone (R-9) with Special Regulation Provisions 1 R, 793R, 798R, 80OR and Holding Provision 105H. 7. Schedule Number 119 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 7 on Map No. 1, in the City of Kitchener, attached hereto, from General Industrial Zone (M-2) with Special Use Provisions 155U and 159U and Special Regulation Provision 1 R to Residential Nine Zone (R-9) with Special Regulation Provisions 1R, 793R, 798R and Holding Provision 105H. 8. Schedule Number 118 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 8 on Map No. 1, in the City of Kitchener, attached hereto, from General Industrial Zone (M-2) to Page 294 of 792 Residential Nine Zone (R-9) with Special Regulation Provisions 1R, 793R, 798R and Holding Provision 105H. 9. Schedule Number 119 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 9 on Map No. 1, in the City of Kitchener, attached hereto, from General Industrial Zone (M-2) with Special Use Provisions 155U and 159U and Special Regulation Provision 1 R to Residential Eight Zone (R-8) with Special Regulation Provisions 1R, 801R and Holding Provision 106H. 10. Schedule Number 119 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 10 on Map No. 1, in the City of Kitchener, attached hereto, from General Industrial Zone (M-2) with Special Regulation Provision 1R to Residential Five Zone (R-5) with Special Regulation Provision 1 Rand Holding Provision 106H. 11. Schedule Numbers 118 and 119 of Appendix "A" to By-law Number 85-1 are hereby further amended by incorporating additional zone boundaries as shown on Map No. 1 attached hereto. 12. Appendix "D" to By-law 85-1 is hereby amended by adding Section 793 thereto as follows: "793. Notwithstanding Sections 5.6A.1, 5.6A.3, 5.6A.4, 6.1.1.1 a)i), 6.1.2a), 6.1.2b)ii)A)b), 6.1.2b)vi), 6.1.2b)vii), 6.1.2d), 43.2.3 and 55.2.1 of this By-law, on the lands zoned Residential Nine Zone (R-9) and High Intensity Mixed Use Corridor Zone (MU -3), shown as affected by this subsection on Schedule Numbers 118 and 119 of Appendix "A", the following special regulations shall apply: a) Balconies may be ground supported with columns; b) Balconies, raised patios, terraces and porches with and without railings shall be permitted with no minimum setbacks to lot lines; c) Airshafts associated with underground parking structures and heat pumps located on balconies shall not be subject to minimum setbacks; d) Minimum vehicle parking space requirements shall be as follows: i. Multiple Dwelling: Page 295 of 792 a. 0.165 spaces per dwelling unit for dwelling units <51.0 square metres in area, provided however that this does not apply to more than 40% of all dwelling units on lots affected by this subsection on Schedule Numbers 118 and 119 of Appendix „A,,. b. 0.8 spaces per dwelling unit for dwelling units >51.0 square metres in area; ii. Visitor parking for Multiple Dwellings: 12.5% of parking spaces required by provision d) i); iii. Non -Residential uses: 1 space per 50 square metres of gross floor area; iv. All parking spaces required for visitor parking and non-residential uses shall be shared and be unassigned. e) A minimum of 20 percent of the parking spaces required by provision d) i) for multiple dwellings shall be designed to permit the future installation of electric vehicle supply equipment. f) Minimum bicycle parking requirements for Multiple Dwellings shall be: i. 0.5 "Class A" Bicycle Parking Stalls per dwelling unit; and ii. 6 "Class B" Bicycle Parking Stalls where more than 20 dwelling units are on a lot. g) Off-street parking facilities required by provisions d), e) and f): i. May be located on any lot shown as affected by this subsection on Schedule Numbers 118 and 119 of Appendix "A" and shall not require an off-site parking agreement; and ii. May be permitted to extend beyond a property line provided that all portions of the parking space are located on lots shown as affected by this subsection on Schedule Numbers 118 and 119 of Appendix "A". h) For the purposes of provision e), the definitions of "electric vehicle supply equipment" per Section 3 of City of Kitchener Zoning By-law 2019-051 shall apply. i) For the purposes of provision f) the definitions of "`Class A' Bicycle Parking" and "`Class B' Bicycle Parking" per Section 3 of City of Kitchener Zoning By- law 2019-051 shall apply and such spaces shall have a minimum width of 0.4 Page 296 of 792 metres, length of 1.8 metres and vertical clearance of 1.2 metres and may be stacked. j) Geothermal Energy Systems shall be prohibited." 13. Appendix "D" to By-law 85-1 is hereby amended by adding Section 794 thereto as follows: 794. Notwithstanding Sections 6.1.1.1 a)iv), 6.1.1.1 a)v), 55.2.1 and 55.2.2.1 of this By- law, on the land zoned High Intensity Mixed Use Corridor Zone (MU -3), shown as affected by this subsection on Schedule Numbers 118 and 119 of Appendix "A", the following special regulations shall apply: a) A 3.0 metre landscape strip shall not be required adjacent to the Olde Fashioned Way street line; b) Parking and loading spaces may be located within 4.5 metres of the Olde Fashioned Way street line; c) Minimum and Maximum Yard regulations shall not apply to buildings existing at the time the MU -3 Zone was applied to the land; d) Additions to buildings existing at the time the MU -3 Zone was applied to the land shall not be closer to the street line than the building as it existed at the time the MU -3 Zone was applied to the land; e) Maximum Yard regulations shall not apply to new buildings where the yard contains a publicly -accessible landscaped area; f) No minimum Primary Ground Floor Fagade width shall apply; and g) The maximum Gross Floor Area of Retail Space shall be 4,000 square metres." 14. Appendix "D" to By-law 85-1 is hereby amended by adding Section 795 thereto as follows: 795. Notwithstanding Section 55.2.1 of this By-law, on the land zoned High Intensity Mixed Use Corridor Zone (MU -3), shown as affected by this subsection on Schedule Numbers 118 and 119 of Appendix "A", the following special regulations shall apply: a) The minimum rear yard (from the Kent Avenue street line) shall be 1.5 metres; b) The minimum setback from a lot line of a corner visibility triangle shall be 0.0 metres; c) For any portion of a building greater than 18.5 metres in height, the minimum setback shall be 12.0 metres from the Courtland Avenue street line; Page 297 of 792 d) Building height shall mean the vertical distance between the highest finished grade level at the perimeter of the building and the uppermost point of the building. Antennae, chimneys, spires, cupolas, elevator penthouses, parapets, railings, outdoor structures, wind mitigation devices, landscaping elements or other similar features shall be disregarded in calculating building height. e) The maximum building height shall be 35.0 metres." 15. Appendix "D" to By-law 85-1 is hereby amended by adding Section 796 thereto as follows: "796. Notwithstanding Sections 5.23, 55.2.1 and 55.2.2.2 of this By-law, on the land zoned High Intensity Mixed Use Corridor Zone (MU -3), shown as affected by this subsection on Schedule Number 118 of Appendix "A", the following special regulations shall apply: a) Building height shall mean the vertical distance between the highest finished grade level at the perimeter of the building and the uppermost point of the building. Antennae, chimneys, spires, cupolas, elevator penthouses, parapets, railings, outdoor structures, wind mitigation devices, landscaping elements or other similar features shall be disregarded in calculating building height. b) The maximum building height shall be 60.0 metres; c) Dwelling units, lodging houses and residential care facility uses shall be required to provide one of the following along the lot line of the railway right-of- way: i. a berm ii. a combination berm and fence; or iii. a crash wall. d) The minimum rear yard shall be: i. 3.0 metres for buildings or portions thereof containing dwelling units, lodging houses and residential care facility uses; and ii. 0.0 metres for all other uses. e) For any portion of a building greater than 18.0 metres in height, the minimum setbacks shall be: i. 12.0 metres from the front (Olde Fashioned Way) lot line; ii. 28.0 metres from the exterior side (Borden Avenue) lot line; iii. 6.0 metres from the side lot line; and iv. 15.0 metres from the rear lot line. Page 298 of 792 f) The minimum ground floor building height for any building with street line fagade shall be 4.5 metres. g) The minimum non residential gross floor area shall be 800 square metres." 16. Appendix "D" to By-law 85-1 is hereby amended by adding Section 797 thereto as follows: 797. Notwithstanding Section 55 of this By-law, on the land zoned High Intensity Mixed Use Corridor Zone (MU -3), shown as affected by this subsection on Schedule Numbers 118 and 119 of Appendix "A", the following special regulations shall apply: a) FSR shall be obtained when the total Building Floor Area of all buildings on all lots subject to this subsection is divided by the total lot area of all lots subject to this subsection; b) The electric vehicle parking space provisions per Section 5.8b) through 5.8d) and 5.8f) and corresponding relevant definitions in Section 3 of the City of Kitchener Zoning By-law 2019-051 shall apply. c) Minimum Bicycle Parking for non-residential uses shall be provided in accordance with Section 5.5a), b), d) and e) of City of Kitchener Zoning By-law 2019-051 and at the minimum rates applicable to MIX Zones in Table 5.5 of Zoning By-law 2019-051. d) Electric vehicle parking facilities required by provision b) and bicycle parking facilities required by provision c) may be located on any lot shown as affected by this subsection on Schedule Number 118 of Appendix "A" and shall not require an off-site parking agreement. e) For the purposes of provision c) the definitions of "'Class A' Bicycle Parking" and "`Class B' Bicycle Parking" per Section 3 of City of Kitchener Zoning By- law 2019-051 shall apply and such spaces shall have a minimum width of 0.4 metres, length of 1.8 metres and vertical clearance of 1.2 metres and may be stacked." 17. Appendix "D" to By-law 85-1 is hereby amended by adding Section 798 thereto as follows: 798. Notwithstanding Sections 5.23, 6.1.1.1 a)iv), 6.1.1.1d), 6.1.1.2a), 43.2.1 and 43.2.3 of this By-law, on the land zoned Residential Nine Zone (R-9), shown as affected by this subsection on Schedule Numbers 118 and 119 of Appendix "A", the following special regulations shall apply: Page 299 of 792 a) The following FSR regulations shall apply: i. FSR shall be obtained when the total Building Floor Area of all buildings on all lots subject to this subsection is divided by the total lot area of all lots subject to this subsection; ii. The maximum FSR shall be 7.8; b) Minimum landscaped area shall be measured relative to the total lot area of all lots subject to this subsection and may include a privately owned public space and multi -use trail; c) The following building height regulations shall apply: i. Building height shall mean the vertical distance between the highest finished grade level at the perimeter of the building and the uppermost point of the building. Antennae, chimneys, spires, cupolas, elevator penthouses, parapets, railings, outdoor structures, wind mitigation devices, landscaping elements or other similar features shall be disregarded in calculating building height; ii. The maximum building height shall be 35.0 metres within 100 metres of the Courtland Avenue street line; iii. No maximum building height shall apply for buildings located greater than 100 metres from the Courtland Avenue Street line. d) The minimum yards shall be: i. 0.0 metres to a lot line of a lot affected by this subsection or zoned Residential Eight Zone (R-8) or Residential Five Zone (R-5); ii. 3.0 metres to a lot line of a lot zoned Public Park Zone (P-1) or General Industrial Zone (M-2); iii. 3.0 metres to the Vernon Avenue street line; iv. 7.5 metres to the Palmer Avenue street line; V. 1.0 metre to the Olde Fashioned Way street line; vi. 18.0 metres to the Stirling Avenue street line; vii. 15.0 metres to the lot line of the railway right-of-way for buildings or portions thereof containing dwelling units, lodging house or residential care facility uses; viii. 0.0 metres to the lot line of the railway right of way for buildings or portions thereof containing other uses; Page 300 of 792 e) The minimum yards per provision d) shall not apply to floors of a building not containing habitable space. f) Development containing dwelling units, lodging houses and residential care facility uses shall be required to provide one of the following along the lot line of the railway right-of-way: i. a berm ii. a combination berm and fence; or iii. a crash wall. g) The following parking regulations shall apply: Parking and loading spaces may be located between a building fagade and the Stirling Avenue street line; ii. A visual barrier shall not be required where a parking lot is situated on a lot which abuts a Residential Zone; and iii. A 3 -metre landscape strip shall not be required adjacent to the Vernon Street street line. 18. Appendix "D" to By-law 85-1 is hereby amended by adding Section 799 thereto as follows: 799. Notwithstanding Sections 6.1.1.1 a)iv), 6.1.1.1 d)i) and 6.1.1.1 d)ii) of this By-law, on the land zoned Residential Nine Zone (R-9), shown as affected by this subsection on Schedule Numbers 118 and 119 of Appendix "A", the following special regulations shall apply: a) Parking and loading spaces may be located between an above -grade parking garage fagade and the Olde Fashioned Way street line; b) The minimum setback to parking spaces from the Olde Fashioned Way street line shall be 1.0 metre; and c) A minimum 1.0 metre landscape strip shall be required between surface parking spaces and the Olde Fashioned Way street line." 19. Appendix "D" to By-law 85-1 is hereby amended by adding Section 800 thereto as follows: "800. Notwithstanding Section 43.2.3 of this By-law, on the land zoned Residential Nine Zone (R-9), shown as affected by this subsection on Schedule Numbers 118 and 119 of Appendix "A", the minimum lot width shall be 12.0 metres." 20. Appendix "D" to By-law 85-1 is hereby amended by adding Section 801 thereto as follows: Page 301 of 792 "801. Notwithstanding Sections 42.2.5 and 42.2.6 of this By-law, on the land zoned Residential Eight Zone (R-8), shown as affected by this subsection on Schedule Number 119 of Appendix "A", the following special regulations shall apply: a) The minimum side yard shall be 4.0 metres except from a lot zoned R-8 where no minimum side yard shall apply; and b) The minimum rear yard shall be 3.5 metres. c) The maximum building height for multiple dwellings and Street Townhouse Dwellings shall be 13.0 metres d) Geothermal Energy Systems shall be prohibited." 21. Appendix "E" to By-law 85-1 is hereby amended by adding Section 484 thereto as follows: "484. Notwithstanding Section 55.1 of this By-law, on the lands zoned High Intensity Mixed Use Corridor Zone (MU -3), shown as affected by this subsection on Schedule Numbers 118 and 119 of Appendix "A" the following special use provisions shall apply: a) The following uses shall also be permitted: • Advanced Manufacturing Establishment • Computer, Electronic, Data Processing, or Server Establishment • Conference, Convention, or Exhibition Facility • Brewpub • Research and Development Establishment. b) For the purpose of provision a), the definitions of Section 3 of the City of Kitchener Zoning By-law 2019-051 shall apply. c) The following uses shall not be permitted: • Additional Dwelling Unit • Day Care Facility • Duplex Dwelling • Dwelling Unit • Lodging House • Multiple Dwelling • Residential Care Facility • Semi -Detached Duplex Dwelling • Semi -Detached Dwelling Page 302 of 792 • Single Detached Dwelling • Street Townhouse Dwelling" 22. Appendix "F" to By-law 85-1 is hereby amended by adding Section 105H thereto as follows: "105. Notwithstanding Sections 43.1 and 55.1 of this By-law, on the lands zoned Residential Nine Zone (R-9) and High Intensity Mixed Use Corridor Zone (MU -3), shown as affected by this subsection on Schedule Numbers 118 and 119 of Appendix "A": a) The following sensitive uses shall not be permitted until this Holding Provision has been removed by By-law: • Additional Dwelling Unit • Day Care Facility • Duplex Dwelling • Dwelling Unit • Lodging House • Multiple Dwelling • Residential Care Facility • Semi -Detached Duplex Dwelling • Semi -Detached Dwelling • Single Detached Dwelling • Street Townhouse Dwelling b) This Holding Provision shall not be removed until the City of Kitchener is in receipt of a letter from the Regional Municipality of Waterloo advising that: i. A Record of Site Condition (RSC) in accordance with O. Reg. 153/04, as amended, has been filed with the Ministry of Environment, Conservation and Parks ("the Ministry") Environmental Site Registry, and the Regional Municipality of Waterloo is in receipt of the RSC and the Ministry's Acknowledgement letter. c) This Holding Provision may be removed in phases as the detailed design of each building is known." Page 303 of 792 23. Appendix "F" to By-law 85-1 is hereby amended by adding Section 106H thereto as follows: "106. Notwithstanding Section 39.1 and 42.1 of this By-law, on the lands zoned Residential Five Zone (R-5) and Residential Six Zone (R-8), shown as affected by this subsection on Schedule Number 119 of Appendix "A": a) The following sensitive uses shall not be permitted until this Holding Provision has been removed by By-law: • Additional Dwelling Unit • Duplex Dwelling • Lodging House • Multiple Dwelling • Residential Care Facility • Semi -Detached Duplex Dwelling • Semi -Detached Dwelling • Single Detached Dwelling • Street Townhouse Dwelling b) This Holding Provision shall not be removed until the City of Kitchener is in receipt of a letter from the Regional Municipality of Waterloo advising that: i. A Record of Site Condition (RSC) in accordance with O. Reg. 153/04, as amended, has been filed with the Ministry of Environment, Conservation and Parks ("the Ministry") Environmental Site Registry, and the Regional Municipality of Waterloo is in receipt of the RSC and the Ministry's Acknowledgement letter. c) This Holding Provision may be removed in phases as the detailed design of each building is known." 24. This By-law shall become effective only if Official Plan Amendment No. _ (263 and 321- 325 Courtland Avenue East, 230 and 240 Palmer Avenue, and 30 Vernon Avenue) comes Page 304 of 792 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 12023. Mayor Clerk Page 305 of 792 Rpvi-qpcl llrhnn 17p-qian H Revised Urban Design Report SITE DESIGN MASTER PLAN The Metz (Schneiders) 321-325 Courtland Avenue, 230 and 240 Palmer Street, and 30 Vernon Street Mixed -Use Redevelopment June, 2023 Prepared for: 321 Courtland Ave. Developments Inc. 560 Wellington Street London, Ontario N6A 3R Prepared by: GSP Group Inc. 72 Victoria Street South, Suite 201 Kitchener, ON N2G 4Y9 TABLE OF CONTENTS 1. BACKGROUND AND PURPOSE.....................................................................4 9.3 Vehicular Access and Circulation ......... 1.1 Scope................................................................................................... 4 9.4 Loading and Service Areas................... 1.2 Proposed Development........................................................................ 4 9.5 Pedestrian Access and Circulation....... 1.3 Proposed Applications......................................................................... 4 9.6 Parking ................................................ 1.3 Report Content.................................................................................... 5 9.7 Building Materials and Articulation ..... 2. EXISTING SITE CONDITIONS AND CONTEXT................................................6 9.8 Block Landscaping.............................. 2.1 Location and Composition.................................................................... 6 9.9 Amenity Areas..................................... 2.2 Existing Buildings................................................................................. 6 10. BLOCK 3 DESIGN OVERVIEW AND RESPOI 2.3 Existing Topography.............................................................................. 7 10.1 Ground Floor Design.......................... 3. SURROUNDING CONTEXT............................................................................8 10.2 Building Base Design ....................... 3.1 City Context......................................................................................... 8 10.3 Building Tower Design ...................... 3.2 Land Use and Built Form.................................................................... 12 10.4 Vehicular Access and Circulation ....... 3.3 Transportation and Circulation............................................................ 13 10.5 Pedestrian Access and Circulation..... 3.4 Parks and Open Spaces...................................................................... 14 10.6 Loading and Service Areas................. 3.5 Watercourses and Floodplain............................................................. 14 3.6 Streetscapes..................................................................................... 14 10.8 Building Materials and Articulation ... 10.9 Block Landscaping ............................ 4. DESIGN POLICY AND GUIDELINE REFERENCES.........................................19 10.10 AmenityAreas................................. 4.1 Official Plan........................................................................................ 19 4.2 Rockway PARTS Plan......................................................................... 21 11. BLOCK 4,5,6 & 7 DESIGN OVERVIEW AND 4.3 Urban Design Manual......................................................................... 23 11.1 Building Groupings............................ 11.2 Building Base Design ........................ 5. SITE DEVELOPMENT MASTER PLAN..........................................................24 11.3 Building Tower Design 6. STREET DESIGN OVERVIEW AND RESPONSE.............................................32 11.4 Building Top Design .......................... 6.1 Olde Fashioned Way........................................................................... 19 11.5 Vehicular Access and Circulation ...... 6.2 Kent Avenue....................................................................................... 21 11.6 Pedestrian Access and Circulation..... 6.3 Palmer Avenue................................................................................... 23 11.7 Loading and Service Areas................. 7. PARK AND OPEN SPACE DESIGN OVERVIEW AND RESPONSE..................34 Facades, 11.9 Building Facades, Materials and Artier 7.1 Nancy Featherstone Park................................................................... 34 11.10 Block 7.2 J.M. Schneider Platz........................................................................... 36 y.......................... mens 11.11 Amenity Areas .............................. 7.3 Multi -Use Pathways............................................................................ 39 11.12 timate Analysis...................... 7.4 Private Amenity Spaces...................................................................... 40 7.5 Streetscape Landscaping................................................................... 42 12. BLOCK 4,5,6 & 7 DESIGN OVERVIEW AND 12.1 FloorDesign GrouBuildnd......................... 8. BLOCKS 1 AND 15 DESIGN OVERVIEW AND RESPONSE ............................43 12.2 8.1 Building Placement and Scale............................................................ 44 12.3 Vehicular Access and Circulation ...... 8.2 Vehicular Access and Circulation....................................................... 47 12.4 Pedestrian Access and Circulation..... 8.3 Pedestrian Access and Circulation...................................................... 47 12.12.5 5 Parking and Loading and Service Area 8.4 Loading and Service Areas.................................................................. 47 Building Facades, Materials and Artie 8.5 Parking...............................................................................................47 12.7 Block Landscaping ........................... 8.6 Building Facades, Materials and Articulation ...................................... 48 12.8 AmenityAreas................................... 8.7 Block Landscaping............................................................................. 49 8.8 Amenity Areas.................................................................................... 49 13. SUSTAINABLE DESIGN 9. BLOCK 2 DESIGN OVERVIEW AND RESPONSE...........................................50 14. SUMMARY AND CONCLUSIONS..............., 9.1 Ground Floor Design........................................................................... 51 15. ADVISORY NOTES ON USE OF GUIDELINE 9.2 Building Form Design......................................................................... 53 APPENDIX A ................................................... BACKGROUND AND PURPOSE 1.1 Scope GSP Group was retained by 321 Courtland Ave. Developments Inc. (referenced as the "Owner" in this Urban Design Report) as the urban design consultants for its proposed development of the former Schneiders' site in Kitchener (referenced as the "Site" in this Urban Design Report). The Site is a 10.36 -hectare assembly of multiple properties situated on the south/west side of Courtland Avenue between Stirling Avenue and Borden Avenue (for the purposes of this report, Courtland Avenue is referenced as north, Stirling Avenue as west, Borden Avenue as east, and the CNR rail line as south). This industrial complex consisted of six buildings at its full operation, but only three remain following site demolition. The Site is currently designated for general industrial uses as part of the Courtland Mill -Woodside Park Secondary Plan in the City of Kitchener's 1994 Official Plan. The City of Kitchener Planning Around Rapid Transit Stations ("PARTS") initiative related to new ION stations, however, builds on the direction of Regional and Provincial policyand the new City2014 Official Plan concerning transit -oriented development and mixed-use intensification and redevelopment. The Planning Around Rapid Transit Study (PARTS) plan for the Rockway Station Area contains the site and the surrounding neighbourhood and calls for a mixed, intense, compact, connected and balanced fabric in the neighbourhood, and particularly such a redevelopment on the Site. 1.2 Proposed Development The Owner is proposing a large scale, mixed-use redevelopment that will transform the Site and integrate it within the surrounding neighbourhood. New public street extensions into the Site will integrate the Site with the surrounding street fabric and break down Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment the large block into smaller developmer will include a varied composition of mid - buildings, stacked townhouses, and mi and new employment floor space will be existing site buildings and is meant to cc district within the existing neighbouncc open spaces will include both a public urban plaza, and outdoor private terrace 1.3 Proposed Applications The Owner is proposing applications for Draft Plan of Subdivision, and Zone Cha Plan Amendmentwill redesignate the Site designation applicable to mixed-use, and park designations together with sit intent and vision of the proposed develc of Subdivision will establish a new easi through the Site into which the extension Avenue would connect, in effect creatin€ residential and non-residential uses. The six development blocks from the existii Zone" to mixed-use, residential and p� the proposed Official Plan designations provisions tailored to the proposed devel 1.4 Report Content This Urban Design Report is based on preliminary drawings and materials available at this stage of the application process. Based on the matters identified in the pre -submission consultation record, this Urban Design Report principally describes the contextual relationships and fit with the surrounding area (Section 2), outlines the general Official Plan design policies and Urban Design Manual that are relevant to the Site and the proposed development's design (Section 3), outlines the overall design vision and objectives for the project (Section 4), and, provides an overview of the proposed Site and building design elements for each street and block of the project per the above policy and guideline basis (Sections 6 through 11). As detailed aspects of site design and buildingdesign are refined through Site Plan Approval, further scoped design briefs may be required. Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment EXISTING SITE CONDITION AND CONTEXT 2.1 Location and Composition Located in the Mill -Courtland Neighbourhood of Kitchener, the Site is situated on the south side of Courtland Avenue between Stirling Avenue and Borden Avenue. The Site is 10.36 hectares in size with approximately 343 metres of frontage on Courtland Avenue and 241 metres of frontage on Borden Avenue. It is bounded by Stirling Avenue South to the west, Courtland Avenue to the north, Borden Avenue to the east, and CNR rail line to the south. The Site comprises nearly all the land contained by this boundary, except for a series of smaller properties fronting onto Courtland Avenue between Palmer Avenue and Stirling Avenue or fronting directly onto Palmer Avenue. It is an assembly of six separate parcels: the 321-325 Courtland Avenue parcel comprising most of the Site that contains the Schneiders' factory complex; the parcel that constitutes what would be the extension current Palmer Avenue (formerly Prince Albert Avenue right-of-way); 230 and 240 Palmer Street on the western side of Palmer Street; and 30 Vernon Street at the western end of the Site. 2.2 Existing Buildings The former Schneiders complex was comprised of various buildings and structures of various sizes dating from 1918 to 1976. The plant was originally constructed in 1924 to serve as the meat processing facility for J.M. Schneider's fledgling sausage company. The plant and company grew substantially in the following years, becoming a mainstay in the community and contributing to the city's nickname of "busy Berlin". Study Area Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment After peaking at 4,000 employees in the 1970s, global competition caused the company to decline. The Schneider family eventually sold the company to American firm Smithfield Foods in 1997. Maple Leaf Foods acquired the company from Smithfield in 2001 and closed the plant in 2014 as part of its modernization efforts. Pre -demolition, the complex contained approximately 70,000 square metres (750,000 square feet) of industrial floor space within six buildings, some of which were inter -connected. In preparation for the redevelopment, the Owner has demolished three of the total six buildings. The main plant and two outbuildings were demolished in 2019 and 2020; while the remaining three buildings will be re -purposed for commercial and office spaces. The 6 -storey "Office" building is connected to the east side of the Plant along Courtland Avenue as a distinct addition constructed in 1976 and contains approximately 6,410 square metres (69,000 square feet) of floor space. The single -storey "Garage" building sitting behind the Office building was constructed in 1948 and contains approximately 1,960 square metres (21,100 square feet) of floor space. The single -storey "Distribution" building sitting at the corner of Courtland Avenue and Borden Avenue was constructed in 1971 and contains approximately 6,465 square metres (69,600 square feet) of floor space. 2.3 Existing Topography The Site's existing topography generally drops from high points near Stirling Avenue and the bridge over the CN Rail corridor, intermittently from Courtland Avenue and Palmer Avenue, and from the embankment along Stirling Avenue. The low-lying area extending south from the intersection of Stirling Avenue and Courtland Avenue is currently in the flood fringe. There is an additional low area where the Shoemaker Creek corridor runs through the Site, contained within an underground box culvert before it emerges to the south and north of the Site. This culvert runs through the area between the Office, Garage and Distribution buildings which will be retained as part of the proposed Site redevelopment. Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment z- -V- Former Plant Building on Courtland Avenue East Existing Office on Courtland Avenue East SURROUNDING CONTEXT 3.1 City Context The Site is located centrally within Kitchener in the Mill -Courtland Woodside neighbourhood that forms part of the broader ring of neighbourhoods that surround Downtown Kitchener. Downtown Kitchener's core and its focus of retail, restaurants and employment activities is within 1,500 metres of the Site. Courtland Avenue offers connections to Downtown and the Highway 7/8 corridor and Ottawa Street offers higher order east -west connections. The Site is within a short walk or ride to the Iron Horse Trail, connecting people to Downtown Kitchener and Uptown Waterloo. The neighbourhood contains several significant parks, recreational facilities, including the Mill -Courtland Community Centre, Rockway Golf Course, and Kaufman Park. Within the new Rockway Station Area as part of the ION LRT system, the Site is within a short walk of two ION stations thatwill provide higher frequency east -west travel through Waterloo Region, connecting Downtown Kitchener, Uptown Waterloo and the universities to the west and Fairview Mall to the east. The Rockway ION Station would be accessed from the Site by either Kent Avenue or Borden Avenue and the Borden ION Station would be accessed from either Courtland Avenue or walkways along the rail tracks from the terminus of Borden Avenue. The higher frequency Route 205 Express runs across Kitchener along the Ottawa Street corridor with a northbound stop at Ottawa and Courtland and southbound stop at Courtland and Borden closest to the Site and stops at the Mill and Borden ION Stations. The local Route 8 (University -Fairview) runs along Courtland Avenue with existing stops at Palmer, Kent and Borden along the Site's frontage. Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment Courtland Avenue East Streetscape (pre -demolition) Borden Avenue South Streetscape Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment �I Automobile Sales and Service on Courtland Avenue East facing the Site Mill Street ION LRT Station Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment Commercial Uses and grade change at Courtland Avenue an( Mill -Courtland Community Centre at Corner of Mill Street anc Single Detached Residential on Courtland Avenue East Single Detached Residential on Borden Street South facing the Site Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment CN Rail Corridor and Townhouse Block abutting the south Residential lots on Palmer Avenue facing/abutting the Site 3.2 Land Use and Built Form The Site's immediately surrounding context with 800 metres features a mixed land use pattern. Detached dwellings are primarily situated to the immediate southeast, east and north of the Site. A recent three- storey townhouse development ("Joy" townhouses) sits immediately to the southeast of the Site across the CNR rail line corridor. There is a small commercial plaza at the corner of Stirling Avenue and Courtland Avenue comprised of retail and service commercial uses. There is a smaller area of mixed industrial and employment uses to the southwest of the Site across the CN Rail corridor and a larger area to the northeast centered on the Borden Avenue corridor extending from Courtland Avenue to Charles Street, the latter comprised primarily of warehousing, packaging, sales, and other light industrial uses. Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment h i ♦' aal1.'7�...�I ♦'' rf`S,Ze Ai �.P J Built Form Residential Commercial Institutional Employment Parks & Open Space , O i 's \ y \ X✓ I ♦ 44 Land Use 3.3 Transportation and Circulation The surrounding neighbourhood is made up of a mixed street pattern, with a tightgrid of streets in the pre-war residential areas, a curvilinear street pattern in the post-war residential areas, and a more open grid with large parcels in the employment areas. The Site abuts Courtland Avenue, Borden Street and Stirling Avenue. Courtland Avenue is a "Regional Road" with an existing 18 metre right-of-way containing two vehicle lanes with intermittent cycling lanes along its length. Borden Street is a "Local Street" with an existing 23 metre right- of-way containing two vehicle lanes and the southbound ION track. Borden Street ends at the CNR rail corridor at the southern edge of the Site, transitioning into a small public Ianeway. Stirling Avenue is a "Major Community Collector" with a 26 metre right-of-way containing a four -lane cross section, but it sits higher than the Site. The CNR rail corridor abuts the entirety of the Site's southern boundary. This rail line is a "Principal Branch Line" per CNR, which requires a minimum 15 metres separation distance to dwellings and attenuation fencing and berming. Crash walls are also considered by CNR in respect to safety protection measures. Immediately adjacent to the Site, the street grid is interrupted by the large existing industrial parcels, the Shoemaker Creek corridor, and the CNR corridor. Kent Avenue currently terminates at Courtland Ave and Palmer Avenue extends past Courtland Avenue into the Site's *fabric. There are currently no connections across the CNR line between Stirling Avenue and Ottawa Avenue. The neighbourhood is well -served by existing and planned transit services. Both the Mill and Borden ION stations are within a 10 -minute walk (800 metres) of the Site. From the Site, the Mill ION Station would be accessed by either Kent Avenue or Borden Avenue and the Borden ION Station would be accessed from either Courtland Avenue orwalkways along the rail tracks from the terminus of Borden Avenue. The higher frequency Route 205 iXpress runs across Kitchener along the Ottawa Street corridor with a northbound stop at Ottawa and Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment Courtland and southbound stop at Cour the Site and stops at the Mill and Bord Route 8 (University -Fairview) runs alo existing stops at Palmer, Kent and BordE Provincial Highway Community Collector Regional Road — Neighbourhood Colleci Streets _ _ ION LRT iXpress — G Public Transit 3.4 Parks and Open Space There are several major parks and recreational facilities in the surrounding neighbourhood, including the Mill -Courtland Community Centre, Rockway Golf Course, and Kaufman Park. The Shoemaker Creek passes through the Site within an underground culvert, extending from Meinzinger Park and Mausser Park near Homer Watson Boulevard to the Schneider Creek, a short distance to the south of the Site. While there are several major park facilities within walking distance of the Site, there are no smaller neighbourhood level parks in the immediate vicinity. The Iron Horse Trail provides immediate walking and cycling options within the surrounding neighbourhood, connecting to Downtown and Uptown Waterloo to the west and Fairview Park Mall to the east. There is an intermittent bike lane on Courtland Avenue as well as planned bike lanes on Stirling Avenue and Ottawa Street, which will provide a connection to the broader cycling network. There is also a planned pedestrian connection from the southern corner of the Site at Borden Street and the CNR corridor to the Mill ION Station. 3.5 Watercourses and Floodplain The Site is located within the Shoemaker Creek and Schneider Creek subwatersheds. Most of the site drains to Shoemaker Creek to the north with the remainder draining to Schneider Creek to the north/ west. Running underground through the Site, the Shoemaker Creek floodway is contained within a large closed concrete box culvert, which transitions at the downstream side of Courtland Avenue as an open concrete channel. Shoemaker Creek converges with Schneider Creek approximately 250 metres downstream of the Site. No stormwater management controls exist for the Schneiders complex. The Schneider Creek and Shoemaker Creek Regulatory Floodplain limits on the Site are defined as flood fringe only. Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment = Parks & Open Space — Bike Lane .... Sh, Stirling Avenue South Streetscape Palmer Avenue Streetscape Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment Schneider Creek Culvert north of Courtland Ave E Schneider Creek Culvert south of CN Rail Corridor 3.6 Streetscapes Courtland Avenue is a "Regional Road" with two vehicle lanes and intermittent cycling lanes. The pedestrian realm includes a combination of sidewalks with landscaped and hardscaped boulevards, and curb faced sidewalks. There are some street trees along the residential frontages. On -street parking is currently not permitted. The immediate streetscape is currently dominated by the existing factory plant building, which are currently being demolished. The existing Office building on the Site includes a small landscaped plaza and maturetreesalongthe streetfrontage, while the Distribution building includes a larger sod area along its frontage. The land uses alongthe street are made up of a mix of one- and two- storey detached residential, commercial services (including sales, auto service, and local retail), and a large parking lot next to Shoemaker Creek. Borden Street South is a "Local Street" that ends at the CNR corridor at the Site's southern edge, where it transitions to a small public laneway. The street has two vehicle lanes with a single LRT track and catenary poles along the Site's frontage. The existing Distribution building occupies approximately half of the Borden frontage, with the remainder occupied by a parking and storage area with a single driveway access across the LRT tracks. A chain link fence runs along a portion of the frontage between the LRT tracks and the existing Distribution building. The opposing street edge includes a sidewalk with landscaped boulevard and mature street trees, as well as on - street parking. Across Borden, properties contain one or two-storey detached dwellings with driveways fronting onto the street. Stirling Avenue South is a "Major Community Collector Street" with a four -lane cross section. The pedestrian realm consists of a curbside walk with guardrails and retaining walls at the sidewalk edge. Beginning at Courtland Avenue, the street rises to pass above the CN Rail corridor to the south. Heavy vegetation growth on the supporting berm slopes obscure sightlines into the Site from most vantage points. There is a single vehicular driveway between Courtland Avenue and the CN Rail corridor, providing access to the commercial plaza on the north west corner. Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment Palmer Avenue is a "Local Street" tha of Courtland Avenue into the Site's 1 two single detached houses on the wes Courtland Avenue. There is a sidewalk with a landscaped boulevard. The eastE Site contains the edge of the existing K trees softening the fagade and blocking Vernon Avenue is a "Local Street" the Courtland Avenue into the Site. There ar onto Vernon Avenue, however it provides adjacent residential lot. The street cont side with landscaped boulevards. VOW 4r ei- *.dry# 'V - . _ ' _ --- Slope Down from f High Point r . Connect to Existing Street Grid L , .3. Adjacent Rise low N7 ey Connection to '' "' Future Cc Community Centre q Street 1. z v C A Slope Down r from Bridge t Flood Fringe ti LIP 'e4 ,f .. ' tl /: , Buffer from+" *. Railway �- Path Connection to Adjaceni Low Rise ' LRT r To Mill LRT Station Existing Site Constraints and Opportunities Urban Design Report The Metz (Schneiders) Mixed -Use Redevelopment S rve J� ^ A •i, + I - �. '.� •ter _ _ } _ w k _ DESIGN POLICY AND GUIDELINE REFERENCES 4.1 Kitchener Official Plan Urban Structure Element The Site is part of the "Major Transit Station Area", which are to provide a focus for growth and development to support transit service levels, provide connections for various transportation modes to the transit system, achieve a mixture of uses were appropriate, and have pedestrian -friendly and transit -oriented streetscapes and buildings. Sections 3.C.2.18 and 3.C.2.19 identify that the City will prepare Station Area plans with the contents generally following the corresponding Regional policies. Land Use Designation The Official Plan Amendment seeks to change the Site to "Mixed Use" from "General Industrial". The Mixed Use policies permit a broad range of uses at different scales and intensities depending on the over -arching urban structure element. Regarding urban design, Section 15.4.5 of the Kitchener Official Plan directs that development in Mixed Use designation are to be "transit -supportive, walkable and integrated and interconnected with other areas of the city". Section 15.4.6 directs that "uses, built form and building design are compatible with surrounding low rise neighbourhoods and are pedestrian -oriented and human -scaled in order to positively contribute to the public realm". Section 15.4.7 directs development and redevelopment within the Mixed Use designation are to "implement a high standard of urban design". Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment Urban Design Section 11 of the Official Plan contains g that are used to evaluate movement between built form and open spaces, cultural resources and development iml policies that speak to the city's skyli prevention, barrier -free accessibility, an( speak to street relationships and lands streetscapes; developments to improve comfortable, functional and provide circ modes; and site servicing and utilities view. Building Design, Massing and Sc� human -scale proportions to support a public realm, including attractive buildi designs; complementary design of new innovation and expression. Section 17.E.10.5 identifies that urban d with other design -related are meant to b a) demonstrate that a proposed develc compatible; b) address the relationship to and the pi development; and, c) ensure compatibility with the existing character of the established area ana Other Design -Related Policies Section 8.C.1.15: City will "select suitable sites [for public parks], and plan for the complete integration of these sites with the integrated transportation system, the public transit system and multi -use pathway network". Section 8.C.1.21: on-site recreation facilities and usable greenspace will be required in multiple housing development and affordable housing developments. Section 8.C.1.23: City will encourage "useable and accessible semi-public spaces in private developments that provide linkages and/or support arts, culture, recreation and leisure opportunities for its residents". Section 7.C.4.1: City "will ensure that development and redevelopment strives to be increasingly sustainable" Courtland Avenue: identified as a "Regional Road", which are principally meant for higher capacity "people and goods movement within, through and between municipalities". Regional Roads are generally to have sidewalks on both sides of the street and dedicated on -street cycling facilities where appropriate, and new access points is to be regulated to maintain these streets' traffic carrying capacity. • Borden Avenue, Palmer Avenue and Kent Avenue: identified as a "Local Street", which are meant to "provide access to abutting properties and are not intended to carry high volumes of through traffic". Local Streets are to have sidewalks on both sides of the street and shared on - road cycling facilities. • Section 13.C.1.2: supports"opportunities to walk and cycle for convenient travel, recreational, health, environmental and economic reasons" through such means as "integrating pedestrian and cycling facilities into existing, expanded and new development areas" and "providing pedestrian and cyclist connections to transit stops". • Section 13.C.1.13: requires "new, multi- unit residential, commercial, industrial, office and institutional developments" to provide secure bicycle parking and encourages the provision of shower and change facilities for commuters. • Section 13.C.1.6: encourages a mix of land uses to accommodate opportunities for walking to work and services without the need for driving or transit. • Section 13.C.1.4: pedestrian -friendly streets will be designed by providing sufficiently wide sidewalks, minimizing conflicts with vehicular traffic through street design, and providing for more attractive, comfortable and safe streetscapes. • Policy 13.C.2.1: "Type 2" Multi -Use Pathway planned through the Site's Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment 4.2 Rockway PARTS Plan Kitchener's Planning Around Rapid Transit Stations (PARTS) plans provide a more land use and design direction for each of the ION Station Areas within Kitchener. The PARTS plansare meant tofurtherthe policydirection of the Region of Waterloo and Kitchener Official Plans concerning Major Transit Station Areas. The PARTS Rockway Plan was approved by City Council in December 2017 but has not yet been implemented through amendments to the Official Plan and Zoning By-law. Station -Wide Strategies The PARTS Rockway Plan was formulated based on a series of"Station-Wide Strategies" that sets the framework for capitalizing on the LRT investment in terms of land use and development patterns. This basis includes the following five strategic themes, each of which has nested series of specific strategies. The five themes include: 1. Creating a transit -supportive development pattern. 2. Designing streets as places. 3. Creating a strong park and open space network by improving connections between existing open spaces and providing a range of new open spaces. 4. Designing buildings that support placemaking and deliver an interesting and varied built environment. 5. Seamlessly integrating parking and servicing into a pedestrian -friendly and transit -supportive environment. Key Directions Aseriesof"Key Directions" provides a general direction for land use and built form within the PARTS Rockway Plan. For the Site, Key Direction #8 calls for the "reurbanization of the form Schneiders site" as higher intensity mixed-use development of residential and non-residential uses. Key Direction #8 forthe Site provides a set of eight area -specific land use and design strategies for the ultimate form of development. a) Implement a framework of new land use permissions on the site to accommodate a mix of housing, innovation employment and supportive commercial uses. b) Through redevelopment, a significant new on-site park should be provided. The park should be designed and oriented to establish a connection between Kent Avenue and the Shoemaker Creek corridor, provide amenity for on- and off- site users, and help celebrate the history of the site. c) As part of the redevelopment of the site, a logical network of streets and blocks should be provided. This may include the extension of adjacent streets into the site and connections via a logical network of public or private internal streets. Alternate right-of-way widths and standards may need to be considered as Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment long as sery can appropri d) Building hei included in buildings a particularly above four s given to the mid -rise buil e) Any buildin€ should confo guidelines regulations. f) Locate park within struct (subject to 1 Require red between diffi surface park certain porti initial phase the feasibility addition to t facility on th( g) Redevelopm, standard of e performance energy shout h) The site infrastructun stormwater r Preferred Land Use Plan The preferred land use plan in the PARTS Rockaway Plan calls for the mixed-use redevelopment of the Site, including employment, multiple residential, and mixed-use buildings. Four land use designations apply to the site: "Innovation Employment", "Mixed -Use Medium Density", "High Rise Residential", and "Mid -Rise Residential". The intent isthat these designations would form the basis for the future City -initiated Official Plan Amendment implements the PARTS Rockway preferred land use plan and other key policy directions. The Innovation Employment designation applies to the area around the Courtland and Borden intersection and extending along Borden to the railway. This designation is intended predominantly for office and high-tech manufacturing, including both large and small buildings, as well as opportunities for street related retail and restaurant uses to provide amenity. The Floor Space Ratio is meant to be between 0.6 to 2.0 and the maximum building height is 6 storeys. The Mixed -Use Medium Density designation lines the remainder of the Site's frontage portion along Courtland Avenue. This area is intended for a mixture of office, residential and retail uses with active uses at street level in a general form between 5 and 8 storeys in height, with parking in underground garages. The Floor Space Ratio is meant to be between 1.0 to 2.0 and the maximum building height is 8 storeys. The High Rise Residential designation is on the eastern portion of the Site's southern boundary shared with the CN R Railway edge, located away from the Courtland frontage. This area is intended for taller residential buildings greater than 8 storeys, building bases oriented to line streets and parks, and parking in underground garages. The Floor Space Ratio is meant to be between 2.0 to 4.0 and there is no maximum building height. The Mid -Rise Residential designation is located to the west of the High Rise Residential designation, along the boundaries with the CNR Railway and Stirling Avenue. This area is intended for mid -rise Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment residential buildings with buildings betwE buildings oriented to line streets and o underground garages. The Floor Space F 1.0 to 2.0 and the maximum building he Study Area Bot Focus Area Bot ION Line&Stol _ Mixed -Use Higl Mixed -Use Met Mixed -Use Lou Commercial Innovation Em General Emplo, Institutional Established Lo 4.3 Kitchener Urban Design up to and including 8 storeys in height and technical aspect Manual are meant to be applied on a case-by-case be evaluated at basis. process through PART A — Design Guidelines Part A contains design guidelines on various land uses, built types, geographic areas, and urban structure elements. The below are relevant to the Site and the proposed development: a) City -Wide (CW) The City -Wide ("CW") design guidelines seek the design of Kitchener as an inclusive, safe, accessible, comfortable, and appealing place to live, work and play. The Site Design guidelines in the City -Wide address built form, open space and site functionality. b) Major Transit Station Areas (MTSA) The Major Transit Station Areas ("MTSA") guidelines apply generally for areas surrounding ION Stations; the Site is within the ION Mill Station area. The guidelines indicate they do not apply to Downtown sites, but they do inform design. c) Tall Buildings (TB) The Tall Building ("TB") guidelines provide form and site guidance to building 9 or more storeys in height and are meant to be applied on a case-by-case basis. d) Mid -Rise Buildings The Mid -Rise Building ("MRB") guidelines provide form and site guidance to buildings e) Low -Rise Commercial and Mixed -Use Building The Low -Rise Commercial and Mixed -Use Building ("LRMUB") guidelines providing site guidance to buildings between 1 and 4 storeys in height containing either commercial or a mix of non-residential and residential uses. f) Structured Parking (SP) The Structured Parking ("SP") guidelines provides design guidance for stand-alone paring garages or integrated parking garages within a building. g) Green Areas The Green Areas ("GA") guidelines that provide general design guidance for a range of park and open space types. 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, accessibility, pedestrian - supportive development, transit -supportive development, rooftop mechanical equipment screening, emergency services, multiple residential, landscaping and natural features, and landscape design. These Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment SITE DEVELOPMENT MASTER PLAN The former Schneiders property is one of the largest single redevelopment opportunities in the Rockway Station Area and the broader inner ring of neighbourhoods of Kitchener. At the time of closing, the Schneiders facility employed in the order of 1,200 employees and was a mainstay of the community throughout its history. Changing economic conditions related to larger industrial and manufacturing facilities resulted in its departure from the Kitchener landscape. The proposed Site Development Master Plan, however, charts a transformative newvision forthe Site. This vision strives to infuse a true mixed-use addition to Rockway Station Area that incorporates a mix of employment spaces for creative and innovative industries; varied housing choices in different forms; supporting retail, service and food spaces; and recreation and amenity spaces. The Site Development Master Plan seeks to ameliorate the jump in scale from traditional neighbourhood streets with the high-rise towers. The conventional approach of towers set upon podia create a particular placemaking challenge: the horizontal stratification makes it difficult to mentally establish a sense of address for the tall building and can also create jarring architectural juxtaposition with the elements at its base. The Site Development Master Plan resolves the scale differential by including a whole range of building sizes to create an urban gradient, while still using local setbacks to address microclimate concerns. The Site Development Master Plan illustrates this vision for the Site's transformation over the next 10 to 15 years. It tailors the general intent of the Kitchener Official Plan, Urban Design Manual and PARTS Rockway Plan to the Site. Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment Three core building blocks organize Development Master Plan: the Public Street Extensions II: the Public Park III: the Development Blocks t L Overall Site Plan Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment Privately -Owned Public Space (POPS) Parking Level 2 (Underground) m1 Im o °�° 00 10 t s,s o� 10 n I 1 � I I PROPOSED_BLOCK_12_ PROPOSEDBLOCK11 1 I PROPOSED BLOCK 1 ! , ------- PROPOSED BLOCK9 4 1 1 I -------- ---------- -------------- -------- P RO POS BLOCK9 ED PROPOSED BLOCK 8iI PROPOSED BLOCK7*�—�—L— " ' R _ — _ — i OCK 6I1I I•I ------------ ------------------------ ------- -- LL�� 1 ` 1I' 1 ' :P 1----- , I , 1 1 J r- _ , I I 1 I � UI U U! 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A connected street network and circulation pattern on the Site through extensions of new public streets will break up the property into a finer -grained fabric that is complemented by mid -block circulation routes, providing for a balanced vehicular and active transportation through the Site. These new public streets will be a series of attractive, active and pedestrian -oriented public streetscapes, achieved through building positioning, at -grade use and orientation, and supporting landscape design elements and features. • OLDE FASHIONED WAY will be a new east -west 24 -metre street running through the Site's centre as the principal people mover and tying the new urban fabric together. • KENT AVENUE will extend into the Site from Courtland Avenue as a 20 -metre street to connect into Olde Fashioned Way. • PALMER AVENUE will also extend into the Site from Courtland Avenue as a 20 -metre street to connect into Olde Fashioned Way. Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment Public Roads Private Pedestrian Circulation Multi -Use Pathway Walkwa II: The Park and Plaza (Addressed in Section 7) Prominent public -accessible spaces are key elements of a compact and mixed redevelopment such as the proposed in the Rockway Station Area. The PARTS Rockway Plan calls for new parks and public open spaces as part of major developments that "include a range of amenities that respond to the character and needs of adjacent land uses and users" which, depending on adjacencies, "could include play structures, splash pads, skating areas, and more urban hardscaped plazas with seating and greenery". New publicly -accessible spaces in the Site Development Master Plan is located and designed on the Site to achieve this aim in providing for the outdoor recreation and amenity needs for residents, employees and the public. "NANCY FEATHERSTONE PARK" is a 0.71 -hectare rectangular block situated in the southeast corner of the Site that will be a new neighbourhood public park intended with opportunities for walkways, open lawns, play structures, sitting areas, and supporting landscape treatments. J.M. SCHNEIDER PLATZ, forming approximately 0.54 hectares of the re -purposed buildings development block, will be a privately -owned and publicly -accessible urban plaza complementing the public park with a range of programmed and open spaces supporting the urban form. These publicly accessible open spaces would be complemented by the private amenity spaces on each of the development blocks, outlined in Section 7.4 below. Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment Public Park Rooftop Urban Plaza courtya j Multi -Use Pathway III: The Development Blocks (Addressed in Sections 8 through 12) Development Block are driven by their relationship to roads and the surrounding urban fabric. As such, their requirements tend to be expressed in terms of access, permeability, massing and the spatial framing of streets. Twelve core development blocks result from the new street fabric. In total, these development blocks will contain approximately 3,338 residential units in low-rise, mid -rise and high-rise buildings as well as 11,000 square metres of office/ employment space and 2,200 square metres of retail space in re -purposed buildings. BLOCKS 1 AND 15 are 0.91 -hectare and 0.79 -hectare parcels at the corner of Courtland Avenue and Borden Avenue that will be re -purposed as a mixed-use employment cluster. BLOCK 2 is a 1.40 -hectare parcel along Courtland Avenue between Kent and Palmer that will be developed for mid -rise residential buildings. BLOCK 3 is a 0.52 -hectare parcel situated at the southwest corner of Borden Avenue and Olde Fashioned Way that will be developed for a high-rise residential building with non- residential space. Block 12 C j Road Widening r Block 10 (0.004 ha) Residential Street (0.76 ha) 1 Townhouses Block 11 � (0.06 ha) Future Residential-'� r '' ' n ORD (0.03 ha) Block 9 Block 8 1 High Density -. High Density - Residential Residential (0.28 ha) (0.39 ha) Block 14 Road Widening (0.12 ha) Block 2 Mixed Use (1.40 ha) -:Hda, R -C (din( v�y BLOCKS 4 ' 1.29 -hectare, I 0.39 -hectare a land between C CN rail line thal rise residential I BLOCK 10 is a Block 8 that is 1 townhouses witl BLOCK 11 is Courtland Aver development bl Block 6 C j High Density r High Density r Block 7 Residential High Density (0.76 ha) j Residential (1.04 ha) (0.98 ha) r r Block 14 Road Widening (0.12 ha) Block 2 Mixed Use (1.40 ha) -:Hda, R -C (din( v�y BLOCKS 4 ' 1.29 -hectare, I 0.39 -hectare a land between C CN rail line thal rise residential I BLOCK 10 is a Block 8 that is 1 townhouses witl BLOCK 11 is Courtland Aver development bl Block 6 Block 5 Block 4 High Density High Density High Density Residential Residential Residential (0.76 ha) (1.29 ha) (1.04 ha) Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment Q Development Block 1 Mixed Use (0.91 ha) Block Park (0.71 h STREET DESIGN OVERVIEW AND RESPONSE 6.1 Olde Fashioned Way Olde Fashioned Way will be a new east -west street running from an extension of Palmer Street extension to Borden Avenue. It is designed with a 24 -metre wide street right-of-way that will accommodate a central planted median, one travel lane in each direction, curb -side planted boulevards, a sidewalk on the south side, and a multi -use pathway and on -street parking on the north side. The north -side multi -use pathway runs between Stirling Avenue and Borden Avenue and intersects with a second, north -south multi- use pathway running through "Nancy Featherstone Park" and J.M. Schneider Platz. The pathway will run through the park corridor south of Block 3 connecting to Borden Avenue and onto the Mill ION Station to the east. This alignment also accommodates a connection crossing the CNR rail line corridor and connecting to Mill Street to the south as part of the overall trail network. 6.2 Kent Avenue Kent Avenue will extend into the Site south of Courtland Avenue to connect into Olde Fashioned Way. It is designed with 20 -metre wide street rights-of-way and will accommodate one travel lane in each direction, curb -side planted boulevards, sidewalks on both sides, and an on -street parking bays on one side. Portions of Kent Avenue will have similar LID measures in Olde Fashioned Way for infiltration purposes. 6.3 Palmer Avenue Palmer Avenue will also extend into the Site south of Courtland Avenue to connect into Olde Fashioned Way. It is designed with 20 -metre wide street rights-of-way and will accommodate one travel Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment lane in each direction, curb -side plantE both sides, and an on -street parking b� Palmer Avenue will have similar LID mea, for infiltration purposes. 24.0m R.O.W - Olde Fashioned Way Street Section PL BUILDING `G' I 1.8 m 1, 5.4 m igIDEWALA BOULEVARD 24.0 m R.O.W 6.2 m DRIVE LANES 3.1 m r•. 3.1 m Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment I° 0 N -STREET i' MULTI -USE ROLLED PARKING CURB TRAIL I I I I I I I ' ,_ i I 0.3 m TRANSFORMER 0.5 m ROLLEDCURB ROLLEDCURB 24.0 m R.O.W 6.2 m DRIVE LANES 3.1 m r•. 3.1 m Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment I° I 2.4 m 3.3 m 3.0 m ' N -STREET BOULEVARD MULTI -USE ROLLED PARKING CURB TRAIL I I I I I I I ' ,_ i I I I I I LO.5m TRANSFORMER L0.3 m LO.3m ROLLED ROLLEDCURB ROLLEDCURB CURB PARK AND OPEN SPACE DESIGN OVERVIEW AN[ 7.1 Nancy Featherstone Park Block 13 in the southeast corner of the Site will be dedicated as a public park. This park is a 0.71 -hectare rectangular parcel with approximately 50 metres of width along Olde Fashioned Way and 100 metres of depth extending to the CN rail line to the south. It is situated to be framed bythe taller building forms on Blocks 3 and 4 to the east and west, respectively, and coordinated with the location of a new multi -use pathway that connects the development to the Mill ION Station. The conceptual design programs this space as a "urban green" with opportunities for walkways, open lawns, play structures, sitting areas, and supporting landscape treatments. This space is meant to provide for more structured play space for residents within the development and the public. The detailed design for this urban green should consider: • A meandering multi -use pathway through the space reflective of a naturalization of the Shoemaker Creek with variations in pathway width; • A series of different play areas catering to different age groups; • An open lawn space for more casual, flexible use; • A public art installation in a prominent location along the multi- use pathway or park frontage, particularly one that is reflective of the Site's history and past use; • Pedestrian -scaled lighting and seating opportunities around the above activity spaces; • Stormwater infiltration areasthatare integrated into the landscape design and aesthetic of the space, rather than simply functional areas; Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment • Recognition of the interface of the mixed-use buildings (Buildings I, J & P as building entrances, amenity area overlook. L,tNT RAL RO % Public Park Design Precedents Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment MW ate - U 7.2 J. M. Schneider Platz An urban plaza will be a privately -owned and publicly -accessible space as part of the adaptive re -use and redevelopment of the employment block. This publicly -accessible urban plaza extends the open space network from the public park on Block 13 across Olde Fashioned Way into Blocks 1 and 15, and towards the corner of Kent Avenue with Courtland Avenue. It is comprised of the larger open space contained by Kent Avenue, Olde Fashioned Way, and the new and retained buildings, aswell as an outdoorcorridor running between the retained buildings from Olde Fashioned Way to Courtland. The conceptual design programs this space with a predominately hardscaped character to support spill -out spaces from abutting commercial buildings and provide opportunities for larger gatherings and functions. It is meant to complement the softscaped character and function of the public park. The detailed design for this urban plaza should consider: • A combination of hardscaped and landscaped spaces to provide opportunities for a diversity of activities; • Complementary spaces for the adaptive re -use of the existing buildings, providing space for restaurant patios and a diversity of outdoor amenities within the open space; • A series of open lawn spaces for small recreation activities as well as hardscape areas with shelters and seating opportunities as part of a central square. • Seating opportunities throughout the space with a combination of free-standing seating and integrated seatwalls, with supporting shade structures or features as appropriate; • Structured programmable space to provide a diversity of uses and activities, such as stages and games tables; • Spaces lining the abutting buildings providing spill -out space for ground floor commercial uses, such as patios or retail; • Public art or heritage elements at prominent entrances to the Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment space, such as at the corner of Kent with a character and finish that i vernacular and history; • The bounding public streets as flexil curbs and bollards, to allow it to be cl associated with the urban plaza; • Tasteful, pedestrian -scaled lighting a the spaces and routes through the sr • Regular planting patterns of decid spaces for shade and separation; • Massed feature planting areas in pr effect and colour; and • Continuation of the meandering rr public park through the corridor bet\ using a hard-scaped treatment an, seating opportunities. Urban Plaza Concept Plan COURTLAND AVENUE EAST Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment Urban Plaza Design Precedents Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment a r% The public park and urban plaza are coordinated with the series of multi -use pathways running through the site. A multi -use pathway would run from the bend in Borden Avenue at the site's southeast corner, through the public park crossing Street One, and between the retained buildings on Blocks 1 and 15 towards Courtland Avenue. This alignment also accommodates a future connection crossing the CNR rail line corridor and connecting to Mill Street to the south as part of the overall trail network. This multi -use pathway intersects with the proposed east -west multi -use pathway running from Stirling Avenue to Borden Avenue through the Street One right-of-way and development blocks. Multi -use trails should have a travelled width of at least 3 metres, outside of which may be edge landscaping or the street boulevard. They should have concrete or asphalt surfaces and be visually different from sidewalk surface materials in terms of texture and/or colour. Signage along the route, either trail side free-standing signs or those that are part of the trail surface, should be included at key locations for decision-making along the route. Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment NVO 7.4 Private Amenity Spaces Slopes within the courtyard hardscap level, with ramps provided where gra Publicly -accessible spaces will be complemented by private outdoor the use of cast -in-place seatwalls or amenity spaces on residential development blocks for the use of be considered where appropriate tc building residents. The apartment blocks include at -grade courtyards interest to the space. between the buildings as well as rooftop communal terraces that Elements such as plantings, de( provide opportunities for a rangeof casual use activities and functions, or structures should be used in ci while the contemplated stacked townhouse forms provide individual treatments and to frame points of i rooftop terraces for residents. points by providing differentiation be The design of these different spaces should, when considered and public areas. together, capture a broad range of functions and elements to diversify • Consideration should be given to pr, the recreation opportunities available to residents and visitors. for shade and shelter from the elei areas are proposed. For courtyards: • All entrance pointsand walkways shot • Courtyards should be formed by abutting building masses on which areas are public or private thrc the block, internalizing and insulating these spaces to a certain bollard and pathway lighting, as wel degree from the abutting public street and situated to maximize standards where appropriate. natural surveillance opportunities from buildings, streets and wa I kways. y • Courtyards should have clearly defined walkways through the k ` space that are lined with canopy trees and plantings to frame the open space and connect with building entrances. Softscape low areas within courtyards should include combinations of open , sod areas, planting beds (raised or at -grade), and groundcover areas to provide opportunity for outdoor gathering of small groups and individual users. In such areas, the height, form, colour and seasonal qualities of tree and ground plantings should be i considered based on their proposed use location and whether irrigation is present. • Hardscape areas with courtyards should include walkways, sitting areas, and other activity spaces. Paving materials such as coloured ortextured concrete should be used within the courtyard - - areas, with unit paving, or natural stone pavers used as accents and banding. Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment For rooftop terraces: • Rooftop terraces can be located on the podium base or top storey rooftop and are typically more hardscaped in nature. • Co -locating terraces with indoor amenity areas allows a flow between indoor and outdoor spaces for residents. • The landscaped design of rooftop terraces can include a series of smaller "rooms" within the rooftop that provide for different functional areas and some privacy between spaces. • Terraces should principally be hard surfaced for durability and incorporate informal and more formal seating areas including the potential for cooking and warming facilities, and opportunities for raised and deck planted plantings and trees. • Green roof portions should be encouraged for planting, water - runoff, and cooling purposes. • Terraces should incorporate mitigation measures of wind assessments, if any recognizing the proposed mid -rise form, to ensure comfortable outdoor living spaces. • Terraces should be complemented by individual unit balconies and terraces where space and design intent permits. Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment 7.5 Streetscape Landscaping The setback space between the building wall and public right-of-way should incorporate a well-designed landscape treatment that bridges the gap between the public and private realms of the streetscape. For residential buildings with ground floor residential units, ground level plantings should complement street trees within the public rights-of-way to provide interest and help distinguish the public- private boundary. Groupingsof plant materialsshould be used toframe building elevations and accentuate building entrances and walkways. Ground level plantings should be selected based on form, hardiness, seasonal interest and colour, and maintenance requirements, with a preference for native species which demonstrate higher tolerances for urban conditions including heat, drought and salt exposure. A diversity of plant material that provides visual interest throughout the year should be used, including deciduous and coniferous species and combinations of shrubs, ornamental grasses and perennials Decorative Pavers A palette of native small trees and shrubs along site edges Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment to achieve different forms and textures edge should be no more than 1 metres street corners to avoid creating entrapm( triangles. For mixed-use buildings with ground fl the public streets, landscape treatmer public sidewalk to the building front to E that of the public realm. This is general scaped environment with plantings to ac maintained surface materials that provic colour and breaking up the mass into sr At -grade plantings and furnishing details planters between entrances where pedestrian -scaled lighting fixtures on roadway, and benches, bicycle racks, retail entrances. As well, larger planted a further to design guidance related to res A tapestry of low shrubs, perennials and grasses to add texture and seasonal interest to the ground plane Decoi Uncle BLOCKS 1 AND 15 DESIGN OVERVIEW AND RESP Courtland Innovation Employment & Mixed -Use Blocks 1 and 15 are 0.91 -hectare and 0.79 -hectare parcels situated at the corner of Courtland Avenue and Borden Avenue, bound by Courtland Avenue, Borden Avenue, Kent Street and Olde Fashioned Way. The redevelopment of Blocks 1 and 15 reflect the "Innovation Employment" land use designation of the PARTS Rockway Plan. Its location corresponds to the three existing buildings retained on the Site (the Office, the Warehouse, and the Garage)thatwill be re -purposed as a mixed-use employment cluster, together with the addition of a fourth building for a complementary commercial function. %S1 Blocks 1 and 15 buildings (highlighted) within the overall Metz developn Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment 8.1 Building Placement and Scale Inclusive Design — CW I MTSA Compatibility — CW I MTSA I LRCMUB Built Form — CW I MTSA From a building form perspective, Blocks 1 and 15 will remain relatively unchanged, as most of the building footprint is already set for its redevelopment. No additions or expansions of the retained building are contemplated at this time and most work on these buildings is related to exterior works and interior fit -up. The PARTS direction calls for a maximum of 6 storeys for buildings, through new buildings or additions. The existing building heights of the re -purposed buildings are intended to remain unchanged (although additional floor space is to be created in the Warehouse building with a new second floor in the interior building cavity). The proposed new restaurant is meant to be a single storey building. The existing building setbacks to Courtland Avenue and Borden Avenue are set and occupy most of the frontages, so new buildings are limited on Blocks 1 and 15. While an intimate relationship to street edges is generally desirable for commercial buildings, the proposed new commercial building (restaurant) should have flexibility in building setbacks that allows for alternative building positioning and orientation depending on the intended relationship between the building and the surrounding urban plaza. Courtland Ave E Existing Office Building 6 1 Existing CD r Building mPrivately- B (former Owned Public Garage) Space (POPP) 1 Proposed Restaurant a ale Fashioned Way Nancy Featherstone Park IF Building positioning and configuration for Blocks 1 and 15 designs Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment The existing 6 -storey Office building along Courtland Avenue will be maintained generally in its current exterior form with an interior fit -up for office space. This building would accommodate approximately 6,370 square metres of office spaces on all floors. The ground floor exterior of this cast concrete building would be opened to better relate to the Courtland Avenue edge for pedestrian interaction with new office spaces on the upper floors, while exterior changes may be made to update and better fit with the intended character of the employment block. The existing 1 -storey Building A (previously used as a Distribution building) sitting --- the corner of Courtland Avenue and Borden Avenue will be retained and will undergo significant exterior re -cladding and interior fit -out for new office space targeted to technology and creative industries. This building would accommodate approximately 9,860 square metres of office space on two floors, including the existing first floor and a new second floor. The design of these spaces would take advantage of the large volume and high ceilings (two storey equivalent building) to break up the larger building into a series of smaller office spaces that reflect contemporary trends for technology and creative businesses prevalent throughout Waterloo Region. The existing 1 -storey Building B (previously used as a Garage) building positioned between the two other buildings would be retained in its current form with exterior EXISTING OFFICE BUILDING 6 STOREYS F z LUL a�d r �I .54 M L rl d RESTAURANT 12 N ,10Y INT/ JEXIS ING II B G IIL 1 STOREY II II 0 Ground floor plans for Blocks land 15 designs works and interior -fit up for retail and service commercial spaces. This building would accommodate approximately 1,990 square metres of office space on one floor. This design of this building's spaces would emphasize the character of this existing red- brick building with retail openings that face out on the urban plaza to the west and the interior courtyard to the east shared with the other existing buildings. This space provides opportunities for a distinct retail character that relates to the existing building and its surrounding context of buildings and open Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment spaces. Added to these r 1 -storey building of Olde Fashior on the Site. Thi scale in the ord floor space. This accommodate a of the employm and broader nel activity point on Renderings of Re -purposed Distribution Building and Re -purposed Garage Building from Courtland Avenue Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment 8.2 Vehicular Access and Circulation Inclusive Design — CW I MTSA I MRB Site Function — CW I MTSA I LRCMUB Street Design — CW I MTSA Vehicular access to Blocks 1 and 15 are purposedly limited to a single access from the Olde Fashioned Way frontage, providing access to existing loading facilities within the re -purposed Distribution building. This vehicular access is aligned with the driveway access on Block 3. There are no proposed parking facilities on Blocks 1 and 15 requiring vehicular access, so additional accesses to Olde Fashioned Way or Kent Avenue are not desired given they would interrupt J.M. Schneider Platz. 8.3 Pedestrian Access and Circulation Inclusive Design — CW I MTSA I LRCMUB Site Function — CW I MTSA I LRCMUB Pedestrians will access Blocks 1 and 15 commercial uses from the Courtland Avenue and Kent Avenue public sidewalks and the multi -use pathway on Olde Fashioned Way as the principal movers of people to and from the block. The existing placement of the Office, Distribution and Garage buildings provides many options and opportunities for new openings for ground floor retail and commercial entrances. There are opportunities for multiple openings directly onto the J.M. Schneider Platz, to the Courtland Avenue frontage, to Borden Avenue, and to the outdoor corridor between the Distribution and Garage buildings. Floor plans at the time of detailed design will dictate those decisions, noting the intent is for multiple access points for ground floor activity and animation throughout Blocks 1 and 15. Circulation routes through the Platz and corridor will be supported with surface materials, furnishings, landscaping and pedestrian -scale lighting that are high- quality, functional and universally accessible. Cyclist access to the development is provided by the above driveways and walkways. Short-term visitor bicycle parking (Class B) is expected throughout Blocks 1 and 15 in secure locations surrounding building entrances. Long-term bicycle storage rooms (Class A) for commercial tenants and office users, per minimum zoning requirements, will be accommodated within the buildings at the time of detailed design. Detailed design of Site Plan Approval will address ensuring safe and comfortable movements to and through Blocks 1 and 15. Walkways will be designed for universal accessibility and distinguished crossings through surface definition will be explored. Emergency signage and infrastructure will be addressed at detailed design. Lighting elements will address appropriate lighting levels for safety in higher pedestrian areas. Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment Mllllllrl�.��T Site Function — The existing loan building's south service the bui recognizing it wi scale compared A building exten extends south will screen vie Opportunities f plantings will b detailed design turning movem loading area a along Olde Fasi' This configurati and maneuverir functions on Bl( impact function Borden Avenue. 8.5 Parking Inclusive Design Site Function — Blocks 1 and 1 parking facilitieE 15, commercial served by the 0 parking areas or Avenue (one on Site, the other c though, Blocks be served by the parking garage in Block 2 on the other side of Kent Avenue. Exits from the Block 2 parking garage on Kent Avenue will be provide convenient access to Blocks 1 and 15 through the intersections of Kent Avenue with Courtland Avenue and Olde Fashioned Way. 8.6 Building Facades, Materials and Articulation Design for Outdoor Comfort — CW I MTSA LRCMUB Compatibility — CW I MTSA I LRCMUB Built Form — CW I MTSA The architectural approach for Blocks 1 and 15 are informed, and governed to a large degree, by the existing building fabric. The architectural intent for the retained buildings is to establish a contemporary character that blends new with old, transparent building faces at -grade contributing activity, and accents and features that support the key outdoor people place. Across all three re - purposed buildings and the new restaurant building, articulation features that support a pedestrian realm will be a priority, including careful consideration of windows and fenestration, entrance doors, and building canopies. More specific design guidance will be further explored at the time of detailed Site Plan Approval design, given the variety of appropriate options and methods for re- purposing these building and in the interest of keeping options open for flexibility of design. Notwithstanding this, the below is thegeneral direction foreach of the buildings from an exterior architecture perspective. The Garage building warrants more subtle touches that build on its more traditional industrial vernacular. The Garage building is meant to embrace its industrial vernacular characterized by its red brick cladding. Additional openings for doors and windows are meant to support a range of smaller and larger retail and service commercial uses as the retail focus for the overall Site. A regular rhythm and frequency of new windows and retail entrances are encouraged, particularly along the west side facing the urban plaza and east side facing the outdoor corridor, although building tenancies and floor areas will dictate. The Office building is expected to undergo more minimal exterior works related to further enhancing the pedestrian experience along Courtland. The Office building is expected to stay largely in its existing exterior condition as compared to the Distribution and Garage buildings. New ground floor retail uses as part of the Office building re- work should incorporate significant glazing components for transparency to the street and should consider accentuating canopies and signage to highlight the retail spaces. As well, attached or free-standing shade structures are encouraged on this side of the building to extent the function of retail and restaurants onto the urban plaza. Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment The Distributior canvas for crew that meshes spaces and bus Distribution buil with contempor rhythm of new length of the E elevations facin provide natural creative indus- intended to ca existing single st storey" height. E *building have n a series of entr< principal entrar corridor that "sp are encouraged. The new Resta minimum floor -t to accommodat( flexibility for d and prominencE the ground floor wall elevations are particularly considering th with the urban treatment will re 8.7 Block Landscaping Inclusive Design — CW I MTSA I LRCMUB Street Design — CW I MTSA Shared Spaces — LRCMUB Landscaping treatment on Blocks 1 and 15 are captured by the J.M. Schneider Platz discussion above in Section 7.2 above, which reflects generally all of the outdoor space on Blocks 1 and 15 (together with street edge plantings within rights-of-way). The Platz design concept provides a unified landscape scheme extending from the public rights- of-way featuring a characteristically urban balance of hardscaped and softscaped areas for different programming, including canopy trees throughout the space. Detailed design will further explore and illustrate this shared private/public spaces. Lighting elements at the time of detailed Site Plan Approval designwill address appropriate lighting levels for safety in these higher pedestrian activity areas. Opportunities for incorporating landscaping elements and surface treatment that promotes stormwater infiltration will be explored at detailed design. 8.9 Amenity Areas Shared Spaces — CW I MTSA I LRCMUB The J.M. Schneider Platz will provide the outdoor amenity space for Blocks 1 and 15, commercial units and office tenants, as outlined above in Section 7.2 above. Units on the perimeter within the mixed - commercial Garage building may have small scale exclusive patio or cafe spaces lining the western length facing the Platz and/ or eastern length facing the linear walking corridor. Similarly, the Restaurant building is expected to have a larger outdoor patio on the building's northern length, facing the Platz. These types of spaces are expected to be demarcated with fencing and landscaping to distinguish the public versus private space together with lighting and shade features, all of which will refined through the detailed Site Plan Approval stage. Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment BLOCK DESIGN OVERVIEW AND RESPONSE Courtland Mid -Rise Block 2 is a 1.40 -hectare parcel situated along Courtland Avenue bounded by Kent Avenue, Palmer Avenue and Olde Fashioned Way. It will be developed for mid -rise residential uses in keeping with the location and direction of the "Mixed -Use Medium Density" land use designation of the PARTS Rockway Plan. Three buildings (Buildings A, B and C) containing a total of 439 apartment units are arranged on Block 2 in a perimeter fashion to provide street presence along Courtland Avenue East, Palmer Avenue, Kent Avenue and Olde Fashioned Way. y,—t I. Ar0 7 "ab T"t. r4 Block 2 buildings (highlighted) within the overall Metz development fabric Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment 9.1 Ground Floor Design Inclusive Design — CW I MTSA I MRB Compatibility — CW I MTSA I MRB Built Form — CW I MTSA I MRB The mid -rise buildings on Block 2 are stand-alone residential buildings without any ground floor commercial space. Retail, restaurant and office functions are focused on the Blocks 1 and 15 cluster of the overall project. Notwithstanding this, the ground floor height at the abutting streets is generally 4.5 metres for each of Buildings A, B and C. The topographic changes, dropping from Palmer Avenue to Kent Avenue through Block 2, present different public realm interrelations in certain sections. Along Kent Avenue, Building A sits flush with street edge along its length between Courtland Avenue and Olde Fashioned Way. These "liner" residential units edge the east side of Underground Parking Level 1 where it rises out of the ground given grade changes. These units accommodate direct entrances and at -grade amenity spaces lining the public sidewalk to provide an active ground floor interface along Kent Avenue. Similarly, along Palmer Avenue, Building B sits flush with the street edge along its length between Courtland Avenue and Olde Fashioned Way. This occurs on Floor 1 where the Underground Parking Level 1 fully below finished grade. These units also accommodate direct entrances and at -grade amenity spaces lining the public sidewalk to provide an active ground floor interface along Palmer Avenue. Along Courtland Avenue, the ground floor of Building B carries a similar treatment to the Palmer Street frontage with the building ground floor sitting flush to grade with direction connections and at -grade amenity space. The eastern portion of the Building A frontage along Courtland Avenue has ground floor dwelling units connecting directly with the street edge. The remainder of the Building A frontage is the exposed parking garage wall that is articulated and detailed like the Olde Fashioned Way frontage. (noted below in the rendering on Page 49) Building A's ground floor wraps the corner from Kent Avenue onto the first portion of the Courtland Avenue with similar at -grade treatment of a liner residential unit. Rising from there, the ground floor relationship is one an articulated and detailed edge to the exposed Underground Parking Level 1, through material and colour choices to define. Along Olde Fashioned Way, the ground floor treatment is the same as Courtland Avenue. The ends of Building A and Building B have similar interfaces with liner units or ground floor units, respectively, while Building C ground floor sits raised above the multi- use pathway with the same articulation, materiality and colouration on the exposed Underground Parking Level 1 wall as the Courtland Avenue treatment. Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment Ground floor relatio residential entrancE Ground floor relatio residential entrancE Ground floor relatio residential entrancE E o_ - W m LU LL k.0 1' LJJC I f Z J � � II I ROAD WIDENING COURTLANP AV NUE EAST 4 N51°40'50"W 157.81 �- .50 9MMrr 3B _ 1B+D 1B+b 1B+D 1B+D 1B+[ j[$ �+ r--- 7 7WI49 - SUITE OS SUITE 09 SUITE 10 SUITE 11 SUITE 12 SUITE 1 SUITE 17 SUITE 18 SUITE 19 SUITE 20 SUITE 21SUITE 24��y-g�2 4 61 mz 70 mz 69.7 mz 69.7 mz111.1 mz69.6 mz 70 mz7mz97z70 mz 842ft` ftz 753 ftz 751 ftz 751 ftz1196 ft' 1196 ftz 749 ftz 753 ftz 751 ft' 751 ftz 753 ft' 24 T f- SUITE 16 �1 70 1B+D U1B27 UTEB26 UIE06 U1B0s 1B+D ARBAGP 753 ftz _ SUITE 28 73 mz 8.2 mz 89 mz 4.7 mz SUITE 04 `-, 1 _ ,4 mz 9 73.4 mz 72,5 mz 1185 ftz nr 785 ftz 842 ftz 958 ft' 697 ft I 11 SUITE 15 I � � � 791 ftz 780 ftz 65.7 mz I ! 707 ftz I A I SUIT - % 69.8 m' CLS B KI I 2 CLASS B BIKE 752 ft° PKIN �_'PARKING '7 I SUITE 13 69.7 mz 32d.�) LO Y CAF mit FFE: 324.60 ®324.60 ; ---- - - - -- -- - _ \157.1 suITE1zL BY/CAFE ' RY 69 7 mz157,3 m LAY-BY 751 ft-z.a __ 1693 W/ /�� \� B u i I d i n A � 2 CLASS B BIK 1 � ' PARKING -_.J Y SUITE II �11 � rr� SUI' 69.7 mz - - - - LL II - _ �I k �I 74. 751 ftz B U i l d i n B _- - � ':^ -4 - - - C 79 3B- 1B+D FITNESS II SUB+D YOG BY 1 ITE 12 UITE 13 60.2 mz 410.5M2 SUITE 10 164.2 mz 112 1 mz 0.3 648 ftz 4418 WI 751 ftz69.7 mz 1767 ftz Ij 1207 ftz 5f/ 6 ft z FFE: 324.60 ARB71� SUITE 09 ISI------� ��� 76 1B 2B+D KI S f00 69,7 ml mit 2 B+D SUITE 08 3B 2M.17 - - 105_3 mz 112.1 mz 1206 ftz V_ 2 NON-RESIDENTIAL/ i MENT/ VISIT R KING ' i&- - FITNES SUITE 02 1115fUITE8 59 SUITE 11 200.1 mz -55.80 103.6 mz 67.3 mz 2154 ftz _6O 1 ftz 1115 ftz 6 724 ftz n 1B+D a SUITE IO SUITE 09 SUITE 08 SUITE UI 51iT€.L6, , SUITE 05 SUITE 0404 SUITE 03 SUITE 27 V12 tk107 mz 59.6 mz 59.6 mz 59.6 mz 59.6 mz 628mz 69�mz1 121.6 mz 71.4 mz 1152 ftz 642 ftz 642 ftz 642 ftz 642 ftz 676 ftz 744 ftz I 1309ftz 9 ftzz 0 0 u u o I 9 NON-RESIDENTI, Building C 3N VISIT RPARKIN //y \ J�-� ISPA302 Ground floor plan for Block 2 design Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopmen, J J y _ 3B 1B c Qm 1B+D 1Z,p 1B+D 1B+D 1B+D 1B+D 1B+D 1B+D 5 9Bz ­nt.z 10s6mz � �{ I Ground floor plan for Block 2 design Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopmen, 9.2 Building Form Design Inclusive Design — CW I DT I MTSA Compatibility — CW I DT I MTSA I MRB Built Form — CW I DT I MTSA I MRB Placement and Orientation The Block 2 building bases are positioned to provide a strong urban edge to all four bounding public street edges and surround/frame internal courtyard spaces. Along Courtland Avenue, Buildings A and B are situated 3.39 to 3.97 metres from the post -widened property line, providing a balance between street presence and space for ground floor residential units facing this principal street corridor. Along Kent Avenue and Palmer Avenue, Building A and B are situated 4.53 metres to Kent Avenue and 4.46 metres to Palmer Avenue. Buildings A and C have a common building base that act as connectors between towers. The bases of the Buildings B and A & C are situated 1.54 to 1.61 metres from the Olde Fashioned Way property line, parallel to the multi -use pathway along the street. The corner of the Building A frontage along Olde Fashioned Way has ground floor "liner" units from the Kent Avenue frontage and the remainder of the shared building base between Buildings A and C is the exposed parking garage wall that is articulated and detailed. Buildings A and B are 79 metres along basewhichai Kent Avenue, slightly longer than the two building desired guideline of 70 metres. The metres in ler building base's length is mitigated in Way exceed keeping with the guidelines by providing of 70 metre., variation in the building articulations the shared t featuring notched setbacks at building combination corners to accommodate air shafts, articulationt( projecting balconies, opening associated stepbacks, rr to the underground parking garage for for undergro Building A and direct connections via residential ur stairs to residential units. to the public Avenue and Building A and C has a shared building Courtland Ave E E E m� 61m � 29 m Q E a� r----� v tQ a 4.46m C Building Length E E Buildings A and B along Courtland Avenue are 61 97.6 m metres long in keeping with the guidelines. This corresponds to the 5 -storey lower base portions of these buildings. Building positioning and configuration for Block 2 design Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment Rendering of Buildings A and C of Block 2 at the corner of Olde Fashioned Way and Kent Avenue Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment Height Buildings A and B extend along Courtland Avenue and around either Kent Avenue/Olde Fashioned Way as a "C-shaped" building with a shared base connector with Building C or Palmer Avenue as "L-shaped" building, respectively. Building C completes the perimeter block configuration along Olde Fashioned Way. They are comprised of a 5 -storey "lower base" facing Courtland Avenue and a perpendicular 8 -storey "upper base" facing Kent Avenue or Palmer Avenue, respectively, forming the balance of the "L" configuration. Building A reads as a 9 -storey building as viewed from Kent Avenue given the grade change across Block 2; the "liner" units at -grade here provide an active edge to the otherwise exposed edge of the Building B 8 -storey Building B 5 -storey Building Rendering and Elevations showing the Olde Fashion Way interface Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment parking garage (Underground Parking L the ground. Building C is 8 -storey with connector between Building A and C. On the rooftop mechanical penthouse have a proportion of indoor amenity s enclosed space). This would technically storey from a zoning perspective but doe building mass or height. Instead, it has of transparent glazing on the roofline for su Building C 8 -storey Building A 5 -storey Ii. I M_k l�. I i Upper Storey Stepbacks Upper storey stepbacks on Block 2 are focused along Courtland Avenue and the existing low-rise fabric facing the block. The fifth storey of Buildings A and B stepback back 1.8 metres from the fourth storey below along Courtland and extending around continuously to the inward -facing portions of the building (around the "L"). Atop the fifth storeys, the upper storeys on both buildings stepback approximately 10 metres from the Courtland Avenue face where the 8 -storey portion begins lining the side streets of Kent Avenue and Palmer Avenue. Along Kent Avenue and Palmer Avenue, Buildings A and B rise consistently from the ground floor to eighth storeywithout stepbacks, BLDG ROOFI 357.30 BLDG A/B MPH 352.30 other than that of the mechanical penth building efficiency purposes, recognizir alongthe principal Courtland Avenue cor internal site design objectives of spacing For Building C, the first storey stepbacb Fashioned Way length to provide for ii further stepbacks 7 metres from the storey has a 3 metres stepback from she For all three buildings, the mechanical r least 2.4 metres from long building sid from the ends (8 to 10 metres generally) Building A Building C 8 -storey 8 -storey E M.P.H. E ALB 1 E: BLDG ALB FL00A 8 348.70 E - BLDG ALB FL00A7� _ Building 345.60 0 5 -storey BLDG ALB FLOG 6 m RESIDENTIAL RES. E. - 342.00 E D BLDG ALB FL00 RESIDENTIAL 5 '" 338.40 II E - BLDG ALB FLOOD 4 ^' _ 335.30 E BLDG ALB FL00A 3 ^' _ 332.20 E RESIDENTIAL BLDG ALB FL00 2 Courtland 329.10 E U RESIDENTIAL RESIDENTIAL L088V GARBAGE STAIR RESIDENTIA BLDG ALB_ FLOO R 1_' 324.60 1 E 088V PARKING LEVEL 1(GRADE) PARKING LEVEL R IGRA I I 2 Dm f � m PARKING LEVEL 2(UNDERGROUND) PARKING LEVEL 2(UNC Block 2 cross-sections showing Building C relationship to Olde Fashioned Way (right) and Buildings A and B relationship to Courtland F Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment Relative Height, Separation and Overlook For the Block 2 design, the Mid -Rise Building Guidelines suggest considering the contextual relationship to tall building form Block 4 as it relates to Relative Height, Separation and Overlook. Buildings G, H and I on Block 4 have an interface with Block 2 for these considerations. For Relative Height, the 8 -storey height of the Block 2 design is 25% to 50% of the height range of the Block 4 tall buildings, contributing the varied profile of the overall project. For Overlook, Buildings C/H and Buildings A/I have minor overlaps in a perpendicular relationship. The Building B/G overlaps aligns as a full overlap, although this overlap is mitigated given the relationship is the shorter building ends as well as the exceedance of the Physical Separation distance. For Physical Separation, Olde Fashioned Way (24 metre wide right-of- way) accommodates virtually all the suggested Physical Separation between the mid -rise buildings of Block 2 and the tall buildings on Block 4. All building relationships exceed the Physical Separation respective distance. Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment 36.3m 38.3m � J 25 G Per Guidelines Provided 46.1m 50.0m 9.3 Vehicular Access and Circulation Inclusive Design — CW I MTSA I MRB Site Function — CW I MTSA Street Design — CW I MTSA I MRB Streets & Open Space — MRB The Block 2 design has three vehicular accesses, situated on the side or rear lot lines of the blocks away from Courtland Avenue. One is situated mid -block on Kent Avenue, providing access the sole access to the P2 parking garage level. Two accesses to Olde Fashioned Way flanking Building C are spaced to separate to Kent Avenue and Palmer Avenue and minimize interruptions of the Olde Fashioned Way multi -use pathway. The eastern access near Kent Avenue provides the sole access to the P1 parking level of the garage, aligned with a principal access to Block 4 across Olde Fashioned Way. The western access near Palmer Avenue provides access to surface drop-off and loading functions between all three buildings, as well as the emergency fire route. 9.4 Loading and Service Areas Site Function — CW I DT I MTSA I MRB Loading and service functions are internalized on Block 2, away from the four bounding public streets. Each of Buildings A, B and C are served by a dedicated "Type G" loading space for residents within the building base accessed either from the internal site driveways. These spaces directly connect to independent garbage storage rooms and move -in locations for each of the buildings. Each of the loading areas provides sufficient space for turn -around movementsand maneuvering. Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment Vehicular Circulation Routes CoHd G P � Btu CCllmG'&�)M lkl&�) 1� Il \I Lay -By Block 2 highlighting loading and service areas Gai Lay -By Block 2 highlighting loading and service areas Gai 9.5 Pedestrian Access and Circulation Inclusive Design — CW I MTSA I MRB Site Function — CW I MTSA I MRB Street Design — CW I MTSA The public streets bounding Block 2 will provide public sidewalks (Courtland, Kent, Palmer) or a multi -use pathway (Olde Fashioned Way) lining the block's edge that will be the principal movers of people to and from Block 2. The ground floor lobby entrances are situated on the inward -facing sides of Buildings A, B and C, partly owing to changing grade conditions across Block 2. The at -grade amenity space between Buildings A and B provides the pedestrian site access to Block 2 from Courtland Avenue public sidewalk; the site walkway along the surface vehicular access provides the pedestrian site access from Olde Fashioned Way multi- use pathway. A series of site walkways line the inward building edges provides a connected circulation pattern through Block 2 and it's at grade open spaces. Further to the above shared connections, ground floor units along Courtland Avenue, Palmer Avenue, Kent Avenue and portionsof Olde Fashioned Way provide direct entrances from the public sidewalk. These connect by individual walkways leading through at -grade outdoor spaces, enhancing an active residential interface with the street edges. Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment F Ground floor plan showing building entrances and site wall 9.6 Parking Inclusive Design — CW I MTSA I MRB Site Function — CW I MTSA I MRB Structured Parking — SP All vehicular parkingfor Block2 iswithinan underground parking garage. The P1 and P2 levels of the garage provide a total of 585 parking spaces. The levels are accessed independently from either Olde Fashioned Way (P1) or Kent Avenue (P2). A total parking count of 423 spaces will be served for residential needs including 53 parking spaces for visitors for Block 2 and 109 parking spaces will be served for commercial needs for Blocks 1 and 15 across Kent Avenue. The P1 level contains doors mid -block on the Kent Avenue frontage, flanking the driveway entrance, to provide convenient access for commercial -dedicated spaces on the P1 or P2 levels. The eastern portion of the P1 level of the underground parking garage does emerge above grade in the location of Building A given Block 2's topography. Design -wise, the presence of these above -grade portions is minimized in two ways. The entirety of the Kent Avenue frontage and extending around the first 30 metres approximately onto Courtland Avenue and Olde Fashioned Way are lined with ground floor residential units with entrances onto the public sidewalks, providing an active residential edge to the parking garage. The balance of the exposed garage, where floor heights won't allow for liner units is designed with alternating pattern of coloured bands and lighting features for a refined, attractive finish to the exposed wall. The proposed development satisfies the minimum indoor (Class A) and outdoor (Class B) bicycle parkin The design contains a total of 264 Class A bicycle p� three secure storage rooms in the P1 Level of the parkin; each surround the garage elevator/stairwell locations they serve. As well, the detailed design will provide sev street -facing locations for 6 Class B bicycle parking spa >7--------1 Layout of P1 Parking Level (below) and P2 Parking Level (above) Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment 9.7 Building Materials and Articulation Outdoor Comfort Design — CW I MTSA I MRB Compatibility — CW I MTSA I MRB Built Form — CW I MTSA I MRB All three buildings share a common architectural aesthetic blending contextually -inspired materiality and textures with contemporary finishes. Buildings A and B share a mirrored exterior design. The "lower base" of these buildings is emphasized and grounded with a light brick -patterned pre -cast panels framing a regular pattern of glazed windows. This treatment extends generally for the first four storeys of the building except viewed as five storeys for Building A along Kent Avenue and surrounding thee corners onto Olde Fashioned Way to pick up grades. The at -grade floor elevations are distinguished with larger expanses of floor -to -ceiling windows surrounding recessed glazed unit entrance doors. The "upper base" transition begins on the stepped 5th floor where the solid -to -glass proportions changes with larger expanses of glass to lighten the building mass, while pulling up the lighter pre- cast materials in an accenting and division role. These glass -based proportions do extend downwards through the mid -building (and some ends) of the lower base, together with the wall plane receding, to visually break up the building lengths. The Building C exterior designed carries a similar aesthetic but with a distinction in colour and subtle differences in articulation. Building C switches to a red brick -patterned pre -cast panel as the base material in a similar composition to Buildings A and B. This solid base extends from the ground floor through the 7th storey, above where the 8th storey transitions to taller expanses of transparent glass, further accentuating the stepbacks on the 8th storey for a refined building top. This glass -based composition also extends mid -building on the long sides facing the streets to visually break up the building length. Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment Unit balconies are mixed in type ani outward -facing and inward -facing to m� throughout Block 2. They include hangir side and end units, inset balconies for I� glass break along the street faces as wel and semi -recessed balconies in certai balcony guard treatment is consistently buildings. The mechanical penthouses of each of t with light coloured pre -cast panels cons the building architecture for the encloE areas on the rooftop. The portion of the containing the indoor amenity rooms ai expanses of transparent glass. This m penthouse setbacks provides a clean, r top. Rendering snapshot of Block 2 architectural aes Aerial View of Block 2 Building Renderings a Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment 9.8 Block Landscaping Inclusive Design — CW I MTSA I MRB Street Design — CW I MTSA Shared Spaces — MRB The proposed building positioning and arrangement supports a strong urban edge on all four public street sides. Per Section 6 above regarding street design, the landscape intent within the bounding public rights-of-way is meant to be soft in nature and includes a regular pattern of deciduous trees along the sidewalk/multi-use pathway edge. Landscaping for the Block 2 edges are intended blend from this treatment within the abutting public rights-of-way into the private property in terms of softscaped treatments and deciduous trees where space and depth permit, consistent with a residential interface. The on-site at -grade amenity areas will be a combination of hardscaped and softscaped spaces for resident use, including opportunities for small- scale recreation functional areas and features. Plantings may be in ground where soil depth above the parking garage permits or alternatively above - grade planted areas and planters. Spaces between the ground floor individual residential unit entrances and terraces facing the streets provides opportunities for small scale landscaping efforts to further enhance the residential streetscape image. The above -grade landscape design consists of the rooftop communal terrace on the 5th and/or 8th floors of the three buildings. These terrace designs are expected to be principally composed of hard surface treatment for durability and ease of maintenance. Soft landscape treatments can be added through raised massed planted beds, including deciduous canopy trees within the beds and standalone, together with movable planters throughout the terrace. Formal and informal sitting and dining areas can be provided, including cooking and warming facilities. Privacy screens can provide a boundary between different functional "rooms" making up the rooftop terrace. Detailed deE illustrate the spaces. Ligh detailed SitE address apr safety in the areas. OppE landscaping treatment t infiltration \A design. r � - •'qua P` Precedent example of at -grade courtyard spaces and landscaping Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment 9.9 Amenity Areas Shared Spaces — CW I MTSA I MRB The Block 2 design contains several different indoor and outdoor amenity spaces for residents in at -grade locations and upper storey rooftop locations. These spaces are a combination of common shared spaces or private amenity spaces for individual units. The ground level has multiple outdoor and indoor spaces for residents. There are series of connected outdoor at -grade common amenity spaces framed between the buildings or lining the building edges for residents that provide opportunities for a diverse range of hardscaped and softscaped spaces for resident use. These spaces vary in space and configuration as part of a connected system through the block. Ground floor units in all three buildings have private amenity spaces out front, whether smaller spaces lining the street edges for Buildings A and B or more generous, raised spaces for Building C facing Olde Fashioned Way. Also, there are several indoor amenity rooms for residents nearthe lobby of each building, facing internally on the block. Rising in the upper storeys, each building has co -located indoor amenity rooms and outdoor terraces. Buildings A and B have rooftop outdoor terraces co -located with an indoor amenity room on top of both the "lower base" (5th floor rooftop) and the "upper base" (8th floor rooftop), facing towards Courtland Avenue. Building C has a rooftop outdoor terrace co -located with an indoor amenity room on the upper base (8th floor rooftop) facing internally on Block 2. The outdoor function of these common terraces is complemented by the individual unit balconies for each unit throughout the 2nd through 8th storeys of each building. The configuration of these balconies includes recessed, semi -recessed and hanging balconies through the building mass, providing individual options for residents as well as refining and distinguished the architectural variation throughout the buildings. d C / 0 0 101 0 L-0 0 IN �r Courtland courtyard space (above) and podium rooftop terraces on Bu Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment Streetview of Olde Fashioned Way at the corner of Olde Fashioned Way and Kent Avenue Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment BLOCK DESIGN OVERVIEW AND RESPONSE High -Rise Block 3 is a 0.58 -hectare parcel situated at the southwest corner of Borden Avenue and Olde Fashioned Way. The proposed building (Building M) is a 16 -storey high-rise mixed office and residential building, sitting atop a 4 -storey podium base. A total of 1,000 square metres of non- residential/employment space is provided on the ground floor, while the subsequent floors will be residential consisting of 159 dwelling units. This block reflects the location and general intent of the "Innovation Employment" designation in the PARTS Rockway Plan, recognizing the integration of residential uses in mixed use forms. Building M is meant to provide a transition between Borden Avenue and the taller buildings proposed on adjacent blocks (Blocks 4,5,6) to the west of the proposed public park. One level of underground parking, at grade surface parking and three levels of structure parking are proposed to serve residents and employees on Blocks 1 and 15, with single driveway access provided from Olde Fashioned Way and aligned with the driveway access on Blocks 1 and 15. T` I Rendering of Building M from Olde Fashioned Way Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment 10.1 Ground Floor Design Inclusive Design — CW I MTSA I MRB Compatibility — CW I MTSA I MRB Built Form — CW I MTSA I MRB The building's footprint generally reflects a full -build out of the block. The ground floor occupies non-residential/employment uses, residential lobby area and driveway access to above -grade and below -grade parking levels . The building's taller ground floor height of 4.8 metres provides for flexibility of different commercial activities and sufficient space for loading functions. The non-residential/employment uses has frontage aloii-:� Oi•':: Fashioned Way and Borden Avenue with direct access to the put sidewalks. The residential portion of the building faces "Nancy Featherstone Park" to maintain active visual interest along this public space. The at -grade visitors parking spaces will be provided at the back of the building, screened away from the public streets and public park edges. Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment IIMF 0 Is Aerial View Rendering of Building M Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment 10.2 Building Base Design Inclusive Design — CW I MTSA Compatibility — CW I MTSA I TB Built Form — CW I MTSA I TB Placement and Orientation The building base is situated towards the northwest corner of Block 3, positioned with minimal setbacks to the Olde Fashioned Way and Borden Avenue frontages. This relationship provides a close interface with Olde Fashioned Way frontage to provide a strong urban edge and appropriately frame the public park similar to the facing side of Block 4. It sits generally 3 to 4.7 metres to Olde Fashioned Way and 3 metres to the western property line shared with "Nancy Featherstone Park". The massing of the building base is designed as a mid -rise form, reaching up to 4 storeys in height. This height allows for a desired transition to the low-rise residential properties on the opposite side of Borden Avenue, ensuring compatibility with the surrounding context. Additionally, the tower placed above the fourth storey is stepback 28 meters from the edge of the building base abutting Borden Avenue. This stepback provides visual relief and creates a distinction between the base and the towers, contributing to a balanced and visually appealing composition. The varied articulation and detailing throughout the base, and the considerable tower pull back from the base will ensure an appropriate pedestrian scale and streetwall design to the Borden Avenue. 10.3 Building Tower Design Design for Outdoor Comfort — CW I MTSA Compatibility — CW I MTSA I TB Built Form — CW I MTSA I TB Environment — TB Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment Height Building M is a 16 -storey high-rise mixe 4 -storey mid -rise podium. Building Length Building M's podium is 85.8 metres in IE above is 54.5 metres in length. Upper Storey Stepbacks Above the 4 -storey podium, the tower the western podium edge (facing "Nang metres from Olde Fashioned Way, 28 n and approximately 13 to 17 metres to tl The tower further steps back 3 metres The mechanical penthouse level step b� long building sides and 11.4 metres on t Relative Height, Separation and 0 Building I and Building J on the facia Featherstone Park" are relevant for Blocl Building Guidelines. The Relative Height generally meets the guidelines with a p relation to the height of the 18 -storey Buil J on Block 4. The Physical Separation meets the guidelines for separating towE 79 to 85 metres of separation to Building M only requires 25 metres on its own). Towers of Building M and Building I placement. Towers of Building M and BL with the parallel orientation, generally in guidance and Overlap is further justifiE separation provided as noted above impacts with the shorter facing end of Tc 1. Existing Building) - -- -- -_ Olde Fast ` �r _ - Toned wayf:- � Building 1 18 Building J 20 I 84.7 m i Tower Separation I II ti Nancy M Featherstone Park : 3 1 F 1 79.5 m -.-Vvf _&Wj y 'Pal Tower Separation Building positioning and configuration for Block 3 design Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment 3m 16 tw twj 3 3 Building 10.4 Vehicular Access and Circulation Inclusive Design — CW I MTSA I MRB Site Function — CW I MTSA Street Design — CW I MTSA I MRB Streets & Open Space — MRB Block 3 will be served by a single vehicular access from Olde Fashioned Way, connecting to the above and below grade parking garage. This access is aligned with the Blocks 1 and 15 access across Olde Fashioned Way accessing loading and service areas to minimize turning movement conflicts with larger vehicles. 10.5 Pedestrian Access and Circulation Inclusive Design — CW I MTSA I MRB Site Function — CW I MTSA I MRB Street Design — CW I MTSA The abutting public sidewalk along Olde Fashioned Way will provide the principal access to Block 3. Pedestrians will access the ground floor lobby entrances situated on the front portion of the building facing Olde Fashioned Way. Further to this principal connection, connections to the abutting Nancy Featherstone Park abutting to west and multi -use pathway abutting to the south are intended to provide further pedestrian connectivity on Block 3 to parks, open spaces and transit A defined pedestrian connection to the multi -use pathway will lead through Block 3 and link to the trailway connecting to the Mill ION Station. 10.6 Loading and Service Areas Site Function — CW I MTSA I MRB Loading and service functions for the Building M will be internalized on Block 3, away from Olde Fashioned Way. They will include a dedicated loading space for residents within the building base Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment directly connect to independent garbag in locations in the building. The loading space for turn -around movements and n Pedestrian and Vehicular Circulation Routes —+ Vehicular Movements Pedestrian Movemer 10.7 Parking Inclusive Design — CW I MTSA I MRB Site Function — CW I MTSA I MRB Structured Parking — SP Parking is contained within an integratec contains 413 parking spaces in total, i between non-residential and residential uses including visitors. 10.8 Building Materials and Artici Parking is provided on one level of underground parking, three levels of structured parking (second to fourth storeys), accessed from the Design for Outdoor Comfort — CW I MT1 driveway from Olde Fashioned Way. Compatibility — CW I MTSA I MRB Built Form — CW I MTSA I MRB A total of 94 bicycle parking spaces will be provided, out of which 84 Class A" indoor parking spaces (for residential and non-residential uses) will be provided in secure storage rooms ton the ground floor and second floor. The remainder is 10 "Class B" parking spaces in secure outdoor locations surrounding the main building entrances for residents and at the back of the building for visitors using the non- residential uses. &C0_1WXj V V 0 0 0 l 0 0 0 0 0 0 0 l 0 0 0 0 0 0 0 o 0 o o 0 o 0 0 o 0 o 0 0 o o 0 o o 0 0 0 0 o 7777 7 0 0 0 0 0 � 0 0 0 0 0 l o 0 o I 0 0 N- Es EN w�i ��� �DEDoDED,DRKD�DoDID o o I 0 0 Z 0 The design of Building M is expected tc to that of Block 2 outlined above. Th inspired materiality and textures with accentuation of the different tall buildir and top) through materiality, proportion! 10.9 Block Landscaping Inclusive Design — CW I MTSA I MRB Street Design — CW I MTSA 77q Shared Spaces — MRB oV 0 0 0 0 e g o 0 0 0 3N0N,i��.V oRPnR D Layout of P1 Parking Level (left) and Parking Levels 2 - 4 (right) ZI I Landscaping for the Block 3 edges will h the Olde Fashioned Way streetscape (n Park" design intent (west), multi -use (south), and the Borden Avenue street all four sides are generally intended as deciduous trees, where space permits, interface. 0 0 Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment 111 10.10 Amenity Areas Shared Spaces — CW I MTSA I MRB I� Building M's podium -tower configuratio space atop the building podium suited Such terraces are expected to be prim surface treatment for durability and landscape treatments can be added thn beds, including deciduous canopy tr standalone, together with movable plan Formal and informal sitting and dining areas can be provided, including cooking and warming facilities. Privacy screens can provide a boundary between different functional "rooms" making up the rooftop terrace, as well as distinctions between exclusive resident and office worker spaces. The outdoor function of these common terraces is complemented by the individual unit balconies expected for each unit throughout the 5th through 16th storeys of the building. Detailed design will further explore and illustrate these public and public/private spaces. Lighting elements at the time of detailed Site Plan Approval design will address appropriate lighting levels for safety in these higher pedestrian activity areas. Opportunities for incorporating landscaping elements and surface treatment that promotes stormwater infiltration will be explored at detailed design. Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment Podium rooftop terraces on Building M BLOCKS 4,5,6&7 DESIGN OVERVIEW AND RES[ High -Rise Residential Blocks 4, 5, 6 & 7 have a combined area of 4.07 -hectares, situated along most of Olde Fashioned Way's south side and bounded by the CNR rail line to the south, the public park on Block 8 to the east, and Stirling Avenue South to the west. These blocks will accommodate higher rise residential forms and will contain the bulk of the proposed development's intensity and units. These blocks reflect the location and general intent of the "High Rise Residential" land use designation of the PARTS Rockway Plan. Blocks 4, 5, 6 & 7 contain seven high-rise residential buildings (Buildings D through J) arranged along the Olde Fashioned Way frontage with a combined total of 2,540 apartment units. Building heights vary along the length of Block 4, ranging from 18 storeys to 38 storeys. Breakdown of apartment units for each block are as follows: • Block 4 contains two high-rise residential buildings (Buildings J and 1) with a total of 555 apartment units. • Block 5 contains two high-rise residential buildings (Buildings G and H) with a total of 980 apartment units. • Block 6 contains one high-rise residential building (Building F) with a total of 328 apartment units. • Block 7 contains two high-rise residential buildings (Buildings E and D) with a total of 570 apartment units. Blocks 4,5,6 & 7 buildings (highlighted) within the overall Metz devel Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment 11.1 Building Groupings With the exception of Building F which is a standalone residential building, the remaining six buildings (D,E,G,H,I,J) are arranged in three modulesoftwo buildingseach, connected bya mid -rise podium (six storeys in height) that link the buildings and provide a pedestrian scale edge to the Olde Fashioned Way between the towers. The spaces between the podium and towers contain a combination of at - grade and rooftop amenity spaces for residents, complementing the internal common amenity areas expected within the buildings. Grouping strategies focus on architectural and urban means to create commonality between buildings. Grouping strategies apply to all building types, not just the tallest ones. The lower levels of all buildings play an important role in defining the quality of the public realm. As such, it is important not to fixate on tall buildings and landmarks, but to dedicate attention to every building that addresses the street. ,r i 0.69 M r Building E 18 6 Rooftop 1 psi G3�aa 17 6 Rooftop Building F 22 Building D 20 tl� 11.2 Building Base Design Inclusive Design — CW I MTSA Compatibility — CW I MTSA I TB Built Form — CW I MTSA I TB Blocks 4 - 7 buildings are arranged al( occupy majority of the street frontage of ti building edges while providing additions pedestrian walkways. Building G -H are Fashioned Way with their narrow edges f to Courtland, to visually diminish the a towers looking north to south through tf J are situated on the east and west ends streets within the blocks. The base of the buildings are massed storeys in height. There are three modul standalone building. Each module is link 00 ti ' Lqx v -16 Rooftop Buildir Building G 25 Courtyard Building H 38 MR Buil( Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment six storeys between Buildings D/E, G/H, and I/J. These connecting podiums provide multiple functions: accommodating entrances to the two buildings for drop-off purposes, providing for continuity of the architectural treatment of the building bases, screen large portions of the integrated parking structure, and enclosing outdoor courtyard space between the buildings. The length of the buildings varies along Olde Fashioned Way, ranging generally between 60 and 100 metres with the connecting podiums in between the tower bases, excluding the portion of the 4 -storey parking garage to the rear of Block 4 along the rail corridor. Although exceeding the general guideline length of 70 metres in some instances, the visual perception of these bases is mitigated by the regular rhythm of windows and articulation and reduced through the setbacks and height change of the connecting podiums. Distinction of the building base will be achieved through a combination of tower recessions from the outside edges of the longer sides of the building modules, differentiation in colours and materials from that of the tower portions, and a consistent rhythm oftransparent fenestration lining all sides. The ground floor heights of all seven buildings facing Olde Fashioned Way are generally 4.5 metres and 5.6 metres, which are meant to accommodate common amenity areas and functions of the building leading to the public streetscape. The ground floor has highly transparent glazed windows that frame around the building base to visually anchor the building. Residential units located within the podium and towers will include balconies overlooking the street and central courtyard. Taken together, this design will anchor the base of the buildings and provides an appropriate street edge condition, with variety created through the rhythm of building base and courtyards as the pairs of towers alternate. architectural treatment where exposed a in the spaces between the building mo these exposed edges within the overall a particularly for the ends facing the publi rear context and limited prominence of t 11.3 Building Tower Design Design for Outdoor Comfort — CW I MT1 Compatibility — CW I MTSA I TB Built Form — CW I MTSA I TB Environment — TB Placement The placement of the towers is partly (Blocks 4 -7) contextual relationship wit orientation was considered together wi considerations. The shorter side of Tow to Olde Fashioned Way and to the ac maximize separation while still meeting considerations. In addition to that, the from the street -facing sides of the build) either modest at 3 metres for Tower I to C a distinction between the base and tower at 15.5 metres for Tower H to Olde Fa! Tower F to the private road for the pur creates visual interest and a dynamic PE that mediates the scale of proposed tow and responsive to Olde Fashioned Way. Size & Proportion The integrated 4 -storey above -grade parking garage purposely lines the railway corridor for buffering purposes. The ends of the The towers of Buildings D - J are comp parking garage along the railway corridor are "tucked in" to minimize atop the mid -rise building base, set at perception along those lengths. They are screened by the connecting 20 storeys in height respectively. Each tc podiums of the base from views from Olde Fashioned Street. The "upper" sections created by a combina Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment i kirX s 'I h. Rendering of Buildings I & J, as seen from Olde Fashioned Way Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment PO ~ and architectural effects. The lower tower floorplates are 1,250 square metres and a length -to -width ratio above 1.6. The upper storeys of the towers step back at 3 metres on all towers and are generally between 1120 square metres to 1055 square metres. Overlook Towers D/F, Towers E/F, Towers H/I and Towers H/J have minor overlaps given its perpendicular relationship with shorter building ends. Towers D/E, Towers F/G, Towers G/H and Towers I/J have greater overlaps; however, the towers are staggered to increase the perceived tower separation distances and no projected balconies are proposed to minimize privacy concerns. Relative Height The tower heights have been varied as intended by the Tall Building Guidelines. The towers vary from 18 to 38 storeys across Blocks 4 - 7, with abutting height differences between towers principally between 65% and 88% relationship between shorter and taller towers. Buildings E/D and I/J situated at east and west ends of the southern blocks are similar, with only a two-storey difference, but variety is made up across the blocks south of Olde Fashioned Way. The heights are varied in the "random" pattern for variety and interest purposes with the shortest buildings at the east and west ends of the blocks where they transition to abutting properties on Stirling Avenue to west and the public park (Nancy Featherstone Park) on the Site to east. The tall buildings are stepped for variety and sculpted to reduce the appearance of mass and add visual interest to the upper building. Additional design refinement will occur at the Site Plan Approval stage employing materiality, balconies, use of colour, top design and other techniques to further reduce the appearance of mass and bulk. Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment Separation The proposed tower arrangement incc design guidance for physical separation, deficiencies. These deficiencies have bE possible, balanced with other tall buildinj are mitigated in part by their situation. The deficiency between Towers D/F, 1 Towers H/J are mitigated in part by the pi the fact that the separation is internal to 1 off-site. The oblique nature of the view reduces any potential privacy impacts. 1 upper tower portion is mitigated by the reduced number of units viewing towar storeys (see page 80 for Table Sumrr Distances). 11.4 Building Top Design Design for Outdoor Comfort — CW I MTI Compatibility — CW I MTSA I TB Built Form — CW I MTSA I TB Environment — TB The building tops of the seven building,, mechanical penthouses, setbacks of the Olde Fashioned Wayface, uppercornice I materials and colours. The collective sl Master Development Plan will positive skyline, southeast of Downtown Kitcher for the development in the overall contE will be explored and detailed through the which may include further distinctions b, K L E 18 34.3m 38m F 32.7m 39.8m 33.9m 22 43.7m D 3�8� } 2n ` 30.93m !� v i w Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment C C G 19 46.7m 25 43.1m 52.3m H 55.2m 38 48.3m 19, 46.2m Lower Upper Lower Upper Lower Upper Lower Upper Lower Upper Lower Upper Lower Upper Tower Dimensions TOWER Height (m) Length (m) Width (m) Area (sq. m) Tower D 6-16 storeys 49.5 57.6 21.7 1250 17-18 storeys 56.2 54.6 21.7 1185 19-20 storeys 66.5 51.6 21.7 1120 Tower E 6-14 storeys 43.8 57.6 21.7 1250 15-16 storeys 50.5 54.6 21.7 1185 17-18 storeys 60.8 51.6 21.7 1120 Tower F 6-15 storeys 55 57.6 21.7 1250 16-19 storeys 64.8 54.6 21.7 1185 20-22 storeys 72.5 51.6 21.7 1120 Tower G 6-15 storeys 50 57.6 21.7 1250 16-22 storeys 72.2 54.6 21.7 1185 23-25 storeys 82 51.6 21.7 1120 Tower H 6-12 storeys 37.1 57.6 21.7 1250 13-22 storeys 72.2 54.6 21.7 1185 23-29 storeys 94.4 51.6 21.7 1120 30-38 storeys 122.8 48.6 21.7 1055 Tower I 6-14 storeys 46.9 57.6 21.7 1250 15-16 storeys 53.6 54.6 21.7 1185 17-18 storeys 60.3 51.6 21.7 1120 Tower J MA 6-16 storeys 49.5 57.6 21.7 1250 17-18 storeys 56.2 54.6 21.7 1185 19-20 storeys 66.5 51.6 21.7 1120 Table Summary of Physical Separation Distances Physical Separation Per Tower Physical Separation TOWER Distance per Guidelines (m) Tower D 6-16 storeys 14.2 17-18 storeys 15.3 19-20 storeys 17.1 Tower E 6-14 storeys 12.6 15-16 storeys 13.7 17-18 storeys 15.6 Tower F 6-15 storeys 15.8 16-19 storeys 17.5 20-22 storeys 18.7 Tower G 6-15 storeys 14.4 16-22 storeys 19.7 23-25 storeys 21.1 Tower H 6-12 storeys 10.6 13-22 storeys 19.7 23-29 storeys 24.3 30-38 storeys 29.8 Tower 1 6-14 storeys 13.5 15-16 storeys 14.6 17-18 storeys 15.5 Tower J 6-16 storeys 14.2 17-18 storeys 15.3 19-20 storeys 17.1 Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment Facing Condition Parallel Condition Lower Tower D to Tower E Tower F to Tower G Tower G to Tower H Tower I to Tower J Tower D to Off-site (abutting Stirling Ave) Tower E to Off-site (abutting Stirling Ave) U pper Tower D to Tower E Tower F to Tower G Tower G to Tower H Tower I to Tower J Tower D to Off-site (abutting Stirling Ave) Tower E to Off-site (abutting Stirling Ave) Perpendicular Condition Upper Tower D to Tower F Tower E to Tower F Tower H to Tower I Tower H to Tower J 11.5 Vehicular Access and Circulation Inclusive Design — CW I DT I MTSA Site Function — CW I DT I MTSA Street Design — CW I DT I MTSA I TB Streets & Open Space — TB Blocks 4-7 have three vehicular accesses from Olde Fashioned Way, connecting to the parking garage entrances and drop-off locations between the tower groupings. The eastern entrance is aligned with the Block 2 P1 garage level entrance on Olde Fashioned Way, providing access to the parking garage entrances at the base of Buildings H, I and J. The central entrance is aligned with the terminus of Palmer Avenue, providing access to the parking garage entrances at the base of Building G. The western entrance is accessed from a private roadway extending from Olde Fashioned Way leading to the parking garage entrances at the base of Buildings D, E and F. Each entrance courtyard has a separate drop-off location and turnaround facilities accessing lobby entrances and garbage/loading functional areas between the tower groupings. All four vehicular entrances have access to the ground floor of the fully integrated parking garage with connections to the underground as well as to upper garage levels. 11.6 Pedestrian Access and Circulation Inclusive Design — CW I DT I MTSA Site Function — CW I DT I MTSA Street Design — CW I DT I MTSA I TB Streets & Open Space — TB All seven buildings on Blocks 4-7 will connect into the public sidewalks on Olde Fashioned Way and the private roadway extension through building entrances situated close to the sidewalk edge. The residential lobbies are regularly spaced between the vehicular access points for purposes of maximizing separation of pedestrian and vehicular traffic and circulation. The Buildings I and J interface with the public park on Block 13 will be explored at the time of Site Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment Plan Approval, which currently shows a building length leading to the public side) Further to these principal pedestrian co walkways line the vehicular entrance dri) Way and the private roadway. These walkways provide connections to functi( 4-7, including parking garage exit doors indoor bike storage areas. Detailed design of Site Plan Approval wi comfortable movements to and through will be designed for universal accessibilit} through surface definition will be explor infrastructure will be addressed at det; elements will address appropriate lighth pedestrian areas. 11.7 Loading and Service Areas Site Function — CW I DT I MTSA Environment — TB Loading and service functions are inters away from the bounding public streets. by a dedicated loading space and a residents within the building base acces site driveways from Olde Fashioned WE The blocks are sited to enable garbag( for pickup within the planned internal d municipal streets. Mechanical equiprr incorporated into the parking garage levy 11.8 Parking Inclusive Design — CW I DT I MTSA Site Function — CW I DT I MTSA All car parking is internalized within an integrated parking garage shared between the seven towers on Blocks 4-7 and two towers on Blocks 8-9. A four -storey above -grade garage contains 1,705 parking spaces along the southern boundary of Block 4, providing for a buffer from the abutting the CNR rail line. In addition to the four - storey above -grade parking garage, there is one level of underground parking containing 1,136 parking spaces which lies under the entirety of Blocks 4-9, including the seven towers on Blocks 4-7 and above - grade parking structure. All seven buildings on Blocks 4-7 access the above -grade and underground parking through each of the three vehicular accesses from Olde Fashioned Way, which are aligned with those access driveways on Block 2 as well as with the terminus of Palmer Avenue to the north. Of the total supply, 2,119 parking spaces are dedicated for residential units through the full garage, both underground and above -grade for Block 4-9. The remaining 722 parking spaces are dedicated for shared non-residential users and residential visitors. The parking supply includes 40 barrier -free spaces tl throughout all garage levels, situated cl the respective floors for convenient accE The proposed development satisfies t A) and outdoor (Class B) bicycle parkin bicycling parking spaces. This total is pri "Class A" indoor parking spaces are provi throughout smaller areas on the P1 and 36 "Class B" parking spaces in secure OL building entrances and along the street circulation by visitors to the Site. oaoa oFF �t — F- 1 I - - —, P. - Layout Layout of P1 Parking Level for Blocks 4-9 (above) and Ground Floor of the 4 -storey Parking Garage (below) Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment 11.9 Building Materials and Articulation Design for Outdoor Comfort — CW I MTSA Cultural & Natural Heritage — CW I MTSA I TB Compatibility — CW I MTSA I TB Built Form — CW I MTSA I TB The proposed design uses a contemporary aesthetic blended with traditional, contextual inspirations when it comes to articulation and materiality. A common outcome of this development context has been the prevalence of the tower and podium building typology, where the lower portions of the building are expressed as one architectural component, and the tower as a second distinct vertical element. However, the proposed design is unified by a shared colour palette and materiality to establish balanced solid -to -glass proportions, window and entrance design, and aperture ratios and depths. The material strategy will be to utilize a palette that reflects robustness, durability, local character, and environmental performance. This aesthetic is achieved in a varied method throughout the different components of the buildings and between towers, per below. Building Base The podiums act as an anchor to the tower elements, located to frame and reinforce the street walls along Olde Fashioned Way and private road. The podiums along Olde Fashioned Way have been designed to provide an appropriately scaled transition to the adjacent uses, with setbacks for trees and planting that will establish a soft landscape treatment. The design emphasizes the use of red bricks (except for Buildings G and H), clear glazing with high ceilings and strategic arrangement of internal building uses to create a visual connection between the public and private realms. Transparent glass extends the height of the ground floor elevation interposed with lines of metal accents to demarcate divisions (horizontal and vertical). The main building entrances are clearly distinguished and are inset to provide weather protection for pedestrians. The ground floors will contain a mix of services, including privately accessed fitness rooms, multi- purpose rooms, and residential lobby areas. Projected balconies are Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment proposed for all units within the buildir along the elevations, contributing to buildings, adding visual interest and b scale of the longer building elevations. Tower The towers designs incorporate horizor create visual interest and distinguish t G and H have rhythmic modularity defi contrasting colours, projected balconi elevations. The distinction between the accentuated through changes in the cc building articulations such as by pro\ curtain wall with narrow vertical lines of divisions. They also give a depth to th visually interesting external skin to the b The fagade design of Towers E&D and I west ends of the southern blocks are s volu metric massing (red brickcladdingfo fagade for lower tower and a darker c with balconies at regular intervals of to smaller to bigger dwelling units. Balc colour vertical bands alternating with grouped together with a darker claddh the vertical definition of the tower desig the tower is designed with further stepb a refined manner with transparent glasE `interlocking' with the lower tower which and provide the illusion of multiple build Tower Top The rooftop finish of each of the towel stepped back from the tower portion of the building profile. The mechanical pens appear as an extension of the principal ti 416. Rendering R Buildings G & H as seen lor m Olde Fashioned Wa Urban Design Report The Mez (Schneiders) Mixed -Use Redevelopment F Rendering of Buildings E & F, as seen from private road Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment r - } a' F Rendering of Buildings E & F, as seen from private road Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment r - 11.10 Block Landscaping Inclusive Design — CW I MTSA Street Design — CW I MTSA I TB Streets & Open Space — TB Olde Fashioned Way provides the public street edge for the Blocks 4-7 development. The building massing of the seven buildings on Blocks 4-7 reinforces an urban streetscape character to this public street, with buildings positioned close to the sidewalk edge but with variation and recession of portions of the built form to provide relief. Olde Fashioned Way's landscape design as well as the design of the landscape spaces on Blocks 4-7 facing the street will be determined at the time of Site Plan Approval. The public realm, while not fully designed at this stage, is conceptually illustrated in the Site Master Development Plan and renderings, and demonstrates that the desired human -scaled, varied and visually appealing streetscape can be achieved. Lighting elements at the time of detailed Site Plan Approval design will address appropriate lighting levels for safety in these higher pedestrian activity areas. Water -efficient and drought -tolerant species will be incorporated into the landscape plans at the time of Site Plan Approval, includingthe consideration of rainwater collection and re -use as warranted and appropriate. Amenity Areas Shared Spaces — CW I MTSA I TB The proposed public park on Block 13 and urban plaza on Blocks 1 provide the main recreation spaces for residents and employees on the overall Site. Complementing the function of these spaces, the Blocks 4-7 buildings contains a series of private amenity spaces for building residents and visitors. An at -grade landscaped courtyard space is provided between Buildings G and H with indoor amenity area facing this landscaped outdoor space. The connecting podium Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment for all seven buildings provides opportur formal amenity space for residents. As w seven buildings provide additional amen The size and configuration of these bal the context, including smaller recessed t balconies. The design details of these through the Site Plan Approval process. 11.12 Microclimatic Impact Anal Design for Sustainability — CW I MTSA Environment — TB Shadow Analysis The shadow impact assessment is cont Urban Design Report. North-South Cross-section Views of the Buildings A, I and J B'o /a —, - a,a_ 1230 m 0°1 F m BLDG a,a F 0°1-0060 -„o 0°1_00° -BLDG - a6 0°1_ oo - 0 _ a,a_ oo a,a_- - 3 324,60 Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment = �i . ME MIN ME ®t ®® North-South Cross-section Views of the Buildings A, C and H Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment /1 NORTH SOUTH SEQION 1. t1 � LL MIL I I . t i o Iles,oaers, _— IMPS ,a I I rowrvHos, sE —— smErvr �s sloaer E TH3 11-31 rHs o noon i- reaMP ,,,� caourvo Paax rvc �EVE�i -c a� —III III—III III III- North-South Cross-section Views of the Buildings K, E and D (top) and Townhouse Block, Buildings L and F (bottom) Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment 6 East-West Cross-section Views of the Buildings M, J, G, F and D Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment BLOCKS 8 ,9,10 & 11 DESIGN OVERVIEW AND RE; Mid -Rise Multiples Blocks 8 and 9 are 0.28 hectare and 0.39 hectares in size, situated north of private road leading from Olde Fashioned Way. Two eight - storey residential buildings, Buildings Land Kare proposed on Block 8 and Block %respectively. They are arranged to line the private driveways from Olde Fashioned Way and Vernon Avenue. Both Blocks 8 and 9 will be served by an underground parking garage. The small 0.03 -hectare Block 11 north of Building K with frontage on Courtland Avenue is reserved as a future development block and could be developed with Block 9 on the site or could be consolidated with other landholdings on Courtland Avenue if such a situation presents. The 0.06 -hectare parcel Block 10 north of Building L is intended for a small block of three- storey townhouses with access from Vernon Avenue. Rendering of Buildings L and K as seen from private road Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment 12.1 Ground Floor Design Inclusive Design — CW I MTSA I MRB Compatibility — CW I MTSA I MRB Built Form — CW I MTSA I MRB The mid -rise buildings on Blocks 8 and 9 are stand-alone residential buildings with a floor -to -floor height of 5.6 metres to accommodate internalized loading areas and flexibility of different activities. The ground floor is designed with grade -related dwellings units and indoor amenity spaces lining the multi -use pathway, and ample glazing to provide clear views into and out from ground floor uses facing the public realm along the private road. This promotes a safe and animated streetscape. The building base is setback from the street edge to accommodate landscape areas with tree planting. This will serve as transitional space between the multi -use pathway and the building interior to provide privacy. There are three townhouse units arranged to line Vernon Avenue. The main entrance doors to each unit are accessed from individual drivewayswith sufficient space forsoft landscaping and tree planting. The ground floor plane will include windows and doors, and porches may be considered. These details will be explored and detailed through the Site Plan Approval process. 12.2 Building Form Design Placement and Orientation Building K is positioned parallel to the private road, an extension of Olde Fashioned Way and Building L is oriented north -south, positioned parallel to the internal driveway shared between Blocks 8 and 9. Building L is setback 3 to 7 metres from the edge of the multi- use pathway. A 10.3 -metre setback is provided from the building base to the property line abutting the existing detached dwellings along Palmer Avenue and Courtland Avenue and a 10 -metre setback is provided from the building to the street edge along Palmer Avenue. Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment Building K is setback 7.8 to 12.5 metres to respect the interface with the existin and provides appropriate transition. The animate the street while providing suffici Building Length Buildings K and L are 57 metres long 18.9 metres long in keeping with the gui Height Building K and L are eight -storey buildh in height in keeping with Medium Inter of the PARTS Rockway Plan and providi appropriate fit to abutting low-rise dwel Courtland Avenue Upper Storeys Upper storey stepbacks for Buildings abutting interfaces to Buildings Eand F, tc block to the north and along Palmer Avg 3 metres from the sixth storey and 3.8 r penthouse level. Building L steps back storey and 1.5 metres from the sixth sto mechanical penthouse level. Relative Height, Separation and Overlook Per Guidelines Provided For Block 8 and 9, the Mid -Rise Building Guidelines suggest considering the contextual relationship to tall building form Blocks 6 and 7 as it relates to Relative Height, Separation and Overlook. Buildings E and F on Blocks 6 and 7 have an interface with Blocks 8 and 9 for these considerations. 21.70 For Relative Height, the 8 -storey height of the Blocks 8 and 9 designs are 36% to 44% of the height range of the Blocks and 7tall buildings. Ln For Overlook, Buildings E/K and Buildings F/L have minor overlaps in LO a perpendicular relationship. This overlap is further mitigated by the K �� use of stepbacks and exclusion on balconies for the upper storeys for Buildings K and L as well as the exceedance of the Physical Separation distance. 12.6m For Physical Separation, all the suggested Physical Separation 27.5m between the mid -rise buildings of Block 8/9 and the tall buildings on Block 6/7 satisfies and meets the recommended design guidance E for Tall Buildings. All building relationships exceed the Physical Separation respective distance. M�tL is F °w ° _E - T11 1 -1 1112 TH3 11 =°EN . ;°E °ER°E °. °K IE°EI° North-South Cross-section Views of Townhouse Block, Buildings L and F Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment 12.3 Vehicular Circulation Inclusive Design — CW I MTSA I MRB Site Function — CW I MTSA I LRCMUB Street Design — CW I MTSA Vehicular access to Blocks 8 and 9 is provided by a private driveway linking to the private road extending from Olde Fashioned Way. The internal driveway access connects to the drop-off location between the buildings, access to the loading areas as well as to the underground parking garage situated behind Building L. Additional access is provided by way of Vernon Avenue, which will connect to an underground parking level. 12.4 Pedestrian Circulation Inclusive Design — CW I DT I MTSA Site Function — CW I DT I MTSA Street Design — CW I DT I MTSA I TB The main residential entrances to the Buildings K and L on Blocks 8 and 9 will connect to the multi -use pathway along the private road extending to Olde Fashioned Way. The townblock on Block 10 is accessible from the Vernon Avenue public sidewalk. 12.5 Parking and Loading Site Function — CW I MTSA I MRB Parking for Blocks 8 and 9 are accommodated within the underground parking garage. Loading and service functions are internalized in the development, away from the bounding public streets. Parking for the townhouse block have an individual driveway and an integrate parking garage on the ground floor. Pedestrian and Vehicular Circulation Routes �j �6,, - 0 AMENITY y - U 1B=D LQDBY iIle- . ze a n2B GARBAG II B LOBBY 3B DOOIR AMENITY �i t' —+ Vehicular Movements ."1 Pedestrian Movements 12.6 Building Materials and Articulation Design for Outdoor Comfort — CW I MTSA I MRB Compatibility — CW I MTSA I MRB Built Form — CW I MTSA I MRB All three buildingsshare a common architectural aeE materiality and textures with contemporary finish( similar exterior design. The mid -rise building mass horizontally and vertically, with a variety of means. Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment for recessions and projections of the building envelope with a regular rhythm of divisions along the street as well as architectural touches related to changes in materials and colours, balcony design, and supporting architectural features. The indoor amenity spaces on the ground floor level consist of transparent glass that extends the height of the ground floor elevation interposed with lines of metal accents to demarcate divisions (horizontal and vertical), intending to the anchor the building while the upper storeys are differentiated with white and grey masonry cladding which adds prominence to the paired balconies and window openings. Horizontal articulation includes differentiation of materials on the uppermost portion of the building with narrow vertical windows spaced closely which gives the appearance of a transparent glass wall. The mechanical penthouses of each of the buildings are largely clad with light coloured pre -cast NOMEM Of -lop s panels consistent with the remainder of the enclosed mechanical and service arE For the townhouse block, brick will be u! tying to the prevailing neighbourhood p treated with a high degree of articulatio on the elevation containing the primary k be articulated with canopies and/porch composed with a regular rhythm along to the extent possible. Distinguished hori throughout the building elevations to between the storeys. Details of the building designs and mater during the site plan process. Rendering of Building L in relationship with Buildings F and E as seen from private road Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment 12.7 Block Landscaping Inclusive Design — CW I MTSA I LRCMUB Street Design — CW I MTSA Shared Spaces — LRCMUB The edges of the blocks will incorporate enhanced greenspaces for residential entrances, as well as a unified urban design vocabulary to generate pedestrian activity, programmed for animation and all - seasonal interest. The buildings designs 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. In addition, there will be a high concentration of windows and entrances along the private road and along Palmer Avenue streetscape to further activate the streets 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. 12.8 Amenity Areas Shared Spaces — CW I MTSA I LRCMUB Buildings Kand L include indooramenity spaces located on theground floor. These areas will function as multi -use common areas that can be programmed for different events/functions. This space is intended to be highly visible and transparent in order to provide animation along the adjacent public realms. Buildings K and L include indoor amenity spaces located on the ground floor. These areas will function as multi -use common areas that can be programmed for different events/functions. This space is intended to be highly visible and transparent in order to provide animation along the adjacent public realms. In addition, each dwelling unit will have access to private Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment outdoor amenity space in the form of a k further proposed to provide for varying variety of programming and use. SUSTAINABLE DESIGN Design for Sustainability — CW I DT I MTSA Environment — TB Sustainable design entails a comprehensive, holistic approach to the design, construction, operation and maintenance of sites and buildings. While LEED or another rating system is not being targeted for the project, utilizing individual sustainability techniques, whether individually or as a group, are encouraged. Sustainability comes at three general levels: the neighbourhood, site, and building levels of design. Neighbourhood Level Considerations Neighbourhood -level sustainability comes from features or contextual situations that are naturally inherent from the Site. At the neighbourhood level, many sustainable benefits are inherent within the proposed redevelopment, including: • Remediation and redevelopment of a brownfield site within the existing fabric of Kitchener's Rockway area. • Accommodation of different lifestyle needs for residents with a range of different housing types, forms and sizes. • Provision of a complete neighbourhood with a potential for a mix of residential, commercial, community, and recreational activities. • Provision of a compact neighbourhood with built form densities that efficiently use land and support rapid and local transit uses. • Interconnected system of sidewalks, walkways, multi -use trails, on -street bicycle facilities, and open spaces that promote opportunities for active transportation choices. Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment Site Level Considerations Site -level sustainability comes from the the Site's spaces and functions, outside the Site's outdoor areas and functions al development, the following should be ex • Maximize the use of structured underground or above ground) versus • Divide larger surface parking areas minimize impervious surfaces. • Use permeable or pervious surface r areas. • Use high albedo surface materials on as concrete or light coloured asphalt, • Use deciduous trees in strategic locz to provide natural shading. • Select native species of plants that sustainable in an urban environment • Use structural soils for street plan canopy of trees along all streets over • Use a diversity of street tree species may be susceptible to disease. • Use xeriscape planting practices, in tolerant plant species, to avoid the ne maximize water conservation efforts. • Consider landscape schemes that L mulching of plantings beds to redui moisture, in lieu of sod that would require intensive watering and maintenance. • Incorporate opportunities for utilizing non -potable water sources where irrigation is required, such as roof capture, in combination with efficient, centralized drip irrigation systems. • Utilize rainwater practices for ground infiltration where re -use is not needed, such as permeable surfaces, drainage swales, infiltration trenches, or soakway pits. • Undertake lighting plans that ensure a uniform level of lighting across the Site, accent pedestrian activity areas, and utilize energy efficient fixtures. • Consider incorporating alternative roof designs and use (green roofs, blue roofs, or white roofs) on large exposed roofs of buildings, which may include above -grade parking structures or retained employment buildings. Building Scale Considerations Building -level sustainability comes from both exterior and interior design and finishes, recognizing the planning process concerns itself principally with the form. For laying out and designing buildings at the detailed stages of development, the following should be explored: • Maximize the amount of north -facing building exposures which provide diffuse daylighting and south -facing passive solar heating opportunities • Optimize energy efficiency within the building to exceed the minimum requirements of the Ontario Building Code. • Incorporate indoor water design measures that satisfy, and exceed where possible, the Ontario Building Code in terms of water efficiency and the use of water efficient fixtures for the building. • Balance the wall -to -window ratio between interests of energy Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment efficiency and urban design ob. transparency. • Maximize the amount of natural dayli to minimize energy use. • Maximize the use of passive ventil; building design to reduce energy req • Incorporate interior controls for clic be tailored to individual building requirements. • Incorporate internal areas for the garbage, recyclables, and organic we • Implement construction waste mar most construction waste from the lar • Establish minimum thresholds for t reclaimed materials in construction K • Select materials on those that are r( that are renewable. • Prioritize the selection of low -emit interior design process in interests of • Implement a Transportation Deman building in keeping with TDM guidelh • Consider incorporating alternative r, roofs, blue roofs, or white roofs) buildings, which may include above - retained employment buildings. Transportation Demand Managem The Site inherently supports movement given its advantages related to proximity and Iron Horse Trail, the proposed corr of the development, and new public sid routes through the Site. The proposed development plan will include bicycle parking spaces (indoors and outdoors) as part of all residential and non-residential buildings and shower and change facilities within the non-residential buildings, which are both Transportation Demand Management (TDM) measures to reduce car travel needs. Minimum requirements for both measures are included with the proposed zoning for the Site. These TDM measures support the minimum parking rates in the proposed zoning which are set below the current rates in Kitchener's By-law 85-1 (and in-line with those in the CROZBY by- law). Development providing the minimum parking rates should be encouraged as a further TDM measure, particularly given proximity to rapid transit options in the immediately surrounding area. Further to these TDM measures regulated through zoning, other measures should be explored at the time of detailed design. Such TDM programs for buildings or grouping of buildings include such measures as shared parking between different land uses, Travelwise memberships, car share programs, TDM coordinator and support programs, unbundled parking, and paid parking. Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment SUMMARY AND CONCLUSIONS The redevelopment of the 10.4 -hectare former Schneiders property provides an opportunity to create a new higher density, mixed use neighbourhood in close proximity to two ION Rapid Transit stations. The site development strategy generally follows the land use and urban design direction of the recent PARTS Rockway Plan, and implements Provincial, Regional and Local land use policies. The Master Plan illustrates the extension of local streets into the Site to connect the `old' and `new', Three buildings are being retained as an employment and commercial hub, with a new urban plaza located along Kent Street as the focal and meeting point for the neighbourhood. A newpublic park is beingcreated and a multi-usetrail established. A variety of mid -rise and high-rise residential buildings are proposed with lower buildings on the northern and western edge, and high-rise buildings with a four -storey parking structure along the railway. This layout achieves a compatible arrangement with adjacent neighbourhoods. The "Design for Tall Buildings" Guidelines provide additional direction for the high-rise component of the neighbourhood. The Master Plan demonstrates general compliance with the guidelines through building bases and tops, variation of heights, provision of courtyards and amenity areas, quality streetscape, compatibility, microclimate and sustainability. The three pairs of high-rise buildings do have varying degrees of overlap between buildings, however this is common in high density neighbourhoods. Each pair of buildings has significant separation between them (26 to 38 metres) to afford privacy, and the pairing of buildings creates courtyards and private amenity rooftop areas. Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment This Master Plan demonstrates the appr Official Plan Amendment, Zoning By-law of Subdivision. Further urban design ai will be made at the Site Plan Approval st ® ADVISORY NOTES ON USE OF GUIDELINES This concepts, images and i I I ustrations i n the Site Development Master Plan & Block Design Guidelines are intended to convey the overall broader vision for the Site. They are not intended for construction and therefore may not reflect the final product constructed, but rather the Guidelines are meant to illustrate the stated design approach for the redevelopment of the Site to be implemented through the Site Plan Approval process per City of Kitchener requirements. They recognize the need for balance between design expectation at this point time in the process and flexibility of application to adjust to innovative design ideas, market conditions and envisioned built form that may also meet the broader design goals and City design policy. The images and concepts supporting the Guidelines are meant as general illustrations demonstrating the intent of the design guidance and should be read and applied as such. Urban Design Report I The Metz (Schneiders) Mixed -Use Redevelopment APPENDIX A:SHP AS had ow Analysis was prepared forth — Appendix A) for the test dates of . and December 21st. The analysis der generally contained within the site an the private outdoor spaces of adjaa the site, the proposed public park and in full sun for most of the test times. degrees of shadows. For the June 21st test date, conditior the day. Olde Fashioned Way has inte of the towers during the 12:00 and 2; shadows are narrow and move thrc number of neighbouring low rise rE southeast are only impacted after the enjoying full sunlight for most of thf public park are unaffected during th 2:00 pm test times. For the September 21st test date, ( shadow impacts during the 10:00 arr significant impact during the 12:00 pi pm test time, shadows from the tower Fashioned Way due to the narrow sha significant amount of sunlight to paE and public park are unaffected durir and 2:00 pm test times. MARCH 21 EffiiTi1;T'11 10:00am JAIa� ,t. g5 } f k Ir 4A A - P Shadows - Mid Rise (1-8 Storeys) Shadows - Tower (9+ Storeys) Shadow Study 1 321 Courtland Avenue East, Kitchener GSP Group I April 2023 9:OOam � . A N Source: City of Kitc! MARCH 21 12:00pmP� = ,;`off F .� •�, ,may �P:' t, r.� . /4°` i r 5 r ,. 1 r 40 + fitiF f! °�'4 La F � � � •x' 2:OOpm �s*/aa pf J¢S SiY _T�J s • ��, 4 �: YJ �..; - y as 5 �•i9 �{ d .. ° h.. ..•49• r TIL IL -,4 P Shadows - Mid Rise (1-8 Storeys) Shadows - Tower (9+ Storeys) Shadow Study 1 321 Courtland Avenue East, Kitchener GSP Group I April 2023 1:OOpm 3:00pm c •a{. Orr r r':=•' 4 ,c� ,r'. SCS ,6 _ !% �. OEM y7* , r + r Flo e . 3:00pm qr A N Source: City of Kitcl MARCH 21 4:00pm r . } � NN '4L r 6:OOpmMop F! Am GSP a Shadows -Mid Rise (1-8 Storeys) 7--„ Shadows - Tower (9+ Storeys) Shadow Study 1 321 Courtland Avenue East, Kitchener GSP Group I April 2023 5:00pm SO .tib OL •i! •j7 �_'. A N Source: City of Kitc! JUNE 21 8:00am -m " -- - -s V" JF -leyJP d1w, -L YAP PIC L ell 41� 4L Af 41k� ff 4. 1 0:00am - ? P, .1 00� A �J- O'.e N 41 44 Y. Rr e- dr., .6 CC = Shadows - Mid Rise (1-8 Storeys) IGSP = Shadows - Tower (9+ Storeys) Shadow Study 1 321 Courtland Avenue East, Kitchener GSP Group I April 2023 9:00am x4z - - .41 I- -t6 r4L t %6 ad. r X x air or IN, -A V 11:00am f sr C '0" ,4e 4-" A N Source: City of Kitc JUNE 21 12:OOpm y15 f' }' * � `• 5 fe P� "Y g%� t • . .. '. ,� i yr ''� 2:OOpm Coo. _ 4 1xra. 00 GSP •'r„ A ti L Shadows - Mid Rise (1-8 Storeys) Shadows - Tower (9+ Storeys) Shadow Study 1 321 Courtland Avenue East, Kitchener GSP Group I April 2023 1:OOpm 0114, 4 P tc 3:OOpm C'. • d' F Y I Foes N Source: City of Kitcl JUNE 21 4:OOpm o4 . r ei a°e.F i •ry of e.� �� .�-� - °•-., Pie a Alii: a` . 1,,; . �.. Oma .• .. i 6:OOpm 1 ' ` # A 'f ,I }° ` P Ir x .36 ..-Kb Shadows - Mid Rise (1-8 Storeys) LI GSP Shadows - Tower (9+ Storeys) Shadow Study 1 321 Courtland Avenue East, Kitchener GSP Group I April 2023 5:OOpm , } r ti TOOpm a g�r� A N Source: City of Kitcl SEPTEMBER 21 10:00am All 0, A dA St 'e! r rr (r4P 4r W AA R—T -A GSP W Shadows - Mid Rise (1-8 Storeys) = Shadows - Tower (9+ Storeys) Shadow Study 1 321 Courtland Avenue East, Kitchener GSP Group I April 2023 9:00am *6 M 11:00am %,r TF- - A • O"N Pof A N Source: City of Kitc SEPTEMBER 21 12:00pm r. �4 Pies }{'`�aq Pies' ° e• . r �., •�` ,rte K r .°• F� yam, ^'� '', a . a J iK 46. �, •�• � s d }r 1 ���Ii�1�Allc ��� � G iL 2:00pm N' i .I .. NO, d _ P� sd` ,� w�`F• r. •. c ti A 10. £� ..A. .4 s y l S CO } -. P Shadows - Mid Rise (1-8 Storeys) �U Shadows - Tower (9+ Storeys) Shadow Study 1 321 Courtland Avenue East, Kitchener GSP Group I April 2023 1:00pm 3:00pm r _ PoeS. t 401. e•r L A N Source: City of Kitcl r. �4 Pies svo"' " . 3:00pm r _ PoeS. t 401. e•r L A N Source: City of Kitcl DECEMBER 21 9-00'gm Ir ,?, 1 .>• �' r r S GSP Shadows - Mid Rise (1-8 Storeys) • Shadows - Tower (9+ Storeys) Shadow Study 1 321 Courtland Avenue East, Kitchener GSP Group I April 2023 10:00am �a 12:00pm J • � � ' � , gig<"n�P ° �M 1� ON t f IL,`� f " N Source: City of Kitc! GSP InternalMemo K1Tt;HEt.R Community Services Department www.kirchenerca Date: March 31, 2020 To: Garett Stevenson, Senior Planner From: Sarah Coutu, Planner (Policy) Brandon Sloan, Manager of Long Range Planning & Policy Planning Subject: Pre -Submission Consultation — 263, 321-325 Courtland Avenue East, 230 & 240 Palmer Avenue and 30 Vernon Avenue (Plan of Subdivision, Official Plan Amendment and Zoning By-law Amendment) The Long Range and Policy Planning Section has received the circulation of a Draft Plan of Subdivision, Official Plan Amendment and Zoning By-law Amendment Applications for the development of the subject lands to redevelop, the lands into a mixed-use community with residential, commercial, and employment. A Planning Justification Report prepared by GSP Group, dated April 2019, was submitted in support of these applications. Based on policy staff's review of the application and the Planning Justification Report, we offer the following comments for your consideration. Planning Policy The synopsis and analysis of applicable policies (provincial,regional and City) provided in Section 6 of the Planning Justification Report is ,quite helpful to address consistency and conformity. Unless otherwise noted in this memo, staff generally concurs with the conclusions of the report. Growth Plan Since the submission of the Planning Justification Report, the 2017 Growth Plan has been replaced by the 2019 A Place to Grow. Decisions made after May 16, 2019 must conform with the 2019 A Place to Grow. Accordingly, the section of the report that addresses the Growth Plan should be updated. PARTS Rockway Plan/Neighbourhood Planning Review As noted in the Justification Report, the subject site is located within the PARTS Rockway Plan. This Plan was -approved by Council in December 2017. Since the approval of the PARTS Rockway Plan and the submission of the subject application, the City has drafted proposed amendments to the Official Plan and the new Zoning By-law (By-law 2019-051) through the Neighbourhood Planning Review process to implement this Plan. These proposed amendments were tabled at a Statutory Public Meeting in December 2019. The timing for bringing forward the Official Plan Amendment and the Zoning By-law Amendment to Council for consideration for approval is to be determined. Accordingly, depending on the timing of the consideration of the subject application, the applicable land use designations and zoning could change. Effort should be taken to align the development/land use designations/zoning with what has been proposed through the City led statutory process through the Neighbourhood Planning Review (NPR) for the subject lands. Additionally, consideration could be given to aligning the zoning more closely to the zoning in By-law No. 2019-051 which will eventually be applied or amending By-law No. 2019- 051 to include the subject lands (depending on the timing of consideration of the application). As you are aware, Stage 1 of By-law No. 2019-051 was passed by Council in April 2019 and is currently under appeal. Stage 1 comprised of most zones, but not residential zones. Stage 2a Page 418 of 792 i InternalMemo ISIr �JI�TI R CammunityServices Department www.kitchenerca was endorsed by Council in October 2019 and will incorporate the residential base zones once Stage 1 is in effect. Assistance can be provided with respect to the detailed wording of the formal Amendments when preparing them for Council consideration, Detailed Comments Block 1 (Subdivision), Area 1 (Official Plan Amendment), Area 1 (Zoning By-law Amendment)/ Block 3 (Subdivision), Area 3 (Official Plan Amendment), Area 3 (Zoning By-law Amendment) These lands are identified as Innovation Employment in the PARTS Rockway Plan to provide for predominantly office and high-tech manufacturing as well as opportunities for street related retail and restaurant uses. Accordingly, staff has proposed that these lands be designated Innovation Employment (new land use designation for Official Plan) and zoned EMP -6: Innovation Employment (new zone for Zoning By-law 2019-051). The applicant is proposing to change the land use designated to Mixed Use Corridor and zoning MU -2 but with a site specific policy/provision to prohibit residential uses. The Mixed Use designation and zoning (albeit with the proposed special policies and provisions) is not the most appropriate zone to implement the direction of the PARTS Rockway Plan. The purpose of the Mixed Use designation is to provide for both residential and non-residential uses; prohibiting ,residential uses through special policy/special regulation would negate this. Instead, these lands should receive an employment land use designation and an employment zone with special policies/provision to align more closely with the direction of lands identified for Innovation Employment. We are pleased to see that three of the existing buildings are to be re -purposed. On page 23 of the Planning Justification Report, it is estimated that the redevelopment would result in 5,125 residents and 842 jobs. There should be a greater balance between residents and jobs. When speaking specifically to the redevelopment of the subject site, pg 11 of the Plan notes that strategies to maintain and attract new employment should be balanced with a mix of new retail, service and residential uses.' A future 12 storey building with an FSR of 3.29 is proposed for Block 3. This is not in keeping with the direction for buildings within lands for Innovation Employment to be have a maximum height of 6 storeys and FSR of 2 and is not supported by staff. Block 2 (Subdivision), Area 2 (Official Plan Amendment), Area 2 (Zoning By-law Amendment) These lands are identified as Mixed -Use Medium Density in the PARTS Rockway Plan. Staff has proposed that these lands be designated Mixed Use with Specific Policy Area 3: Mixed Use — Medium to High Rise' and zoned MIX -3: Medium to High Rise Mixed Use to allow for a maximum FSR of 4 and maximum building height of 8 storeys and 26 metres in height. The applicant is proposing that the lands be designated `Mixed Use Corridor' and zoned Medium Intensity Mixed Use Corridor Zone (MU -2) with special policy/special provisions for increased heights (34 m rather than 24m) and FSR (4.5 rather that 2). Staff are amenable to the requested increases in height and FSR because: they are more keeping with direction in the PARTS Rockway Plan/proposed Official Plan and Zoning By-law amendment; and, the proposed regulations for stepping back the buildings will provide for a height transition from Courtland Ave. As noted previously, effort should be taken to align other aspects of the zoning for the site with the zoning proposed through the NPR process. We acknowledge that the proposed MIX -3 zoning includes a requirement for a minimum of 20% of non-residential gross floor area and that this may not be appropriate for the Page 419 of 792 J InternalMemo KITCIIENI,R (ommunity Services Department www.kitchener.ca subject site. Instead, the site specific zoning should explore ways to meet the intent of ensuring an appropriate supply of non-residential gross floor area relative to the supply of residential gross floor area. Assistance can be provided with respect to the detailed wording. Staff are not supportive of the proposed special regulation to allow dwelling units to locate on the ground floor of a multiple dwelling. Active uses should be provided on the ground floor along Courtland Ave along the entire length of the street line fagade. Additionally, a site specific provision should be added to require the minimum height of the ground floor to be 4.5m. Block 4 (Subdivision), Area 4 (Official Plan Amendment), Area -4 & 7 (Zoning By-law Amendment) This block is where the bulk of the proposed development's' density and units (1,755) are proposed to be located within 6 towers ranging from 12 storeys in height to 33 storeys in height. These lands are identified as High Rise Residential in the PARTS Rockway Plan and staff has proposed that these lands be designated High Rise Residential and zoned RES -7: High Rise Residential Seven Zone. The applicant is proposing to designate the lands High Rise Residential and zoned R-9, but is requesting special policy/special regulation for the max FSR to be 8.0 instead of 4. While it is agreed this area of the subject lands is most appropriate for the greatest density and building height and could be greater than an FSR of 4, it is staffs opinion that the requested FSR of 8 is too dense and the siting/ height of some of buildings donot meet the Tall Building Guidelines. Block 9 (Subdivision), Area 9 (Official Plan Amendment), Area 6 (Zoning By-law Amendment) A 0.47 ha public park is proposed on Block 9. The assessment of parks and open space in the PARTS Rockway Plan revealed that the Rockway area is currently underserved by park space, particularly neighbourhood >parks. Accordingly, one of the recommendations of the PARTS Rockway Plan (Recommendation 4, pg 78) was for the implementing Secondary Plan to indicate that on-site parkland dedication is atop priority for this area. According, in the draft Secondary Plan, the following policies have been included: 16.D.7.9 The City will actively search and use the existing Park Trust Fund and cash -in - lieu to develop new parks in the Rockway Secondary Plan area, particularly on sites that submit development or redevelopment applications. 16.D.7.10 The City will require a parkland dedication, in the form of lands rather than a cash -in lieu contribution, for the property at 321-325 Courtland Avenue East at such time as development or redevelopment applications are received for lands in this location. As such, staff supports the proposal for lands to be dedicated but conclude that there should be more park space on the site. A second recommendation of the PARTS Rockway Plan (Recommendation 9, pg 78) is to continue to use a parkland dedication rate of 1 ha per 500 units for PARTS Rockway area. We agree with the applicant that using this rate would not be feasible for this proposed redevelopment. However, we are of the opinion that the provision of 0.47 is not enough for the site and the projected 5,125 residents. More park space should be provided on the site/the proposed density of the site should be reduced. Further, the phasing plan in Figure 8 of the Planning Justification Report indicates that this park would be part of Stage 2 of the development. The park should be provided in Stage 1 to serve the needs of residents in the initial stages of the redevelopment of the site. Page 420 of 792 1 Interna/Memo KIT(HEI�'FR Community Services Department www.kitcnener.ca Sustainability Measures The PARTS Rockway Plan expresses that the City has an interest in positioning the Rockway Station Area to exhibit leadership and advance best practices in the areas of sustainability and resilience. Further, it provides specific recommendations for the redevelopment of the subject lands on Page 39. Recommendations g) and h) speak specifically to sustainability measures. g) Redevelopment should achieve a high standard of environmental (sustainability) performance and the feasibility of district energy should be studied. h) The site should incorporate green infrastructure, including on-site urban stormwater management features. The PARTS Rockway Plan also stipulates that development in the area be equivalent to achieving a minimum LEED/LEED ND - Silver rating or comparable sustainable development standard. At the time of the Pre -Submission Application meeting, it was identified that a LEED ND feasibility analysis be conducted by a qualified professional prior to subdivision registration. Staff are pleased to see this analysis included with this application in Appendix D and upon cursory review, it would appear that the major topic elements are included, which is satisfactory to achieve the terms for our review. Policy staff are reviewing the applicable sections of the Planning Justification Report and Appendix D in more detail from an environmental and practicalitystandpoint and will provide more detailed comments under separate cover for this topic and any potential conditions of approval. Density Calculations Table 1 and 2 on Page 23 is helpful to assist with estimating the density potential. We appreciate that the assumptions utilize the City's approach and assumptions from our growth management program. We concur with the calculations that the proposed development would yield a density of 576 pj/ha. As noted in the comments pertaining to Block 4 (Subdivision), Area 4 (Official Plan Amendment), Area 4 & 7 (Zoning By-law Amendment), we have concerns with the density. 576 pj/ha is much greater than the minimum 160 pj/ha required by the Growth Plan for Major Transit Station areas and exceeds the 170 pj/ha contemplated for the Mill Focus Areas in the PARTS Rockway Plan.Furthermore, the site was not identified within the Mill Focus Area which is intended for the greatest amount of density. Affordable' Housing The PARTS Rockway Plan provides direction to consider requirements and promote incentives to encourage the provision of rental and/or affordable housing within Rockway to support diversity in tenure and affordability. Staff support the provision of small unit sizes to accommodate low and moderate households. Staff also support and encourage the efforts noted by the applicant to engage non-profit affordable housing providers for the development of affordable housing stock as part of Block 6. We are aware that the subject site is not within a focus area identified in the PART Rockway Plan, however, we still note that the Plan provided direction for the provision of a minimum of 20% affordable housing units within focus areas. Therefore, we would like to see greater than 3.5-5% of the total housing stock developed on the site developed as affordable housing units. We recommend that a meeting occur to determine an appropriate approach to the amount of units, affordability range, and operational aspects prior to approval. You can advise the applicant that they may be eligible for development application fee and building permit fee exemptions if their development is including affordable rental housing units. More details about the Council policy, eligibility criteria and the application form are available at Page 421 of 792 1 InternalMemo K,IT(,HEI�'ER Community Services Department www1itchener.ca https://www. kitchener. ca/en/city-services/development-incentives-for-new-affordable-rental- housing.aspx. Urban Design Comments have been provided under separate cover. Summary Staff are supportive of the redevelopment of this site for a mixed-use community and intensification of the site is desired. However, staff have concerns with the overall density of the site, particular the proposed FSR of 8 for Block 4 (High Rise Residential) and the implications of the possible overbuild of the site (i.e deficiency in on site parkland, compatibility with surrounding neighbourhood, etc). We also wish to see a greater mix of land uses achieved by having more of the lands designated for Employment. Further, it is recommended that there is further dialogue regarding the appropriate approach to the provision of affordable housing. If you have any questions pertaining to these comments, please contact the undersigned. "Z40 -t'4 Z64t'k' ' Sarah Coutu, BES, MCIP, RPP Planner (Policy) 519-741-2200 ext. 7069 6, s6" Brandon Sloan, BES, MCIP, RPP -- Manager, Long Range & Policy Planning 519-741-2200 ext. 7648 5 Page 422 of 792 Internal memo Infrastructure Services Department November 22, 2019 Garett Stevenson, 519-741-2200, ext. 7070 Yvonne Westerveld Cardoso; Karen Leasa, Parks & Cemeteries, 519-741-2600, ext. 4216 / ext.4176 Internal Staff Review — 321 Courtland Ave `The Metz' Introduction Iv i c``�tz www.kitchener.ca To preface the below comments, we want to stress that Parks & Cemeteries feel very strongly that every community should be entitled to sufficient green space and that parkland is an essential requirement in building complete communities that are healthy, vibrant, and resilient. From an environmental, social, and economic perspective, the need for appropriately sufficient green space in an area that has already been highlighted as being deficient in parkland becomes even more critical as we move forward in the review of this application. 1.0 Parkland Dedication The City of Kitchener Official Plan references two alternatives for requiring parkland dedication for new subdivision development. These are 5% of the land, or one hectare for every 500 dwelling units. 1.1 Parkland Calculation - The 1 ha/500 unit alternative option for calculating parkland dedication is included in the Official Plan for extremely dense proposals similar to this application, where using the 5% model would render the park area woefully inadequate to meet the needs of the prospective residents. 1.2 Parkland Deficit - The proposed development is located in an area identified by the Parks Strategic Plan as one of the four 'neighbourhood parkland gap areas' in the city, and so an under -provision of parkland in a development proposing to add over 5000 additional residents and several hundred employees will overburden an undersized park in an underserviced neighbourhood. Based on the neighbourhood parkland provision of 1.5 ha per 1000 people (City of Kitchener, Parks Strategic Plan) this amount of increase in residents alone should provide 7.69 hectares of parkland. We agree that this amount is not feasible, but we do strongly feel that the new parkland provision should be that of a neighbourhood park, greater than the proposed 0.47 ha urban green. Page 423 of 792 Kiic ,- R Infrastructure Services Department www.kitchener.ca "The City will consider opportunities to enhance access to local parkland resources in areas that are underserviced for neighbourhood parks and facilities based on the service area, provision level and location and targets established through the implementation of the Parks Strategic Plan." (City of Kitchener Official Plan, 8.C.1.11) To better understand this development in terms our typical Greenfield Subdivision process vs. Urban Infill conditions we have highlighted some major differences below: Greenfield Subdivision Urban Infill Subdivision - generally large land area - generally high density on - predominantly single family smaller land area than greenfield dwelling, semis, towns, with some - Using 5% of land area does not low and medium rise multi units begin to meet park provision - generally low density requirements and is the reason - based on 5% calculation, why the 1 ha/500 units is generally enough land to meet included as an alternative in the parkland provision targets City of Kitchener Official Plan The per person unit rates identified for this application are 2.25 persons per unit for stacked townhomes and 1.8 persons per unit for apartments. This works out to an estimated 5125 new residents. Increasing residential density through infill will only exacerbate the lack of public park access. 1.3 Amenity Spaces/POPS - We would note that private amenity space is a separate and additional requirement over and above parkland dedication — not to supplement it. In addition, while we do appreciate the value of privately -owned public spaces (POPs) when properly planned and maintained, POPS are not to be considered part of parkland dedication (City of Kitchener Official Plan, 8.C.1.34). 1.4 Green Infrastructure - While we could consider/accept green infrastructure in parks, we will not accept/include this area toward the overall park dedication requirement, as per the below excerpt from the City of Kitchener Development Manual (April 2015, G5): "The City of Kitchener supports the integration of stormwater management facilities with passive recreational opportunities, where the intended function of either is not impaired in accordance with the Parkland Dedication Policy— i.e. stormwater management facilities will not be considered as part of parkland dedication. Where proposed, a review of the potential for integration of such facilities with recreational use will be review between the City and the Consultant and may be reviewed at a neighbourhood meeting as part of the planning process with the general public" Page 424 of 792 TIM777MIMU Ki iY:] cf, N :R Infrastructure Services Department www.kitchener.ca 2.0 Parkland — Proposed Parcel Discussion 2.1 Rockway Secondary Plan - The gap in park provision has been captured in the Rockway Secondary Plan under the following references: • Parks and Open Space Recommendations: 8. The City may need to pursue utilizing the Park Reserve Fund to acquire land to be used as park space within the underserved area. At minimum, at least 5.Oha of new parkland (beyond that shown in the preferred land use plan) may be needed in the long term to support large scale redevelopment of the area. 9. Continue to use a park dedication rate of 1 ha per 500 units for the Rockway Area. • Public Realm Key Direction #3: - As part of the redevelopment process for large sites, secure the provision of significant on-site public open spaces - Where large sites span multiple development blocks, ensure that each major development block includes a new public open space - New Parks should include a range of amenities that respond to the character and needs of adjacent land uses and users. Depending on adjacent users, this could include play structures, splash pads, skating areas, and more urban hardscaped plazas with seating and greenery - As large sites are redeveloped over time, coordinate the design of respective new parks and open spaces to ensure the provision of a diversity of spaces that strategically address various community needs. - Ensure new parks are designed to have a primary frontage on a street, providing visibility and an address - Encourage active street -level uses, residential and office development to orient towards the park to provide animation and surveillance of these public spaces at all times of the day. 2.2 Size of Parcel —The existing proposed parcel is shown as 0.47ha of parkland. This does not meet the City's 1 ha/500 unit calculation (7.69 hectares), however Parks would like to propose additional parkland space be allocated where the Urban Design Report indicates 'Future Building L'/ 12 -Story Development and interim parking lot. This would provide frontage on Borden Ave., and allow for the possibility of a portion of the currently allocated 'public park' land to be used specifically for infiltration galleries or other possible stormwater facilities (not counted towards parkland). 2.3 Location of Parcel — Parks would prefer that the park has a more prominent frontage onto an exterior street such as Borden to allow for the existing neighbourhood to feel a Page 425 of 792 Internal memo Infrastructure Services Department www.kitchener.ca sense of connection to this new green space, and to not cut off this space by dense building massing. Proximity to the watercourse (if it were daylit) would provide a beneficial amenity and add to the enjoyment of the parkland and user experience. 2.4 Conflict with Proposed Green Infrastructure — The Preliminary Stormwater Management Report (Stantec, April 2019) proposes Cleanwater collection (CWC) system conveying rooftop runoff from the subdivision to centralized infiltration trenches under the plaza and park area. These infiltration galleries are shown under virtually the entire extent of the 'public park', as well as a large majority of the 'public plaza space'. As previously discussed, we will not accept/include this area toward the overall park dedication requirement, as per the City of Kitchener Development Manual (April 2015). The 'Infiltration Trench Profile' detail indicates a min. 1.0m depth of cover over the facility. This effectively renders the parkland undevelopable. Footings for structures, excavations for play area surfacing, sufficient tree pit depths, sub -surface utilities and infrastructure to service the Urban Plaza are examples of some of the elements that would require a below -grade allocation of Parkland space. Even if these elements and excavations were able to be installed above the stormwater facility, complications would arise if/when the stormwater facility would have to be serviced and assets would potentially be damaged if they were layered on top of one another. 2.5 Overland Flow Route - The Preliminary Stormwater Management Report (Stantec, April 2019) indicates to "ensure any blockage to the culvert conveying the Shoemaker Creek floodway does not have a negative effect on the site and provide an overland flow route if necessary". Parks will not accept overland flow routes through this specified public parkland as Section L5.1 'Park Grading' of the City of Kitchener Development Manual also indicates that "Overland flow routes identified in the plan of subdivision shall not be located on lands identified as park dedication." 2.6 Timing of Proposed Park Development — Based on the 'Preliminary Phasing Plan' within the Planning Justification Report (GSP, April 2019) the Public Park is allocated within Stage Two of development. Because a large number of residential units are included within Phase 1 as well as Mixed Use and Employment, not having a public park green space for residents as well as those working or visiting would be to the detriment of the overall development and surrounding community. 4 Page 426 of 792 r MIM MI., M11411 Iv`ii�Fi�vi:ll Infrastructure Services Department www.kitchener.ca 3.0 Shoemaker Creek Watercourse The PARTS: Rockway Plan recommends the open space be aligned with Shoemaker Creek for the potential to daylight the creek. Parks supports the alignment of envisions a day -lit creek to be integrated with the active/ passive portions of the park space, enhancing the open space experience with naturalized context and stormwater / watershed / ecological educational features. Stormwater staff have indicated that the application should allow for daylighting of the watercourse, in accordance with the proposed zoning developed through the PARTS: Rockway and Midtown plans. They have also indicated that the location of the proposed underground infiltration facilities are too close to the watercourse. With the recommendation of a further geotechnical scope of work to determine the appropriate setback from the watercourse — concurrently Parks would also request that this geotechnical investigation also indicate the depth of cover to the water table in land designated as parkland (without infiltration galleries present) so as to assess if the parkland parcel being indicated is actually developable land (ie. Depth will allow for appropriate footings, excavations, etc.). 4.0 Streetscape Design — Operational Comments 4.1 Common Comments • Are the street cross-sections consistent with new `Complete Streets' Standards? • Recommend a follow-up meeting with all impacted Operational groups to review expectations and future ownership of the LID assets • Asset ownership needs to be clearly understood and addressed both logistically and financially. • Are there provisions for ROW drainage during winter months with frozen storage media? What is the redundancy if the system fails to infiltrate to the sub -drain? • Utility corridors are shown under tree planting habitats. Assuming these are communications ducts, there will likely be a conflict with the utility owners and tree planting within the corridor. Suggest to move the duct bank under the trail / sidewalk to avoid all conflict of both the main duct and laterals • A monitoring program is detailed in the written portion. This is not feasible to complete and maintain post -warranty. Consideration of long term management contracts and financial impact needs to be discussed • Are there soil cell systems intended for the tree planting areas? There is no indication of approach to achieving soil volume. Depth and profile of soil volume needs to be Page 427 of 792 �Mm ma. M1741i Infrastructure Services Department Ki i`cl 1i,;.m R www.kitchener.ca established to determine linear spacing. At the maximum depth (900mm) and minimum width (2.5m), the tree spacing is approximately 13 meters. • Soil volume for each tree should be targeted at 30 cu.m. if shared facilities can be established. • What is the purpose of permeable pavers if the infiltration is low? Recommend this to be asphalt pavement • Sidewalk widths are shown at 1500mm. Is this reduced from 1800mm due to pressures within the ROW width? 4.2 Central Roadway • Minimum 2.5m wide tree planting boulevards are recommended. The eastern boulevard is identified as 2.30m including the OPSD 600.080 curb at—250mm. 4.3 Kent Ave. • We do not have experience in combining LID systems and tree planting habitats. Should these LID measures move forward it would become a pilot project to test the viability of medium -large stature trees within infiltration zones. • What is the infiltration method from the roadway to the tree planting / infiltration zone? • We would suggest referring to DeepRoot cross section details of CB infiltration to engineered and/or planting medium with a redundancy connection to the STM main. • Minimum 2:5m wide tree planting boulevards are recommended. The eastern boulevard is identified as 2.40m including the OPSD 600.080 curb at—250mm. 5.0 Trail Corridor 5.1 General Comments As per the current submission alignment, Parks recommends the multi -use pathway connection enter the site south of the proposed parking lot on Borden, turn east along the proposed open space aligned with Shoemaker Creek, and connect to a multi -use pathway network within a pedestrian oriented right of way cross section. Cross section to be developed in conjunction with Urban Design, Transportation and Planning, following intended urban design guidelines. The connection is introduced in the PARTS: Rockway Plan under the following references: • Mobility Key Direction #2 — Extend the Iron Horse Trail Network Ensure redevelopment of the former Schneider's site provides space for the trail along the western edge of the site, including connections into and through the site to connect with the surrounding road network. A crossing of the rail corridor to connect into the Shoemaker Creek trail system (note: future) should also be incorporated M Page 428 of 792 0 7 M 0 M Mo +A Infrastructure Services Department Therefore the City's goals for off road pedestrian network include: 3v�ira t��.�r:K wwwkitchener.ca North-South trail along Street One centralized to the site to extend the MUP network already underway through various infill initiatives by the City of Kitchener (Mill St) and The Region of Waterloo (Grenville to Mill connection). • At or above grade crossing of the CN rail (Goderich Exeter, Huron Spur) to connect to future MUP network west of the site. 5.2 LRT Crossing Coordination The Region of Waterloo has recently constructed a trail/sidewalk at the southeast corner of the site. Further clarification is required to confirm if this crossing of the LRT tracks is an approved crossing and if any other details should be discussed. 6.0 Kitchener's Corporate Climate Action Plan There were two items directly related to parks development for 2019-2026 Action items within Kitchener's Corporate Climate Action Plan: Complete risk assessment and associated modeling to: • Plant trees correctly and deliberately to support tree canopy on private and public lands with consideration of future climate conditions. • Increase tree shade in urban areas and positioned to help mitigate flooding, wind and heat in open spaces and grounds of facilities. Allowing for appropriate soil volumes to incorporate mature stature trees into both the streetscape and park development will help us to move closer to achieving Action Plan goals in the future. END OF COMMENTS Page 429 of 792 City of Kitchener Zone Change / Official Plan Amendment Comment Form Address: 321 Courtland Ave 'The Metz' Owner: 321 Courtland Ave Developments Inc Application: OPA19/002/C/GS, ZBA19/005/C/GS, 30T-19201 Comments Of: Parks and Cemeteries Commenter's Name: Lenore Ross, Karen Leasa Email: Lenore. rossC@kitchener.ca, karen.leasa kitchener.ca Phone: 519-741-2200 ext 7427 (LR) Date of Comments: May 012023 ❑ I 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: a. Proposed Draft Plan of Subdivision 30T-19201 dated March 14 2023 b. MTE - Servicing and Grading Plans Rrev#2 dated March 14 2023 c. Turner Fleischer — Masterplan Architectural Set 17 pages dated March 12 2023 d. Turner Fleischer — Masterplan Statistics 3 pages dated March 12 2023 To Be Addressed Prior to Draft Plan Approval 1. The conceptual street cross-sections shown on C-700 must conform to the Complete Streets and Development Manual Guidelines. The proposed ROWS should accommodate required street trees on Olde Fashioned Way and Kent Ave and locate required soil cell infrastructure such that utility/servicing disruption to tree is minimized. 2. The POPS locations not over a hard structure must have the same RSC and CPU conditions as the municipal park. Please confirm this is acceptable. 3. All of the details of the monitoring program must be identified and accepted before the City accepts the solution. Parkland Dedication 1. That 1.554 ha of parkland dedication be provided to the City of Kitchener as follows: 10.36ha x $1,359,000x15% = $2,11,886 - Bill 23 15% land/value cap = 1.554ha a. Multi -Use Trail subject to a public access easement, 0.08289 hectare (Block 6, Block 7, Block 8 and Block 9) at 50% value, being 0.04145 ha b. POPS plaza space within Block 1, subject to a public access easement, 0.17704 hectare at 75% value, being 0.13278 ha. d. Public Park (Block 13), 0.71 hectare at 100% value, being 0.71 ha, and A City for Everyone Working Together — Growing Thoughtfully — Building Community Egge 4W of 792 City of Kitchener Zone Change / Official Plan Amendment Comment Form e. Cash in lieu payment for 0.66977 hectare at a rate of $1,359,000 ha. Should the dedications outlined in a. through d. above be reduced, the Owner agrees to pay the difference as cash in lieu, in accordance with the Parkland Dedication Policy in place at the time of the site plan approval of the applicable block. The parkland dedication for the POPS plaza space within Block 1 will be confirmed through site plan approval and will only include suitable public use areas that are outside of buildings and exclusive use areas associated with the mixed use development. Conditions of Draft Plan Approval Revised conditions are highlighted. PART 1 General Conditions 1.1 In this Agreement, M) "A Tree Planting Masterplan is a comprehensive plan that depicts the inter -relationship between engineering servicing, utility location (including Bell, Canada Post, Hydro and City utilities), tree planting, driveway location, on street parking and priority lot location and coordinates these plan features so as to minimize conflicts between these. The plan outlines anticipated tree plantings and associated soil volumes within all public ROW's, parkland, and any other city -owned green spaces, as well as designated 'POPS' green spaces. This plan is to be submitted in lieu of the 'Preliminary Street Tree Planting Plan', and will follow the same requirements. It is intended to not only capture the street tree plantings, but the overall tree canopy allocation within the entire subdivision." (revised wording) 1.5a) The SUBDIVIDER shall pay the cost of installation of the following public services: sanitary sewers, drainage works, area grading, lot level grading, parks, boulevard multi- use pathways, multi -use pathways, multi -use pathways over private lands, storm water management ponds, storm sewers, watermains, underground electrical distribution plant and lighting with attendant conductors, pipes, pedestals and transformers, driveway ramps, streets, roundabouts, traffic calming measures, pavements, curbs, gutters, fences in public rights-of-way, park block grading, seeding and sodding, park fences or boundary markers, boulevard landscaping including trees, soil cell infrastructure, mailboxes, monuments, street name signs, traffic control signs, sidewalks and walkways and all necessary connections, other appurtenances and outlets to the foregoing services. (revised wording) A City for Everyone Working Together— Growing Thoughtfully — Building Community FPMZ(431 of 792 City of Kitchener Zone Change / Official Plan Amendment Comment Form ■ PART 2 Prior to Grading 2.1 2.2 2.3. 2.4 The SUBDIVIDER shall provide preliminary / functional design drawings and grading plans for all park blocks and the entire multi -use pathway demonstrating that all required retaining walls will be on private lands and that access and maintenance requirements can be achieved for review and approval to the satisfaction of the Director of Operations and the Director of Planning in consultation with the Director of Engineering Services. All required retaining walls will be located on private lands. 2.5 ....in accordance with preliminary/ functional plan in 2.4 2.6 2.7 2.8 2.9 2.10 2.11 2.12 2.13 2.14 2.15 NEW Conditions 1) Prior to grading, the Owner shall provide an Urban Forest Soils Report, to be prepared by a qualified Pedologist, or equivalent professional which details the location and condition of tree root habitat soils and demonstrates that soil conditions meet the CITY'S requirements for an urban forest to the satisfaction of the CITY'S Director of Operations in consultation with Urban Forestry. Part 3 Prior to Servicing 3.1 3.2 3.3 3.4 3.5. A City for Everyone Working Together — Growing Thoughtfully — Building Community FR@g&(432 of 792 City of Kitchener Zone Change /Official Plan Amendment Comment Form 3.6 3.7 3.8 3.9 3.10 3.11 3.12 3.13 3.14 the SUBDIVDER shall produce an overall 'Tree Planting Masterplan' for the subdivision that outlines anticipated tree plantings and associated soil volumes within all public ROW's, parkland, and any other city -owned green spaces, as well as designated 'POPS' green spaces. This plan is to be submitted in lieu of the 'Preliminary Street Tree Planting Plan', but will follow the same requirements and is intended to not only capture the street tree plantings, but the overall tree canopy allocation within the entire subdivision. The plan will be submitted to the satisfaction of the CITY'S Director of Operations. 3.15 3.16 3.17 NEW Conditions Part 4 Prior to Application of Any Building Permits in Each Stage 4.1 4.2 4.3 4.4 4.5 4.6 4.7 4.8 4.9 4.10 4.11 4.12 4.13 4.14 4.15 4.16 4.17 A City for Everyone Working Together — Growing Thoughtfully — Building Community Po433 of 792 City of Kitchener Zone Change / Official Plan Amendment Comment Form Part 5 Prior to Release of Agreement 5.1 5,2 5.3 5.4 5.5 NEW Conditions Part 6 Other Time Frames 6.1 6.2 6.3 6.4 6.5 6.6 6.7 6.8 6.9 6.10 — see #1-3 below for possible revisions 6.11 6.12 6.13 6.14 NEW Conditions 1. Prior to registration or final site plan approval of blocks 1,3, 4, 5, 6, 8, 9, or 10, whichever comes first, the Owner shall enter into a Developer -Build Park Agreement for Park Block 13 and MUT to Mill St ION Station, at the City's cost, 2. Within one year of registration or servicing whichever shall occur first or as specified in Developer Build Agreement??, The Owner shall complete the construction of all parks and multi -use pathways located within the associated Stage, to the satisfaction of the CITY'S Director of Operations in consultation with the CITY'S Director of Engineering Services in accordance with the approved detail A City for Everyone Working Together— Growing Thoughtfully— Building Community R434 of 792 City of Kitchener Zone Change/ Official Plan Amendment Comment Form design drawings and development budget as detailed in clause 3.17, approved engineering drawings and the CITY's Development Manual. 3. That the Owner agrees to pay to the City of Kitchener, 100% of costs associated with placemaking and/or traffic calming, for the portion of Borden Avenue South/Grenville Avenue, between the Park Block 13 multi -use trail connection and the Mill ION station multi -use trail connection, to a maximum of $150,000 material cost, including street painting, traffic calming measures, way finding signage, but not including design and consultation costs. The City will lead the place making consultation with the Owner as a participant. Completion is 6. 4. Prior to registration or Prior to final site plan approval for Blocks 6,7, 8 and 9, the Owner shall enter into an Agreement with the City of Kitchener regarding maintenance of the multi use trail over Blocks 6, 7,8and 9. Immediately following Registration, The Owner agrees to sell the off-site parking lots to the City of Kitchener, valued at $1,359,000.00/hectare 7. Prior to registration The Owner agrees to entering into a purchase and sale agreement with the City of Kitchener for the off-site parking lot lands 8. Immediately following Registration, The Owner dedicates to the City of Kitchener, Public Park (Block 13). 9. Prior to final site plan approval for Blocks 6,7, 8 and 9 The Owner dedicates to the City of Kitchener, a. A public access easement for the Multi Use Trail located on Block 6, Block 7, Block 8 and Block 9, between Stirling Avenue and Olde Fashioned Way 10. As a condition of Site Plan Approval for Block 1, to dedicate to the City a public access easement and/or execute a POPS agreement with the City for at least 0.17704 hectares, prior to site plan approval. If the final approved POPS area is less than 0.17704 hectares, the difference will be paid as paid as cash in lieu of land in accordance with the Parkland Dedication Policy in place at the time of the site plan approval of the applicable block. The final parkland dedication for the POPS plaza space within Block 1 will only include suitable public use areas that are outside of buildings and exclusive use areas associated with the mixed use development. 11. That the Owner agrees to build at their cost the multi -use trail as follows: a. a. Within Block 6, Block 7, Block 8 and Block 9, subject to public access easement, b. b. Within the Olde Fashioned Way right-of-way between Palmer Avenue and Block 13, and c. c. Within Block 13 Park from Olde Fashioned Way to Borden Avenue. Prior to surface works or registration, whichever comes first, the City requires that a reserved fund be established for any future costs for disposal of impacted soils from the conveyed lands as well as (soil and groundwater) maintenance to the satisfaction of Director of Operations. The developer's consultant to provide a cost estimate for the maintenance program and fees for the well A City for Everyone Working Together — Growing Thoughtfully — Building Community PRga435 of 792 City of Kitchener Zone Change / Official Plan Amendment Comment Form maintenance and decommissioning as a guarantee that will be completed. A City for Everyone Working Together — Growing Thoughtfully — Building Community PRog-eo436 of 792 1 Internal Memo K1T(,HF;NF,R Infrastructure Services Department www.kitchenerca Date: September 4, 2019 To: Garett Stevenson From: Katie Pietrzak cc: Linda Cooper Subject: Draft Plan of Subdivision 30T-19201 Zoning By -Law Amendment ZBA 19/005/C/GS Official Plan Amendment OPA 19/002/C/GS Auburn Developments (Schneider's Redevelopment) Zoning By -Law Amendment Comments Upon running the sanitary capacity flows through the City of Kitchener Sanitary Modeling System, it appears as though there are no capacity constraints in the downstream system. Engineering has no further concerns and is in support of the Zoning By -Law Amendment. Please note that Kitchener Utilities has no concerns with the proposed water distribution report provide. Engineering can support the Zoning By -Law Amendment. To Be Addressed Prior to Draft Plan Approval 1. A separation comparison of the proposed underside of footing to the seasonally high groundwater table is required. Engineering has concerns with the high groundwater table and the 0.6m separation required from the underside of footings. This analysis must also look at groundwater mounding due to infiltration. Please identify if the dewatering proposed in the geotechnical report is temporary or on a permanent basis. There are infiltration galleries proposed in high ground water areas. It is identified that the infiltration trenches are less than 1.2 meters below grade and less than 1 meter above the high ground water elevation. This does not meet any of our current standards and therefore must be adjusted to do so. 2. None of the proposed sanitary or storm sewers are showing any pipe details. Please add these to the plan along with the individual service connections to each developable block. 3. Quality must be treated to an Enhanced Level. CB Shields alone do not provide this level of treatment and therefore the quality proposed does not achieve the SWM criteria for this site. How is the infiltration trench used as a quality unit? There is still an overflow to the storm sewer which discharges to the creek. This will also not provide the level of quality required. 4. Please provide the post and pre impervious percentages to support the limited to no quantity control proposed on the site. 5. The cross section and the plan and profile of Street One do not clearly identify how the infiltration trenches operates. Where does the clean water collector pipe under the sidewalk connect and what is the area needed below the permeable paver sidewalk? It is unclear as to what exactly is being infiltrated and what that area is. This makes it difficult to determine if the infiltration trenches are sized appropriately. Please provide clear sizing calculations for the infiltration trenches. After reading the sizing input I am 1/3 Page 437 of 792 still unclear exactly how large you are proposing the trenches to be. Please keep in mind the first 30mm of rain water can be infiltrated from the roof tips as opposed to the 25mm proposed. If you can size the trenches to accommodate the extra water you may be able to achieve more retention. 6. Preliminary Grading plans to be updated to show all retaining walls completely on this developments property. It appears that the proposed retaining walls are either on or over certain property lines. A letter of permission is required from the railway as well as the property at the corner of Courtland and Sterling as the grades will not allow for the construction of the retaining walls without encroaching onto these properties. A letter of permission is also required to all the creation of a proposed ditch in the railway lands. 7. Sanitary sewers over S.Om deep require a local sewer. There is one sanitary sewer that is 5.4m deep. Please adjust the slopes to allow for a shallower depth. 8. The cross-sections must conform to the Complete Streets and Development Manual Guidelines. The 20m ROW's on Palmer and Kent do not follow our standard cross- section with the storm sewer within the middle of the ROW and CB's on either side. Conditions of Draft Plan Approval Prior to Grading 9. The SUBDIVIDER shall provide confirmation to the satisfaction of the Director of Engineering Services that any on site monitoring wells, existing private wells and septic systems within the lands proposed to be graded that are required by the Director of Engineering to be decommissioned have been decommissioned in accordance with Ministry of Environment standards to the satisfaction of the CITY's Director of Engineering. Prior to Servicing 10. The SUBDIVIDER agrees that where major overland flow routes are not on municipally owned lands, the owner must deed to the City a minimum 6.0 m wide drainage corridor. Further, service easements are to have a minimum 5.0 metre width. 11. Prior to Servicing or Registration which ever shall occur first, the SUBDIVIDER shall prepare a detailed engineering design for Storm Water Management and obtain approval thereof, from the CITY's Director of Engineering Services in consultation with the Grand River Conservation Authority and the Regional Municipality of Waterloo. The Stormwater Management design shall be in accordance with the Schneider Creek Subwatershed criteria. The approved engineering design for Storm Water Management will include a maintenance program for a period of 2 years post full build out of the subdivision, which will ensure stormwater management facilities function as designed to the satisfaction on the CITY's Director of Engineering. Any maintenance required during this period, prior to the municipality assuming the facilities, shall be at the sole expense of the SUBDIVIDER. 12. Immediately following area grading, the SUBDIVIDER shall provide a soils report, to be prepared by a qualified arborist/ or other qualified professional which details the location and condition of tree root habitat soils and demonstrates that soil conditions meet the S:\General\Names\Garett\Subdivision\Draft Approvals\Auburn - Schneiders\Circulation\Post Circulation\Comments\City Engineering Comments.doc Page 438 of 792 CITY'S requirements for an urban forest to the satisfaction of the CITY'S Director of Operations. 13. The SUBDIVIDER agrees to submit construction details for the proposed retaining walls to the satisfaction of the CITY's Director of Engineering Services, in consultation with the Director of Operations. Other Time Frames 14. The SUBDIVIDER agrees to include the following clause in applicable offers of purchase and sale and tenancy agreements, which shall be registered on the title of the lands immediately upon registration for all lots with retaining walls: "Purchasers/tenants are advised that a retaining wall is located on the subject property. The owner of this property also owns his/her section of the retaining wall. The retaining wall is not in public ownership. Monitoring, maintenance, inspection, repair and replacement of this retaining wall, including any associated costs, are the sole responsibility of the property owner. The City of Kitchener is in no way responsible for this retaining wall. Should this retaining wall fail, it is the property owner's responsibility to repair or replace his/her section of the retaining wall, at his/her cost." Further Comments Noted 15. All reports must be stamped by a P.Eng. 16. The site area identified in the Functional Servicing Report does not match the site area in the SWM Report. Please confirm all reports relate to each other. Please note that the Stormwater Management comments from Matt Wilson will follow in an alternate e-mail. Further comments will be provided in the future regarding the various supporting documentation received, including updated conditions of Draft Plan Approval. The applicant is to provide a letter explaining how they have met each of the comments under "To Be Addressed Prior to Draft Plan Approval". If not all of the items have been addressed, the submission will be considered incomplete and returned to the applicant. If there are items listed in this letter which the applicant feels cannot be met, the undersigned should be contacted prior to submitting the next submission. I trust this is the information you require. Katie Pietrzak, C.E.T. Project Manager, Development Engineering S:\General\Names\Garett\Subdivision\Draft Approvals\Auburn - Schneiders\Circulation\Post Circulation\Comments\City Engineering Comments.doc Page 439 of 792 Garett Stevenson From: Adam Clark Sent: Thursday, January 30, 2020 12:07 PM To: Garett Stevenson; Lenore Ross Subject: RE: Auburn This one looks pretty good, and I think it actually hits all of their needs AND all of ours. The only thing they need to compromise on now is doing two of the towers as non -slabs. I think I hit all the rest of their concerns; (a) six towers that can be built in identical pairs, (b) no building over the parking structure, (c) 2300 units total (give or take 100), not counting the final phase (which will shake out between 100 and 300, depending on form/height). This scheme meets or exceeds separation between all 6 towers. There is a greatly increased separation between towers E (20 storey) and F (36 storey) from a 29m target to 48m. This is done purposefully to account for the overlook between those two towers missing their targets by a lot (target is 30%, tower E is at 48% and tower F is at 100%). Broadly, this passes a shadow study on the east half of the property and fails on the west half. Site/developer constraints make it nearly impossible to improve this (reducing height will not help, only eliminating a tower will). We may consider this an acceptable compromise given the lack of impacts on other privately owned lands. Other benefits: the park can grow much larger, which should help with concerns from Parks, Ops, and [rig. The park is very well framed by surrounding built form but without creating shadow impacts (the park is entirely in sun from 10arn to 4pm during the equinox and barely shadowed outside of that) It also creates a direct active transportation connecting between the park and Kent Ave, per PARTS (aqua blue strip). It creates good built form view termini along both Palmer and Vernon (pink strips). The centre garage access can remain as -is. The western access will need to shift, but not dramatically. The parking garage is reduced from 253m to 238m, a loss of 75 spaces (total) over 5 levels of parking. That's a 4% loss, approximately, which can easily be made up if necessary. Other than the change to the floor plate size and shape on towers F and G, all of this should be cost -neutral to implement. Those towers probably take a 5% hit on efficiency, so that would translate to having to find another 50 units. That difference is easily made up through the final phase of the project, or by finding a little wiggle room here and there on the podiums or towers (tower I could gain 2 storeys and still meet targets, that's more than half of those 50 units right there, if necessary. However, the 4 storey difference between towers H and I is 85%, meeting our relative height guideline exactly, so I don't want to offer that to them). I think this is a near perfect comprornise between their objectives and ours. Not sure what they have left to argue over. They might want to shift some height here and there but as long as they keep to these relationships and meet the targets we can make something work (within reason). Page 440 of 792 The Metz — TIS comments and questions Parkinq & Cyclinq 1. One of the recommendations of the TIS states that the applicant `implement 537 bicycle parking spaces required'. a. Section 6.22 (page 58) states that the development would require 1,322 Class A spaces, and 54 Class B spaces. b. Appendix P — PARTS TDM Checklist indicates that the applicant would be providing 974 spaces beyond the minimum required. c. Clarification on the actual amount required, and what is being proposed is needed. 2. The 36 on -street parking spaces should not count towards the total parking provided on each individual site. 3. Additionally, as the current proposal includes the 292 spaces available in the existing parking lot that is planned to be a future development (Block 3), they should not be included in the parking statistics of the site as a whole Left Turn Lane Analyses 4. The language used for the Left Turn Remedial Measures section needs to be consistent in terms of the usage of `eastbound' and `westbound' - there seems to be some discrepancy between the wording used and the actual nomographs in Appendix O. 5. Why was the intersection of Borden @ Courtland not evaluated as the site will have a large impact on the volume and turning movements of this intersection? Trip Distribution 6. What is the reasoning behind having a large portion of westbound vehicles travelling on Courtland Ave who intend on entering the development using Kent Ave and Palmer Ave to make their left turn into the development, as opposed to using Borden Ave and entering the site from the Borden Ave access? a. 2035 Total Traffic forecasts shows only 26 vehicles in the AM Peak using the left turn at Borden Ave, while a total of 143 vehicles use Kent or Palmer to enter the Page 441 of 792 site. Most of the office parking would presumably be utilizing the existing surface parking lot for parking, which is much more easily accessible off of Borden Ave. Page 442 of 792 Craig Dumart From: Leah Walter Sent: Monday, May 15, 2023 3:00 PM To: Katie Wood; Christopher Leishman Cc: Craig Dumart Subject: Re: Auburn Development (Schneider's) Hi Katie, We don't have any issues with what's being proposed. Sorry for the delay in responding! Leah Get Outlook for iOS From: Katie Wood <Katie.Wood@kitchener.ca> Sent: Monday, May 15, 2023 1:43:49 PM To: Leah Walter <Leah.Walter@kitchener.ca>; Christopher Leishman <Christopher.Leishman@kitchener.ca> Cc: Craig Dumart <Craig.Dumart@kitchener.ca> Subject: FW: Auburn Development (Schneider's) Hello, I just wanted'to follow up with the email I sent later last week. Planning has a deadline to finalize their report for the end of Friday. Any chance you could take a look at this. If you want to chat quickly I'm around the rest of today as well as most of the day tomorrow. Sincerely, 06 Project Manager) Development Engineering I City of Kitchener 519-741-2200 ext. 7135 TTY 1-866-969-9994 1 katie.wood (a)kitchen er.ca ^, 9p From: Katie Wood Sent: Thursday, May 11, 2023 9:56 AM To: Leah Walter <Leah.Wa[ter@kitchener.ca>; Christopher Leishman <Christopher.Leishman@kitchener.ca> Cc: Carlos Reyes <Carlos.Reyes@kitchener.ca> Subject: Auburn Development (Schneider's) Hey Leah and Chris, Last year you helped me answer a few questions regarding what this developer is proposing, regarding the number of CB shields and the clean water collection system. They have come back in showing the outdated placement of the storm sewer along the curb line instead of within the laneway. I've asked them to update the cross section to conform to the Complete Streets and Development Manual Guidelines. They have since updated the cross section that still looks off due to the sizing of the sewers and spacing. I have attached this new cross section for your reference. Page 443 of 792 As you can see, due to the size of the sewers and the required offsets, their storm is likely running under the CBs. Not a huge deal because they can offset the MHs in the road so there are no conflicts; however, is there any flexibility on moving the sanitary over which would then shift the storm away from the side of the road? The water would then shift to beneath the paved on -street parking. Again, not a huge issue but wanted to ask the question before finalizing as it could help with constructability. Since this is not typical your thoughts on this would be very helpful. Sincerely,AA) 7catie Wood C.E.T. Project Manager) Development Engineering I City of Kitchener 519-741-2200 ext. 7135_ TTY 1-866-969-9994 katie.wood 0)kitchen er.ca a On U in Page 444 of 792 CANADA POST 2701 RIVERSIDE DRIVE SUITE N0820 OTTAWA ON K1A 081 CANADAPOSTCA August 6, 2019 Garett Stevenson Planner Planning Division -City of Kitchener PO Box 1118 Kitchener ON N2G 4G7 POSTES CANADA 2701 PROM RIVERSIDE BUREAU N0820 OTTAWA ON K1A OBI POSTESCANADA CA Reference: Draft Plan of Subdivision Application 30T-19201 263 &321-325 Courtland Ave E. , 230& 240 Palmer Ave, & 30 Vernon Ave Auburn Developments (Schneider's Redevelopment) "The Metz" GarettEric: Canada Post Corporation appreciates the opportunity to comment on the above noted application and it is requested that the developer be notified of the following: Canada Post has reviewed the proposal for the above noted Development Application and has determined that the completed project will be serviced by centralized mail delivery provided through Canada Post Community Mail Boxes (CMB). In order to provide mail service to this development, Canada Post requests that the owner/developer comply with the following conditions: => The owner/developer will consult with Canada Post to determine suitable permanent locations for the placement of Community Mailboxes and to indicate these locations on appropriate servicing plans. => The Builder/Owner/Developer will confirm to Canada Post that the final secured permanent locations for the Community Mailboxes will not be in conflict with any other utility; including hydro transformers, bell pedestals, cable pedestals, flush to grade communication vaults, landscaping enhancements (tree planting) and bus pads. => The owner/developer will install concrete pads at each of the Community Mailbox locations as well as any required walkways across the boulevard and any required curb depressions for wheelchair access as per Canada Post's concrete pad specification drawings. => The owner/developer will agree to prepare and maintain an area of compacted gravel to Canada Post's specifications to serve as a temporary Community Mailbox location. This location will be in a safe area away from construction activity in order that Community Mailboxes may be installed to service addresses that have occupied prior to the pouring of the permanent mailbox pads. This area will be required to be prepared a minimum of 30 days prior to the date of first occupancy. The owner/developer will communicate to Canada Post the excavation date for the first foundation (or first phase) as well as the expected date of first occupancy. Page 445 of 792 => The owner/developer agrees, prior to offering any of the residential units for sale, to place a "Display Map" on the wall of the sales office in a place readily available to the public which indicates the location of all Canada Post Community Mailbox site locations, as approved by Canada Post. The owner/developer agrees to include in all offers of purchase and sale a statement, which advises the prospective new home purchaser that mail delivery will be from a designated Community Mailbox, and to include the exact locations (list of lot #s) of each of these Community Mailbox locations; and further, advise any affected homeowners of any established easements granted to Canada Post. => The owner/developer will be responsible for officially notifying the purchasers of the exact Community Mailbox locations prior to the closing of any home sales with specific clauses in the Purchase offer, on which the homeowners do a sign off. Multi -unit buildings with a common indoor entrance fall -under Canada Post's multi -unit policy: - The owner/developer will be required to provide and maintain the centralized mail facility (Lock Box Assembly) at their own expense. Buildings with 100 or more units require a rear loading LBA with dedicated secure mailroom. Canada Post further requests the owner/developer be notified of the. following: 1 The owner/developer of any condominiums will be required to provide winter snow clearance at the Community Mailbox locations. 2 Any existing postal coding may not apply, the owner/developer should contact Canada Post to verify postal codes for the project 3 The complete guide to Canada Post's Delivery Standards can be found at: httos,//www.canadal2ost.ca /coo ImcLassets /odf /business Ista nda rdsman ua I en.odf Regards,?i J� Jamie Bere t Delivery Services Officer I Delivery -Planning Canada Post 955 Highbury Ave N London ON N5Y 1A3 519-280-7968 james.bere@canadapost.ca Page 446 of 792 Transportation Services comments for: 321-325 Courtland Ave East & 230, 240 Palmer Ave & 30 Vernon Ave "The Metz" (Zoning By-law) Comments Provided By: Steve Ryder (519-741-2200 ext. 7152) — April 27, 2023 Application Description: The Owner is proposing to comprehensively redevelop the lands into a mixed-use community with residential, commercial, and employment uses. Zoning By-law Amendment questions/comments: *NOTE: City staff comments will appear in RED* The following comments are for proposed changes under section "Special Provisions -A.R.": Minimum vehicle parking space requirements shall be as follows: o i) Multiple Dwelling: a. 0.165 spaces per dwelling unit for dwelling units <51.0 square metres in area, provided however that this does not apply to more than 40% of all dwelling units on lots affected by this subsection on Schedule 118 and 119 of Appendix "A"; ■ No concerns. o b. 0.8 spaces per dwelling unit for dwelling units >51.0 square metres in area; ■ No concerns. o ii) Visitor parking for Multiple Dwellings: 12.5% of parking spaces required by provision d)i); ■ Would prefer a rate of 0.1 spaces per unit (applicant used this rate in the Master Statistics PDF in the submitted package of drawings)" o iii) Non -Residential uses: 1 space per 50 square metres of gross floor area; ■ No concerns. o iv) All parking spaces required for visitor parking and non-residential uses shall be shared and be unassigned. ■ Spaces should not be unassigned in the sense that they are open for free use of residential parking which could limit the availability of parking for commercial employees, customers and residential visitors. o e) A minimum of 20 percent of the parking spaces required by provision d)i) for multiple dwellings shall be designed to permit the future installation of electric vehicle supply equipment. ■ No concerns. o f) Minimum bicycle parking requirements for Multiple Dwellings shall be: o i) 0.5 "Class A" Bicycle Parking Stalls per dwelling unit; and ■ No concerns, however the updated TIS still refers to a total of 537 Class A spaces. o ii) 6 "Class B" Bicycle Parking Stalls where more than 20 dwelling units are on a lot. ■ No concerns. o g) Off-street parking facilities required by provisions d), e) and f): Page 447 of 792 o i) May be located on any lot shown as affected by this subsection on Schedule Numbers 118 and 119 of Appendix "A" and shall not require an off-site parking agreement; and ■ No concerns? Do we want off-site agreements? o ii) May be permitted to extend beyond a property line provided that all portions of the parking space are located on lots shown as affected by this subsection on Schedule Numbers 118 and 119 of Appendix "A". ■ No concerns as long as there are no encroachments into future City rights-of-way. o h) For the purposes of provision e), the definitions of "electric vehicle supply equipment" per Section 3 of Zoning By-law 2019-051 shall apply. ■ No concerns. o i) For the purposes of provision f) the definitions of "`Class A' Bicycle Parking" and "`Class B' Bicycle Parking" per Section 3 of Zoning By-law 2019-051 shall apply and such spaces shall have a minimum width of 0.4 metres, length of 1.8 metres and vertical clearance of 1.2 metres and may be stacked. ■ These should meet the standards set in Illustration 5-2 in Section 5 of ZBL 2019-051 (page 6 of 21): • Vertical clearance 2.1m, for example • Minimum width of 0.6m, etc. The following comments are for proposed changes under section "Special Provisions B R • No concerns. The following comments are for proposed changes under section "Special Provisions C R • No concerns. The following comments are for proposed changes under section "Special Provisions D R • No concerns. The following comments are for proposed changes under section "Special Provisions E R Notwithstanding Section 4.2 of this By-law, on the land zoned High Intensity Mixed Use Corridor Zone (MU -3), shown as affected by this subsection on Schedule Numbers 118 and 119 of Appendix "A", the following special regulations shall apply: a) FSR shall be obtained when the total Building Floor Area of all buildings on all lots subject to this subsection is divided by the total lot area of all lots subject to this subsection; b) The electric vehicle parking space provisions per Section 5.8b) through 5.8d) and 5.8f) and corresponding relevant definitions in Section 3 of Zoning By-law 2019-051 shall apply. • No concerns Page 448 of 792 c) Minimum Bicycle Parking for non-residential uses shall be provided in accordance with Section 5.5a), b), d) and e) of Zoning By-law 2019-051 and at the minimum rates applicable to MIX Zones in Table 5.5 of Zoning By-law 2019-051. • No concerns. d) Electric vehicle parking facilities required by provision b) and bicycle parking facilities required by provision c) may be located on any lot shown as affected by this subsection on Schedule Number 118 of Appendix "A" and shall not require an off-site parking agreement. • No concerns. e) For the purposes of provision c) the definitions of "'Class A' Bicycle Parking" and "`Class B' Bicycle Parking" per Section 3 of Zoning By-law 2019-051 shall apply and such spaces shall have a minimum width of 0.4 metres, length of 1.8 metres and vertical clearance of 1.2 metres and may be stacked. Similar to comments above, these dimensions do not match what is standard in Section 5 of ZBL 2019-051 and should be updated to match. The following comments are for proposed changes under section "Special Provisions - F R • No concerns. The following comments are for proposed changes under section "Special Provisions - G R • No concerns. The following comments are for proposed changes under section "Special Provisions - H R • No concerns. The following comments are for proposed changes under section "Special Provisions - I R • No concerns. The following comments are for proposed changes under section "Special Provisions —A. U • No concerns. The following comments are for proposed changes under section "Special Provisions —A. H • No concerns. Page 449 of 792 The following comments are for proposed changes under section "Special Provisions — B.H.": • No concerns. Page 450 of 792 Transportation Services comments for: 321-325 Courtland Ave East & 230. 240 Palmer Ave & 30 Vernon Ave "The Metz" (Draft Plan of Subdivision) Comments Provided By: Steve Ryder (519-741-2200 ext. 7152) —August 27, 2019 Application Description: The Owner is proposing to comprehensively redevelop the lands into a mixed-use community with residential, commercial, and employment uses. Draft Plan of Subdivision comments: 1. Palmer Avenue —Transportation Services would prefer an 18.Om local right-of-way, rather than the proposed 20.Om width. It would be modelled after the City of Kitchener's `Complete Streets — Local Roadway' cross-section. 2. Street `One' (Olde Fashioned Way) — Preferred to be reduced to a 20.Om right-of-way, rather than the proposed 24.Om width. This would be also be based on the City of Kitchener's `Complete Streets — Minor Collector' cross-section. a. Recommend the removal of the centre median islands along Street One. b. Lanes should be 3.5m as opposed to proposed 3.65m lanes. 3. Kent Avenue — Kent Avenue is identified in the PARTS Rockway Plan as a key active transportation route and connection to surrounding trails and cycling network. It would be preferred to see it as a 20.Om right-of-way, as well, utilizing the City of Kitchener's `Complete Streets — Minor Collector Alternate' cross-section. a. Transportation Services recommends the addition of bike lanes along Kent Avenue from Courtland Ave East to' Street 'One' — Kent Ave is identified in the PARTS plan as a key active transportation route and future location of on -road bike facilities. The connectivity will provide better access to the surrounding trail networks and neighbourhoods for the proposed development. 4. All concrete sidewalks located within the municipal right-of-ways should be 1.8m wide. Page 451 of 792 CIRCULATION RESPONSE FORM Draft Plan of Subdivision Application 30T-19201 Official Plan Amendment Application OPA19/002/C/GS Zoning By-law Amendment ZBA19/005/C/GS 263 & 321-325 Courtland Avenue East, 230 & 240 Palmer Avenue, and 30 Vernon Avenue Auburn Developments (Schneider's Redevelopment) "The Metz" If you have NO concerns or comments, please complete and return this form. If applicable, please return your comments in writing by mail, email, or fax by July 31, 2019. Departm nt/Agency ) AIA�jk) Date Please direct all correspondence to: Garett Stevenson, Planner Phone: 519-741-2200 x7070 Email: garett.stevenson@kitchener.ca Fax: 519-741-2624 Mail City Hall 200 King Street West, 611 Floor, PO Box 1118 Kitchener, ON N2G 4G7 Name of Representative (please print) VLA A Signature of Representative Page 452 of 792 Garett Stevenson From: Iwona.Lipowski@HydroOne.com Sent: Monday, July 08, 2019 8:34 AM To: Garett Stevenson Subject: Kitchener, 263, 321-325 Courtland Ave. East, 230, 240 Palmer Ave, 30 Vernon Ave. 30T-19201 Hello, We are in receipt of your Plan of Subdivision application, 30T-19201 dated June 25th, 2019. We have reviewed the documents concerning the noted Plan and have no comments or concerns at this time. Our preliminary review considers issues affecting Hydro One's'High Voltage Facilities and Corridor Lands' only. For proposals affecting Tow Voltage Distribution Facilities' the Owner/Applicant should consult their local area Distribution Supplier. Where Hydro One is the local supplier the Owner/Applicant must contact the Hydro subdivision group at subdivision@Hydroone.com or 1-866-272-3330. To confirm if Hydro One is your local distributor please follow the following link: http://www.hydroone.com/StormCenter3/ Please select " Service Territory Overly" and locate address in question by eritering the address or by zooming in and out of the map Page 453 of 792 hyo° one -- - l LEI r _;,vJ, -• .z__... -- � ��^ae � �'.� tbat�l�'srft:i-ii � d..a. .t•� If you have any further questions or inquiries, please contact Customer Service at 1-888-664-9376 or e-mail CustomerCommunications@HvdroOne.com to be connected to your Local Operations Centre If you have any questions please feel free to contact myself. Thank you, Iwona Upowski Special Services Support Clerk, Real Estate Department 185 Clegg Road Markham, ON L6G 1137 Iwona.Lipowski@HvdroOne.com On behalf of, Dennis ®e Rango Specialized Services Team Lead, Real Estate Department Hydro One Networks Inc. Tel: (905)946-6237 Email: Dennis.DeRango@HydroOne.com 2 Page 454 of 792 This email and any attached files are privileged and may contain confidential information intended only for the person or persons named above. Any other distribution, reproduction, copying, disclosure, or other dissemination is strictly prohibited. If you have received this email in error, please notify the sender immediately by reply email and delete the transmission received by you. This statement applies to the initial email as well as any and all copies (replies and/or forwards) of the initial email Page 455 of 792 Garett Stevenson From: Shawn Callon <shawn_callon@wrdsb.ca> Sent: Wednesday, July 24, 2019 4:03 PM To: Planning Cc: Christine Kompter, Garett Stevenson Subject: Re: Circulation for Comment - Draft Plan of Subdivision, Official Plan & Zoning By-law Amendments - 263 & 321-325 Courtland Avenue East, 230 & 240 Palmer Avenue, and 30 Vernon Avenue (Schneider's Redevelopment) HI Garett, Planning staff of the Waterloo Region District School Board has reviewed the proposed application and expects school accommodation in the vicinity will be sufficient for the anticipated number of students; however, given this scale of development the Board asks that the following be considered as a condition of approval: That the owner agree in the Subdivision/Condo and/or Site Plan Agreement to notify all purchasers of residential units and/or renters of same, by inserting the following clauses in all offers of Purchase and Sale/Lease, and that this remain on Title to the property/unit for heirs, successors and assigns: "Whereas the Waterloo Region District School Board may designate this parcel of land as a Development Area for the purposes of school accommodation, and despite the best efforts of the Board, sufficient accommodation may not be available for all anticipated students. You are hereby notified that students may be accommodated in temporary facilities and/or bussed to a school outside the area, and further, that students may, in future, be transferred to another school." As this will be generating students who are expected to walk to area schools, the Board requests that pedestrian facilities be completed within and around the development to connect to existing streets, transit, and municipal trails. Thank you, Shawn Callon On Tuesday, 25 June 201911:18:35 UTC -4, Christine.Kompter@kitchener.ca wrote: Please see attached. Comments and questions should be directed to Garett Stevenson — Planner (garett.stevensonnkitchener.ca; 519-741-2200 x7070). Sincerely, Page 456 of 792 Christine Kompter Administrative Assistant I Planning Division I City of Kitchener 200 King Street West, 6th Floor I P.O. Box 1118 1 Kitchener ON N2G 4G7 519-741-2200 ext. 7425 1 TTY 1-866-969-9994 1 christine.komptergkitchener.ca Page 457 of 792 Garett Stevenson From: circulations@wsp.com Sent: Friday, July 05, 2019 2:43 PM To: Garett Stevenson Subject: OPA (OPA19/002/C/GS), ZBLA (ZBA19/005/C/GS) and Draft Plan of Subdivision (30T-19201) - 263 & 321-325 Courtland Ave. E., 230 & 240 Palmer Ave.and 30 Vernon Ave. 2019-07-05 Garett Stevenson Kitchener 99 Attention: Garett Stevenson Re: OPA (OPA19/002/C/GS), ZBLA (ZBA19/005/C/GS) and Draft Plan of Subdivision (30T-19201) - 263 & 321-325 Courtland Ave. E., 230 & 240 Palmer Ave.and 30 Vernon Ave.; Your File No. OPA 19/002/C/GS,ZBA 19/005/C/GS, 3 0T-19201 Our File No. 85049 Dear Sir/Madam, We have reviewed the circulation regarding the above noted application. The following paragraph is to be included as a condition of approval: "The Owner shall indicate in the Agreement, in words satisfactory to Bell Canada, that it will grant to Bell Canada any easements that may be required, which may include a blanket easement, for communication/telecommunication infrastructure. In the event of any conflict with existing Bell Canada facilities or easements, the Owner shall be responsible for the relocation of such facilities or easements". We hereby advise the Developer to contact Bell Canada during detailed design to confirm the provision of communicatior/telecommunication infrastructure needed to service the development. As you may be aware, Bell Canada is Ontario's principal telecommunications infrastructure provider, developing and maintaining an essential public service. It is incumbent upon the Municipality and the Developer to ensure that the development is serviced with communication/telecommunication infrastructure. In fact, the 2014 Provincial Policy Statement (PPS) requires the development of coordinated, efficient and cost- effective infrastructure, including telecommunications systems (Section 1.6.1). The Developer is hereby advised that prior to commencing any work, the Developer must confirm that sufficient,wire-line communication/telecommunication infrastructure is available. In the event that such infrastructure is unavailable, the Developer shall be required to pay for the connection to and/or extension of the existing communication/telecommunication infrastructure. Page 458 of 792 If the Developer elects not to pay for the above noted connection, then the Developer will be required to demonstrate to the satisfaction of the Municipality that sufficient alternative communication/telecommunication will be provided to enable, at a minimum, the effective delivery of communication/telecommunication services for emergency management services (i.e., 911 Emergency Services). WSP operates Bell Canada's development tracking system, which includes the intake and processing of municipal circulations. Please note, however, that all responses to circulations and other requests, such as requests for clearance, come directly from Bell Canada, and not from WSP. WSP is not responsible for the provision of comments or other responses. As of June 1, 2019, Meaghan Palynchuk will be taking maternity leave and returning in the first quarter of 2020. In my absence please contact Ryan Courville for any matters concerning this file. Yours truly, Ryan Courville Access Network Provisioning Manager Municipal Relations Phone: 416-570-6726 Email: planninganddevelopment@bell.ca NOTICE: This communication and any attachments ("this message") may contain information which is privileged, confidential, proprietary or otherwise subject to restricted disclosure under applicable law. This message is for the sole use of the intended recipient(s). Any unauthorized use, disclosure, viewing, copying, alteration, dissemination or distribution of, or reliance on, this message is strictly prohibited. If you have received this message in error, or you are not an authorized or intended recipient, please notify the sender immediately by replying to this message, delete this message and all copies from your e-mail system and destroy any printed copies. You are receiving this communication because you are listed as a current WSP contact. Should you have any questions regarding WSP's electronic communications policy, please consult our Anti -Spam Commitment at www.wsp.com/cast. For any concern or if you believe you should not be receiving this message, please forward this message to casicompliance(cDwso.com so that we can promptly address your request. Note that not all messages sent by WSP qualify as commercial electronic messages. AVIS : Ce message, incluant tout fichier I'accompagnant (<< le message n), peut contenir des renseignements ou de ('information privilegies, confidentiels, proprietaires ou a divulgation restreinte en vertu de Ia Ioi. Ce message est destine a ]'usage exclusif du/des destinataire(s) voulu(s). Toute utilisation non permise, divulgation, lecture, reproduction, modification, diffusion ou distribution est interdite. Si vous avez regu ce message par erreur, ou que vous n'@tes pas un destinataire autorise ou voulu, veuillez en aviser 1'expediteur immediatement et detruire le message et toute copie electronique ou imprimee. Vous recevez cette communication car vous faites partie des contacts de WSP. Si vous avez des questions concernant la politique de communications electroniques de WSP, veuillez consulter notre Engagement anti-pourriel au www.wsp.com/lcap. Pour toute question ou si nous croyez que vous ne devriez pas recevoir ce message, priere de le transferer au conformitelcap(@wsp.com afin que nous puissions rapidement traiter votre demande. Notez que ce ne sont pas tous les messages transmis par WSP qui constituent des messages electroniques commerciaux. Page 459 of 792 Garett Stevenson From: Wang, Shaun <SWang@KWHydro.ca> Sent: Wednesday, July 03, 2019 5:08 PM To: Garett Stevenson Cc: Stewart, Gary, Theriault, John; Cameron, Greig Subject: RE: Circulation for Comment - Draft Plan of Subdivision, Official Plan & Zoning By-law Amendments - 263 & 321-325 Courtland Avenue East, 230 & 240 Palmer Avenue, and 30 Vernon Avenue (Schneider's Redevelopment) Garett, Kitchener Wilmot Hydro has reviewed the draft plan and has the following comments: The developer will need to make satisfactory arrangements with Kitchener Wilmot Hydro Inc. for servicing: 1. Kitchener -Wilmot Hydro has existing 3-phase overhead pole lines along both Coutland Ave. and along CN rail. To service the site, Kitchener -Wilmot Hydro needs to extend the 3-phase overhead pole line along Palmer Ave, Kent Ave, the proposed Street One and the park area (to tie to the existing pole line along the CN rail). 2. Any proposed above grade building facade must have a minimum clearance of 5.5 meters from the center of the existing and proposed hydro pole line. 3. Any change of the existing pole line alignment will be at the developer's cost. Regards, Shaun Wang, P. Eng. System Planning & Projects Engineer Kitchener -Wilmot Hydro Inc. P: 519-745-4771 x6312 F: 519-745-0643 swanaCo.kwhvdro.ca MCK TR NOT Z/ Greig Cameron, P.Eng., M.Sc., Vice President, Engineering & IT Kitchener -Wilmot Hydro Inc. PH: 519-749-6182 From: Christine. Kompter@kitchener.ca<Christine.Kompter@kitchener.ca> Sent: June -25-19 11:18 AM To: Aaron.McCrimmon-Jones@kitchener.ca; circulations@wsp.com; Dave.Seller kitchener.ca; DSDPlanningDivision@kitchener.ca; vped@feds.ca; thughes@grandriver.ca; Greg. Reitzel@kitchener.ca; landuseplanning@hydroone.com; Jim. Edmondson@kitchener.ca; Cameron, Greig <GCameron@I<WHydro.ca>; Larry.Tansley@kitchener.ca; Linda.Cooper@kitchener.ca; Mike.Seilin kitchener.ca; john.morrisey ontario.ca; Page 460 of 792 Executivevp.lawanddevelopment@opg.com; Park. Planning@kitchener.ca; akutler@regionofwaterloo.ca; ballen@regionofwaterloo.ca; CCrozier@regionofwaterloo.ca; ibhatia@regionofwaterloo.ca; syip@regionofwaterloo.ca; PropDataAdmin@kitchener.ca; rparent@regio nofwaterloo.ca; Rita. Delaney@kitchener.ca; Robert. Morgan@kitchener.ca; Steven. Ryder@kitchener.ca; Steven.amirikah@uwaterloo.ca; planning@wcdsb.ca; planning@wrdsb.ca; Ash ley.DeWitt@kitchener.ca: Barb. Fairbairn@kitchener.ca; james.bere@canadapost.ca; Carol.Bacon@kitchener.ca; Feras.AbdulHadi@kitchener.ca; ionn.Barton@kitchener.ca; MR21Enguiry@mpac.ca; Nancy.Steinfield@kitchener.ca; blamondin@regionofwaterloo.ca; kfletcher@regionofwaterloo.ca; msergi@regionofwaterloo.ca; SWOGR-PERMITS@rci.rogers.com; kgeep@uniongas.com Subject: Circulation for Comment - Draft Plan of Subdivision, Official Plan & Zoning By-law Amendments - 263 & 321-325 Courtland Avenue East, 230 & 240 Palmer Avenue, and 30 Vernon Avenue (Schneider's Redevelopment) Mimecast Attachment Protection has deemed this file to be safe, but always exercise caution when opening files. Please see attached. Comments and questions should be directed to Garett Stevenson — Planner (garett.stevenson@kitchener.ca; 519-741-2200 x7070). Sincerely, Christine Kompter Administrative Assistant Planning Division I City of Kitchener 200 King Street West, 6th Floor I P.O. Box 1118 Kitchener ON N2G 4G7 519-741-2200 ext. 7425 TTY 1-866-969-9994 christine.kompter@kitchener.ca r - stn y.• � �._�..- - �. " CONFIDENTIALITY NOTICE: This message is intended solely for the use of the individual or entity to whom it is addressed, and may contain privileged or confidential information. If you are not the intended recipient or the person responsible for delivering the material to the intended recipient, you are hereby notified that any dissemination, disclosure, copying or distribution of this communication is strictly prohibited. If you received this communication in error, please notify me immediately by return e-mail and delete this material from your system. Page 461 of 792 and Riy� \ n �^ 0 t Pv'�ro ron July 30, 2019 Administration Centre. !„'t d� ko,id, rm. F >>: , Ca �A! Phone: 1 I ; - %l . %±-.1 Toll free. I����;; �; ��;�:_'? Fax. �� - 11-'A I www.grandriver.ca Garett Stevenson, Planner Development Services Department - Planning City of Kitchener, City Hall P.O. Box 1118, 200 King Street West Kitchener, Ontario N2G 4G7 OR: 30T-19201 Re: Draft Plan of Subdivision Application 30T-19201, Official Plan Amendment Application OPA19/002/C/GS and Zoning By-law Amendment ZBA19/005/C/GS for 263 & 321-325 Courland Avenue East, 230 & 240 Palmer Avenue, and 30 Vernon Avenue, City of Kitchener Auburn Developments (Schneider's Redevelopment), "The Metz" Dear Mr. Stevenson: Further to your circulation letter dated June 25, 2019, please be advised that we will not be able to complete our review of the applications and accompanying reports by July 31, 2019. Accordingly, I would like to request an extension of this deadline. Upon completion of our review, I will forward our comments to the City of Kitchener, Region of Waterloo, and the applicant/agent. We trust this information is of assistance. If you should have any further questions, please do not hesitate to call. Yours Truly, frisha Hughes Resource Planner Grand River Conservation Authority C.C. Katie Pietrzak, City of Kitchener Barbara Steiner, City of Kitchener Shilling Yip, Region of Waterloo Page 462 of 792 Administration Centre: 400 Clyde Road, P.O. Box 729 Cambridge, ON N1 R 5W6 Phone: 519-621-2761 Toll free: 1-866-900-4722 Fax: 519-621-4844 www.grandriver.ca September 12, 2019 Garett Stevenson, Planner Development Services Department - Planning City of Kitchener, City Hall P.O. Box 1118, 200 King Street West Kitchener, Ontario N2G 4G7 OR: 30T-19201 Re: Draft Plan of Subdivision Application 30T-19201, Official Plan Amendment Application OPA19/002/C/GS and Zoning By-law Amendment ZBA19/005/C/GS for 263 & 321-325 Courland Avenue East, 230 & 240 Palmer Avenue, and 30 Vernon Avenue, City of Kitchener Auburn Developments (Schneider's Redevelopment), "The Metz" Dear Mr. Stevenson: In of the above noted applications, the Grand River Conservation Authority (GRCA) has now undertaken a review of the following supporting materials: • Letter from City of Kitchener, dated June 25, 2019 ® Plan of Subdivision —Auburn Developments, dated February 14, 2019 • 321 Courtland Avenue, Kitchener ON Former Schneider's Plant — Preliminary Stormwater Management Report, prepared by Stantec, dated April 2019 ® 321 Courtland Avenue, Kitchener ON Former Schneider's Plant — Preliminary Functional Servicing Report, prepared by Stantec, dated April 2019 ® Geotechnical Investigation - Proposed Residential Development, prepared by Stonerise Construction Inc., dated April 25, 2019 ® Final Scoped Hydrogeological Investigation, prepared by Stonerise Construction Inc., dated April 25, 2019 Based on our review of the above materials, we offer the following comments: 1. In addition to first floor elevations, which all need to be above the provided Regulatory Flood Elevations, all exterior openings need to be floodproofed as well to these elevations. Please provide building elevation plans for review. Miember of Conservation Ontario, representing Ontario's 36 Conservation AUthorlties I The Grand - A Canadian Heritage River Page 463 of 792 2. Drawing C-400 — Concept Grading Plan, prepared by Stantec (last revised March 22, 2019), shows Vernon Avenue below the Regulatory Flood Elevation of 321.30 metres CGVD28. It also indicates that the entry into the underground parking garage will be below the applicable Regulatory Flood Elevation. Please provide detailed plans for any underground parking. It should be demonstrated that ingress and egress to the parking structures is "dry" where it can be practically achieved or floodproofed to an elevation that is safe. An engineer should review and confirm that any underground parking proposed within the floodplain can withstand hydrostatic pressure in the event of flooding. 3. The proposed grading plans should show the existing and proposed floodplain based on the Regulatory Flood Elevations applicable to the property. 4. The Preliminary Stormwater Management Report notes that water quantity control should maintain or reduce peak flow rates from the site to downstream receiving systems. Please provide the pre -development and post -development flows for comparison. We understand that under post -development conditions there is going to be less imperviousness, but please include information regarding the impact of development on peak flows as a result of grading and site design. Was the runoff distributed before and now concentrated? Comparison of the Existing Conditions Plans (Drawing C-050 and C-051) and the Concept Grading Plans (Drawings C-400 and C-401) give the impression that the western portion of the site, which was previously discharging to the southwest, is now graded such that almost all runoff will be directed to the east along Street One towards Kent Avenue. How will the peak flow compare between the two conditions for less frequent storm events like the 100 year? We understand that smaller events will be captured by the infiltration trenches and LID best management practices, but it should be demonstrated that peak flows at all locations are below or at pre -development levels for all events. 5. Please provide additional information for the infiltration trenches to demonstrate that the infiltration trenches can function properly. Further details for the infiltration trenches should be provided, including the bottom elevations and the seasonally high groundwater table elevations, to demonstrate that a minimum of 1 metre separation can be achieved during the wet season. Clearly identify how the seasonally high groundwater elevations were determined. 6. As per the Update of Schneider Creek Floodplain Mapping & Two -Zone Policies — Stirling Avenue to Sydney Street study (prepared by MMM Group, May 2016), any redevelopment scenario is to maintain flow conveyance (page 32). We previously recommended that the culvert be analyzed with some degree of blockage assumed to determine if an overland spill path should be provided. Based on Section 3.3.3 of the Preliminary Stormwater Management Report (page 3.11), a 0.40 metre blockage Page 464 of 792 depth will raise the regulatory flood elevation to 323.01 metres. Based on Drawing C-401, this would result in flooding of the existing buildings and some of the proposed buildings on the property (e.g. Buildings B, G, H and 1). Please further assess the proposed. plans to maintain flow conveyance. 7. The only water quality best management practice identified in the Preliminary Stormwater Management Report is CB shields for road runoff, which are not known to provide 80% quality control. Please clearly demonstrate how enhanced water quality targets are being met before stormwater outlets to the watercourses. Other best management practices may be required. We also have the following advisory comment: 8. The proposed grading plan on Drawing C-401 shows that there is potential for 0.5 m of ponding occurring on Street One, east of Kent Ave and north of Building I, which can be a hazard in winter given the recent pattern of freeze and melt observed. We recommend reducing ponding on roadways to the extent possible. We can confirm receipt of the subdivision fee of $12,251.58. Based on information provided, we calculated the total subdivision base and per net hectare fee to be $14,309.40. To date, more than the 70% of the base and per net hectare fee required with initial submission of a subdivision application has been received. The remaining subdivision base and per net hectare fee will be requested prior to issuance of conditions of draft plan approval. We look forward to a response to our comments. If you have any questions, please do not hesitate to contact the undersigned at thughes(o),grandriver.ca or 519- 621-2763 ext. 2319. Sincerely, Trisha Hughes Resource Planner Grand River Conservation Authority C. C. Katie Pietrzak, City of Kitchener Barbara Steiner, City of Kitchener Shilling Yip, Region of Waterloo Page 465 of 792 May 10, 2023 Adn')iwi tratio n C entw: Phone: Toll free:. Fax: www.grandriver.e.a Shilling Yip Principal Planner Planning, Development and Legislative Services Regional Municipality of Waterloo 150 Frederick Street, 8th Floor Kitchener ON N2G 4J3 dwelwood(a)- req ion ofwaterloo.ca Craig Dumart Senior Planner Planning Division City of Kitchener 200 King Street West Kitchener ON N2G 4G7 craig.dumart(a.kitchener.ca Re: Draft Plan of Subdivision 30T-19201, Official Plan Amendment OPA19/002/C/GS and Zoning By-law Amendment ZBA19/005/C/GS 263 & 321-325 Courland Avenue East, 230 & 240 Palmer Avenue, and 30 Vernon Avenue, City of Kitchener Auburn Developments Dear Mr. Yip and Mr. Dumart, Grand River Conservation Authority (GRCA) staff have reviewed the above -noted application for a mixed-use subdivision. Recommendation The GRCA recommends draft plan approval of the subdivision, subject to conditions. Documents Reviewed by Staff Staff have reviewed the following documents submitted with this application: • Functional Servicing Report (Stantec, September 2021) • Stormwater Management Report (Stantec, September 2021) • Architectural Plans (Turner Fleischer, received April 18, 2023) • Servicing and Grading Plans (Stantec, revised April 14, 2023) This follows our September 12, 2019 comments on the previous submission. Page 1 of 3 Page 466 of 792 GRCA Comments Our previous concerns have now been addressed. As a result, we are now in a position to recommend draft plan approval with the following conditions: 1. Prior to any grading or construction on the site and prior to registration of the plan, the owners or their agents submit the following plans and reports to the satisfaction of the Grand River Conservation Authority. a. A detailed storm water management report in accordance with the 2003 Ministry of the Environment Report entitled "Stormwater Management Planning and Design Manual". b. A detailed Lot Grading, Servicing and Storm Drainage Plan. c. An Erosion and Siltation Control Plan in accordance with the Grand River Conservation Authority's Guidelines for sediment and erosion control, indicating the means whereby erosion will be minimized and silt maintained on-site throughout all phases of grading and construction. d. The submission and approval of a Development, Interference with Wetlands and Alterations to Shorelines and Watercourses Permit from the GRCA prior to the construction in a wetland and/or grading in a regulated area and/or construction of the Stormwater Management outlet in a regulated area. We trust that the municipality will ensure the Subdivider's Agreement between the owners and the municipality contain provisions for the completion and maintenance of the works in accordance with the approved plans and reports noted in Condition 1) above. Once the above has been met, we can issue GRCA's clearance of the subdivision to the municipality. Advisory Comments We note that Building M, Block 3 is proposed within 15 metres of the Shoemaker Creek culvert. We would advise the City to ensure that construction of and mass loading from the building does not impact the culvert, or that the building placement does not impair the City's ability to maintain / repair the culvert. We can confirm receipt of the remaining review fees for this subdivision application in the amount of $2,057.82. Additional fees will be required for final clearance, and separate fees will be required for a GRCA permit. Page 2 of 3 Page 467 of 792 We trust this information is of assistance. If you have any questions or require additional information, please contact me at 519-621-2763 ext. 2292 or theywood(a)grand river. ca. Sincerely, Trevor Heywood Resource Planner Grand River Conservation Authority cc: Chris Pidgeon, GSP Group Page 3 of 3 Page 468 of 792 Region of Waterloo December 20, 2019 Garett Stevenson Planner City of Kitchener 200 King St. W., PO Box 1118 Kitchener, ON N2G 4G7 (via e-mail: Ga rett. Stevenson 0*itchener. ca) Dear Mr. Stevenson, PLANNING, DEVELOPMENT AND LEGISLATIVE SERVICES Cammunity Planning 150 Frcrier ich Strr;et 8th Flora Kitchener 0mario N2G 4J3 Canada Telephone: 519-575-4400 TTY. 519-575-4608 Fax: 519-575-4466 www.re0ion0waterloo.ca David Welwood File: 30T-19201 C14-60/2/19005 D 17-40/2/19201 Re: Addendum Post Circulation Comments (Noise) Draft Plan of Subdivision 30T-19201 Official Plan and Zoning By-law Amendments 321 Courtland Ave. Developments Inc. (GSP Group Inc) 263 & 321-325 Courtland Ave E &; 230 & 240 Palmer Ave & 30 Vernon Ave City of Kitchener The following comments are an addendum to the Regional post -circulation comments dated October 11, 2019 and represent staff's review of the Noise and Vibration Feasibility Assessment for the proposed residential development at 321 Courtland Avenue East, in the City of Kitchener, prepared by RWDI AIR Incorporated dated March 25, 2019. The Report assesses traffic noise from Courtland Avenue East and Stirling Avenue South and noise and vibration from Canadian National Railway line in the vicinity of the proposed development. The development is bounded by Stirling Avenue to the west, Courtland Avenue East to the north, Borden Avenue to the east, and the Canadian National (CN) rail line to the south. The proposed development will consist of ten high rise residential buildings, eleven townhouse blocks, three existing buildings to be used for commercial uses, and one restaurant. With respect to transportation related noise sources, two roadways that have the greatest potential to influence the proposed residential development are Courtland Avenue East to the north, and Stirling Avenue South to the west of the development. The location of the proposed development in relation to the major roadways is shown in Document Number: 3164848 Version: 1 Page 469 of 792 Figure 1 of the report. This report examines the compatibility of the proposed development with existing environmental sources of sound and vibration. The influence of sound emissions from the proposed development on surrounding sensitive land uses has not been completed in detail as mechanical equipment information is not yet available. The compatibility of sound from the proposed development with surrounding residential land uses will be confirmed at a later development stage once the necessary mechanical information is available. On-site stationary sources for the development are expected to consist of HVAC related equipment in the roof -top mechanical penthouse as well as exhaust fans. As the design is currently in progress, a detailed assessment of the noise impacts by the development on the surrounding environment is not possible. A detailed Noise Study will be required upon completion of HVAC and mechanical design. Conclusions and Recommendations Based on the results staff's review of the Noise and Vibration Feasibility Assessment, the following conclusions have been reached: Outdoor Living Areas (OLA) For the outdoor amenity spaces, calculated road noise levels do not exceed the 55 dBA criteria outlined in Table 1 of the report. Mitigation to reduce outdoor noise levels is not required. Noise levels for the OLA for the multi -residential building will be further reduced due to shielding from the proposed building. Standard balconies of less than 4 metres in depth are proposed for the multi -residential building. Balconies less than 4 metres in depth are not considered an outdoor amenity space and therefore noise control measures are not required. Indoor Living Areas Indoor sound levels are estimated by adjusting levels predicted at the plane of window and accounting for sound attenuation through windows or doors. Sound levels for the fagade were predicted at the exterior of the building. A 28 dBA reduction in sound level from the exterior to interior was assumed through a closed window, based on a minimum Ontario Building Code window construction (i.e., double paned 3 mm glass with 13 mm air space). Provision for central air conditioning to be installed in all units, allowing windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the sound level limits of the Municipality and the Ministry of the Environment, Conservation and Parks (MECP). The owner/developer will be required to enter into a registered agreement with the Regional Municipality of Waterloo for all units and the following warning clauses shall be included in agreements of Offers of Purchase and Sale, lease/rental agreements, condominium declarations. 3164848 Page 2 of 5 Page 470 of 792 Noise Warning Clauses The following noise warning clauses will be required. TYPE A: "Purchasers/tenants are advised that sound levels due to increasing road and rail traffic on Courtland Avenue East and Stirling Avenue South and Canadian National Railway track may occasionally interfere with some activities of the dwelling occupants as the sound levels exceed the sound level limits of the Municipality and the Ministry of the Environment, Conservation and Parks." TYPE C: All other Buildings "This dwelling unit has been designed with the provision for adding central air conditioning at the occupant's discretion. Installation of central air conditioning by the occupant will allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the sound level limits of the Municipality and the Ministry of the Environment, Conservation and Parks. The location and installation of the outdoor air conditioning device should be done so as to comply with noise criteria of MECP Publication NPC -216, Residential Air Conditioning Devices and thus minimize the noise impacts both on and in the immediate vicinity of the subject property." TYPE D: Buildings A & B "This dwelling unit has been supplied with a central air conditioning system which will allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the Municipality's and the Ministry of the Environment, Conservation & Parks. The location and installation of the outdoor air conditioning device should be done so as to comply with noise criteria of MOE Publication NPC -216, Residential Air Conditioning Devices and thus minimize the noise impacts both on and in the immediate vicinity of the subject property." Warning: "Canadian National Railway (CNR) or its assigns or successors in interest has or have a rights-of-way within 300 metres from the land subject hereof. There may be alteration to or expansions of the railway facilities on such rights-of-way in the future including the possibility that the railway or its assigns or successors as aforesaid may expand its operations, which expansion may affect the living environment of the residents in the vicinity, notwithstanding the inclusion of any noise and vibration attenuating measures in the design of the development and individual dwellings. CNR will not be responsible for any complaints or claims 3164848 Page 3 of 5 Page 471 of 792 arising from use of such facilities and/or operations on, over or under the aforesaid rights-of-way. " Vibration All train pass-bys were found to be less than 0.14 mm/s Root Mean Square (RMS) at 30 metres from the railway. Therefore, impacts at the residences are expected to comply with the Railway Association of Canada (RAC) and CN Rail limits. The 0.14 mm/s limit at 30 metres approximately corresponds to a vibration level of 1.18 mm/s Peak Particle Velocity (PPV) at 15 metres (i.e., the parking garage setback). Thus, impacts at the parking garage are expected to be below the Federal Transportation Authority (FTA) building damage limits. Therefore, no mitigation measures for rail vibration are required. Ground -borne vibration levels were measured at the approximate location of the proposed residential fagade, approximately 30 m from the railway right of way, and were found to be below railway guidelines. Ground -borne vibration levels exceed railway guidelines at the property line. The following vibration warning clause shall also be included in the property and tenancy agreements and offers of purchase and sale for the dwelling units closest to the railway to inform the future owners and tenants of the possible vibration excesses. "Purchasers/tenants are advised that due to the proximity of this dwelling to the nearby railway tracks, vibration from rail pass-bys may occasionally be perceptible within this unit." While Regional staff would also typically require a railway vibration study, we would defer this decision to the appropriate rail authority (see below). Alternatively, should the rail authority not comment on this application, the requirement for a rail vibration study would stand. Susanne Glenn-Rigny, MCIP, RPP, OUQ Agente principale/Senior Officer Planification et developpement communautaires/ Community Planning and Development Affaires juridiques/Law Department 935, rue de La Gauchetiere Ouest 15e etage Montreal (Quebec) H3B 2M9 Telephone: (514) 399-7844 Telecopieur. (514) 399-4296 Cell (514) 919-7844 Email: susanne.glenn-rigny(a_�cn.ca 3164848 Page 4 of 5 Page 472 of 792 Holding Provision Regional staff has also reviewed the study's stationary noise component. The report's Executive Summary contains broad recommendations including that an acoustical engineer be retained to further review of the noise aspects of the development once detailed building designs are known, as the current assessment is based on assumptions regarding building configuration and construction. Given, the development will be phased, we recommend a holding provision be used to ensure any detailed study(ies) are undertaken and implemented. Regional staff are currently working with the proponent's consultants on remaining requirements and will provide further comments under a separate cover. The remainder of the comments from our October 11, 2019 letter continue to apply. Should you have any questions, please do not hesitate to contact the undersigned. Yours truly, David Welwood, MES, MCIP, RPP Principal Planner cc. Kevin Muir, GSP Group Susanne Glenn-Rigny, Canadian National Railway 3164848 Page 5 of 5 Page 473 of 792 May 1, 2020 Matt Brouwer, P. Eng. Senior Project Manager Paradigm Transportation Solutions 5A-150 Pinebush Road Cambridge, ON N1 R 8J8 Dear Mr. Brouwer: PLANNING, DEVELOPMENT AND LEGISLATIVE SERVICES 150 Frederick Street, 8th Floor Kitchener ON N26 U Canada Telephone: 519-575-4400 TTY: 519-575-4608 Fax: 519-575-4449 www.regionofwaterl oo.ca File No.: C14-60/53 COURTLAND Auburn Developments The Metz Re: Regional Response to Transportation Impact Study Memo, OPA 19/002/C/GS & ZBA 19/005/C/GS & 30T-19201, Auburn Developments "The Metz", 263 & 321-325 Courtland Avenue East, 230 & 240 Palmer Avenue, and 30 Vernon Avenue, City of Kitchener Region of Waterloo staff have reviewed the Transportation Impact Study (TIS) entitled "Former Schneider's Site Transportation Impact Study and Transportation Demand Management Report" completed by Paradigm Transportation Solutions Limited (dated April 2019) and the associated follow up Memo entitled "Former Schneider's Site (Courtland Avenue, Kitchener) Courtland Avenue Left -Turn Lanes and Borden Avenue Access" also completed by Paradigm Transportation Solutions Limited (dated February 28, 2020). The following comments are provided. Old Fashioned Way Access and Impacts to Courtland Avenue East & Borden Avenue South Intersection: • The consultant has conducted the Synchro analyses under the two Old Fashioned Way full movement access scenarios for the Courtland Avenue East and Borden Avenue South intersection using signal timings that do not reflect how the traffic signals would operate in reality. Specifically, the signal timings under the AM peak hour models assume that Borden Avenue South would only receive the minimum green time, and the signal timings under the PM peak hour models assume that Borden Avenue South would only receive six seconds of green time. In reality, the current pedestrian timings at this intersection dictate that Borden Avenue South would require a minimum of 17 seconds of green plus clearance and these minimums would only increase over time (particularly if the number of Courtland Avenue East lanes increases). Additionally, the split for Borden Avenue South is significantly influenced by the LRT signal priority and would be much higher than the minimum splits in reality. So to summarize, while IZiZ4163Ic ► : :3l Page 474 of 792 the consultant has shown that the westbound left turn lane (WBL) at the Courtland Avenue East and Borden Avenue South intersection could work, they have based this conclusion using an underestimation of the amount of green time that would be allocated to Borden Avenue South. With more accurate splits, we expect that there would still be capacity issues at the Courtland Avenue East and Borden Avenue South intersection should left -turn movements significantly increase due to demand at the development site and, without the WBL lane, queues would be expected to extend into the Ottawa Street South and Courtland Avenue East intersection during the AM peak hour. • Due to the anticipated capacity issues along Courtland Avenue East, the Region of Waterloo will limit the Old Fashioned Way access to allow outbound vehicle movements only (no inbound vehicle movements) in addition to the full inbound and outbound active transportation movements. This would also mitigate the need for a westbound left -turn lane at the Courtland Avenue East & Borden Avenue South intersection, and the associated replacement of dedicated bike lanes with sharrows. Courtland Avenue & Kent Avenue Signal Warrants: • While the memo did not provide updated traffic signal warrants at Courtland Avenue East & Kent Avenue for all three scenarios under assessment in this memo (full movement Old Fashioned Way access with and without left -turn lanes at Courtland Avenue East & Borden Avenue South; and an outbound only access at Old Fashioned Way), Region of Waterloo staff conducted the signal warrant analyses for the two missing scenarios as a quick check. Each of these 3 scenarios results in different traffic volumes at the Courtland Avenue & Kent Avenue intersection. Under all scenarios tested, the warrant analysis indicates that traffic signals are not warranted at Courtland Avenue East and Kent Avenue. • The traffic signal analysis in Synchro for this intersection has used incorrect saturation flow rates. The consultant used a rate of 1550 (should be 1775 for the left -turn lane and 1650 for the shared through/right lane). Just an advisory comment. At this time the Region does not support the installation of full traffic signals at Courtland Avenue East & Kent Avenue since the traffic signal warrants are not met. While the traffic signal is not warranted for this intersection, please look at the feasibility of some level of pedestrian crossing of Courtland Avenue East near the Kent Avenue intersection as there will be a strong desire line to connect pedestrians from the proposed development with facilities along Kent Avenue. This analysis should also comment on the feasibility of using this pedestrian crossing treatment as a replacement for the existing pedestrian signals east of Kent Street. Document Number: 3285857 Page 2 of 3 Page 475 of 792 Recommended Road Improvements to Courtland Avenue East: The memo provided the requested preliminary design plans showing the recommended Courtland Avenue East road improvements under both scenarios as discussed previously: o A continuous two way left turn lane on Courtland Avenue East from the Kent Avenue & Courtland Avenue East intersection to the Vernon Avenue & Courtland Avenue East intersection. o Auxiliary left turn lanes on Courtland Avenue East at Kent Avenue, Palmer Avenue and Vernon Avenue. While the Region of Waterloo is supportive of the proposed left turn lanes at the local municipal intersections, further review by Region of Waterloo staff will still be required to determine the desired future road cross section for Courtland Avenue East in this area. Please provide an addendum to the TIS Memo addressing the above noted comments and submit to the Region of Waterloo and City of Kitchener. If any clarification is required prior to completing the addendum, please feel free to follow up with Region of Waterloo staff. Yours Truly, Jason Wigglesworth, C.E.T. Transportation Planner (519) 575-4835 CC: Jim Mallet, P. Eng, P.T.O.E. — Paradigm Transportation Solutions David Welwood, MCIP, RPP — Region of Waterloo, Community Planning Garett Stevenson, MCIP, RPP — City of Kitchener Dave Seller — City of Kitchener Kevin Muir, MCIP, RPP — GSP Group Glenn Scheels, MCIP, RPP — GSP Group Kevan Marshall — Region of Waterloo, Transportation Demand Management Darryl Spencer, P. Eng. — Region of Waterloo, Transportation Planning Document Number: 3285857 Page 3 of 3 Page 476 of 792 October 21, 2020 Jim Mallet, M.A. Sc., P. Eng. PLANNING, DEVELOPMENT AND LEGISLATIVE SERVICES 150 Frederick Street, 8th Floor Kitchener ON N2G 4A Canada Telephone: 519-575-4400 TTY: 519-575-4608 Fax: 519-575-4449 www.reg ionofwaterloo.ca President and CEO File No.: C14-60/53 COURTLAND Paradigm Transportation Solutions Auburn Developments The Metz 5A-150 Pinebush Road Cambridge, ON N1 R 8J8 Dear Mr. Mallet: Re: Regional Response to Transportation Impact Study Update, OPA 19/002/C/GS & ZBA 19/005/C/GS & 30T-19201, Auburn Developments "The Metz", 263 & 321-325 Courtland Avenue East, 230 & 240 Palmer Avenue, and 30 Vernon Avenue, City of Kitchener Region of Waterloo staff have completed the reviewed the Transportation Impact Study (TIS) information completed by Paradigm Transportation Solutions Limited in association with the proposed re -development of the former Schneider's Factory (Plan of Subdivision 30T-19201) and agree with the recommended Regional Road network improvements. A summary of the TIS submissions have been listed out below along with required road improvements associated with the proposed development: • Original TIS submission "Former Schneider's Site Transportation Impact Study and Transportation Demand Management Report" dated April 2019 by Paradigm Transportation Solutions Limited. • Update to TIS Memo "Former Schneider's Site (Courtland Avenue, Kitchener) Courtland Avenue Left -Turn Lanes and Borden Avenue Access" dated February 28, 2020 by Paradigm Transportation Solutions Limited. • Region of Waterloo response Letter "Regional Response to Transportation Impact Study Memo, OPA 19/002/C/GS & ZBA 19/005/C/GS & 30T-19201, Auburn Developments `The Metz', 263 & 321-325 Courtland Avenue East, 230 & 240 Palmer Avenue, and 30 Vernon Avenue, City of Kitchener" dated May 1, 2020 by the Region of Waterloo. • Paradigm response letter "Regional Transportation Letter Dated 1 May 2020 Regarding 'The Metz' (Former Schneider's Factory — Courtland Avenue) — Response to Issues Noted" dated June 29, 2020 by Paradigm Transportation Solutions Limited. • Paradigm follow up e-mail dated October 1, 2020. Document Number: 3426286 Page 477 of 792 Courtland Avenue East & Kent Avenue Signal Warrants: While the Region of Waterloo will determine the ultimate timing of any traffic signalization at the intersection of Courtland Avenue East & Kent Avenue, Region of Waterloo staff concur with the recommendation that at a minimum the necessary underground infrastructure for signalization should be placed at the time of site redevelopment. Region of Waterloo staff will determine the timing and implementation of improvements to this intersection, and will keep the developer informed as to the timing. No further transportation analysis of the Courtland Avenue East & Kent Avenue intersection is required. The existing mid -block pedestrian signal on Courtland Avenue East will be removed and an Intersection Pedestrian Signal (IPS) to be located to the Courtland Avenue East & Kent Avenue intersection. This will include the installation of underground services for a future traffic control signal at this location, when warranted. Recommended Road Improvements to Courtland Avenue East: Two recommendation options regarding the Courtland Avenue East right of way between Vernon Avenue and Borden Avenue South have been developed and are under consideration by Region of Waterloo Transportation & Engineering staff: • A continuous two way left turn lane on Courtland Avenue East from the Kent Avenue & Courtland Avenue East intersection to the Vernon Avenue & Courtland Avenue East intersection. • Auxiliary left turn lanes on Courtland Avenue East at Kent Avenue, Palmer Avenue and Vernon Avenue. No further transportation related analysis of the Courtland Avenue East right of way is required at this time. Future Old Fashioned Way Vehicular Access at Borden Avenue East: In accordance with the Paradigm Transportation Solutions Limited letter dated June 29, 2020, the applicant agrees to limit the future Old Fashioned Way & Borden Avenue East access to one-way only function (egress only) based on the future improvements to the Courtland Avenue East & Kent Avenue intersection. Region of Waterloo staff will continue to work with the developer and their associated consultants to implement the required improvements to the Region of Waterloo road network. Yours Truly, G� �' fi) Jason Wigglesworth, C.E.T. Transportation Planner (519) 505-4536 Page 478 of 792 CC: Matt Brouwer, P. Eng. — Paradigm Transportation Solutions David Welwood, MCIP, RPP — Region of Waterloo, Community Planning Garett Stevenson, MCIP, RPP — City of Kitchener Steven Ryder — City of Kitchener Kevin Muir, MCIP, RPP — GSP Group Glenn Scheels, MCIP, RPP — GSP Group Kevan Marshall — Region of Waterloo, Transportation Demand Management Darryl Spencer, P. Eng. — Region of Waterloo, Transportation Planning Page 479 of 792 Region of Waterloo October 11, 2019 Garett Stevenson Planner City of Kitchener 200 King St. W., PO Box 1118 Kitchener, ON N2G 4G7 Dear Mr. Stevenson, 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. reg io nofwate rloo.ca David Welwood File: 30T-19201 C14-60/2/19005 D17-40/2/19201 Re: Post Circulation Comments Draft Plan of Subdivision 30T-19201 Official Plan and Zoning By-law Amendments 321 Courtland Ave. Developments Inc. (GSP Group Inc) 263 & 321-325 Courtland Ave E &; 230 & 240 Palmer Ave & 30 Vernon Ave City of Kitchener The Region has completed its review of the recirculated draft plan of subdivision and the associated proposed Official Plan Amendment and Zone Change applications, and provides the following comments for your consideration. The subject lands are 10.36 hectares in area and are located to the north of Courtland Avenue and west of Borden Avenue and consist of the former Schneider's factory. The lands are also bordered on the west by the Canadian National Railway and on the north by Stirling Avenue South. The lands are within walking distance of both the Rockway ION station and the Mill ION station. The proponent is proposing to create a mixed-use redevelopment on the former factory site while retaining three existing buildings that formed part. of the factory (an office, a garage and a distribution centre). The application for draft plan of subdivision would create 7 development blocks accommodating stacked townhouses, mid -rise residential development, high-rise residential, as well as employment and commercial land uses., The application also will create a park block and a small block for potential use as a Document Number: 3062099 Version: 1 Page 1 Page 480 of 792 single -detached lot. The draft plan of subdivision is proposed to be developed in three stages. The application to amend the City's official plan will re -designate the subject lands from the existing "General Industrial" designation and Special Policy 9 of Section 13.4.4 of the 1994 City of Kitchener Official Plan to a range of designations to permit the proposed development including Mixed -Use Corridor, High Density Multiple Residential, Medium Density Multiple Residential and Neighbourhood Park. The development will also be subject to proposed site-specific policies for mixed-use, residential, and park designations reflecting the direction of the City's 2014 Official Plan (which is currently under appeal) and the PARTS Rockway Plan. The application to amend the zoning by-law will change the zoning from the General Industrial (M-2) Zone and Special Regulation Provisions 1 R and Special Use Provisions 155U and 159U to new mixed-use, medium and high density residential and park zones to implement the proposed official plan amendment. Special regulation provisions for the subject lands will address parking matters and zoning requirements for future lots within the subdivision and to recognize a variety of site-specific exceptions to zone requirements (e.g., setbacks, maximum building height, maximum floor space ratio, amount of retail space, etc.). A holding (H) provision will require the completion and acknowledgement of a Record of Site Condition (RSC) prior to development of residential uses. REGIONAL COMMENTS 2019 A Place to Grow: Growth Plan for the Greater Golden Horseshoe The Planning Justification Report addresses the requirements of the 2017 Growth Plan for the Greater Golden Horseshoe (the Growth Plan). A Place to Grow: The Growth Plan for the Golden Horseshoe (2019) replaces the 2017 version and all decisions made on or after May 16, 2019 shall conform with the 2019 A Place to Grow. This section of the Planning Justification Report should be revised to reflect the updated requirements of the 2019 Growth Plan. Regional Official Plan The Region is satisfied that the proposed development conforms with Policy 2.C.2 as it will help achieve the reurbanization target that at least 45 per cent of new development occurring annually within the region be constructed within the Built -Up Area designation. The development also aligns with the policies for development in urban areas set out in Policy 2.D.1. We recommend that the Owner/Developer consider ways of promoting future building designs and orientations that incorporate energy conservation features and the use of alternative and/or renewable energy as per Policy 2.D.1 (h). Document Number: 3062099 Version: 1 Page 2 Page 481 of 792 The subject lands are within walking distance of two light rail transit (LRT) stations, Borden and Mill. The proposed redevelopment has a compact -form with a mix of residential and commercial land uses and is supportive of the ROP's policy direction on directing growth to major transit station areas. As per Policy 2.D.7, the City of Kitchener has developed a station area plan for the surrounding neighbourhood, the Rockway PARTS Plan. The Plan specifically recognizes the former Schneider's site as an underutilized employment site with opportunities for transit -supportive redevelopment. The Rockway PARTS Plan has not yet been incorporated into the City's official plan, however, these applications are intended to align future development of the site with the PARTS Plan. As per Policy 2.D.10, prior to an area municipality establishing policies on MTSAs, development applications within an MTSA must be reviewed in accordance with the transit oriented development policies of Policy 2.D.2 of the ROP. The Region is supportive of the applications since they: ® Contain an interconnected and multi -modal street pattern that encourages walking, cycling or the use of transit and supports mixed-use development; ® Supports a compact urban form that locates the majority of transit supportive uses within a comfortable walking distance of transit stops; ® Provides a mix of land uses that allow people to walk or take transit; ® Promotes medium and higher density development as close as possible to transit stops; ® Fosters walkability by creating a pedestrian -friendly environment ® Supports a high quality public realm; and ® Provides access to different transportation modes. Employment Land Conversion Section 1.3.2.2 of the Provincial Policy Statement (PPS) permits the conversion of land within employment areas to non -employment uses through a comprehensive review only where it is demonstrated that the land is not required for employment purposes over the long term and that there is a need for the conversion. Section 2.2.5.9 of A Place to, Grow: A Growth Plan for the Greater Golden Horseshoe, 2019 (the Growth Plan) permits the conversion of employment areas to non -employment uses through a municipal comprehensive review (a new official plan or official plan amendment initiated under Section 26 of the Planning Act). Document Number: 3062099 Version: 1 Page 3 Page 482 of 792 While the site is currently designated General Industrial and has been historically considered an employment area, the City of Kitchener undertook a Comprehensive Review of Employment Lands (CREL) study in 2010 which determined that lands in Major Transit Station Areas (MTSAs) should not be considered employment areas, and that there is a sufficient supply of employment areas to meet future needs elsewhere in the City. The work of CREL has been further implemented through the station area plan for the area surrounding the subject properties (the Rockway PARTS Plan), which includes the entirety of the subject lands. It is also noted that Section 15.D.12.22 of the City's in -effect official plan permits land use designation changes for the subject lands without the need for a municipal comprehensive review. Staff understands that the intent of the official plan amendment application is to 'accelerate' conformity of the site with the Rockway PARTS Plan which specifically foresees the redevelopment of the site into a more residential and mixed-use environment. Regional staff is therefore satisfied that the requirement in the PPS and the Growth Plan for a comprehensive review prior to the conversion of the site to non -employment uses have been meta Furthermore staff notes that portions of the site will continue to be used for employment uses including approximately 750 employees. Record of Site Condition The subject property is identified in the Region's Threats Inventory Database as a potentially contaminated site. 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, a Record of Site Condition (RSC) is required and can be implemented through a Holding provision. It is the Region's understanding that the proponent is currently in the process of obtaining a RSC for the property. Housing Affordability The Region supports the provision of a full range of housing including affordable housing. Staff recommend that the proponent meet with Housing Services to discuss the proposal in more detail and to explore opportunities for -providing a range of affordable units through partnerships or programs, and consider increasing the number of affordable housing units proposed and dispersing them throughout the entire development in each phase. Document Number: 3062099 Version: 1 Page 4 Page 483 of 792 The proposed development is anticipated to contain approximately 2,011 residential units and 807 mixed-use units. For the purposes of evaluating the affordability of an ownership unit, based on the definition in the ROP, 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 $425,087 annual household income for low and moderate income households Bachelor: $796 Housing for which the purchase price is at 1 -Bedroom: $1,021 least 10 percent below the average 2 -Bedroom: $1,210 purchase price of a resale unit in the $306,094 regional market area 4+- Bedroom: $1,254 In order for an owned unit to be deemed affordable, the maximum affordable house price is $306,094. For the purposes of evaluating the affordability of a rental unit, based on the definition of affordable housing in the ROP, 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 $1,310 households A unit for which the rent is at or below the Bachelor: $796 average market rent (AMR) in the regional 1 -Bedroom: $1,021 market area 2 -Bedroom: $1,210 3 -Bedroom: $1,247 4+- Bedroom: $1,254 In order for a unit to be deemed affordable, the average unit rent for the property must be at or under the average market rent in the regional market area, as listed above. Hydrogeology and Source Water Protection The following comments relate to requirements from the Region's Hydrogeology and Source Water staff: 1) Scoped Hydrogeological Investigation Document Number: 3062099 Version: 1 Page S Page 484 of 792 The following comments on the scoped Hydrogeological Investigation will need to be addressed as conditions of draft approval: a. The report did not evaluate the potential for the site to use geothermal energy systems. As a result, geothermal energy systems will be prohibited for each parcel created as part of this subdivision. The Region will require that this prohibition be registered on title. This prohibition will be registered on title as a condition of draft approval. b. The report indicates that groundwater monitoring will occur bi-monthly for water levels for the next year. Continuous water level monitoring (i.e., installation of pressure transducers with data logging capabilities) needs to be completed to confirm the high water table at the site for the next year. This is necessary to confirm the suitability of the site to use sub -surface infiltration galleries. The results of this monitoring will need to be provided in an updated scoped hydrogeological investigation to the satisfaction of the Region, City and the Grand River Conservation Authority (GRCA) as a condition of draft plan approval. c. Groundwater quality data was not provided in the report. A minimum of one round of groundwater quality data must be provided in an updated scoped hydrogeological investigation, to the satisfaction of the Region, City and GRCA, as a condition of draft plan approval. d, A during- and post -development groundwater monitoring program was not proposed in the report. This must be submitted in an updated scoped hydrogeological investigation as a condition of draft plan approval. e. All monitoring wells not proposed to be included in the during- and post - development groundwater monitoring program must be decommissioned in accordance with O. Reg. 903 (as amended). The proponent will need to enter into a development agreement to complete this work as a condition of draft plan approval. f. Upon completion of the during- and post -development groundwater monitoring program, all monitoring wells must be decommissioned in accordance with O. Reg. 903 (as amended). The proponent will need to enter into a development agreement to complete this work as a condition of draft plan approval. g. The Region will not support continuous active or passive dewatering around footings, slabs or foundations. If structures are proposed below the water table, waterproof foundation and footing wraps will be required in order to keep those structures dry. As a condition of draft approval, the proponent will need to enter into a development agreement indicating that Document Number: 3062099 Version: 1 Page 6 Page 485 of 792 no buildings will be constructed that will utilize active or passive dewatering mechanisms to keep below -grade structures dry. 2) Preliminary Stormwater Management Report Regional hydrogeology staff also reviewed the Preliminary Stormwater Management Report and require the following items to be addressed in an updated Preliminary Stormwater Management Reportrip or to the issuance of draft approval on the proposed plan of subdivision: a. ARre-and post -development water budget must be presented in terms of m /annum. A detailed breakdown must be included to show the different components of evapotranspiration (ET), runoff and infiltration for both pre - and post -development. b. A high water table is present across some portions of the site, to the extent that the proposed infiltration system under Street One will only be 1.2 metres below ground surface (mgbs) and only 0.7 m above the high water table. The Region has concerns that, due to the significant amount of infiltration proposed as part of the subdivision, groundwater mounding may occur beneath the infiltration systems which could lead to a potential reduction in the efficacy of the infiltration system itself (if the mounded water table increases to the same elevation as the bottom of the infiltration system). The Region is also concerned that groundwater mounding could cause problems with foundations for on-site and off-site buildings. The updated Preliminary Stormwater Management Report must address and evaluate the potential for groundwater mounding. c. The Region does not support the use of permeable pavers on private road rights -of -ways for the purpose of stormwater control, because maintenance is critical to the efficacy of this infrastructure. Due to the proposed private ownership of Road One, it is not possible to guarantee that the required maintenance will be completed to prevent clogging of the pavers. The updated Preliminary Stormwater Management Report must provide a breakdown of how much infiltration and runoff are proposed post -development from each source (i.e., permeable pavers, paved surfaces, rooftops, pervious areas, etc.). d. It is the Region's understanding that the City of Kitchener generally does not allow infiltration galleries to be constructed within parkland and open space areas that will be conveyed to the City because they require the operational flexibility to install buildings, below -grade structures, etc. on parklands. The presence of an infiltration gallery would prevent them from considering these uses in the future. If the City is not accepting of this proposed location for the rooftop water infiltration system, the proponent Document Number: 3062099 Version: 1 Page 7 Page 486 of 792 will need to identify an alternative location in an updated Preliminary Stormwater Management Report. In addition, the following are conditions of draft plan approval: a. Large conveyance infiltration facilities will be utilized to infiltrate significant quantities of stormwater. In-situ soil testing must be completed at these locations to confirm the suitability of the soils to receive the proposed volumes of runoff. This testing must be completed and the results presented and discussed in a Final Stormwater Report prior to subdivision registration, to the satisfaction of the Region, City and GRCA. b. The developer will be required to enter into an agreement to complete a Final Stormwater Management Plan as a condition of draft plan approval. The Region generally does not support direct infiltration of runoff from paved surfaces unless required to meet the pre -development infiltration rates. Based on the volumes proposed for infiltration compared to pre -development volumes (to be submitted in an updated Preliminary Stormwater Management Report), the Region might not support some or all of the infiltration from Street One, Kent Avenue and Palmer Avenue that is currently proposed in the Preliminary Stormwater Management Report. 3) Salt Management Plan The Salt Management Plan submitted for the entire subdivision recommends best practices with regards to winter maintenance across the entire site. Individual Salt Management Plans (SMPs) will be required for each subdivision block containing multiple residential and/or commercial and/or employment land uses. The SMPs must indicate that a Smart About Salt -certified contractor will be used for winter maintenance practices. The developer mist enter into an agreement to complete the SMP prior to site plan control for each individual block as noted above, to the satisfaction of the Region, as a condition of draft plan approval. 4) Other Comments The proponent will be required to decommission any existing water supply wells that may have previously serviced the previous operations at the site. In addition, any historical septic systems must be removed from the subject property. Therefore, as conditions of draft approval the proponent will be required to enter into a development agreement to: a. provide a letter report documenting the presence of historical wells, and documentation showing proper decommissioning of these wells; and Document Number: 3062099 Version: 1 Page 8 Page 487 of 792 b. Remove any historical septic systems from the subject property. Water Services In general, comments from water service staff relate to the consistency between reports. For example, Section 5.1 of the Planning Justification Report (PJR) states that "Water supply will be provided through connections to the existing 300mm watermain on Courtland and 150mm watermain on the Borden stub." However, Section 5.1.3 of the Functional Servicing Report (FSR) states that connections will be made to the 300mm on Courtland Ave and the 150mm on Palmer Ave. While providing a water connection under the ION corridor to Borden Ave is not desirable, there is a process in place to do so. If the FSR is the desired approach, an updated PJR will be required prior to draft approval. Also, Appendix F of the FSR shows the pipe sizes and locations throughout the property. The concept servicing plan shows some pipes with sizes which are not consistent with Appendix F (e.g., proposed watermain connecting to the Palmer stub is shown as 200mm in C-100 the concept servicing plan (C-100, C-101) while Appendix F it is shown as a 300mm). The proponent should make elements like these clear and consistent in C-100 and C-101. An explanation should be provided in the FSR prior to draft approval if pipe sizes are changed since model was completed. The proponent has not made clear where the watermain connections or the water service connections will be. The PJR states connections will be from Courtland Ave and Borden Ave while the FSR states connections will be from Courtland Ave and Palmer Ave. The PJR should be updated and provided for review prior to draft plan approval. In addition, the proponent outlines in Section 5.1.4 of the FSR that pressure reducing valves are required. The subject property is located in Kitchener Zone 4 with a static hydraulic grade line of 384 mASL. As a condition of draft approval, any development with a finished road elevation below 327.8 mASL will require individual pressure reducing devices on each water service in accordance with Section B.2.4.7 of the Design Guidelines and Supplemental Specifications for Municipal Services for January 2019. As a condition of draft approval, the proponent will be required to provide an updated concept servicing plan to show individual service connections to the separate blocks/properties and buildings. Document Number: 3062099 Version: 1 Page 9 Page 488 of 792 With regard to the Architectural Site Plan, the proponent should be aware that according to OBC 3.2.9.7.(4), if a building is 84m or more high, the building shall be serviced by no fewer than two sources of water supply from a public water system. The Region reserves the right to verify building heights, the number of service connections and to provide final comments in the site plan approval process. Transportation Planning Regional Road Dedication This section of Regional Road 53 (Courtland Avenue East) has a designated road width of 26.213m (86ft) as identified in Schedule `A' of the ROP. A road widening dedication along the subject property frontage with Courtland Avenue East of approximately 4.Om (13.12ft) will be required along the Courtland Avenue East frontage with the subject property. The road widening dedication along Courtland Avenue East may be reduced where existing buildings, to be retained, will encroach into the 4.Om road widening dedication. The road widening dedication should be reduced to approximately 0.3048m (1ft) from the existing building face where applicable. This section of Regional Road 66 (Borden Avenue) has a designated road width of 20.00m (65.61ft). No further road widening dedication is required along Borden Avenue. Additionally, daylight triangles are required at the intersection of each existing local municipal road (Vernon Avenue, Palmer Avenue and Borden Avenue) and at each proposed local municipal road (Kent Avenue). Each daylight triangle to be dedicated should measure 7.62m x 7.62m (25ft x 25ft) in size and measured post road widening along Courtland Avenue East. Please ensure that the road widening dedication and daylight triangle dedication are correctly shown on all the Site Plan and Engineering Plans. The land designated for road widening and daylight triangles must be dedicated to the Region of Waterloo for road allowance purposes and must be dedicated without cost and free of encumbrance. The owner/applicant must engage an Ontario Land Surveyor (OLS) to prepare a draft Reference Plan which illustrates the required road widening and daylight triangle dedications. Prior to registering the Reference Plan, the OLS should submit a draft copy of the plan for review by the Transportation Planner. Upon approval by Regional staff, the draft Reference Plan should be deposited and Regional staff will complete the dedication process. The Applicant's Solicitor will prepare the land transfer document and submit the document to the Legal Assistant for registration. Document Number: 3062099 Version: 1 Page 10 Page 489 of 792 As noted above, an RSC is required for the proposed development. As a result, a Phase I and Phase II Environmental Site Assessment (ESA) will be required for the lands to be dedicated to the Region of Waterloo. If environmental documentation is available for the property and includes the dedication lands, please provide these to Region of Waterloo corridor planning staff for review. The subject property to be dedicated to the Region of Waterloo for road widening purposes should be excluded from the RSC documentation. If the RSC has progressed already and it is not possible to exclude the property please provide any Phase I and II documentation developed for the property. Access Permit/TIS/Access Regulation. A comprehensive Transportation Impact Study (TIS)/Transportation Demand Study (TDM) has been submitted with the application package. The study, entitled "Former Schneider's Site Transportation Impact Study and Transportation Demand Management Report" completed by Paradigm Transportation Solutions Limited and dated April 2019 has been circulated to Region of Waterloo staff. Formal comments will be provided under separate cover and revisions to the TIS/TDM may be required. Improvements to the Regional Road network recommended in the TIS/TDM (when approved by Region of Waterloo staff) may require the completion of a Functional Plan, Cost Estimate, Legal Agreement and Related Funds (letter of credit, certified cheque or bank draft), all to be implemented under a Region of Waterloo construction project. A Regional Road Access Permit will be required for the proposed Kent Avenue . Municipal Road extension into the subject property. The application form for a Regional Road Access Permit can be found on the Region of Waterloo website https://www.regionofwaterloo.ca/en/doing-business/applications-licences-and- permits.aspx and there is a $230 fee associated with the permit application. Stormwater Management & Site Grading Region of Waterloo staff have received a hard copy and electronic copy of the revised "Functional Servicing and Stormwater Management Report" dated March 15, 2019 and completed by WalterFedy. While the Region of Waterloo has no major concerns with the report, a review of the report is underway by Regional staff and comments will be provided under separate cover. Prior to draft approval, any concerns identified through this review will need to be addressed prior to draft approval. Please note that detailed stormwater management briefs/reports and associated Engineering Plans will be required for each individual block directly fronting the Regional Road network in association with future Site Plan applications. Document Number: 3062099 Version: 1 Page 11 Page 490 of 792 Transit Planning Grand River Transit (GRT) currently operates Route 6 along this section of Courtland Avenue East, with two existing transit stops directly fronting the proposed development. The proposed development will increase transit ridership in this area and necessitates the upgrading of existing transit facilities. The existing Courtland Avenue East & Kent Avenue intersection will require a concrete shelter pad, transit shelter, and provisions for electrical conduit. GRT staff will require the owner/applicant to provide funds for the transit shelter ($11,000) and would like to work with the owner/applicant to ensure that a sufficient concrete shelter pad, landing pad and conduit is installed in association with a future Site Plan application. Please make the certified funds payable to the Region of Waterloo. Environmental Noise An Environmental Noise and Vibration Feasibility Study completed by RWDI and dated March 25, 2019 has been submitted with the application package. Region of Waterloo staff have received the study and comments will be provided under separate cover. Any of the issues and recommendations of this review will need to be addressed prior to draft approval. Additional draft approval requirements and outstanding items will be identified in these comments (e.g., noise warning clauses, noise attenuation measures). Other Site Plan Comments Each individual block requiring future Site Plan control will be subject to Region of Waterloo review and conditions. This includes a Site Plan review fee of $805 for each individual Site Plan. Airport Comments The proposed development partially lies within the Region of Waterloo Airport International Airport Zoning Regulations (AZR), specifically within the approach surface for Runway 08. The Region of Waterloo International Airport is currently undertaking an update to the AZR, including an analysis of the building height requirements within the approach surface. Based on the information provided, Tower H for the proposed development is the critical tower with a height of 440m ASL, and estimated location of N4809596, E541971. The proposed AZR elevation at this location is 433m ASL. The current AZR is 463.6m ASL. Therefore Tower H is approximately 7m above the Document Number: 3062099 Version: 1 Page 12 Page 491 of 792 proposed AZR, but 23.6m below the current AZR. Any additional obstacles on this tower would increase the protrusion above the proposed AZR. The proposed Region of Waterloo International Airport AZR will not be in effect for at least two years. However, we have determined that the current AZR is inadequate for the future development of the airport, which is why the Region of Waterloo is currently updating the AZR with a lower elevation. The airport will consider grandfathering the tower into the Region's AZR if it can be determined that it will not impact instrument approach procedures. This can be completed through an aeronautical assessment by a third party prior to draft plan approval. Conversely, the owner/applicant can wait until the Region of Waterloo completes the updated AZR to determine the exact height limit for the proposed development. We recommend that the developer meet with Regional/Airport staff to discuss development options. Depending on the outcome, the zoning by-law may need to be amended to specify a different maximum height. Brownfield Eligibility The owner has demolished over 700,000 sq, ft. of industrial space on the subject site and is eligible for a redevelopment allowance in accordance with Regional Development Charge By-law 19-037. We understand the applicant would like to include a draft plan condition to allow for an agreement to allocate redevelopment allowance in an alternate manner as contemplated in Section 4(6) of the By—law. Regional Planning and Finance staff would like to have further discussion with the applicant with respect to the proposed allocation before considering a draft plan condition. Minor and Editorial Suggestions Please note that Page 72 of the PJR refers to the amendment bringing forward "appealed language of Section 6.C.2.9 in the 2014 Official Plan". However, the version of the City's official plan on the website does not show these sections as under appeal. Next Steps Outstanding Items The Region is supportive of the redevelopment of the former Schneiders' site properties, however, there are several items in the reports and studies provided that need to be addressed before the Region can support draft approval. The items which must be addressed prior to draft approval are summarized in the bullet list below: An updated stormwater management report is required which addresses or includes the following items (from Pages 7 and 8): Document Number: 3062099 Version: 1 Page 13 Page 492 of 792 o A Rre- and post -development water budget must be presented in terms of m /annum. A detailed breakdown must be included to show the different components of evapotranspiration (ET), runoff and infiltration for both pre - and post -development. o A high water table is present across some portions of the site, to the extent that the proposed infiltration system under Street One will only be 1.2 metres below ground surface (mgbs) and only 0.7 m above the high water table. The Region has concerns that, due to the significant amount of infiltration proposed as part of the subdivision, groundwater mounding may occur beneath the infiltration systems which could lead to a potential reduction in the efficacy of the infiltration system itself (if the mounded water table increases to the same elevation as the bottom of the infiltration system). The Region is also concerned that groundwater mounding could cause problems with foundations for on-site and off-site buildings. The updated Preliminary Stormwater Management Report must address and evaluate the potential for groundwater mounding. o The Region does not support the use of permeable pavers on private road rights -of -ways for the purpose of stormwater control, because maintenance is critical to the efficacy of this infrastructure. Due to the proposed private ownership of Road One, it is not possible to guarantee that the required maintenance will be completed to prevent clogging of the pavers. The updated Preliminary Stormwater Management Report must provide a breakdown of how much infiltration and runoff are proposed post -development from each source (i.e., permeable pavers, paved surfaces, rooftops, pervious areas, etc.). o It is the Region's understanding that the City of Kitchener generally does not allow infiltration galleries to be constructed within parkland and open space areas that will be conveyed to the City because they require the operational flexibility to install buildings, below -grade structures, etc. on parklands. The presence of an infiltration gallery would prevent them from considering these uses in the future. If the City is not accepting of this proposed location for the rooftop water infiltration system, the proponent will need to identify an alternative location in an updated Preliminary Stormwater Management Report. 2. An updated PJR and FSR should be submitted to: o Ensure consistency between the PJR and the FSR regarding the location and parameters of water supply and service connections to the site (see comments on page 9); Document Number: 3062099 Version: 1 Page 14 Page 493 of 792 o. Show consistency between Appendix F and the concept servicing plans regarding pipe sizes regarding the proposed connection to the Palmer stub (see comments on page 9); and o The PJR to reflect the 2019 Growth Plan. 3. Regional staff must complete a review of the stormwater management plan and the site grading plan and provide comments; 4. Regional staff must complete a review of the Environmental Noise and Vibration Feasibility Study and provide comments; 5. Discussions between the Owner/Developer and the Airport should occur, or an aeronautical assessment should be undertaken by a third party, which results in an exact height limit to comply with the AZR. Depending upon the outcome, the height limit may need to be built into the amending zoning by-law (see comments on pages 12 and 13); and 6. Further discussion with the applicant regarding a proposed alternative allocation of regional development charges. A full list of draft approval conditions addressed satisfactorily to the Region. based on the information provided are are draft and subject to change. can not be provided until the above -items are However, preliminary draft approval conditions included in Attachment W. These conditions As described earlier in this letter, other Regional comments are forthcoming (e.g., regarding the TIS/TDM study, the Functional Servicing and Stormwater Report, and the Environmental Noise and Vibration Feasibility Study) and additional outstanding items and draft approval conditions will be identified at that time. Additionally, the Developer must submit $5,750 for the Official Plan amendment, payable after City Council adopts the Official Plan amendment by-law. The Region acknowledges receipt of $9,115, the fee required for the original submission of a complete plan of Subdivision, and $1,150 for the associated zoning by-law amendment. The Developer should also be advised that any future development on the subject lands will be subject to provisions of Regional Development Charge By-law 19-037 or any successor thereof. Document Number: 3062099 Version: 1 Page 15 Page 494 of 792 Should you have any questions, please do not hesitate to contact the undersigned. Yours truly, David Welwood, MES, MCIP, RPP Principal Planner cc. Kevin Muir, GSP Group Document Number: 3062099 Version: 1 Page 16 Page 495 of 792 Attachment `A' Preliminary Conditions of Draft Approval 1. That prior to final approval of any phase, the Owner/Developer completes a Record of Site Condition (RSC) in accordance with Ontario Regulation 153/04 for all lands within this plan. In the event the RSC is audited, the Regional Municipality of Waterloo must be advised by the Ministry of the Environment, Conservation and Parks that the requirements of an audit, if any, are completed to the satisfaction of the Ministry of the Environment, Conservation and Parks. One (1) copy of the completed RSC and Ministrytea acknowledgment must be forwarded to the Regional Commissioner'ofPlanning, Development and Legislative Services. Alternatively, prior to5-0 final�pproval the Region shall be ,,a advised that a zoning by-law for the p �p� rty%is in effect which includes a Holding provision requiring completion of a Record of Site 0:6hdition, acknowledged by 00171 • <% the Ministry of the Environment, Conservation and Parkto the satisfaction of %/ the Region. ��j, EON" %r, %! j%. 2. That the Owner/Developed enter into an�ag/e gement with the Region to be registered on title prohifjti'.gthe use of/geothermal energy systems on the subject lands. Alternatively this could be 'addressed through the site specific /%,i� %nom, zoning by-law amendment forthe subject lands ��.. 3. That an updated scoped hydr,,ogeologI 'J, investiggtion be provided to the GtRCAt'corifirmhn add es ine City r/ the GrandRiver Conservation Authority ( ) g g The.suitability lricludes the r€ of pressuretra water tamt.t o"` --Groundwater o A durna and oto use sub -surface infiltration galleries, and which ontinuouswater level monitoring (i.e., installation withdata logging capabilities) to confirm the high r a year following draft approval. I ity evelopment groundwater monitoring program; 4. That the Owner/Developer enter into an agreement with the Region to ensure the following to the �` satisfaction of the Regional Commissioner of Planning, Development and Legislative Services: o All monitoring wells not proposed to be included in the during and post - development groundwatering program shall be decommissioned in accordance with Ontario Regulation 903; Page 496 of 792 o Upon completion of the during and post -development groundwater monitoring program, all monitoring wells must be decommissioned in accordance with Ontario Regulation 903, as amended, and o No buildings will be constructed that will utilize active or passive dewatering mechanisms to keep below -grade structures dry. 5. That the Owner/Developer provide a Final Stormwater Report to the satisfaction of the Region, the City and the GRCA which includes the result of in-situ soil testing at the location of any large conveyance infiltration facilities to confirm the %H' suitability of the soils to receive the proposed vo%i, lumes of runoff. 6. The Owner/Developer will be required to enter into*an agreement with the Region to complete a Final Stormwater Management Plarias a condition of draft plan approval. //!i `, 7. That the Owner/Developer will be'required to enter into 60a//a:greement with the Region to provide a letter report documenting/the presence;oflhistorical wells, and documentation showing the proper decommissioning of these wells; and to / remove any historical septesystems from thesubject property. 8. That the Owner/Developer will�be :rE (SMP) for the entire subdivisonwhic to winter mamtengnceacross the",enti each subdivistph block>containtng mi employment 'land uses � ,The SMP: certified contractor will?be used Owner/Developer wlllb�e ;requred to ndiv'idua'IIIoc edto'"'s" I it a Salt Management Plan ,,commends best practices with regards 'ite'5,.,',,0,JndividU0l.,SMPs will be required for le residential and/or commercial and/or ust indicWe that a Smart About Salt - winter maintenance practices. The ter into an agreement to complete the Bove to the satisfaction of the Region. 9. That the Owner/Developer will be required to enter into an agreement with the Region, torequire Andividu5kprpssure reducing devices on each water service below 327.8 mASL, 10. That the Owner/Developer will provide an updated concept servicing plan to the satisfaction of:"the; Region, showing individual service connections to the separate blocks/properties andbuildings. 11. That the Owner/Developer provides a Phase 1 and Phase 2 ESA report and dedicates a road widening to the Regional Municipality of Waterloo at no cost or encumbrance to the Region, along the frontage of Regional Road 53 (Courtland Avenue East) with the subject properties (i.e., Blocks 10 and 11). 12. That the Owner/Developer dedicates daylight triangles to the Region of Waterloo at no cost to the Region, at the intersection of each proposed and existing local municipal roads (Vernon, Palmer, Borden, Kent) with Regional roads. Road Page 497 of 792 widening dedications and daylight triangle dedicates shall be shown on all site plan and engineering drawings. 13.That the Owner/Developer must obtain a Regional Road Access Permit for the proposed Kent Avenue municipal road extension into the subject property; 14. That the Owner provide funds to Grand River Transit for the construction for a new transit shelter, including a concrete shelter pad and provisions for electrical conduit, to be installed as part of site plan control. Page 498 of 792 Region of Waterloo May 23, 2023 Craig Dumart Senior Planner City of Kitchener 200 King St. W., PO Box 1118 Kitchener, ON N2G 4G7 Dear Mr. Dumart, PLANNING, DEVELOPMENT AND LEGISLATIVE SERVICES Community Planning 150 Frederick Street 6th Floor Kitchener 0otario N2G 4A Canada Telephone:519-575.4400 TTY, 519-575-4608 Fax: 519-575-4466 www.re0ionofwaterloo.ca Melissa Mohr File Nos: D1 8-20/2/19201 C14-60/2/19005 D1 7-40/2/19201 Re: Post Circulation Comments Draft Plan of Subdivision 30T-19201 Official Plan OPA 19/01 and Zoning By-law Amendment ZBA19/05 321 Courtland Ave. Developments Inc. (GSP Group Inc) 263 & 321-325 Courtland Ave E & 230 & 240 Palmer Ave & 30 Vernon Ave City of Kitchener The Region has completed its review of the recirculated draft plan of subdivision and the associated proposed Official Plan Amendment and Zone Change applications, and provides the following comments for your consideration. Original Proposal: The subject lands are 10.36 hectares in area and are located to the north of Courtland Avenue and west of Borden Avenue and consist of the former Schneider's factory. The lands are also bordered on the west by the Canadian National Railway and on the north by Stirling Avenue South. The lands are within the Mill Station ION Major Transit Station Area (MTSA). The proponent is proposing to create a mixed-use redevelopment on the former factory site while retaining three existing buildings that formed part of the factory (an office, a garage and a distribution centre). The application for draft plan of subdivision would create seven (7) development blocks accommodating stacked townhouses, mid -rise residential development, high-rise residential, as well as employment and commercial Document Number: 4389390 Version: 1 Page 1 Page 499 of 792 land uses. The application also will create a park block and a small block for potential use as a single -detached lot. The draft plan of subdivision is proposed to be developed in three stages. Current Proposal: The applicant has proposed a 14 Block Plan of Subdivision on a 10.36 ha parcel of land bordered by Courtland Avenue to the north, Borden Avenue to the East, Stirling Avenue to the West and the Canadian National Railway to the south as follows: • Block 1: proposed 1.70 ha Mixed Use parcel of land (unknown number of units) • Block 2: proposed 1.40 ha mixed use parcel of land (528 units) • Block 3: proposed 0.52 ha Mixed Use parcel of land (159 units) • Block 4: proposed 1.04 ha High Density Residential parcel of land (555 units) • Block 5: proposed 1.29 ha High Density Residential parcel of land (980 units) • Block 6: proposed 0.76 ha High Density Residential parcel of land (328 units) • Block 7: proposed 0.98 ha High Density Residential parcel of land (570 units) • Block 8: proposed 0.39 ha Medium Density Residential parcel of land (107 units) • Block 9: proposed 0.28 ha Medium Density Residential parcel of land (108 units) • Block 10: proposed 0.06 ha parcel of land with proposed Street Townhouses (3 residential units) • Block 11: proposed 0.03 ha residential parcel of land • Block 12: proposed 0.004 ha parcel of land for a road widening • Block 13: proposed 0.71 ha parcel of land for a public park • Block 14: proposed 0.12 ha parcel of land for a road widening These blocks are accessed via Courtland Avenue and an extension from Palmer Avenue, Kent Avenue (running north/south) and a new road called Olde Fashioned Way (running East/West). Olde Fashioned Way connects to Borden Avenue. The applicant has proposed approximately 3,338 residential units within nine (9) blocks along with 19,528.4m2 of non-residential space and 3,876 vehicular parking spaces within underground parking structures. The subject lands are located in the Urban Area of the Region and designated Built Up Area in the Regional Official Plan. In addition, the subject lands are located in the Mill Major Transit Station Area (MTSA). The subject lands are designated General Industrial with Special Policy Area 9 in the Mill Courtland Woodside Park Neighbourhood Secondary Plan and zoned M-2 with special Regulation 1 R and special use provisions 155U and 159 U in Zoning By-law 85-1. The applicant has proposed an Official Plan Amendment to redesignate the property from the General Industrial designation with Special Policy Area 9 to the Mixed- Use Corridor with Special Policy Area 9a, High Density Multiple Residential with Special Policy Area 9b, Low Density Multiple Residential and Neighbourhood Park designations. The applicant has proposed a Zoning By-law Amendment to rezone the subject lands from the M-2 Zone with special Regulation 1 R and Special Use Document Number: 4389390 Version: 1 Page 2 Page 500 of 792 Provisions 155U and 159U to the Residential -5 (R-5), Residential -8 (R-8), Residential — 9 (R-9) zone, High Intensity Mixed Use Corridor Zone (MU -3) Zone and Public Park (P1) zone all with special regulations. REGIONAL COMMENTS Regional Official Plan 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 General Industrial in the Mill Courtland Woodside Park Secondary Plan in the City of Kitchener Official Plan. The subject lands are also located within the Mill Major Transit Station Area (MTSA). Built Up Area Policies: The development concept proposes a higher density development that contributes to the achievement of the minimum annual intensification target established for the Built - Up Area of Kitchener of 60%. Section 25 of the ROP 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. Major Transit Station Area Policies: The subject lands are located within the Mill Major Transit Station Area (MTSA). The development contributes to the minimum density target established for the Mill Station MTSA of 160 people and jobs per hectare. As MTSAs are considered Strategic Growth Areas, the Region is supportive of increased density, uses and activity within these areas. Regional staff understand that the development is proposed to contribute to the density target that provides a mix of residential and commercial uses within the Mill Major Transit Station Area. Development within Major Transit Station Areas is to be transit -supportive with development that prioritizes access to the transit station in accordance with Regional Official Plan Policy 2.D.2.2. Regional staff understand that there are many internal pedestrian walkways proposed on the subject lands that lead to Borden Avenue and Courtland Avenue West. In addition, these connections facilitate additional connections to the Mill ION station. Regional staff encourage the City of Kitchener to consider a maximum parking rate within the site-specific zoning by-law amendment as the development is located within the Mill ION Station area and a reduction in overall parking required on the subject lands will encourage opportunities for walking, cycling and rolling. Document Number: 4389390 Version: 1 Page 3 Page 501 of 792 Finally, the housing form proposed through these applications include apartment style residential units. The type of housing proposed through this development will provide additional mix of housing form within this area. Employment Land Conversion The subject lands are currently designated General Industrial in the City of Kitchener Official Plan. As per policy 2.2.5.9 of A Place to Grow: Growth Plan for the Greater Golden Horseshoe (Growth Plan), the conversion of lands within employment areas to non -employment uses may be permitted only through a Municipal Comprehensive Review (MCR). Through Regional Official Plan Amendment No. 6 (ROPA 6) (approved by the Ministry of Municipal Affairs and Housing with modifications on April 11, 2023), the Region comprehensively assessed employment land need to 2051 and established the Regional Employment Area designation. The subject lands are not located within the Provincially Significant Employment Zones established through the Growth Plan and are not included within the Regional Employment Area. Based on the above, Regional staff have no objection to the redesignation of these lands to non -employment uses. In addition, Regional staff understand that the City of Kitchener has undergone a Secondary Plan (Rockway Parts Secondary Plan) exercise for the area around the Mill Station ION Stop. The subject lands are included in the Rockway Parts Secondary Plan, which envisions the subject lands transitioning from an industrial land use to mixed-use higher density residential and commercial uses. Regional staff is therefore satisfied that the requirement in the PPS and the Growth Plan for a comprehensive review prior to the conversion of the site to non -employment uses has been met. Rail Compatibility The subject lands are directly adjacent to a Canadian National Railway Branch line. New development adjacent to branch lines are recommended to be 15m from the railway right-of-way in accordance with the Federation of Canadian Municipalities and the Railway Association of Canada "Guidelines for New Development in Proximity to Railway Operations" (Dialog & J.E. Coulter Associated Limited, May 2013). Regional staff require a signed and stamped compliance letter from a qualified Professional Engineer licensed to practice in the Province of Ontario demonstrating that the proposed development has been designed in accordance with the Federation of Canadian Municipalities and Railway Association of Canada guidelines. The compliance letter shall be required as a condition of draft plan approval and shall be provided to the satisfaction of the Regional Municipality of Waterloo. Record of Site Condition The subject property is identified in the Region's Threats Inventory Database as a potentially contaminated site. 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, a Record of Site Condition (RSC) is Document Number: 4389390 Version: 1 Page 4 Page 502 of 792 required and can be implemented through a Holding provision. The required wording for the Holding Provision shall be: 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. The Holding provision can be lifted in stages as each block is developed. Regional staff request that the lands to be dedicated to the Reigon through road dedication be excluded from the RSC. Hydrogeology and Source Water Protection Regional staff have the following comments regarding the Hydrogeological Investigation and the Stormwater Management Report: Scoped Hydrogeological Investigation The following shall be addressed within the Site -Specific Zoning By-law and as a condition of draft approval: a. The report did not evaluate the potential for the site to use geothermal energy systems. As a result, the Region shall require a prohibition on geothermal energy systems to be included in the site-specific Zoning By-law Amendment for the entirety of the subject lands. 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. b. The report indicates that groundwater monitoring will occur bi-monthly for water levels for the next year. Continuous water level monitoring (i.e., installation of pressure transducers with data logging capabilities) needs to be completed to confirm the high water table at the site for the next year. This is necessary to confirm the suitability of the site to use sub -surface infiltration galleries. The results of this monitoring will need to be provided in an updated scoped hydrogeological investigation to the satisfaction of the Region, City and the Grand River Conservation Authority (GRCA) as a condition of draft plan approval. c. Groundwater quality data was not provided in the report. A minimum of one round of groundwater quality data must be provided in an updated scoped hydrogeological Document Number: 4389390 Version: 1 Page 5 Page 503 of 792 investigation, to the satisfaction of the Region, City and GRCA, as a condition of draft plan approval. d. A during- and post -development groundwater monitoring program was not proposed in the report. This must be submitted in an updated scoped hydrogeological investigation as a condition of draft plan approval. e. All monitoring wells not proposed to be included in the during- and post -development groundwater monitoring program must be decommissioned in accordance with O. Reg. 903 (as amended) as a condition of draft plan approval. f. Upon completion of the during- and post -development groundwater -monitoring program, all monitoring wells must be decommissioned in accordance with O. Reg. 903 (as amended) as a condition of draft plan approval. g. The Region will not support continuous active or passive dewatering around footings, slabs or foundations. If structures are proposed below the water table, waterproof foundation and footing wraps will be required in order to keep those structures dry. As a condition of draft approval, the proponent will need to enter into a development agreement indicating that no buildings will be constructed that will utilize active or passive dewatering mechanisms to keep below -grade structures dry. Preliminary Stormwater Management Report The following shall be addressed as a condition of draft plan approval: a. A pre -and post -development water budget must be presented in terms of m3/annum. A detailed breakdown must be included to show the different components of evapotranspiration (ET), runoff and infiltration for both pre- and post -development. b. The Region does not support the use of permeable pavers on private road rights - of -ways. This must be reflected in the stormwater management report(s) submitted to the Region as a condition of draft plan approval. c. The developer will be required to enter into an agreement to complete a Final Stormwater Management Plan as a condition of draft plan approval. Please be advised that the Region generally does not support direct infiltration of runoff from paved surfaces unless required to meet the pre -development infiltration rates. Large conveyance infiltration facilities will be utilized to infiltrate significant quantities of stormwater. In-situ soil testing must be completed at these locations to confirm the suitability of the soils to receive the proposed volumes of runoff. This testing must be completed and the results presented and discussed in a Final Stormwater Report prior to subdivision registration, to the satisfaction of the Region, City and GRCA. Document Number: 4389390 Version: 1 Page 6 Page 504 of 792 Existing Wells Onsite: The proponent will be required to decommission any existing water supply wells that may have previously serviced the previous operations at the site as a condition of draft plan approval. Airport Comments The proposed development is located within the Region of Waterloo International Airport, Airport Zoning Regulations (AZR) area, and are located under the approach surface of Runway 08. The AZR currently permits an existing maximum elevation of 460.50 m ASL with a maximum height restriction of 136.5m. The Region's proposed AZR proposes a maximum height of 431.0 mASL with a maximum height restriction of 107.0m. An Aeronautical Assessment was prepared and confirmed that a maximum height limitation of 440m ASL is acceptable at this site. In accordance with the Aeronautical Assessment prepared for this site, Regional staff recommend that the maximum elevation of 440m ASL be implemented within the site-specific Zoning By-law Amendment. As part of the future site plan application, the applicant shall submit the building height information to Nav Canada's land use program https://www.navcanada.ca/en/aeronautical-information/land-use-program.aspx. A separate land use form is also required for the crane once that information is known. As part of the future site plan application, the applicant shall submit an Aeronautical Assessment Form if an exemption to the current airport zoning regulations is required for the building or crane, to Transportation Canada. Their website is https:Htc.canada.ca/en/aviation/general-operating-flight-rules/marking-lighting= obstacles -air -navigation. Transportation Planninq Subdivision, Official Plan Amendment and Zoning By-law Amendment Stage: Environmental Noise.- The oise.The Report assesses traffic noise from Courtland Avenue East and Stirling Avenue South and noise and vibration from Canadian National Railway line in the vicinity of the proposed development. The development is bound by Stirling Avenue to the west, Courtland Avenue East to the north, Borden Avenue to the east, and the Canadian National (CN) rail line to the south. The proposed development will consist of multiple high-rise residential buildings with three existing buildings to be used for commercial uses, and one restaurant. With respect to transportation related noise sources, two roadways that have the greatest potential to influence the proposed residential development are Courtland Avenue East to the north, and Stirling Avenue South to the west of the development. Document Number: 4389390 Version: 1 Page 7 Page 505 of 792 The location of the proposed development in relation to the major roadways is shown in Figure 1 of the report. This report examines the compatibility of the proposed development with existing environmental sources of sound and vibration. The influence of sound emissions from the proposed development on surrounding sensitive land uses has not been completed in detail as mechanical equipment information is not yet available. The compatibility of sound from the proposed development with surrounding residential land uses will be confirmed at a later development stage once the necessary mechanical information is available. On-site stationary sources for the development are expected to consist of HVAC related equipment in the roof -top mechanical penthouse as well as exhaust fans. As the design is currently in progress, a detailed assessment of the noise impacts by the development on the surrounding environment is not possible. A detailed Noise Study will be required upon completion of HVAC and mechanical design. Based on the results staff's review of the Noise and Vibration Feasibility Assessment, the following conclusions have been reached: Outdoor Living Areas (OLA) For the outdoor amenity spaces, calculated road noise levels do not exceed the 55 dBA criteria outlined in Table 1 of the report. Mitigation to reduce outdoor noise levels is not required. Noise levels for the OLA for the multi -residential building will be further reduced due to shielding from the proposed building. Standard balconies of less than 4 metres in depth are proposed for the multi -residential building. Balconies less than 4 metres in depth are not considered an outdoor amenity space and therefore noise control measures are not required. Indoor Living Areas Indoor sound levels are estimated by adjusting levels predicted at the plane of window and accounting for sound attenuation through windows or doors. Sound levels for the fagade were predicted at the exterior of the building. A 28 dBA reduction in sound level from the exterior to interior was assumed through a closed window, based on a minimum Ontario Building Code window construction (i.e., double paned 3 mm glass with 13 mm air space). Provision for central air conditioning to be installed in all units, allowing windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the sound level limits of the Municipality and the Ministry of the Environment, Conservation and Parks (MECP). Document Number: 4389390 Version: 1 Page 8 Page 506 of 792 The owner/developer will be required to enter into a registered agreement with the Regional Municipality of Waterloo for all units and the following warning clauses shall be included in agreements of Offers of Purchase and Sale, lease/rental agreements, condominium declarations.. Noise Warning Clauses The following noise warning clauses will be required. "Purchasers/tenants are advised that sound levels due to increasing road and rail traffic on Courtland Avenue East and Stirling Avenue South and Canadian National Railway track may occasionally interfere with some activities of the dwelling occupants as the sound levels exceed the sound level limits of the Municipality and the Ministry of the Environment, Conservation and Parks." All other Buildinqs "This dwelling unit has been designed with the provision for adding central air conditioning at the occupant's discretion. Installation of central air conditioning by the occupant will allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the sound level limits of the Municipality and the Ministry of the Environment, Conservation and Parks. The location and installation of the outdoor air conditioning device should be done so as to comply with noise criteria of MECP Publication NPC -216, Residential Air Conditioning Devices and thus minimize the noise impacts both on and in the immediate vicinity of the subject property." Buildings A & B "This dwelling unit has been supplied with a central air conditioning system which will allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the Municipality's and the Ministry of the Environment, Conservation & Parks. The location and installation of the outdoor air conditioning device should be done so as to comply with noise criteria of MOE Publication NPC -216, Residential Air Conditioning Devices and thus minimize the noise impacts both on and in the immediate vicinity of the subject property." Warning: "Canadian National Railway (CNR) or its assigns or successors in interest has or have a rights-of-way within 300 metres from the land subject hereof. There may be alteration to or expansions of the railway facilities on such rights-of-way in the future including the possibility that the railway or its assigns or successors as aforesaid may expand its operations, which expansion may affect the living environment of the residents in the vicinity, notwithstanding the inclusion of any noise and vibration attenuating measures in the design of the development and individual dwellings. CNR will not be responsible for any complaints or claims Document Number: 4389390 Version: 1 Page 9 Page 507 of 792 arising from use of such facilities and/or operations on, over or under the aforesaid rights-of-way. " Vibration All train pass-bys were found to be less than 0.14 mm/s Root Mean Square (RMS) at 30 metres from the railway. Therefore, impacts at the residences are expected to comply with the Railway Association of Canada (RAC) and CN Rail limits. The 0.14 mm/s limit at 30 metres approximately corresponds to a vibration level of 1.18 mm/s Peak Particle Velocity (PPV) at 15 metres (i.e., the parking garage setback). Thus, impacts at the parking garage are expected to be below the Federal Transportation Authority (FTA) building damage limits. Therefore, no mitigation measures for rail vibration are required. Ground -borne vibration levels were measured at the approximate location of the proposed residential fagade, approximately 30 m from the railway right of way, and were found to be below railway guidelines. Ground -borne vibration levels exceed railway guidelines at the property line. The following vibration -warning clause shall also be included in the property and tenancy agreements and offers of purchase and sale for the dwelling units closest to the railway to inform the future owners and tenants of the possible vibration excesses. "Purchasers/tenants are advised that due to the proximity of this dwelling to the nearby railway tracks, vibration from rail pass-bys may occasionally be perceptible within this unit. " While Regional staff would also typically require a railway vibration study, we would defer this decision to the appropriate rail authority (see below). Alternatively, should the rail authority not comment on this application, the requirement for a rail vibration study would stand. Agente principale/Senior Officer Planification et d6veloppement communautaires/ Community Planning and Development Affaires juridiques/Law Department 935, rue de La Gaucheti6re Ouest 15e etage Montreal (Quebec) H38 2M9 Telephone: (514) 399-7844 T61ecopieur.- (514) 399-4296 Cell (514) 919-7844 Email: proximity(o cn.ca mlilto: Stationary Noise: Regional staff has also reviewed the study's stationary noise component of the noise study. The report's Executive Summary contains broad recommendations including that an acoustical engineer be retained to further review of the noise aspects of the Document Number: 4389390 Version: 1 Page 10 Page 508 of 792 development once detailed building designs are known, as the current assessment is based on assumptions regarding building configuration and construction. Given the development will be phased, Regional staff shall require a registered development agreement to ensure a detailed transportation, rail and stationary noise study shall be submitted for each block as a condition of draft plan approval. Furthermore, a subsequent condition shall require the implementation of the findings contained within the studies to the satisfaction of the Regional Municipality of Waterloo and City of Kitchener. The condition of draft plan approval shall be: THAT prior to final approval, the Owner/Developer shall enter into a Registered Development Agreement with the Regional Municipality of Waterloo to submit a detailed transportation, rail and stationary noise study for each block within the Plan of Subdivision to the satisfaction of the Regional Municipality of Waterloo. The Owner/Developer further agrees to: a. Enter into a registered development agreement with the Regional Municipality of Waterloo and/or the City of Kitchener to implement any recommendations and implementation measures for each block to the satisfaction of the Regional Municipality of Waterloo. Regional Road Dedication.- This edication.This section of Courtland Avenue East (Regional Road 53) has a designated road width of 26.213m (86ft) as per Schedule `A' of the Regional Official Plan and a road dedication along Courtland Avenue East of approximately 4.Om (13.12ft) will be required. The road widening dedication along Courtland Avenue East may be reduced where existing buildings, to be retained, will encroach into the 4.0m road widening dedication. The road widening dedication should be reduced to approximately 0.3048m (1ft) from the existing building face where applicable. This section of Borden Avenue (Regional Road 66) has a designated road width of 20.00m (65.61ft). No further road widening dedication is required along Borden Avenue; however, daylight triangles are required at the intersection of each existing local municipal road (Vernon Avenue, Palmer Avenue and Borden Avenue) and at each proposed local municipal road (Kent Avenue). Each daylight triangle to be dedicated should measure 7.62m x 7.62m (25ft x 25ft) in size and measured post road widening along Courtland Avenue East. Please ensure that the road widening dedication and daylight triangle dedication are correctly shown on all the Site Plan and Engineering Plans. Please ensure that the road widening dedication and daylight triangle dedication are correctly shown on all the Site Plan and Engineering Plans. The land designated for road widening and daylight triangles must be dedicated to the Region of Waterloo for road allowance purposes and must be dedicated without cost and free of encumbrance. The land designated for road widening and daylight triangles must be dedicated to the Region of Waterloo for road allowance purposes and must be dedicated without cost Document Number: 4389390 Version: 1 Page 11 Page 509 of 792 and free of encumbrance. The owner/applicant must engage an Ontario Land Surveyor (OLS) to prepare the draft M -Plan, which illustrates the required road widening and daylight triangle dedications. Prior to registering the M -Plan, the OLS must submit a draft copy of the plan for review by the Transportation Planner. Upon approval by Regional staff, the M- Plan should be deposited and Regional staff will complete the dedication process. The applicant's Solicitor will prepare the land transfer document and submit the document to the Legal Assistant for registration. As noted above, an RSC is required for the proposed development. As a result, a Phase I and Phase II Environmental Site Assessment (ESA) will be required for the lands to be dedicated to the Region of Waterloo. If environmental documentation is available for the property and includes the dedication lands, please provide these to Region of Waterloo corridor planning staff for review. The subject property to be dedicated to the Region of Waterloo for road widening purposes should be excluded from the RSC documentation. If the RSC has progressed already and it is not possible to exclude the property please provide any Phase I and II documentation developed for the property. Please be advised that the road dedications shall be completed as a condition of draft plan approval. Furthermore, additional lands for any road/intersection improvements must be dedicated to the Region. These improvements may be identified through the functional design for the road improvements identified through a revised TIS/Safety Analysis, as mentioned in the following comments. Access Permit/TIS/Access Regulation A Revised Transportation Impact Study (TIS) including a Railway Safety Analysis for any LRT/Railway Crossings including the pedestrian pathways/sidewalks is required as a condition of draft plan approval to the satisfaction of the Region of Waterloo. The TIS recommends a number of improvements to the Regional and Local Municipal Road network including: • The construction of a two way left turn lane on Regional Road 53 (Courtland Avenue East) between Borden Avenue (Regional Road 66) and Vernon Avenue. • A new traffic control signal at the Courtland Avenue East and Kent Avenue intersection. Improvements to the Regional Road network recommended in the TIS/TDM (when approved by Region of Waterloo staff) may require the completion of a Functional Plan, Cost Estimate, Legal Agreement and Related Funds (letter of credit, certified cheque or bank draft), to the satisfaction of the Regional Municipality of Waterloo. In addition, a Regional Road Access Permit will be required for the proposed Kent Avenue Municipal Road extension into the subject property. The application form for a Regional Road Access Permit can be found on the Region of Waterloo website Document Number: 4389390 Version: 1 Page 12 Page 510 of 792 https://www. regionofwaterloo.ca/en/doing-business/applications-licences-and- permits.aspx and there is a $230 fee associated with the permit application. Stormwater Management & Site Grading A detailed Stormwater Management Report shall be required as a condition of draft plan approval for each block within the plan of subdivision. Transit Planning Grand River Transit (GRT) currently operates Route 6 along this section of Courtland Avenue East, with two existing transit stops directly fronting the proposed development. The proposed development will increase transit ridership in this area and necessitates the upgrading of existing transit facilities. The existing Courtland Avenue East & Kent Avenue intersection will require a concrete shelter pad (4.5m x 2.3m in size), transit shelter, and provisions for electrical conduit. GRT staff will require the owner/applicant to provide funds for the transit shelter ($12,000). To ensure the upgraded transit facilities are implemented through a future site plan application, the Region shall require the following condition of draft plan approval: THAT prior to final approval, the Owner/Developer shall provide funds to Grand River Transit for the construction for a new transit shelter, including a concrete shelter pad and provisions for electrical conduit. GRT Requirements at Site Plan Stage: The existing stop #2718, described above, should be identified on the "Overall Site Plan" and any other relevant plans, when formally submitted for approval. No improvements are planned for this stop at this time. If as part of this development, the location of the existing concrete landing pad is altered in any way, the applicant will be required to reinstall a concrete transit landing pad of 9.5m x 2m in size (or the full boulevard depth to the sidewalk) at the approximate location of the existing stop but no closer than 20m from the Palmer Avenue intersection. As discussed above, the revised location of the trail, exiting the subject property at Borden Ave. /Grenville Ave. shall be moved completely off of the Canadian National (CN) right of way and relocated onto the subject lands. The trail must be identified on the "Overall Site Plan" and any other relevant plans when formally submitted for approval. Regional staff are available to meet with the applicant to discuss the required safety improvements for the trail crossing of the LRT tracks, and the associated costs, prior to the applicant's submission for Site Plan Approval. Additionally, the recirculated plan of subdivision has increased residential density on the subject property, and proposed mixed-use office on a block previously identified as `future development'. This proposal now warrants a north bound GRT Stop for Route 6 on Courtland Ave E. on the other lands owned by the applicant legally described as Plan 404 Part Lots 9 and 10, RP58R-3650, Part 4. The applicant should be made Document Number: 4389390 Version: 1 Page 13 Page 511 of 792 aware that when this additional land is developed, transit stop infrastructure may be required as part of that development application. Servicing/Work Permit/Municipal Consent: Any new servicing/update to the existing services/ removal of the existing servicing within the Regional right-of-way will require approval through a separate process of Municipal Consent. A Regional Road Work Permit must be obtained prior to start of any work within the Regional right-of-way. Site Plan Application Stage: Application Fees: Each individual block requiring future Site Plan control will be subject to Region of Waterloo review and conditions. This includes a Site Plan review fee of $805 for each individual Site Plan. Housing Affordability The following Regional policies and initiatives support the development and maintenance of affordable housing: • Regional Strategic Plan • 10 -Year Housing and Homelessness Plan • Building Better Futures Framework • Region of Waterloo Official Plan The Region supports the provision of a full range of housing options, including affordable housing and is pleased to see this development incorporating 135 units at an 80% of market rate level of affordability. Should this development application move forward, staff recommend that the applicant consider providing a number of affordable (as defined in the Regional Official Plan) housing units on the site as well. Rent levels and house prices that are considered affordable according to the Regional Official Plan are provided below in the section on affordability. In order for affordable housing to fulfill its purpose of being affordable to those who require rents or purchase prices lower than the regular market provides, a mechanism should be in place to ensure the units remain affordable and establish income levels of the households who can rent or own the homes. Staff further recommend meeting with Housing Services to discuss the proposal in more detail and to explore opportunities for partnerships or programs and mechanisms to support a defined level of affordability. 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: Document Number: 4389390 Version: 1 Page 14 Page 512 of 792 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) 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. Conclusions: The Region has no objection to the above noted applications subject to the implementation of the following regulation, holding provision, prohibition and attached conditions of draft plan approval: 1. Regional staff recommend that the maximum height of 440m ASL be implemented within the site-specific Zoning By-law Amendment. 2. That a holding provision shall apply to the entirety of the subject lands until a Record of Site Condition (RSC) in accordance with O. Reg. 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. The holding provision can be lifted in stages as each block is developed. Document Number: 4389390 Version: 1 Page 15 Page 513 of 792 And that the following prohibition be included in the Zoning By-law: 1. 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. In addition to the above, please be advised that any future development on the subject lands will be subject to provisions of Regional Development Charge By-law 19-037 or any successor thereof. Should you have any questions, please do not hesitate to contact the undersigned. Yours truly, Melissa Mohr, MCIP, RPP Senior Planner cc. Chris Pidgeon, GSP Group, Heather Price, GSP Group Document Number: 4389390 Version: 1 Page 16 Page 514 of 792 Attachment `A' Conditions of Draft Approval THAT prior to final approval, the Owner/Developer submit an updated scoped hydrogeological investigation be provided to the satisfaction of the Region, the City and the Grand River Conservation Authority (GRCA) confirming/addressing: a. The suitability of the site to use sub -surface infiltration galleries, and which includes the results of continuous water level monitoring (i.e., installation of pressure transducers with data logging capabilities) to confirm the high water table at the site for a year following draft approval. b. Groundwater quality data c. A during and post -development groundwater monitoring program; 2. THAT prior to final approval, the Owner/Developer enter into an agreement with the Region to ensure the following to the satisfaction of the Regional Commissioner of Planning, Development and Legislative Services: a. All monitoring wells not proposed to be included in the during and post - development ground watering program shall be decommissioned in accordance with Ontario Regulation 903; b. Upon completion of the during and post -development groundwater monitoring program, all monitoring wells must be decommissioned in accordance with Ontario Regulation 903, as amended, and c. No buildings will be constructed that will utilize active or passive dewatering mechanisms to keep below -grade structures dry. 3. THAT prior to final approval, the Owner/Developer provide a Final Stormwater Report for each block to the satisfaction of the Region, the City and the GRCA, which includes the result of in-situ soil testing at the location of any large conveyance infiltration facilities to confirm the suitability of the soils to receive the proposed volumes of runoff. In addition, the following shall be addressed to the satisfaction of the Regional Municipality of Waterloo: a. A pre -and post -development water budget'must be presented in terms of m3/annum. A detailed breakdown must be included to show the different components of evapotranspiration (ET), runoff and infiltration for both pre- and post -development. b. The Region does not support the use of permeable pavers on private road rights -of -ways. This must be reflected in the stormwater management report(s) submitted to the Region as a condition of draft plan approval. Page 515 of 792 4. THAT prior to final approval, the Owner/Developer will be required to enter into an agreement with the Region to complete a Stormwater Management Plan for each block to the satisfaction of the Regional Municipality of Waterloo; 5. THAT prior to final approval, the Owner/Developer will be required to enter into an agreement with the Region to provide a letter report documenting the presence of historical wells, and documentation showing the proper decommissioning of these wells to the satisfaction of the Regional Municipality of Waterloo; 6. THAT prior to final approval, the Owner/Developer will be required to enter into an agreement with the Region to require individual pressure reducing devices on each water service below 327.8 mASL; 7. THAT prior to final approval, the Owner/Developer will provide an updated concept servicing plan to the satisfaction of the Region, showing individual service connections to the separate blocks/properties and buildings; 8. THAT prior to final approval, the Owner/Developer shall submit a Revised Transportation Impact Study including a Railway Safety Analysis for any LRT/Railway Crossings including the pedestrian pathways/sidewalks to the satisfaction of the Region of Waterloo; 9. THAT prior to final approval, the Owner/Developer provides a Phase 1 and Phase 2 ESA report and dedicates a road widening to the Regional Municipality of Waterloo at no cost or encumbrance to the Region, along the frontage of Regional Road 53 (Courtland Avenue East) all to the satisfaction of the Regional Municipality of Waterloo; 10. THAT prior to final approval, the Owner/Developer dedicates the daylight triangles measured 7.62m x 7.62m (25ft x 25ft) post any road widenings to the Region of Waterloo at no cost to the Region, at the intersection of each proposed and existing local municipal roads (Vernon, Palmer, Borden, Kent) with Regional roads; 11. THAT prior to final approval, the Owner/Developer must obtain a Regional Road Access Permit for the proposed Kent Avenue municipal road extension into the subject property and connection of Olde Fashioned Way to Borden Avenue to the satisfaction of the Regional Municipality of Waterloo; 12. THAT prior to final approval, the Owner/Developer will be required to enter into a development agreement with the Regional Municipality of Waterloo for all units and the following warning clauses shall be included in agreements of Offers of Purchase and Sale, lease/rental agreements and any future condominium declaration(s): The following noise warning clauses will be required for all units: Page 516 of 792 "Purchasers/tenants are advised that sound levels due to increasing road and rail traffic on Courtland Avenue East and Stirling Avenue South and Canadian National Railway track may occasionally interfere with some activities of the dwelling occupants as the sound levels exceed the sound level limits of the Municipality and the Ministry of the Environment, Conservation and Parks." "Purchasers/tenants are advised that due to the proximity of this dwelling to the nearby railway tracks, vibration from rail pass-bys may occasionally be perceptible within this unit. " "This dwelling unit has been designed with the provision for adding central air conditioning at the occupant's discretion. Installation of central air conditioning by the occupant will allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the sound level limits of the Municipality and the Ministry of the Environment, Conservation and Parks. The location and installation of the outdoor air conditioning device should be done so as to comply with noise criteria of MECP Publication NPC -216, Residential Air Conditioning Devices and thus minimize the noise impacts both on and in the immediate vicinity of the subject property." Buildings A & B "This dwelling unit has been supplied with a central air conditioning system which will allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the Municipality's and the Ministry of the Environment, Conservation & Parks. The location and installation of the outdoor air conditioning device should be done so as to comply with noise criteria of MOE Publication NPC -216, Residential Air Conditioning Devices and thus minimize the noise impacts both on and in the immediate vicinity of the subject property." Warning: "Canadian National Railway (CNR) or its assigns or successors in interest has or have a rights-of-way within 300 metres from the land subject hereof. There may be alteration to or expansions of the railway facilities on such rights-of-way in the future including the possibility that the railway or its assigns or successors as aforesaid may expand its operations, which expansion may affect the living environment of the residents in the vicinity, notwithstanding the inclusion of any noise and vibration attenuating measures in the design of the development and individual dwellings. CNR will not be responsible for any complaints or claims arising from use of such facilities and/or operations on, over or under the aforesaid rights-of-way. " Page 517 of 792 13. That prior to final approval, the Owner/Developer shall provide a Functional Plan, Cost Estimate, Legal Agreement and Related Funds (letter of credit, certified cheque or bank draft) for any improvements to the Regional Road network, all to the satisfaction of the Regional Municipality of Waterloo including: a. That prior to final approval, the Region has the necessary physical and financial resources to construct all required road improvements; and, b. That the above be fulfilled to the satisfaction of the Regional Commissioner of Planning, Development and Legislative Services. 14. THAT prior to final approval, the Owner/Developer provide funds to Grand River Transit for the construction for a new transit shelter, including a concrete shelter pad and provisions for electrical conduit; and, 15. THAT prior to final approval, the Owner/Developer shall provide a compliance letter from a qualified Professional Engineer licensed to practice in the Province of Ontario to demonstrate that the proposed development is in accordance with the Federation of Canadian Municipalities and the Railway Association of Canada "Guidelines for New Development in Proximity to Railway Operations" (Dialog & J.E. Coulter Associated Limited, May 2013), to the satisfaction of the Regional Municipality of Waterloo, and in consultation with the Canadian National Railway (CN) and that any required mitigation measures through this report and any completed noise studies will be secured throLlgh an agreement and/or conditions of draft approval. 16. THAT prior to final approval, the Owner/Developer shall enter into a Registered Development Agreement with the Regional Municipality of Waterloo to submit a detailed transportation, rail and stationary noise study for each block within the Plan of Subdivision to the satisfaction of the Regional Municipality of Waterloo. The Owner/Developer further agrees to: a. enter into a registered development agreement with the Regional Municipality of Waterloo and/or the City of Kitchener to implement any recommendations and implementation measures for each block to the satisfaction of the Regional Municipality of Waterloo. Page 518 of 792 Garett Stevenson From: Peters, Angela Sent: Wednesday, October 9, 2019 10:27 AM To: Garett Stevenson Subject: RE: Schneiders "Metz" redevelopment Thanks for the response Garett. The process seems to be taking a long time. It's been weeks/months since there was any sign of work being done. It would be nice if we could be kept up-to-date. Would you happen to have the name or email of an Auburn contact we could reach out to for issues/questions? Or should we continue to go thru you? Angela Peters From: Garett.Stevenson@kitchener.ca <Garett.Stevenson@kitchener.ca> Sent: Wednesday, October 9, 2019 9:55 AM To: Peters, Angela Subject: RE: Schneiders "Metz" redevelopment Hello, I have heard back from Auburn and I can confirm that the demolition is at a standstill because they are in the process of finding a new demolition contractor to complete the work. Auburn confirmed that they have noticed some siding falling off and will investigate the issue and resolve immediately. I understand they are having issues with continuous break ins, graffiti and breaking of windows which they are addressing first. The grass cutting is on a contract however due to safety concerns the lawn maintenance contractor is not allowed to enter the site and cut down weeds on the interior of the project. They will ask their contractor to have one of their staff cut down the weeds on the interior of the site. Thanks, Garett Garett Stevenson, BES, RPP, MCIP Planner I Planning Division City of Kitchener 519-741-2200 x 7070 TTY 1-866-969-9994 ciarett.stevenson(7kitchener.ca 0 0 10 Page 519 of 792 14 W'1411. - . Vote now for thie 1 PLAa�e rte CES IN A R 2 0115 Voting avaltabte online at ww�+Sca'tthager,ct�Peapieacholca From: Peters, Angela , Sent: Thursday, October 03, 2019 8:57 AM To: Garett Stevenson<Garett.Stevenson@l<itchener.ca> Subject: RE: Schneiders "Metz" redevelopment Hi Garett Sorry for the late response. Thanks for passing this information on. I attended an information mtg way back last yr however I was out of town for the recent Aug 2019 mtg. Yes ... pls add me to the distribution list for further updates. Can you confirm for me what stage of the process the redevelopment is at right now? The "Timing and Process" page does not include any dates. I have noticed that work seems to be at a standstill and most of the equipment is gone. I've heard a neighborhood rumor that (remediation?) work at the sight has stopped, apparently due to financial issues with the developer/investors. Is there any truth to the work stoppage? A couple of concerns I have at the moment: Mine and my neighbor Tiffany own homes c The building and landscape are showing lack of "attention". Pieces of siding are falling off or hanging from the building. Garbage is collecting along the fence. The lawn/weeds have recently been cut but prior to that there was a long period of time that showed lack of attention. We are hoping someone could come remove the siding and perhaps check on the building & grounds from time to time to ensure it doesn't become dilapidated. Also, dirt and dust from the site blows into everyone's yards causing a mess on decks, patios, furniture, bbqs etc. If we open windows, it gets into our homes as well. Thankfully this will be less of an issue with the change of the season however, next spring/summer we will be back to the same problem. We would appreciate if the city could work with the developer to do what they can to minimize the dust, perhaps wetting the grounds. In recent years it seems that Borden Ave South has been under continuous construction with infrastructure changes, followed by light rail preparation and now the "Metz" development. With potentially 10 years of construction ahead, I'm hoping the city and the developer will do their best to support the existing neighborhood. Feel free to pass this email on to anyone you feel should be included. Thanks Anr+ela Peters Page 520 of 792 From: Garett.Stevenson@kitchener.ca <Garett.Stevenson@kitchener.ca> Sent: Monday, September 16, 2019 11:00 AM To: Peters, Angela < Subject: Schneiders "Metz" redevelopment Hello, Thanks for reaching out regarding this application. The application is "in circulation", meaning that the City is currently consulting with residents, internal departments, and external agencies on the proposal. We have had a public meeting already — the initial circulation letter, the presentations from the public meeting, and the comment sheet are online. Scroll to the last bullet: https://www.kitchene r. ca/en/planning-and-development-consultations aspx#Proposed -Su bdivision-Official-Plan-- Zoning-By-law-Amendments--Auburn-Development-Schneiders-Redevelopment Don't worry about the commenting deadline, I welcome your comments. If you have any questions, please do not hesitate to contact me. I will also add you to the distribution list so you'll be informed on every step along the way. Thanks, Garett Garett Stevenson, BES, RPP, MCIP Planner I Planning Division I City of Kitchener 519-741-2200 x 7070 TTY 1-866-969-9994 1 garett.stevensoncu--)kitchener.ca Woo 1'11 -000"'--O This e-mail may contain privileged, private, proprietary or confidential information which is intended only for the intended recipient. If you are not the intended recipient, or the person responsible for delivering this message to the intended recipient, you are notified that any dissemination, distribution or copying of this communication is strictly prohibited. If you have received this communication in error, please reply with the notation "Received in Error" in the subject line and delete the e-mail from your computer. Ce courriel renferme des renseignements privilegies, prives, exclusifs ou confidentiels et est destine uniquement a Pusage de la personne a laquelle it est adresse. S'il ne vous est pas destine on si vous n'avez pas la responsabilite de le remettre a son destinataire, sachez que toute diffusion, distribution ou reproduction en est strictement interdite. Si vous avez requ ce courriel par erreur, veuillez en informer 1'auteur, en indiquant dans le champ «Objet :» la mention « Courriel requ par erreur», et le supprimer immediatement. This e-mail may contain privileged, private, proprietary or confidential information which is intended only for the intended recipient. If you are not the intended recipient, or the person responsible for delivering this message to the intended recipient, you are notified that any dissemination, distribution or copying of this communication is strictly prohibited. If you have received this communication in error, please reply with the notation "Received in Error" in the subject line and delete the e-mail from your computer. Ce courriel renferme des renseignements privilegies, prives, exclusifs ou confidentiels et est destine uniquement a ('usage de la personne a laquelle it est adresse. S'il ne vous est pas destine ou si vous n'avez pas la responsabilite de le remettre a son destinataire, sachez que toute diffusion, distribution Page 521 of 792 Garett Stevenson From: George Sweetman Sent: Tuesday, August 20, 2019 8:33 AM To: Brandon Sloan Cc: Garett Stevenson Subject: Re: Potential opportunities in Kitchener Hello Brandon and Garett. Thanks very much for the introduction. We would love to have the opportunity to meet with the developer and explore how we might be able to contribute to the project and ideally provide some affordable housing to the community. Feel free to pass along my contact information and we look forward to continuing the discussions. Thanks again. George George Sweetman From: Bra ndon.Sloan@kitchener.ca <Brandon.Sloan@kitchener.ca> Sent: Monday, August 19, 2019 4:53 PM To: George Sweetman Cc: Garett.Stevenson@kitchener.ca <Garett.Stevenson@kitchener.ca> Subject: Potential opportunities in Kitchener Hi George — hope you were able to get more info and some questions answered regarding the RSC matter. Will be nice to see things progress with your new site in Kitchener. Regarding other future possibilities, we just had a meeting about an important redevelopment site that is going through the planning phase. The City and community have strongly indicated that this large scale redevelopment needs to include some affordable housing. The developer is willing to at least consider and may have started some discussions with potential partners (as it is not their direct line of business). Perhaps we should connect you with them to see if there is a possible match here. From what I recall of some of your locational criteria, this could be suitable. I'd like to introduce you to one of our planner's, Garett who is managing the redevelopment application if referring to. I'm hoping that with this virtual intro perhaps with your blessing he can connect you with the current landowner/developer. This is a large site that will likely have several development blocks or phases created. Brandon Sloan Manager, Long Range & Policy Planning I Planning Division I City of Kitchener 519-741-2200 x7648 I TTY 1-866-969-9994 1 brandon.sloanCa)kitchener.ca Page 522 of 792 Garett Stevenson From: Brielle Harrison > Sent: Friday, August 09, 2019 12:07 PM To: Garett Stevenson Subject: Re: Proposed Subdivision, Official Plan & Zoning By-law Amendments — Auburn Development (Schneiders Redevelopment) Hi Garett, Here is some feedback I have after reviewing the Developers proposal - they are proposing a significant amount of high rise apartments. Originally, we were told there would be two, but I see 6(?!?!?!) on their proposal. This is going to block a lot of views, be aesthetically unappealing, and really increase the amount of traffic in the neighbourhood. Further, allowing them to build 6 high rise apartments in an area where there are currently none sets a bad precedent for the entire neighbourhood. Courtland, and other nearby streets are all two lane streets, without the ability to increase them to 4 lane streets. There is already significant congestion whenever there is any roadwork - what are the plans to mitigate this? I see they are proposing a continuous left turn lane - not a bad idea, but where is the space for this going to come from - expropriating existing properties? Or will they be sacrificing some of their land that runs along Courtland to accommodate this? I'm intrigued by their proposal to increase the walk space on Mill, but I'm not sure how to envision this, since Mill street is significantly far away from the Schneider's factory and is also hampered by narrow sidewalks and no room to increase walkway space by cutting down laneways since it's currently a 2 lane street. Where on Mill street are they proposing this? Thanks, Brielle Harrison On Thu, 25 Jul 2019 at 16:46,<Garett.Stevensongkitchener.ca> wrote: Hello, The City's Planning and Development Consultations webpage has now been updated with materials presented at the Neighbourhood Information Meeting last week. Please click the link below and scroll to the bottom of the page: https://www.kitchener.ca/en/planning-and-development-consultations. aspx apologize for the delay in posting — I was experiencing some technical issues. As such, I am happy to extend the commenting deadline to August 31, 2019. Page 523 of 792 Please do not hesitate to reach out with any questions. Enjoy your summer, I will be in touch in the fall once all comments have been received and considered. Thanks, Garett Garett Stevenson, BES, RPP, MCIP Planner I Planning Division City of Kitchener 519-741-2200 x 7070 TTY 1-866-969-9994 garett.stevensonC�kitchener.ca Ise0 m Page 524 of 792 Garett Stevenson From: Debbie Chapman Sent: Thursday, July 18, 2019 10:44 AM To: Garett Stevenson Cc: Janine Oosterveld; Alain Pinard Subject: the metz - Paul Thanks for all for leading the meeting at the Mill Courtland CC the other evening. I thought it was well orchestrated. I received a call this morning from a resident who was at the meeting. He expressed a few concerns that he wanted reiterated. His biggest concern has to do with traffic. Can you tell me what the parking requirements are for that property? I assume we are still working under the 1985 zoning bylaws. If I recall correctly, Auburn plans to have .9 to 1.1 per residential unit. Is this below the 1985 zoning bylaw requirements? How many more cars could one expect accessing the retail and office space on a daily basis? Given his concerns about traffic, he was wondering if the city would be willing to buy land in order to create an exit onto Stirling and/or Ottawa. This would reduce the traffic on Borden and Courtland. As he pointed out there could be an increase of 3,000 to 6,000 vehicles entering and leaving the site daily. Additional exits make sense to me. Has this been considered? Finally, he would really like to see a grocery store on site. Is this something that is being negotiated with Auburn? What would have to be done to make this happen? I realize we cannot require the developer to include one, but we could probably impress upon them the virtue of one. I also have a question about the residential unit distribution. How many units will be rentals and how many condominiums? Also what is the proposed size distribution of the units in the condos and in the rentals? I recall mention of one and two bedroom units. Thank you in advance for your responses. Debbie Chapman Councillor Ward 9 1 City of Kitchener 519.741.220.0 x 2798 1 TTY 1-866-969-9994 ( debbie.chapman(a.kitchener.ca Confidentiality Notice: This email correspondence (including any attachments) may contain information which is confidential; privileged; and/or exempt from disclosure under applicable law. It is intended only for the use of the designated recipient(s) listed above. Any unauthorized use, distribution or disclosure is strictly prohibited. If you are not the intended recipient, or have otherwise received this message by mistake, please notify the sender immediately by replying via email, and destroy all copies of this original correspondence (including any attachments). Thank you for your cooperation. Page 525 of 792 Garett Stevenson From: Mike Leddy f Sent: Monday, February 1, 2021 6:53 PM To: Debbie Chapman Cc: Garett Stevenson; Rosa Bustamante Subject: [EXTERNAL] Re: Re: Re: Re: Schnieders Redevelopment Hello Councilwoman Chapman and Mr Stevenson Thank you for your reply Indeed, my concern with the impact this development will have on my neighbourhoo, turning our street into a freeway, has prompted me to consult brokers into the selling my home. I fail to understand why not all traffic from this site can not be directed to Courtland Ave, a main arterial road through this area. Instead, the traffic seems directed parallel to this road and through Borden and Grenville. I would like an opportunity to speak on the topic and of neighborhood input and consultation, which seems minimal. I can be available most afternoons this week. I will be home most of the day Friday if any time after 10am works for you. Thank You again Mike Leddy On Sat, Jan 30, 2021 at 2:19 PM Debbie Chapman <Debbie.Chapman@kitchener.ca> wrote: Hi Mike, As you saw in Garett's recent message there will be a public engagement in the Spring. That does not preclude you or others from contacting me with your concerns. If a group of neighbours wanted to hold a zoom call with me before the spring, I would be happy to facilitate that. Debbie Chapman Councillor I Ward 9 ( City of Kitchener 1200 King St. W. N2G 4G7 0: 519.741.2798 /C: 226.752.7104 1 TTY 1-866-969-9994 ( debbie.chapman@kitchener.ca Our 24 Hour Contact Line for Issues or Questions 519-741-2345 1 Page 526 of 792 From: Mike Leddy n> Sent: Thursday, January 28, 20218:57 PM To: Garett Stevenson <Garett.Stevenson@kitchener.ca> Cc: Debbie Chapman <Debbie.Chapman@kitchener.ca>; Rosa Bustamante <Rosa.Bustamante@kitchener.ca> Subject: [EXTERNAL] Re: Re: Re: Schnieders Redevelopment Hello Councilwoman Chapman Could you possibly help make aware the residents of Borden and Grenville ave of the impact this development may have on our neighbourhood? There may be as many as 5000 cars needing to access this site daily. The Four story parking structure proposed certainly confirms that. Can the neighbourhood possibly get help from our elected officials to make aware and offer a voice? Mike Leddy Grenville Ave On Fri, Jan 22, 2021 at 6:47 PM Mike Leddy, ,m> wrote: Hi Garett Thank you for the response. I have to say though, i have never received a mailing for meetings for this project. I found our only about one meeting that was held at Cameron Heights in August of 2019 and at that time, the only plan presented was the City of Kitcheners Rockway plan regarding the plan presented in regards to the LRT project. Will all residents of Borden and Grenville Ave be informed of meetings through a mailing?.Would it be possible for me to receive resources to canvas our neighborhood regarding this plan and making sure there is awareness? Perhaps a printing of the plan I can present to all residents of our neighborhood with a canvas as well as a contact list. I have presented concerns with this development and asked for communications as far as July of 2019 but I have not seen any communications until I communicate. The Auburn development website has not been updated for a final plan since 2019 and neither has the any changes to the cities site plan. This is a major development that will have have a major impact on my neighborhood and there should have be input from all area residents. Mike Leddy On Fri, Jan 22, 2021 at 6:10 PM Garett Stevenson <Garett.Stevenson@kitchener.ca> wrote: Hi Mike, I will be sure to make sure that residents in the area are aware of the engagement (when scheduled) so staff can answer all their questions. I will be in touch. Garett Page 527 of 792 From: Mike Leddy < Sent: Wednesday, January 20, 202110:12 PM To: Garett Stevenson <Garett.Stevenson@kitchener.ca> Cc: Debbie Chapman <Debbie.Chapman@kitchener.ca>; Rosa Bustamante <Rosa.Bustamante@kitchener.ca> Subject: [EXTERNAL] Re: Re: Schnieders Redevelopment Hi Garett Thank you for your reply. I just wonder, do you feel the people that live on Borden Ave and Grenville Ave have been made well aware through public notice that there is a great chance that the character of this neighbourhood may change greatly with this development? Has a traffic study been done and what is an acceptable increase in volume? This development proposes 15 000 plus residents? I certainly do not propose stopping the development, I welcome it and it is very exciting I would propose that rather than make the access to Borden of Old Fashion Way one way but to eliminate that access all together. All access should instead from this development should instead be directly to Courtland ave. I appreciate your correspondence Mike Leddy On Wed, Jan 20, 2021 at 5:36 PM Garett Stevenson<Garett.Stevenson@I<itchener.ca> wrote: Hi Mike, Thanks for reaching out. Since we last emailed, I have been working with City and Regional staff to address issues that were identified by the community as well as review staff — including transportation and traffic. City and Regional staff have been analyzing different transportation scenarios, including potentially making the future street "Old Fashion Way" a one way out to Borden, which will restrict any inbound traffic from your street to the site. I will be holding a digital public engagement meeting this winter (February or March) to provide a full update to the community as changes are vetted through technical reviews. I can confirm you are on the Page 528 of 792 circulation list. We are still working on technical updates due to ground water and parkland — once we have a better understanding of what other changes to the development will be required, I will provide update materials online and set up the engagement event - I will update the community before any final decisions are made. If you want to chat about this project, I am happy to connect any time. My number below redirects to my home office. Thanks, Garett Garett Stevenson, BES, RPP, MCIP Senior Planner I Planning Division I City of Kitchener 519-741-2200 x 7070 TTY 1-866-969-9994 garett.stevenson(a)-kitchener.ca Residents are encouraged to visit �__ for the most up-to-date information about City services. From: Mike Leddy Sent: Wednesday, January 20, 202111:25 AM To: Garett Stevenson <Garett.Stevenson@kitchener.ca> Cc: Debbie Chapman <Debbie.Chapman@kitchener.ca> Subject: [EXTERNAL] Re: Schnieders Redevelopment Hello I wanted to follow up on the plan finalization on the Shniders re development, has there been a decision as to whether access to Grenvill from Bordan will remain or will be closed off? I am very concerned we could see a great increase in traffic on our previously dead end street. Mike Leddy Page 529 of 792 On Fri, Dec 20, 2019 at 4:46 PM <Garett.Stevenson@kitchener.ca> wrote: Hi Mike, Details of the application can be found online here (third last item): https://www. kitchener. ca/en/plan ning-and-development-consultations. aspx Copies of all the reports that were submitted with the application can be found online here: https://www.schneiderredevelopment.com/planning-approvals-process Kitchener City Council is the ultimate approval authority for Zoning By-law Amendments and Regional Council (delegated to staff) is the final approval authority of Official Plan Amendments, The current zoning can be found online here: M-2 1 R 155U 1590 Thanks, Garett Page 530 of 792 From: Mike Leddy < Sent: Thursday, December 19, 2019 8:56 AM To: Debbie Chapman <Debbie.Chapman@kitchener.ca> Cc: Garett Stevenson<Garett.Stevenson@I<itchener.ca> Subject: Re: Schnieders Redevelopment Hi Garett Who makes the decision on the by-law amendments to allow the changes to current zoning? Can I view the applications someplace and find out current zoning? If the area was never zoned for this type of development, then infrastructure, (ie roads) have never been built to support it correct? Mike Leddy On Wed, Dec 18, 2019 at 9:03 PM <Debbie.Chapman@kitchener.ca> wrote: Thanks for the update Garett. Councillor Ward 9 1 City of Kitchener 519.741.2200 x 2798 1 TTY 1-866-969-9994 1 debbie.chapman_Qkitchener.ca Confidentiality Notice: This email correspondence (including any attachments) may contain information which is confidential; privileged; and/or exempt from disclosure under applicable law. It is intended only for the use of the designated recipient(s) listed above. Any unauthorized use, distribution or disclosure is strictly prohibited. If you are not the intended recipient, or have otherwise received this message by mistake. please notify the sender immediately by replying via email and destroy all copies of this original correspondence (including any attachments). Thank you for your cooperation. Page 531 of 792 From: Garett Stevenson Sent: Wednesday, December 18, 2019 3:53 PM To:'Mike Leddy' Cc: Debbie Chapman <Debbie.Chapman@l<itchener.ca> Subject: RE: Schnieders Redevelopment Hello, The Official Plan Amendment and Zoning By-law Amendment applications that are currently under review propose the increased residential density — high rise residential is not currently permitted. A project of this scale takes time before major updates or changes are made. Once we have an update on the transportation improvements, I will be in touch with the residents of Borden and Grenville to consider options. Nothing has been decided and the applications will not be scheduled for consideration by Council before Planning and Transportation staff have an opportunity to circle back with the community to provide an update. Thanks for checking in. I will be in touch with you in the New Year. Thanks, Garett Garett Stevenson, BES, RPP, MCIP Senior Planner I Planning Division I City of Kitchener 519-741-2200 x 7070 TTY 1-866-969-9994 garett.stevenson(cDkitchener.ca 0 0 0 0 Page 532 of 792 From: Mike Leddy Sent: Tuesday, December 17, 2019 9:49 AM To: Garett Stevenson <Garett.Stevenson@kitchener.ca> Cc: Debbie Chapman <Debbie.Chapman(c@kitchener.ca> Subject: Re: Schnieders Redevelopment Hello I wanted to follow up to my previous email regarding the development on the former Schneiders lands to find out if any decisions have been made regarding this proposal? I am most concerned with density of the plan and the effect this could have on an already very congested Courtland ave. Does the zoning for that area permit the building heights and density proposed? Are there there any updated on the proposal to close Borden to Grenville? Thanks You Mike Leddy On Thu, Aug 15, 2019 at 4:49 PM <Garett.Stevenson@kitchener.ca> wrote: Hello Mr. Leddy, Thank you for your comment. Sorry for the delay, I was waiting for a meeting this afternoon with City and Regional transportation to review the conclusions of the Transportation Impact Study that was provided with the application before I responded. The comprehensive transportation review for this site includes looking at many options including reviewing surrounding streets, potentially restricting certain turns, adding left turn lanes, access design, etc. The idea of closing Grenville and Borden is being considered, among several other ideas. Traffic and transportation options were key topics of conversations at the public meeting. Page 533 of 792 City and Regional staff continue to review options to address traffic impacts and to enhance and improve active and transit options for the development and the community. You mentioned that you reviewed the City's website — the Developer has also posted all of the reports online if you are interested. https://www.schneiderredevelopment.com/planning-approvals-process will also add you to the circulation list so you receive written notice of upcoming meetings. Thanks, Garett Garett Stevenson, BES, RPP, MCIP Planner I Planning Division I City of Kitchener 519-741-2200 x 7070 TTY 1-866-969-9994 1 garett.stevenson _kitchener.ca 0 0 to 0 0 From: Mike Leddy n> Sent: Wednesday, August 14, 2019 8:55 AM To: Garett Stevenson <Garett.Stevenson@kitchener.ca> Subject: Fwd: Schnieders Redevelopment Hello I wanted to express my concern regarding the traffic impact around the proposed Schnieders land redevelopment. I did not receive an invitation to the meeting July 15th so I have been trying to get information on the official plan. I live on Grenville Ave so maybe we are not part of the mailing list. I just found the proposal Page 534 of 792 on the cities website and was able to read it. I expressed my concerns to the Councillor for our ward but I saw in the letter to contact you buy August 15th for concerns. I have attached the letter I wrote to her regarding my concerns. I think the traffic on my street will greatly increase with a development of this size exiting to Borden. I believe people will cut through our street to access Courtland avenue. It would be great if the exit to Borden could be eliminated altogether, there are 3 other proposed exits to Courtland in the plan. It is a substantial development with over 5000 residents so even if 5 percent decide to exit buy cutting through Grenville that could be hundreds of cars per hour during the morning or afternoon rush. Thanks Mike Leddy Kitchener, On ---------- Forwarded message --------- From: Mike Leddy � _ Date: Tue; Aug 13, 2019 at 4:15 PM Subject: Schnieders Redevelopment To: <debbie.chapman@kitchener.ca> Hello Councillor Chapman I recently saw the plan for the re development and although it looks quite exciting I have to express my concern with the traffic it will bring to the area. I already find that Courtland is quite backed up now and I am already often stuck at the bottom of the hill on Courtland near Stirling. I am unsure way the traffic has become so snarled as it was not really been an issue until the last 3 years or so. I see that a maior arterial road seems to be planned running parallel to Courtland and exiting onto Borden. As a resident c am concerned that our quiet street will become a cut through street to access this development as well as Courtland in peak hours. This so often happens to quiet streets when busy arterial roads become clogged in rush hour. We witnessed it several times over the past few years during the closure of other roads around us for construction. Cars sped up the road and sped out again when people realized that they could exit to any other road. I know that traffic was not cited as a concern in the official plan but I can tell you I am concerned that we will go from a quiet dead end street to a major, speedy thoroughfare for this development. I am wondering if council or city planners might consider closing the end of Borden to make both Dead end streets to eliminate the possibility of becoming pass through roads? I know this is drastic but I am unsure why even now they are connected as the route is seldom used buy residents. io Page 535 of 792 I am also wondering where I can get a better image of the proposed development? I have seen the one published in the Record but it is a little difficult to read see. The plan shown on the Auburn site is the City of Kitchener study completed around all ION neighborhoods, not the specific plan they are going to develop. I have not seen any meetings planned where the neighborhood was invited in past the Feb 2018 meeting held at Cameron Heights. I have been watching the Auburn website for any meeting announcements. I would like to attend any meetings regarding this site plan. Mike Leddy Kitchener, On 11 Page 536 of 792 Garett Stevenson From: Rebecca S ,m> Sent: Saturday, July 27, 2019 3:15 PM To: Garett Stevenson Subject: Re: Proposed Subdivision, Official Plan & Zoning By-law Amendments — Auburn Development (Schneiders Redevelopment) Hi Garett, I have a few questions about the proposed development plan. Would it be possible for someone from planning to provide a response to my questions? - I am concerned about the limited amount of public space included in the proposed development. I understand that —5.6ha of open space is required based on the City's Parkland dedication policy, and that only —0.47ha of public space has been included in the plans. Why is so little public space proposed as part of the development? - Within the J.M. Schneider Square, there are two areas identified as "depressed areas for SWM." These areas represent a significant portion of the public park. Why is the developer not responsible for treating stormwater from the development outside of lands that will be turned over to the public? This takes away from the potential use and functionality of this space. Will these lands become inundated with stormwater during rainfall events? If so, how will this affect the use of the public space. On Thu, Jul 25, 2019 at 4:46 PM<Garett.Stevensonna,kitchener.ca> wrote: Hello, The City's Planning and Development Consultations webpage has now been updated with materials presented at the Neighbourhood Information Meeting last week. Please click the link below and scroll to the bottom of the page: https://www.kitchener.ca/epZplanning-and-development-consultations aux I apologize for the delay in posting — I was experiencing some technical issues. As such, I am happy to extend the commenting deadline to August 31, 2019. Please do not hesitate to reach out with any questions. Enjoy your summer, I will be in touch in the fall once all comments have been received and considered. Page 537 of 792 Garett Stevenson From: Rebecca S < Sent: Thursday, August 8, 2019 12:09 PM To: Garett Stevenson Subject: Re: Proposed Subdivision, Official Plan & Zoning By-law Amendments — Auburn Development (Schneiders Redevelopment) Interesting! Thank you. Looks like there are no plans to move beyond golf uses anytime soon. It is a tremendously valuable piece of land, especially considering the densification that is planed in the surrounding neighbourhood. Any opportunity to provide access to the -90% (or more) of the population who do not golf would be a bit win for the community. Thanks for passing this along, Rebecca On Thu, Aug 8, 2019 at 11:54 AM <Garett.Stevenson@kitchener.ca> wrote: Hello, I have heard back from our Golf folks and received the following response: "I anticipate Rockway Golf Course will continue to operate as a golf course for many years ahead. That doesn't mean it will be exclusively for golf. We are working or the KW Nordic Ski Club to move their winter outdoor skiing track to the golf course. We would love to add an outdoor rink as well if the weather cooperates. We will also continue to have a need for food and beverage service and banquet bookings and would be interested in exploring opportunities for a year round restaurant. We are exploring an indoor golf simulator for the post golf season." I hope this helps to answer your question. Thanks, Garett Page 538 of 792 From: Rebecca S < Sent: Saturday, July 27, 2019 11:15 AM To: Garett Stevenson <Garett.Stevenson@kitchener.ca> Subject: Re: Proposed Subdivision, Official Plan & Zoning By-law Amendments — Auburn Development (Schneiders Redevelopment) Hi Garett, Thank you for your presentation the other day. This is unrelated to the Schneider development site, but I was wondering about the future of the Rockway Golf course. I understand the city is trying to expand winter uses of this site. Is there any will to explore other year-round uses for this property (other than golf)? With all the development expected in Rockway Centre in the coming decades, repurposing the golf course as parkland could serve as an important centre for this community. I understand this is city owned land, has there been any discussion at the city related to the future of this site? Have a great weekend, Rebecca On Thu., Jul. 2S, 2019, 4:46 p.m. <Garett.Stevenson@kitchener.ca> wrote: Hello, The City's Planning and Development Consultations webpage has now been updated with materials presented at the Neighbourhood Information Meeting last week. Please click the link below and scroll to the bottom of the page: https://www.kitchener.ca/en/planning-and-development-consultations.aspx I apologize for the delay in posting — I was experiencing some technical issues. As such, I am happy to extend the commenting deadline to August 31, 2019. Please do not hesitate to reach out with any questions. Enjoy your summer, I will be in touch in the fall once all comments have been received and considered. Page 539 of 792 Garett Stevenson From: elyse vaile -n> Sent: Monday, September 23, 2U1 6:46 PM To: Garett Stevenson Subject: Re: Proposed Subdivision, Official Plan & Zoning By-law Amendments — Auburn Development (Schneiders Redevelopment) Hi Garett, Has there been any update on the development? I just want to confirm the following questions will be answered: • What is the plan for the service road between Grenville and Borden? As discussed we don't want this to become a regular route for people • Traffic study to be completed for Grenville Ave • There is a lane way connecting Ottawa and Grenville that shows up on Google Maps, this needs to be removed to prevent regular use • Parking during construction — where will contractors park? • Construction — please confirm there will be no construction traffic on Grenville eg. dump trucks etc. • A bollard required for path to LRT from Grenville, we've seen a couple people try to drive down this path recently. Thank you, Elyse On Thu, Jul 25, 2019 at 4:46 PM<Garett.Stevenson(cr�,kitchener.ca> wrote: Hello, The City's Planning and Development Consultations webpage has now been updated with materials presented at the Neighbourhood Information Meeting last week. Please click the link below and scroll to the bottom of the page: https://www.kitchener.ca/en/planning-and-development-consultations. aspx I apologize for the delay in posting — I was experiencing some technical issues. As such, I am happy to extend the commenting deadline to August 31, 2019. Page 540 of 792 Please do not hesitate to reach out with any questions. Enjoy your summer, I will be in touch in the fall once all comments have been received and considered. Thanks, j Garett Garett Stevenson, BES, RPP, MCIP Planner I Planning Division City of Kitchener 519-741-2200 x 7070 1 TTY 1-866-969-9994 garett.stevenson(-a_kitchener.ca CO - Page 541 of 792 t\ s ,cl tf i i Auburn Developments (Schneiders Redevelopment) "The Metz" 263 & 321-325 Courtland Avenue East, 230 & 240 Palmer Avenue, and 30 Vernon Avenue Neighbourhood Information Meeting Comment Form Thank you for attending the Neighbourhood Information Meeting. Please provide your feedback using this comment sheet. Please return (by mail, email or fax) to the address listed on the back of this form by August 15, 2019. 1 Do you have any comments on the proposed draft plan of subdivision (new roads and blocks)? r a . -fJjUuutuu lana use designations and zoning regulations (the policies and rules/regulations that will guide future development)? 3. Do you have any additional ideas to suggest for the proposed development concept? 1U\CAA- a,r� by-law In -S 4. Do you have any additional comments or concerns regarding the proposed development concept? 5. What do you think it is the single most important issue for Planning staff and Council to consider for these applications? Your Address: 30T-19201, OPA19/002/C/GS, ZBA19/005/C/GS Page 1/2 Page 542 of 792 '/}]Q�(FD Please complete this section if you attended the Neighbourhood Information Meeting.The City's Planning Division appreciates your input onthe meeting eawell. Please circle 1 t 5 below. 1. 1 found the information to be presented in a clear and understandable manner. 2. | feel that myqueatonsand concerns were heard byCity staff. 3. | found the meeting location and time convenient. (disagree strongly) 1 .......... 2 .......... 3--.-4--..15\(a�reestvon��y) ` - ' 4. How did you find out, about the Neighbourhood Information Meeting? 5. Doyou have any other comments regarding this Neighbourhood Information Meeting? . Thank you for taking the time to fill out this form. To ensure that we receive only one set of comments hnm each individua|, staff can only consider comments if they include a name and address. Please note that all comments and addresses noted on this form may be used as part of public staff report; however your name and any other personal identifying information will be kept confidential inaccordance with Freedom ofInformation regulations. J \.\ Name:' Address: Phone: Email: To learn more about the planning process, you can check out the Ministry of Municipal Affairs and Housing's publication Citizens' Guide ioLand Use Planning at: Please Direct All Questions, Comments, and Forms to: GarettStevenson, Planner 510741.2200x7070 City Hall, PO.Box 1118 2O0King Street West, Kitchener, Ontario N2G4G7 FAX: 519.741.2024.TDD\TYY: 866.869.9994 30T'18201,OPA19/002/CKGS, ZBA19/005/C/GG Page 543 of 792 519 S69 7611 Perimeter Institute KI: Ic'Iii 02:28:59 p.m. 08-14-2019 112 Auburn Developments (Schneiders Redevelopment) "The Metz" 263 & 321-325 Courtland Avenue East, 230 & 240 Palmer Avenue, and 30 Vernon Avenue Neighbourhood Information Meeting Comment Form Thank you for attending the Neighbourhood Information Meeting. Please provide your feedback using this comment sheet. Please return (by mail, email or fax) to the address listed on the back of this form by August 15, 2019. 1. Do you have any comments on the proposed draft plan of subdivision (new roads and blocks)? � 1 arM lt\/ C'O hC Pry1PV n� rte! r 1'14 h A- 'Obit r-�4Ion ed Wczy ey=1�I�� � �oflvioh, d^ 4/IQ,N 44,( AA -1/ 2realt 11 IncIYFSP 4,rGtiic d Y% C-71YY% uJ1D � Ud�G�Ph 2. Do you have any comments on the proposed land use designations and zoning by-law regulations (the policies and rules/regulations that will guide future development)? Nd 3. Do you have any additional ideas to suggest for the proposed development concept? I cioutd K6 4A � G %r}cr /�u�� ahs Md -4 co04Ma- cro- I deue1 f^.eJ 4. Do you have any additional comments or concerns regarding the proposed development concept? lilI4 Oteh51, 1 )Qe - o Bret . 1 otm foytcp�n f W1 � �o� Coves fIGµJ �+,r, Cuh J.GN o�/e ��� ati i�c�c�� A �S i� �s vPry 6�sy iyoU 5. What do you think it is the single most important issue for Planning staff and Council to consider for these applications? 7/ CtjC Pa -I #Pr/ -f w CO 11We&&f &"' Your Address: L - • _ 30T-19201, OPA19/002/C/GS, ZBA19/005/C/GS Page 1/2 519 569 7611 Perimeter Institute 02:29:28 p.m. 08-14-2019 2/2 Please complete this section if you attended the Neighbourhood Information Meeting. The City's Planning Division appreciates your input on the meeting as well. Please circle 1 to 5 below. 1. 1 found the information to be presented in a clear and understandable manner. (disagree strongly) 1..........2..........3...........4...........5 (agree strongly) 2. 1 feel that my questions and concerns were heard by City staff. (disagree strongly) 1..........2..........3...........4...........5 (agree strongly) 3. 1 found the meeting location and time convenient. (disagree strongly) 1..........2..........3...........4...........5 (agree strongly) 4. How did you find out about the Neighbourhood Information Meeting? 5. Do you have any other comments regarding this Neighbourhood Information Meeting? Thank you for taking the time to fill out this form. To ensure that we receive only one set of comments from each individual, staff can only consider comments if they include a name and address. Please note that all comments and addresses noted on this form may be used as part of a public staff report; however your name and any other personal identifying Information will be kept confidential in accordance with Freedom of Information regulations. Name: �� &I CIA Signature:, e�� w Address: _ _ - `_ ` ,Aeh% 0r Phone: V 5 , g Email: Date: To learn more about the planning process, you can check out the Ministry of Municipal Affairs and Housing's publication Citizens' Guide to Land Use Planning at: http:/Iwww.mah.gov.on.ca/Page338.asr)x Please Direct All Questions, Comments, and Forms to: Garett Stevenson, Planner 519.741.2200 x 7070 garettstevenson®kitchener ca City Hall, P.O. Box 1118 200 King Street West, Kitchener, Ontario N2G 4G7 FAX: 519.741.2624, TDD\TYY: 866.969.9994 30T-19201, 01PA19/002/C/GS, ZBA19/005/C/GS Page 2/2; Craig Dumart From: Mike Leddy Sent: Friday, August 26, 2022 12:07 PM To• Craig Dumart Cc: Debbie Chapman Subject: Re: The Metz Hey Craig Thanks for the call to discuss the traffic planning. It is disappointing that access to Borden is deemed necessary for emergency services. I still believe the 3 other access to the site at Palmer, Kent and Vernon should suffice. Asso, it looks like the Old Fashioned way is a divided road, so it's hard to understand how an accident could block all those roads. I would like to understand the traffic calming that was proposed at the meeting. Specifically the traffic calming on the road connecting Borden and Grenville, Making the connecting road from Bordan to Grenville Ave feel like a walking path would be the ultimate solution. Having a commitment from the City on these measures rather than just a proposal would also alleviate my concerns. On the plan to make the Old Fashioned Way exit to Bordan, how long will it be one way? Is it a single lane exit and for how far? Have these provisions been committed to or Likely to change as well? Mike On Fri, Aug 26, 2022 at 11:00 AM Craig Dumart <Craig.Dumart@kitchener.ca> wrote: I have availability 11-11:15 this am. I was hoping to provide some clarification on the proposed road networks as there may be some confusion on what is proposed as there are exits to and from the site at Vernon and Palmer Avenue and Kent Avenue (see below). Page 546 of 792 Traffic Impact Study Recommendations _ {Continuous LeftTurn Lane along Courtland fromVernon to Borden 2 = New signalized intersection at Courtland and rent 3 = Out -bound traffic only from Olde Fashioned Way to Borden Proposed Continuous 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(Qkitchener.ca h«k Want to:know more: 4 apvie t Z One Way only. No in -bo traffic Page 547 of 792 i i Hi mike, Are you available today or later in the week next week to discuss (I am off Monday -Wednesday) I would be happy to setup a call to discuss the proposal with you. Craig Get Outlook for iOS From: Mike Leddy Sent: Thursday, August 25, 2022.12:20:20 PM To: Debbie Chapman <Debbie.Chapman@kitchener.ca>; Craig Dumart <Craig.Dumart@kitchener.ca> Subject: The Metz ou don't often get email from Hello Counselor Chapman vhy this is important I have to say, I was very disappointed that at this stage of the project, there is still no concrete plan to deal with traffic concerns on Borden and Grenville. There are some loose proposals, but nothing concrete. I firmly believe people from this project will treat our streets as their driveway, and probably a high speed one at that. We go "maybe's'', but not solutions to concerns brought up over 2 years ago. No left turns from Courtland to Borden would incentivize cars to use Grenville even more to gain access to Old Fashioned Way. There needs to be some concrete deterrence put into place to stop cars from using that cut through from Grenville to Borden. Putting a "no left turn" at the Old Fashioned Way -Borden intersection will have little effect on people doing just that. Making Courtland to Borden a "no left turn" intersection will only incentivize the cut through of Grenville especially if there is congestion on Courtland. I looked at the traffic report and Grenville is mentioned at all. This is a very large development, with a great deal of residents, which does not really fit into the surrounding neighbourhood. It will have a significant impact on our neighbourhood, I am simply asking to know what the actual plan will be to address traffic concerns to alleviate our concerns of suddenly living on an arterial road. Here is a concrete solution -eliminate the access to Borden altoghether and direct all traffic to Courtland and if that is insuffecient figure out a way to get the traffic to the next arterial road -Stirling ave. Why must our enjoyment of 5 Page 548 of 792 our quiet -dead end street now be comprimised for this development. Short of that, lets see something concrete put out there. 35% of the inhabitants not using cars seems wildly optimistic. Especially if they are putting 3000 parking spots on the site with 2400 units, should it not be 1600 parking spots? Mike Leddy Page 549 of 792 NOTICE OF PUBLIC MEETING for a development in your neighbourhood 263 13321-325 Courtland Ave. E., 230-240 Palmer Ave. and 30 VernonAve. Jz,h(\ l`•1Z Have Your Voice Heard! Planning & Strategic Initiatives Committee Date: June 19,2023 Location: Council Chambers, Kitchener City Hall t 200 King Street West 3... orVirtual Zoom Meeting Go to kitchener.ca/meetings r s. and select: t'ft • Current agendas and reports Concept Drawing (posted 10 days before meeting) • Appear as a delegation • Watch a meeting �© To learn more aboutthis project, including information on yourappeal rights,visit: � i�� www.kitchener.ca/ j li i D PlanningApplications or contact: 3 to 38 3338 Craig Dumart, Senior Planner Use Storeys Residential craig.dumart@kitchener.ca Units 519.741.2200 x7073 The City of Kitchener will consider applications for a Plan of Subdivision, Official Plan Amendment and Zoning 6y -law Amendment for the subject lands located at 263 & 321-325 Courtland Ave. E., 230 & 240 Palmer Ave. and 30 Vernon Ave. The Owner is proposing to comprehensively redevelop the lands into a mixed-use community with residential, commercial, and employment uses. Three existing buildings are proposed to remain, including the 6 storey office building, the large distribution warehouse building, and the former maintenance garage. The existing buildings will be repp``fc66@ f�rn-lq2ent uses. New buildings are proposed to range from 3 to 38 storeys in height. In total, approximately 3338 residential units, including 135 affordable units are proposed in various forms throughoutthe site.