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DSD-2023-323 - ZBA23/015/Q/ES - 1154 Queen's Blvd - Sunset Hills Estates Corp.
Staff Report r JR Development Services Department www.kitchener.ca REPORT TO: Planning and Strategic Initiatives Committee DATE OF MEETING: August 14, 2023 SUBMITTED BY: Garett Stevenson, Interim Director of Planning, 519-741-2200 ext. 7070 PREPARED BY: Eric Schneider, Senior Planner, 519-741-2200 ext. 7843 WARD(S) INVOLVED: Ward 8 DATE OF REPORT: July 17, 2023 REPORT NO.: DSD -2023-323 SUBJECT: 1154 Queens Boulevard Zoning By-law Amendment Application ZBA23/015/Q/ES Sunset Hills Estates Corp. RECOMMENDATION: That Zoning By-law Amendment Application ZBA23/015/Q/ES requesting to amend Zoning By-law 2019-051, for Sunset Hills Estates Corp. be approved in the form shown in the Proposed `Proposed By-law', and `Map No. 1' attached to Report DSD -2023-323 as Attachments 'Al' and `A2'; and, That in accordance with Planning Act Section 45 (1.3 and 1.4), applications for Minor Variances shall be permitted for lands subject to Zoning By-law Amendment Application ZBA23/015/Q/ES. REPORT HIGHLIGHTS: • The purpose of this report is to evaluate and provide a planning recommendation regarding a Zoning By-law Amendment application for the property located at 1154 Queens Blvd • It is Planning staff's recommendation that the Zoning By-law Amendment application be approved. The proposed application represents an opportunity to provide 'missing middle' housing that addresses a need in our community. • Community engagement included: o circulation of a preliminary notice to property owners within 240 metres of the subject site; o installation of a large billboard notice sign on the property; o follow up one-on-one correspondence with members of the public who responded to the circulation or saw the billboard sign; o Neighbourhood Meeting held on July 13, 2023. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 37 of 82 o notice advising of the statutory public meeting was circulated to all property owners within 240 metres of the subject site, and those who responded to the preliminary circulation, and o notice of the public meeting was published in The Record on July 21, 2023. This report supports the delivery of core services. EXECUTIVE SUMMARY: The owner of the subject lands addressed as 1154 Queens Boulevard is proposing to change the zoning from `RES -4' in Zoning By-law 2019-051 to `RES -5' with Site Specific Provision 371 to further regulate yard setbacks and prohibit geothermal wells. Staff are recommending that the application be approved. BACKGROUND: The City of Kitchener has received an application for a Zoning By-law Amendment from Sunset Hills Estates Corp. for a development concept that proposes a three-storey multiple dwelling building with ten (10) residential units. The subject property is identified as `Community Areas' on the City's Urban Structure (Map 2 - City of Kitchener Official Plan) and designated as `Low Rise Residential' (Map 3 - City of Kitchener Official Plan). Site Context The subject lands are municipally addressed as 1154 Queens Boulevard. The subject lands are on the north side of Queens Boulevard between Hahn Place and Belmont Avenue. The lot area of the subject site is approximately 0.17 hectares and the lot frontage is 19.8 metres. The lot currently contains a single detached dwelling, which is currently vacant. The surrounding neighbourhood contains a mix of low to high-rise residential, and institutional uses. Figure 1 - Location Map: 1154 Queens Boulevard Page 38 of 82 9yc 2�, .Aea ��D O pFbJG�'(���G 9G 0a QQ b �P41 [y N OGS C,qN 6p F 7/,✓�} �P��P(4 <Ra o FARTyoRFs ergo � F 2�. mot DR o FSrMoLy�SUBJECT AREA os C14 m G��ioG�, YST� CRFs �S',��s0 m ALF F011 0 �gTFoOD G��6 F RD � ogFS��CC Se��N��PN�o��N D R g�oP�L�P: Figure 1 - Location Map: 1154 Queens Boulevard Page 38 of 82 Figure 2 — Existing Single Detached Dwelling at 1154 Queens Boulevard REPORT: The applicant is proposing to demolish the existing building on site and develop the subject property with a 3 -storey, 10 -unit multiple dwelling building. Seventeen (17) surface parking spaces, including two (2) visitor parking spaces and one (1) barrier free parking space are proposed. Through the review and evaluation of this application, the development concept was slightly revised from its initial submission. The original concept proposed 20 parking spaces, which resulted in a smaller rear landscaped space. This amount exceeds the maximum of 17 spaces required in the Zoning By-law and therefore 3 spaces were removed. The revised concept removes parking spaces from the rear of the site in order to allow for greater area for landscaped space. Page 39 of 82 G BEEN 3PACE6 CHARGING STATONS 6ARR. ER -FREE sNOWSTORAGE 7=7 mei _ 1 Tt6NpE Z- 3 5 - B - Sr bnna�e.Pwen nw a.Pwen -. C 10 -UNIT ''• $ `�' MULTIPLE DWELLING HAMAHi- p7 "r`rc izm aoowx # vii I I I I I I I I I * !I * N41's" T SNOW STO PAGE _ AREA TRf1CK GARNINGARdttIVEA TTURNING AR ETE I E ETCREY x l -- a �it62 Fiqure 3- Oriqinal Development Concept r--��m- RESIbE- I I �1H H�MER- 1 Af✓FAA 1 RESPDENTPAL IcIf1M�GCINGSTA H�C4E-TYPE'A SPALE RSR££ _.56n I I I I I I I I I I w�ce I I I I I I II L� I�I I I I ISI I,I -aI 151 TJRNING ARE4 11P TAtfCK Figure 4- Revised Development Concept 'Yi Y 9uIlP•Ih GV naTMEnT 12 7 STOREY 10 -UNIT MULTIPLE DWELLING C Q 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. Page 40 of 82 These matters of provincial interest are addressed and are implemented through the Provincial Policy Statement, 2020, as it directs how and where development is to occur. The City's Official Plan is the most important vehicle for the implementation of the Provincial Policy Statement, 2020 and to ensure Provincial policy is adhered to. Provincial Policy Statement, 2020: The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. Section 1.4.3(b) of the PPS promotes all types of residential intensification, and sets out a policy framework for sustainable, healthy, liveable and safe communities. The PPS promotes efficient development and land use patterns, as well as accommodating an appropriate mix of affordable and market-based residential dwelling types with other land uses, while supporting the environment, public health and safety. Provincial policies promote the integration of land use planning, growth management, transit -supportive development, intensification, and infrastructure planning to achieve cost-effective development patterns, optimization of transit investments, and standards to minimize land consumption and servicing costs. To support provincial policies relating to the optimization of infrastructure, transit and active transportation, the proposed zoning facilitates a compact form of development which efficiently uses the lands, is in close proximity to transit options, 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. Planning staff is of the opinion that the proposed application will facilitate the intensification of the subject property with a low-rise development that is compatible with the surrounding community, helps manage growth, is transit -supportive and will make use of the existing infrastructure. No new public roads would be required for the proposed development and Engineering staff have confirmed there is capacity in the sanitary sewer to permit intensification on the subject lands. Based on the foregoing, staff is of the opinion that this proposal is in conformity with the PPS. A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth Plan): The Growth Plan supports the development of complete and compact communities that are designed to support healthy and active living, make efficient use of land and infrastructure, provide for a range, and mix of housing types, jobs, and services, at densities and in locations which support transit viability and active transportation. Policies of the Growth Plan promote growth within strategic growth areas including major transit station areas, in order to provide a focus for investments in transit and other types of infrastructure. Policy 2.2.6.1(a) states that municipalities will support housing choice through the achievement of the minimum intensification and density targets in this plan by identifying a diverse range and mix of housing options and densities, including additional residential units and affordable housing to meet projected needs of current and future residents. Page 41 of 82 Policies 2.2.1.4 states that complete communities will: a) feature a diverse mix of land uses, including residential and employment uses, and convenient access to local stores, services, and public service facilities; b) improve social equity and overall quality of life, including human health, for people of all ages, abilities, and incomes; c) provide a diverse range and mix of housing options, including additional residential units and affordable housing, to accommodate people at all stages of life, and to accommodate the needs of all household sizes and incomes; d) expand convenient access to: i. a range of transportation options, including options for the safe, comfortable and convenient use of active transportation; ii. public service facilities, co -located and integrated in community hubs; iii. an appropriate supply of safe, publicly -accessible open spaces, parks, trails, and other recreational facilities; and iv. healthy, local, and affordable food options, including through urban agriculture; e) provide for a more compact built form and a vibrant public realm, including public open spaces; f) mitigate and adapt to the impacts of a changing climate, improve resilience and reduce greenhouse gas emissions, and contribute to environmental sustainability; and g) integrate green infrastructure and appropriate low impact development. The Growth Plan supports planning for a range and mix of housing options and, in particular, higher density housing options that can accommodate a range of household sizes in locations that can provide access to transit and other amenities. 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 and 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 Region of Waterloo have indicated they have no objections to the proposed application. (Attachment `C'). Planning staff are of the opinion that the applications conform to the Regional Official Plan. City of Kitchener Official Plan (OP) Urban Structure The subject lands are identified as a `Community Areas' in the City's Urban Structure (Map 2). The planned function of Community Areas is to provide residential uses as well as non - Page 42 of 82 residential supporting uses intended to serve the immediate residential areas. Community Areas may have limited intensification with development being sensitive and compatible with the character, form, and planned function of the surrounding context. Land Use Designation The subject lands are designated `Low Rise Residential' in the City's Official Plan (Map 3). Low Rise Residential areas are intended to accommodate a full range of low density housing types including single detached, semi-detached, townhouse, and low-rise multiple dwellings. The Low Rise Residential designation states that the City will encourage and support the mixing and integrating of innovative and different forms of housing to achieve and maintain a low-rise built form. No buildings shall exceed 3 storeys or 11 metres in height. No Official Plan amendment is required to implement the Zoning By-law Amendment application. Planning staff is of the opinion that the requested Zoning By-law Amendment will facilitate a housing form that conforms with the Low Rise Residential land use designation in the City's Official Plan. Transportation The City's Official Plan contains policies to develop, support, and maintain a complete, convenient, accessible and integrated transportation system that incorporates active transportation, public transit, and accommodates vehicular traffic. In regard to alternate modes of transportation, objectives of the Official Plan include promoting land use planning and development that is integrated and conducive to the efficient and effective operation of public transit and encourages increased ridership of the public transit system. The City shall promote and encourage walking and cycling as safe and convenient modes of transportation. The proposed development aims to increase density on an existing site that is served well by public transit, with access to Grand River Transit Routes 1, 2, 12, and iXpress Routes 201 and 204. The proposed development is required to provide safe, secure indoor bicycle storage to encourage active transportation. Staff is of the opinion that the requested Zoning By-law Amendment conforms with the transportation policies of the City's Official Plan. Urban Design The City is committed to achieving a high standard of urban design, architecture and place -making to positively contribute to quality of life, environmental viability and economic vitality. Urban design is a vital component of city planning and goes beyond the visual and aesthetic character of individual buildings and also considers the functionality and compatibility of development as a means of strengthening complete communities. Urban Design policies in the 2014 Official Plan support creating visually distinctive and identifiable places, structures and spaces that contribute to a strong sense of place and community pride, a distinct character and community focal points that promote and recognize excellence and innovation in architecture, urban design, sustainable building design and landscape design. The City will require high quality urban design in the review Page 43 of 82 of all development applications through the implementation of the policies of the Official Plan and the City's Urban Design Manual. The proposed development concept includes a 3 storey building that orients massing and unit entrances towards the street line along Queens Boulevard. Street fronting articulation includes at -grade patios as well as second and third floor balconies. Pedestrian connectivity throughout the site is provided through pedestrian walkways from the rear unit entrances alongside the building leading to the sidewalk on Queens Boulevard. On-site amenity area is achieved through at grade passive amenity space at the rear of the building, as well as private unit balconies and at -grade patios. Housing The City's primary objective with respect to housing in the Official Plan is to provide for an appropriate range, variety and mix of housing types and styles, densities, tenure and affordability to satisfy the varying housing needs of our community through all stages of life. This low rise multiple dwelling proposal is a "missing middle" housing type and provides an option that bridges the gap between high density residential towers and single detached dwellings. The proposed housing type is an important segment in Kitchener's housing continuum. Policy 4.C.1.9. Residential intensification and/or redevelopment within existing neighbourhoods will be designed to respect existing character. A high degree of sensitivity to surrounding context is important in considering compatibility. Policy 4.C.1.12. The City favours a land use pattern which mixes and disperses a full range of housing types and styles both across the city as a whole and within neighbourhoods. Policy 4.C.1.22: The City will encourage the provision of a range of innovative housing types and tenures such as rental housing, freehold ownership and condominium ownership including common element condominium, phased condominium and vacant land condominium, as a means of increasing housing choice and diversity. Based on the above housing policies, staff is of the opinion that the application conforms to the Official Plan. Policy Conclusion Planning staff are of the opinion that the proposed Zoning By-law amendment is consistent with policies of the Provincial Policy Statement, conforms to the Growth Plan for the Greater Golden Horseshoe, the Regional Official Plan and the City of Kitchener Official Plan, and represents good planning. Proposed Zoning By-law Amendment: The subject lands are zoned `Low Rise Residential Four Zone (RES -4)' in Zoning By-law 2019-051. The applicant has requested to change the zoning to `Low Rise Residential Five Zone (RES -5)' and add a Site Specific Provision (371) in Zoning By-law 2019-051. The Page 44 of 82 requested change in zoning category is to permit the proposed use of a "Multiple Dwelling" (greater than 4 units). Site -Specific Provision (371) a. Permit a minimum front yard setback of 4.9 metres b. Permit a minimum interior side yard setback of 2.5 metres c. Permit a parking lot setback of 0.7 metres to the side and rear lot line d. Prohibit Geothermal energy systems. Yard Setbacks: The minimum front yard setback requirement is based on the City's Residential Intensification within Established Neighbourhoods (RIENs) policies. The RIENS policies intend to maintain consistent front yard setback building lines within established neighbourhoods. On the North side of Queens Boulevard between Hahn Place and Hearth Green, the existing homes contain a wide variety of building types and placement, resulting in front yard building setbacks ranging from 6 metres to 18 metres. This indicates that the area surrounding the subject lands does not have a consistent building line. Further, urban design policies in the City's Official Plan encourage multiple dwelling buildings to be located close to the street, to animate and address the streetscape with articulation and activity. Planning Staff is supportive of the proposed minimum front yard setback of 4.9 metres. The interior side yard requirement is intended to provide site functionality and adequate building separation. The proposal for a 2.5 metre setback rather than the required 3 metres is to provide a drive aisle with adequate width for vehicle movements, and a walkway with adequate width for pedestrian movements. The slight reduction in side yard setback maintains an adequate building separation for the building type and maintains access on both sides of the building on site. Parking Lot Setback This application was deemed complete on June 8t", 2023. On June 26t", Council approved report #DSD -2023-239 titled "Implementation of Bill 13, Bill 109, and Bill 23". This created a new regulation for parking lot setback (1.5M) that is now in effect under dual -testing. The plan submitted shows setbacks of 0.7M in order to meet the 7.3M double loaded drive aisle, and 5.5M parking space lengths for the parking configuration. Planning Staff do not have concerns with the proposed layout and parking setback shown on the concept plan. Geothermal Energy Systems Prohibited The Region of Waterloo has indicated that the site is within a Wellhead Protections Sensitive Area (WPSA 7) and that Geothermal Energy Systems shall be prohibited in accordance with the Regional Council endorsed position on geothermal energy. Planning staff have no concerns with the prohibition and the applicant is not intending to use a geothermal energy system. Proposed Zoning By-law Amendment Conclusions Staff is of the opinion that the proposed Zoning By-law Amendment to change the zoning of the subject lands to `RES -5' with Site Specific Provision 371 represents good planning as it will facilitate the redevelopment of the lands with a 10 -unit multiple dwelling that is Page 45 of 82 compatible with the existing neighbourhood, which will add visual interest at the street level, 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 Attachments 'Al' and `A2'. Department and Agency Comments: Circulation of the Zoning By-law Amendment was undertaken in June to all applicable City departments and other review authorities. No major concerns were identified by any commenting City department or agency and any necessary revisions and updates were made. Copies of the comments are found in Attachment "C" 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: Dryden, Smith and Head Planning Consultants Ltd., May 2023 Urban Design Scorecard Prepared by: Dryden, Smith and Head Planning Consultants Ltd., May 2023 Elevations, Massing Model Prepared by: Masri O Architects, March 9, 2023 Tree Management Plan Prepared by: Hill Design Studio, May 5, 2023 Truck Movement Plan Prepared by: Dryden, Smith and Head Planning Consultants Ltd., May 2023 Site Servicing Report Prepared by: Meritech Engineering, April 27, 2023 Geotechnical Report: Prepared by: Chung & Vander Doelen, July 28, 2022 Sustainability Statement Prepared by: Dryden, Smith and Head Planning Consultants Ltd., May 2023 Existing Conditions Plan Prepared by: J.D Barnes Limited., October 11, 2022 Environmental Noise Impact Study Prepared by: Aerocoustics Engineering Ltd., June 27 2022 WHAT WE HEARD Three (3) people provided comments Page 46 of 82 A City -led Neighbourhood Meetings held on July 13, 2023 and approximately three (3) different users logged on 448 households (occupants and property owners) were circulated 0 and notified Staff received written responses from 3 residents with respect to the proposed development. These are included in Attachment `D'. A Neighbourhood Meeting was held on July 13, 2023. In addition, staff had follow-up one-on-one correspondence with members of the public. A summary of what we heard, and staff responses are noted below. What We Heard Staff Comment There are too many parking Staff concur. Staff have advised the applicant to spaces reduce the number of spaces to meet the City's maximum parking regulation. The plan has been revised. Property maintenance should be Staff advised the owner. The lawn maintenance kept up while the site waits for situation has been rectified. redevelopment Question as to whether the site Applicant has advised that the units are intended to was affordable, or rent -geared- be condominiums for market value. to -income Planning Conclusions: In considering the foregoing, staff are supportive of the Zoning By-law amendment. Staff is of the opinion that the subject applications are consistent with policies of the Provincial Policy Statement, conform to Growth Plan for the Greater Golden Horseshoe, the Regional Official Plan, and the City of Kitchener Official Plan and represent good planning. Staff recommends that the application be approved. The proposed application represents an opportunity to provide `missing middle' housing that addresses a need in our community. STRATEGIC PLAN ALIGNMENT: The recommendation of this report supports the achievement of the City's strategic vision through the delivery of core service. FINANCIAL IMPLICATIONS: Capital Budget — The recommendation has no impact on the Capital Budget. Operating Budget — The recommendation has no impact on the Operating Budget. COMMUNITY ENGAGEMENT: Page 47 of 82 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 early June. 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 July 21, 2023 (a copy of the Notice may be found in Appendix C). CONSULT — The proposed Zoning By-law Amendment was circulated to residents and property owners within 240 metres of the subject lands on June 10, 2023. In response to this circulation, staff received written responses from 3 members of the public, which were summarized as part of this staff report. Planning staff also had one-on-one conversations with residents on the telephone and responded to emails. PREVIOUS REPORTS/AUTHORITIES: • Planning Act, R.S.O. 1990, c. P.13 • Growth Plan, 2020 • Provincial Policy Statement, 2020 • Region of Waterloo Official Plan • City of Kitchener Official Plan, 2014 • City of Kitchener Zoning By-law 2019-051 REVIEWED BY: Malone -Wright, Tina — Interim Manager of Development Review, Planning Division APPROVED BY: Readman, Justin - General Manager, Development Services ATTACHMENTS: Attachment Al — Proposed By-law Attachment A2 — Map No. 1 Attachment B — Newspaper Notice Attachment C — Department and Agency Comments Attachment D — Neighbourhood Comments Attachment E — Concept Plan Page 48 of 82 DSD -2023-323 Attachment "A1" PROPOSED BY — LAW ,2023 BY-LAW NUMBER OF THE CORPORATION OF THE CITY OF KITCHENER (Being a by-law to amend By-law 2019-051, as amended, known as the Zoning By-law for the City of Kitchener — Sunset Hills Estates Corp. — 1154 Queens Boulevard) WHEREAS it is deemed expedient to amend By-law 2019-051 for the lands specified above; NOW THEREFORE the Council of the Corporation of the City of Kitchener enacts as follows: 1. Zoning Grid Schedule Number 71 of Appendix "A" to By-law Number 2019-051 is hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 1 on Map No. 1, in the City of Kitchener, attached hereto, from Low Rise Residential Four Zone (RES -4) to Low Rise Residential Five Zone (RES -5) with Site Specific Provision (371). 2. Section 19 of By-law 2019-051 is hereby amended by adding Section 19 (371) thereto as follows: "371. Notwithstanding Section 5.3 and Table 7-6 of this By-law within the lands zoned RES - 5 and shown as affected by this subsection on Zoning Grid Schedule Number 68 of Appendix `A', the following special regulations shall apply: a) The minimum front yard setback shall be 4.9 metres. b) The minimum interior side yard setback shall be 2.5 metres. C) The parking lot shall be setback a minimum of 0.7 metres from the side lot line and rear lot line. d) Geothermal energy systems shall be prohibited." PASSED at the Council Chambers in the City of Kitchener this day of 2023. Mayor Clerk Page 49 of 82 i i COM -2 RES -5 MIX -2(62) OSR-2 . offiffin \"� OSR-2 tl RES- T � y2 �' INS -1 OSR-1 J__________ ___ _ ___ SC_H_ED_ULE_71 �. SCHEDULE 70 Wild Z� 9:9 RES -6 INS -1 i MAP NO. 1 0 50 100 METRES SUNSET HILLS ESTATES CORP. SCALE 1:4,000 1154 QUEENS BLVD DATE: JULY 18, 2023 RES -5 OS R-2 RES-7 /'-//- ZONING BY-LAW AMENDMENT ZBA; OFFICIAL PLAN AMENDMENT N/A City of Kitchener DEVELOPME T SERVICES DEPARTMENT, PLA NOTICE OF PUBLIC MEETING for a development in your neighbourhood 1154 Queens Boulevard Concept Drawing A13b, 0 ©�i © .. "'RED Multiple 10 Dwelling 3 Storeys Dwelling Units �1 RTC ENER Have Your Voice Heard! Planning & Strategic Initiatives Committee Date: August 14, 2023 Location: Council Chambers, Kitchener City Hall 200 King Street West orVirtual Zoom Meeting Go to kitchener.ca/meetings and select: • Current agendas and reports (posted 10 days before meeting) • Appear as a delegation • Watch a meeting To learn more about this project, including information on your appeal rights, visit: www.kitchener.ca/ PlanningApplications or contact: Eric Schneider, Senior Planner eric.schneider@kitchener.ca 519.741.2200 x7843 The City of Kitchener will consider an application for Zoning By-law Amendment to facilitate the redevelopment of the site with the removal of the existing single detached dwelling and replacing it with a 3 storey multiple dwelling building containing 10 dwelling units. Page 51 of 82 Region of Waterloo Eric Schneider, MCIP, RPP Senior Planner City of Kitchener 200 King Street West, 6th Floor P.O. Box 1118, Kitchener, ON N2G 4G7 Dear Mr. Schneider, 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.regionofwaterloo.ca Melissa Mohr 1-226-752-8622 File: C14/2/23015 July 17, 2023 Re: Proposed Zoning By-law Amendment ZBA 23/15 1154 Queens Boulevard Sunset Hills Estates Corp. (C/O Sasa Filipovic) on behalf of Dryden, Smith & Head (C/O Andrew Head) CITY OF KITCHENER Dryden, Smith & Head has submitted a Zoning By-law Amendment for a development proposal at 1154 Queens Boulevard (subject lands) in the City of Kitchener. The applicant is proposing to demolish the existing dwelling on site to redevelop the lands with a 3 -storey multiple dwelling building containing 10 dwelling units. Surface parking, an amenity area and waste storage are located at the rear of the site. The subject lands are located in the Urban Area of the Region and designated Built Up Area in the Regional Official Plan. The subject lands are designated Low Rise Residential in the City of Kitchener Official Plan and zoned Low Rise Residential Four (RES -4) Zone in the City of Kitchener Zoning By-law. The applicant has proposed to rezone the lands from the Low Rise Residential Four (RES -4) zone to the Low Rise Residential Five (RES -5) Zone to facilitate the use of a multiple dwelling. Site-specific provisions are requested to permit a front yard setback of 4.9m (whereas a front yard setback of 10.23m is required), and a side yard setback of 2.5m (whereas 3.Om is required). The Region has had the opportunity to review the proposal and offers the following: Document Number: 4433877 Version: 1 Page 52 of 82 Regional Comments Consistency with Provincial Legislation and Regional Official Plan Conformity The subject lands are designated "Urban Area" and "Built -Up Area" on Map 2 of the Regional Official Plan (ROP) and is designated Low Rise Residential in the City of Kitchener Official Plan. Within the Urban Area, the Region directs the majority of growth to the Urban Growth Centers, Major Transit Station Areas, Reurbanization Corridors, Major Local Nodes and Urban Designated Greenfield Areas. These areas .are planned to have a more compact form with a mix of employment, housing and services in close proximity of each other and higher frequency transit. Regional staff understand that the development proposal is located on an existing transit corridor. The Region is supportive of increased residential density on existing transit corridors as they support the Planned Community Structure established within the ROP. In addition, the additional density proposed on site will contribute to the City of Kitchener's annual intensification target in the built up area of 60%. The Region wishes to advise the applicant of the following technical comments related to the proposal: Corridor Planning Environmental Noise.- The oise.The transportation noise aspects of the Environmental Noise Impact Study entitled "Environmental Noise Impact Study- Project 22113.00" prepared by aercoustics Engineering Ltd. dated June 27, 2022, has been reviewed and the transportation noise aspects of the report have been accepted by the Region. The report assessed the impacts of transportation noise from traffic on Queens Boulevard, which is the dominant source of noise impacting the site. The report determined that the proposed development will require noise attenuation measures in the form of provision of central air conditioning and the associated noise warning clause for all units based on the assumption of 32% window surface of the floor area. The following implementation measures shall be implemented within the building through the Building Permit process and secured through the future consent or Condominium Application: 1. The dwelling units/building shall be installed with an air -ducted heating and ventilation system, suitably sized and designed for central air conditioning in future. 2. The following noise warning clauses shall be implemented within all Purchase and Sale, Lease/Rental Agreements and the Condominium Declaration: "The purchasers/tenants are advised that this dwelling has been designed with the provision of adding central air conditioning at the occupant's discretion. Installation of central air conditioning by the occupant in low and medium -density developments will Document Number: 4433877 Version: 1 Page 53 of 82 allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the sound level limits of the Region of Waterloo and the Ministry of Environment, Conservation and Parks (MECP). " Stationary Noise: As indicated in the pre -submission comments, a stationary noise study is not required at this time (at the Zoning By-law Amendment Application stage), as the detailed design of the building is not yet known; however, Regional staff wish to advise the applicant that a detailed stationary noise study shall be required as part of a future Consent or Condominium Application to assess the impact of noise from the development on itself and on the adjacent non -sensitive uses (e.g. low rise residential developments). It is recommended that the stationary noise study be completed as soon as possible to ensure that any mitigation measures are incorporated into the design of the building. In addition, Regional staff advise that the heating/cooling system shall comply with NPC - 300 noise guidelines. Hydrogeology and Water Programs/Source Water Protection The subject lands are located in Wellhead Protection Sensitive Area 7 (WPSA 7) and the site also falls within a Chloride Issue Contributing Area and WHPA-B in the Greenbrook Wellfield; therefore, Regional staff do not support infiltration of runoff from the parking lot or driveway at this location, but infiltration of rooftop runoff may be considered. Furthermore, in accordance with the Regional Council Endorsed position on geothermal energy, a prohibition on geothermal energy systems shall be written into the zoning by- law. The required wording for the prohibition is: Geothermal Wells are prohibited on site. A geothermal well is defined as a vertical well, borehole or pipe installation used for geothermal systems, ground -source heat pump systems, geo-exchange systems or earth energy systems for heating or cooling,- including ooling,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. Housing Services 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. Rent levels and house prices that are considered affordable according to the Regional Official Plan are provided below. Should this development Document Number: 4433877 Version: 1 Page 54 of 82 application move forward, staff ask the Owner/Developer to consider providing a number of affordable housing units on the site, as defined in the Regional Official Plan. In order for affordable housing to fulfill its purpose of being affordable to those who require rents or purchase prices lower than the regular market provides, a mechanism should be in place to ensure the units remain affordable and establish income levels of the households who can rent or own the homes. For the purposes of evaluating the affordability of an ownership unit, based on the definition in the Regional Official Plan, the purchase price is compared to the least expensive of: Housing for which the purchase price results in annual accommodation costs 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 2 -Bedroom: $1,356 purchase price of a resale unit in the $576,347 regional market area 4+ Bedroom: $3,997 oascu un ure most recent information avaiiaoie from the NNS Housing Tables (2021). In order for an owned unit to be deemed affordable, the maximum affordable house price is $385,500. For the purposes of evaluating the affordability of a rental unit, based on the definition of affordable housing in the Regional Official Plan, the average rent is compared to the least expensive of: A unit for which the rent does not exceed 30 per cent of the gross annual household income for low and moderate $1,470 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 oaseu un the most recent information avaiiaoie Trom the NNS 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. Fees: By copy of this letter, the Region of Waterloo acknowledges receipt of the Zoning By- law Amendment and Compatibility Review fees totalling $3,000.00 (received June 19, 2023). Document Number: 4433877 Version: 1 Page 55 of 82 Conclusions: Based on the above, Regional staff have no objection to the application, subject to the following being implemented within the site-specific Zoning By-law Amendment: 1. The implementation of a geothermal prohibition. The required wording 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. Please be advised that any future development on the lands subject to the above -noted application will be subject to the provisions of Regional Development Charge By-law 19- 037 or any successor thereof. Further, please accept this letter as our request for a copy of the decision pertaining to this application. Should you have any questions, please do not hesitate to contact me. Yours truly, Melissa Mohr, MCIP, RPP Senior Planner C. Sunset Hills Estates Corp. (C/O Sasa Filipovic) (Owner) Dryden, Smith & Head (C/O Andrew Head) (Applicant) Document Number: 4433877 Version: 1 Page 56 of 82 The Waterloo Region District School Board (WRDSB) has reviewed the above -noted application that proposes amendments in order to facilitate the construction of a 3 storey building including 10 dwelling units. The WRDSB offers the following comments. Student Accommodation At this time, the subject lands are within the boundaries of the following WRDSB schools: • J. F. Carmichael PS (Junior Kindergarten to Grade 6); • Queensmount PS (Grade 7 to Grade 8); and • Forest Heights CI (Grade 9 to Grade 12). The WRDSB's 2020-2030 Long -Term Accommodation Plan provides information on student enrolment and accommodation at these schools. Please note that accomodation pressures at Forest Heights Cl are present and projected to persist due to continued development growth. Portable classrooms may be located on-site to provide additional capacity on an interim basis. Student Transportation The WRDSB supports active transportation, and we ask that pedestrians be considered in the review of all development applications to ensure the enhancement of safety and connectivity. Please be advised that Student Transportation Services of Waterloo Region (STSWR)'s school buses will not travel privately owned or maintained right-of-ways to pick-up/drop-off students. Transported students will be required to meet the bus at a congregated bus pick-up point. STSWR may have additional comments about student pick-up point(s) placement on municipal right-of-ways. Education Development Charges Please be advised that any development on the subject lands is subject to the provisions of the WRDSB's Education Development Charges By-law, 2021, amended in 2022 or any successor thereof and may require the payment of Education Development Charges for these developments prior to issuance of a building permit. The WRDSB requests to be circulated on any subsequent submissions on the subject lands and reserves the right to comment further on this application. If you have any questions about the comments provided, don't hesitate to contact the undersigned. Regards, Page 57 of 82 L00HF SSP ��O Z O Q top, P O 'CT SCH00-1 Senior Planner Waterloo Region District School Board 51 Ardelt Avenue, Kitchener ON, N2C 2R5 Email: brandon coven ey(cc),wrdsb.ca Page 58 of 82 City of Kitchener ZBA Comment Form Project Address: 1154 Queens Boulevard Application Type: Zoning Bylaw Amendment Comments Of: Planning- Urban Design Commenter's Name: Rojan Mohammadi Email: Rojan.mohammadi@kitchener.ca Phone: 519-741-2200 ext: 7326 Date of Comments: July 17, 2023 ❑ 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) 1. Documents Reviewed: • Site Plan (April 19, 2023), prepared by Dryden & Smith & Head Planning Consultant Inc • Floor Plans (May 2023), prepared by Masri 0 Inc Architects • Tree Management Plan & Landscape Plan (May 2023), prepared by Hill Design Studio • Retaining Wall Section (February 2023), prepared by Chung & Vander Doelen Engineering Ltd • 3D Massing Model (March 2023), prepared by Masri 0 Inc Architects • Planning Background & Justification Report (May 2023), prepared by Dryden & Smith & Head Planning Consultant Inc 2. Site -Specific Comments & Issues: • An access/primary building entrance should be facing the public street to be designed to a high level of quality that is consistent with the architectural expressions of the project and ensure that they are clearly visible from the public realm. • Retaining walls over 1.Om high require a guard rail at top of the wall. • The entire site is surrounded with retaining walls and in some areas, they are more than 2m in height, please ensure the retaining walls have form liners as apposed to concrete blocks. A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 59 of 82 • The minimum width for sidewalk is 1.5m. • Provide class A bike parking area on the site. • Reduce the number of proposed parking lot as it has surpassed the minimum requirement. This would allow to increase green space within the site. 2. Comments on Submitted Documents: Tree Management Plan & Landscaping Plan • Written permission for removal of or impact to trees in joint ownership along property lines is required. Trees # 8 will likely be impacted due to the proposed constructions. • Although trees # 10, 11, 16,17,18,19,20, 21, 22A and 24A are not within the property's boundaries, it is highly recommended to obtain consent letters from the adjacent properties as their driplines are within the proposed development and will likely be impacted due to constructions and proposed retaining walls. • A visual barrier (solid wood) of 1.8m will be required where parking is adjacent to residential land uses. Please revise to include. A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 60 of 82 This is not regulated by the GRCA and we have no comment. Thanks, Trevor Heywood B.Sc.(Env.) Resource Planner Grand River Conservation Authority 400 Clyde Road, PO Box 729 Cambridge, ON N1 R 5W6 Phone: 519-621-2763 ext. 2292 Email: theywood(a-)-grand river. ca www.grandriver.ca I Connect with us on social media Page 61 of 82 Please be advised that Engineering and Kitchener Utilities can provide our clearance for the ZBA application at 1154 Queens Boulevard. Of further note, Engineering has advised Meritech that once the ZBA is approved by the City the owner will need to make a Site Alteration Permit application with Engineering. Niall Melanson, C.E.T. Project Manager, Development Engineering, City of Kitchener niall.melanson@kitchener.ca, 519-741-2200 x 7133 200 King St. W., Kitchener, ON N2G 4GX Page 62 of 82 The Waterloo Catholic District School Board has reviewed the subject application and based on our development circulation criteria have the following comment(s)/condition(s): A) That any Education Development Charges shall be collected prior to the issuance of a building permit(s). If you require any further information, please contact me by e-mail at Jordan.Neale@wcdsb.ca. Thank you, Jordan Neale Planning Technician, WCDSB 480 Dutton Dr, Waterloo, ON N2L 4C6 519-578-3660 ext. 2355 Page 63 of 82 City of Kitchener Application Type: Zoning By-law Amendment Application ZBA23/015/Q/ES Project Address: 1154 Queens Boulevard Comments of: Transportation Services Commenter's Name: Dave Seller Email: dave.seller@kitchener.ca Phone: 519-741-2200 ext. 7369 Date of Comments: June 29, 2023 a. The truck movement plan submitted for garbage pick-up utilizing the design vehicle Light Single Unit (LSU) is acceptable. b. Site plan should note the following: • Barrie free and visitor parking signs. • Barrier free parking space flush with the curb. • Crosswalk to access garbage area to be in an alternative material to painted lines. c. Transportation Services recommend that the total amount of parking being provided be reduced. Transportation Services suggest the following parking allotment noted below. The below parking supply totals 15 parking spaces. • Tenant portion: 12 spaces • Visitor portion: 2 spaces • Barrie free portion: 1 space Dave Seller, C.E.T. Traffic Planning Analyst Transportation Services I City of Kitchener 519-741-2200 ext. 7369 TTY 1-866-969-9994 1 dave.sellerCo.kitchener.ca Page 64 of 82 No heritage planning issues or concerns for this application. Thanks! Kind Regards, Deeksha Choudhry, MSc, BES Heritage Planner I Planning Division I City of Kitchener 519-741-2200 ext. 72911 TTY 1-866-969-9994 deeksha.choudhry@kitchener.ca 00VOKOOGE) Residents are encouraged to visit kitchener.ca/covidl9 for the most up-to-date information about City services. Page 65 of 82 City of Kitchener - Comment Form Project Address: 1154 Queens Boulevard Application Type: ZBA Comments of: Environmental Planning (Sustainability) —City of Kitchener Commenter's name: Raida Chowdhury Email: raida.chowdhury@kitchener.ca Phone: 519-741-2200 ext. 7078 Written Comments Due: July 13, 2023 Date of comments: July 6, 2023 1. Plans, Studies and/or Reports submitted and reviewed as part of a complete application: • Sustainability Statement, 1154 Queens Boulevard, prepared by Dryden, Smith & Head Planning Consultants Ltd. dated May 19, 2023. 2. Comments & Issues: I have reviewed the supporting documentation (as listed above) to support a site plan application proposing 3 -storey multiple dwelling building with 10 residential units, regarding sustainability and energy conservation, and provide the following comments: - Although the Ontario Building Code (OBC) is progressive, going forward all developments will need to include energy conservation measures that go beyond the OBC as the City (and Region of Waterloo) strive to achieve our greenhouse gas reduction target. - A Sustainability Statement (as per the City's Terms of Reference) will be required as part of a complete Site Plan Application which can further explore and/or confirm additional sustainability measures that are best suited to the development as the design evolves. - We appreciate that several sustainability measures have been considered in the supporting documentation. However, further clarification and detail regarding water and energy conservation measures is required, with respect to Kitchener Official Plan Policy 7.C.5.1 and Kitchener Official Plan Policy 7.C.6.8. - The development considers or proposes several sustainable measures including: o The compact and efficient design of an underutilized lands o White or light-colored material on the roof to reduce heat island effects and reduce cooling requirements o The use of landscaping features and native plants on-site o Electric vehicle parking spaces, fitted with re -charge stations It is suggested that as the building design is refined, the following sustainability measures are incorporated into development: Page 66 of 82 o Building envelope (wall, roof, and window thermal performance) designed beyond OBC requirements o Use of alternative water supply and demand management systems such as rainwater harvesting and grey water reuse, or readiness of the development to incorporate such systems in the future o Separately metered units to allow for more efficient management of energy use on a dwelling -by -dwelling basis o Measures to incorporate net zero emissions or LEED standards o On-site waste management which includes composting 3. Conditions of Site Plan Approval: • To submit a revised Sustainability Statement to the satisfaction of the City's Director of Planning. Further, the approved sustainability measures recommended in the Sustainability Statement will be implemented in the landscape, stormwater management, and building design, to the satisfaction of the City's Manager of Development Review. 4. Policies, Standards and Resources: • Kitchener Official Plan Policy 7.C.4.5. The City will encourage and support, where feasible and appropriate, alternative energy systems, renewable energy systems and district energy in accordance with Section 7.C.6 to accommodate current and projected needs of energy consumption. • Kitchener Official Plan Policy 7.C.5.1. The City will encourage the reduction of water consumption levels through the promotion of the efficient use of water and the implementation of water saving technologies and may specify appropriate water conservation measures within existing and new development. • Kitchener Official Plan Policy 7.C.6.4. In areas of new development, the City will encourage orientation of streets and/or lot design/building design with optimum southerly exposures. Such orientation will optimize opportunities for active or passive solar space heating and water heating. • Kitchener Official Plan Policy 7.C.6.8. Development applications will be required to demonstrate, to the satisfaction of the City, energy is being conserved or low energy generated. • Kitchener Official Plan Policy 7.C.6.8. Development applications will be required to demonstrate, to the satisfaction of the City, energy is being conserved or low energy generated. • Kitchener Official Plan Policy 7.C.6.27. The City will encourage developments to incorporate the necessary infrastructure for district energy in the detailed engineering designs where the potential for implementing district energy exists. 5. Advice: ➢ As part of the Kitchener Great Places Award program every several years there is a Sustainable Development category. Also, there are community-based programs to help with and celebrate and recognize businesses and sustainable development stewards (Regional Sustainability Initiative - http://www.sustainablewaterlooregion.ca/our-programs/regional-sustainability- initiative and TravelWise - http://www.sustainablewaterlooregion.ca/our-programs/travelwise). ➢ The 'Sustainability Statement Terms of Reference' can be found on the City's website under 'Planning Resources' at ... https://www.kitchener.ca/SustainabilityStatement Page 67 of 82 Parks and Cemeteries have reviewed the documentation submitted in support of zone change application ZBA23/015/Q/ES at 1154 Queens Boulevard to facilitate the development of a 3 -storey multiple dwelling building containing 10 dwelling units. Surface parking, amenity area, and waste storage are located at the rear of the site. It is acknowledged that with only 10 units the development will not require site plan approval. The site is within the St Mary's Planning Community which is well served with active park space and there here are no existing or required street trees. Parkland Dedication will be required as cash in lieu of land and will be assessed at Building Permit. Regards, Lenore Lenore Ross MSc, MCIP, RPP Parks Planning and Development Project Manager Design & Development I Parks and Cemeteries City of Kitchener 519-741-2200 ext 7427 1 TTY 1-866-969-9994 Lenore. Ross@Kitchener.ca Discover nature in the city: www.kitchener.ca/parks A City for Everyone — Working Together — Growing Thoughtfully — Building Community rc:r � � Q i• Q �' Page 68 of 82 Eric Schneider From: James Bow Sent: Saturday, June 17, 2023 8:32 AM To: Eric Schneider Subject: Re: Planning Application for 1154 Queens Blvd Eric, Thank you for bringing to our attention the proposed development for 1154 Queen's Boulevard. We've reviewed the material. Speaking as nearby residents who walk Queen's Boulevard on many an occasion, we generally support this project. We agree that if the region is to grow, it should be up rather than out, and the low-rise multi-familiy apartment building proposed here does not conflict with the current character of the area. Overall, I think developments like this would improve Queen's Boulevard and be of benefit to the surrounding neighbourhood and the region in general. Our only concern is the number of parking spaces to the back of the property. Given that this is a ten unit apartment building, is there really a need for twenty spots, of which 18 appear to be for residents and two are for visitors? I do feel, in general, that this city prioritizes parking too much, and the result is too much impervious surface, and an overall encouragement of car traffic where there doesn't need to be, especially with GRT's route 1 stopping close by. I think the neighbours on Hearth Crescent would appreciate it if the parking lot was cut back away from their properly line and more green space put in. Again, overall, we support this proposed development, aside from our minor concerns. We will try to make the virtual zoom meeting on July 13, and we appreciate the City of Kitchener taking the time to notify us. Sincerely, James and Erin Bow James Bow - Page 69 of 82 Eric Schneider From: JOHN STROEDER Sent: Tuesday, June 20, 2023 11:24 AM To: Eric Schneider Subject: 1154 Queens Blvd You d+ Good morning As a neighbour of this property, it would be great if they cut the front and back lawn while they are waiting to tear it down. I am not sure why they think it is ok to leave it in disarray! Thanks Irene Stroeder Page 70 of 82 0145a7 c Page 71 of 82 RESIDE - ,!K GREEN SPACE 3.24±m CID O nl/ GREEN SPACE/ +i SNOW STORAGE Cl AREA CD (6) ELECTRIC VEHICLE �0 CHARGING STATIONS 1+ 3 -- ----------- LANDSCAPESTRIP 0 0 0 cD 1 1 21 31 41 51 61 71 81 VS.1 + I I I+ I I I+1 I I + u I Ln Ln Ln Ln I In I I In I I (& I I I I I I I I 2.6±m I I 12.6±m I I 12.6±m I I 3.4±m 1.2m 4 HAMMER- HEAD 0 2.6±m I I I 12.6±m I I I I I I I I GREEN +1 I I I +1I I I SPACE Ln I I I Ln I I z 9 1 1 101 111 121 131 141 E +1 1 2.6±m I£ I+1 E jLn +1 Ln I Ln 151 VIS. 2 -- -- -r -- -85657--- 0 l+ 3 ZONING BY-LAW AMENDMENT /SITE PLAN 1154 QUEENS BLVD. PLAN 786, LOT 28 CITY OF KITCHENER REGION OF WATERLOO ROLL # 301204000415700 ZONING REQUIREMENTS: RES -5 RESIDENTIAL TYPE 'A' BARRIER -FREE SPACE 81.96m 13.58±m GREEN SPACE 1.2in &1 3.5m X 5.7m GARBAGE / PICKUP TRUCK TURNING AREA RESIDENTIAL PROPOSED ZBA REQUIRED PROVIDED VARIANCE Y M LOT AREA J Q 1666.98 sq.m with site-specific provisions LOT WIDTH 19.0 m E • The Zone Change from RES -4 to RE required to allow for the developmr �.+1 to M 4.97 ±m 5.26 m 10 -unit multiple dwelling on the su property • A site-specific provision is being req allow for a side yard setback of 2.5: whereas the by-law requires 3.0m; . With the'RIENS' study area being re amended into the 2019-051 Zoning an additional site-specific provisionrequested to allow for a front yard s 4.97±m, whereas the required 'RIEl' O n HEIGHT/ STOREYS 11m/3stor. (max.) 10.5 m/ 3stor. - LANDSCAPED AREA 20% 28.54% FLOOR SPACE RATIO 0.6 FSR 0.59 FSR PARKING RESIDENT 1.0 per. (10spaces) 15 res. spaces (AS PER U BY-LAW BARRIER -FREE unit (±2 spaces) (includes Ix 'A' R36x 2019-051) 7±m1/1'2m" ALK Type space) GARBAGE & RECYCLING ENCLOSURE (16ft. x 14ft.) Rsc�x M 3.5m X 5.7m GARBAGE / PICKUP TRUCK TURNING AREA RESIDENTIAL PROPOSED ZBA REQUIRED PROVIDED VARIANCE ' Proposing a Zoning By -Law amend) change the zoning from RES -4 to R LOT AREA 525.0 sq. m 1666.98 sq.m with site-specific provisions LOT WIDTH 19.0 m 19.81 m • The Zone Change from RES -4 to RE required to allow for the developmr FRONT YARD SETBACK 10.23 m ('RIENS') 4.97 ±m 5.26 m 10 -unit multiple dwelling on the su property • A site-specific provision is being req allow for a side yard setback of 2.5: whereas the by-law requires 3.0m; . With the'RIENS' study area being re amended into the 2019-051 Zoning an additional site-specific provisionrequested to allow for a front yard s 4.97±m, whereas the required 'RIEl' REAR YARD SETBACK 7.5 m 45.78±m - SIDE YARD SETBACK 3.0 m 2.50 ±m 0.50 ±m HEIGHT/ STOREYS 11m/3stor. (max.) 10.5 m/ 3stor. - LANDSCAPED AREA 20% 28.54% FLOOR SPACE RATIO 0.6 FSR 0.59 FSR PARKING RESIDENT 1.0 per. (10spaces) 15 res. spaces (AS PER VISITOR+ 0.15 per dwelling 2 visitor spaces BY-LAW BARRIER -FREE unit (±2 spaces) (includes Ix 'A' yard setback is 10.23m (difference 2019-051) Type space)