HomeMy WebLinkAboutDSD-2023-382 - Zoning By-law Amendment Application ZBA23/019/W/TS - 229 Wellington Street North - Peter MarkinStaff Report
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Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: September 18, 2023
SUBMITTED BY: Garett Stevenson, Interim Director of Planning, 519-741-2200
ext. 7860
PREPARED BY: Tim Seyler, Senior Planner, 519-741-2200 ext. 7860
WARD(S) INVOLVED: Ward 10
DATE OF REPORT:
REPORT NO.:
August 21, 2023
DSD -2023-382
SUBJECT: 229 Wellington Street North
Zoning By-law Amendment Application ZBA23/019/W/TS
Peter Markin
RECOMMENDATION:
That Zoning By-law Amendment Application ZBA23/019/W/TS requesting to amend
Zoning By-law 2019-051, for Peter Markin, be approved in the form shown in the
Proposed `Proposed By-law' and `Map No. 1' attached to Report DSD -2023-382 as
Attachments 'Al' and `A2';
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 229
Wellington Street North.
• 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 residents and 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 18, 2023
o Notice advising of the statutory public meeting was circulated to all residents
and property owners within 240 metres of the subject site, and those who
responded to the preliminary circulation, and
o Notice of the public meeting was published in The Record on August 25, 2023.
• This report supports the delivery of core services.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 100 of 399
EXECUTIVE SUMMARY:
The owner of the subject lands addressed as 229 Wellington Street North is proposing to
change the zoning from `RES -4' in Zoning By-law 2019-051 to `RES -5' with Site Specific
Provision 373 to further regulate yard setbacks, building height and parking. Staff are
recommending that the application be approved.
BACKGROUND:
The City of Kitchener has received an application for a Zoning By-law Amendment from
Peter Markin for a development concept that proposes a three-storey multiple dwelling
building with thirteen (13) residential units. An existing duplex on the property will also
remain for a total of fifteen (15) residential units.
The subject property is identified as `Major Transit Station Area' 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 229 Wellington Street North. The subject
lands are on the south side of Wellington Street North between Margaret Avenue and
Ahrens Street. The lot area of the subject site is approximately 0.09 hectares and the lot
frontage is 18.1 metres. The lot currently contains a duplex dwelling, which is currently
occupied. The surrounding neighbourhood contains a mix of low rise residential, and
employment uses.
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Figure 1 - Location Map: 229 Wellington Street North
Page 101 of 399
Figure 2 — Existing Duplex Dwelling at 229 Wellington Street North
REPORT:
The applicant is proposing to keep the existing building on site and develop the subject
property with an additional 3 -storey, 13 -unit multiple dwelling building. Seven (7) surface
parking spaces, including one (1) visitor parking space and one (1) barrier free parking
space are proposed.
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Page 102 of 399
Planning Act, R.S.O. 1990, c. P.13 25.
Section 2 of the Planning Act establishes matters of provincial interest and states that the
Minister, the council of a municipality, a local board, a planning board and the Tribunal, in
carrying out their responsibilities under this Act, shall have regard to, among other matters,
matters of provincial interest such as,
f) The adequate provision and efficient use of communication, transportation, sewage
and water services and waste management systems;
g) The minimization of waste;
h) The orderly development of safe and healthy communities;
j) The adequate provision of a full range of housing, including affordable housing;
k) The adequate provision of employment opportunities;
p) The appropriate location of growth and development;
q) The promotion of development that is designed to be sustainable, to support public
transit and to be oriented to pedestrians;
r) The promotion of built form that,
(i) Is well-designed,
(ii) Encourages a sense of place, and
(iii) Provides for public spaces that are of high quality, safe, accessible, attractive
and vibrant;
s) The mitigation of greenhouse gas emissions and adaptation to a changing climate.
These matters of provincial interest are addressed and are implemented through the
Provincial Policy Statement, 2020, as it directs how and where development is to occur.
The City's Official Plan is the most important vehicle for the implementation of the
Provincial Policy Statement, 2020 and to ensure Provincial policy is adhered to.
Provincial Policy Statement, 2020:
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial
interest related to land use planning and development. Section 1.4.3(b) of the PPS
promotes all types of residential intensification, and sets out a policy framework for
sustainable, healthy, liveable and safe communities. The PPS promotes efficient
development and land use patterns, as well as accommodating an appropriate mix of
affordable and market-based residential dwelling types with other land uses, while
supporting the environment, public health and safety. Provincial policies promote the
integration of land use planning, growth management, transit -supportive development,
intensification, and infrastructure planning to achieve cost-effective development patterns,
optimization of transit investments, and standards to minimize land consumption and
servicing costs.
To support provincial policies relating to the optimization of infrastructure, transit and
active transportation, the proposed 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
Page 103 of 399
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 community
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, 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.
Page 104 of 399
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 Official Plan establishes an Urban Structure for the City of Kitchener and provides
policies for directing growth and development within this structure. Intensification Areas
are targeted throughout the Built-up Area as key locations to accommodate and receive
the majority of development or redevelopment for a variety of land uses. Primary
Intensification Areas include the Urban Growth Centre, Major Transit Station Areas, Nodes
and Corridors, in this hierarchy, according to Section 3.C.2.3 of the Official Plan.
The subject lands are located within a Major Transit Station Area (MTSA) in the City's
Official Plan. Section 3.C.2.16 states that MTSA's are designated in the Regional Official
Plan, and are a conceptual representation of the area of a ten minute walking radius
centered around the location of Rapid Transit Station Stops. The planned function of the
MTSAs 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 (TOD) policies contained in Section 13.C.3.12 of the Official
Plan. Generally, the TOD 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 rapid transit and transit while being context sensitive to surrounding lands and
provides excellent access to off-road pedestrian and cycling facilities.
While the subject lands are identified conceptually as an MTSA in the City of Kitchener
2014 Official Plan, a more recent update to the Regional Official Plan (ROP) has been
approved which further refines MTSA boundaries. The subject lands are not within a
MTSA in the ROP. As such, the City will undertake a planning exercise to refine the MTSA
Page 105 of 399
in the City's OP to implementation the MTSA boundaries as shown in the ROP. Given the
more recent planning direction for these lands in the ROP, it is appropriate to consider the
subject lands in accordance with the Community Area policies in the City's Official Plan.
The planned function of a Community Area is to provide residential uses as well as non-
residential supporting uses intended to serve the immediate residential areas. Community
Areas may have limited intensification with development being sensitive and compatible
with the character, form, and planned function of the surrounding context.
Staff is of the opinion that the proposed Zoning By-law Amendment will support a
development that not only complies with the City's policies for a Major Transit Station Area
and Community Area but also contributes to the vision for a sustainable and more
sustainable city and in an appropriate residential infill proposal.
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. Site specific increase to allow up to a maximum Floor
Space Ratio (FSR) of 0.75 may be permitted without an amendment to the Official Plan,
provided the development meets the general intent of Official Plan policies and is
compatible (Section 15.D.3.11). Further, relief from the maximum building height of 3
storeys or 11 metres may be considered, provided the increased building height is
compatible with the built form and physical character of the neighbourhood. (Section
15.D.3.12).
Planning staff is of the opinion that the requested Zoning By-law Amendment will facilitate
a low rise housing form that conforms with the Low Rise Residential land use designation
in the City's Official Plan. The proposal provides an additional low density housing type
within the neighbourhood.
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 4, 6, 8, 34, and iXpress
Routes 204. It is also within a 10-15 min walk to the Central Station ION stop. 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.
Page 106 of 399
At future site plan approval processes, the design of the addition will have to be compatible
with the existing duplex and surrounding neighbourhood. Outdoor amenity space will also
be provided for the residents, and locations of bicycle spaces will be confirmed.
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 requires high quality urban design in the review 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 at
the rear of the property, with the existing street fronting duplex remaining at the front of the
property. Pedestrian connectivity throughout the site is provided through pedestrian
walkways from the rear unit entrances alongside the building leading to the sidewalk on
Wellington Street North and the rear laneway. On-site amenity area is achieved through at
grade passive amenity space at the side 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.
Page 107 of 399
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 application
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 currently 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 (373) in Zoning By-law 2019-051. The
requested change in zoning category is to permit the proposed use of a "Multiple Dwelling"
(greater than 4 units).
Site -Specific Provision (373)
a) The minimum lot width shall be 18.1 metres.
b) The maximum floor space ratio shall be 0.75.
c) The minimum interior side yard setback shall be 2.5 metres.
d) The maximum building height shall be 12 metres.
e) A minimum parking rate of 0.4 spaces per dwelling unit.
f) A minimum visitor parking rate of 0.06 spaces per dwelling unit.
g) Where one barrier -free accessible parking spaces is required, it shall be a
Type B barrier free accessible parking space
Lot Width:
The lot width requirement is intended to ensure the lot is of an adequate size to
accommodate a multiple residential building. The additional units will be added to the
existing residential lot which already contains a duplex dwelling. The proposal for an 18.1
metre lot width rather than the required 19 metres is a slight reduction that what is permitted
and will have little impact on the overall neighbourhood or property.
Yard setback:
The interior side yard requirement is intended to provide site functionality and adequate
building separation. The slight reduction for a side yard setback of 2.5 metres rather than
the required 3 metres will still maintain an adequate building separation for the building
type and maintains access on both sides of the building on site.
Floor Space Ratio and Building height:
The Floor Space Ratio (FSR) and building height requirements are to ensure compatibility
with the surrounding neighbourhood and to ensure development does not exceed the
density presented in the concept plans. Increases in height may also be considered for
buildings and structures with compatible increased floor to ceiling heights and architectural
features. The applicant has submitted a concept plan that has been initially reviewed by
Page 108 of 399
Staff. Planning staff have no concerns with the increase in floor space ratio or building
height, and the proposed development is compatible with the surrounding neighbourhood.
Parking reduction and barrier free requirements:
The purpose of this regulation is to provide for a parking rate which is appropriate for the
development. The proposal for 7 spaces rather than the required 15 spaces is to
encourage other forms of transportation such as walking and cycling. The property is
located within a Community Area closely adjacent to a Major Transit Station Area and is
well served by public transit. Furthermore, the parking is located at the rear of the property
adjacent to the existing public laneway and does not interfere with the regular traffic flow
on Wellington Street as there are no changes to the existing driveway at the front of the
property.
Due to the limited space at the rear of the property for parking spaces, the applicant has
requested to provide a Type B barrier -free accessible parking space, rather than the
required Type A barrier -free accessible space. The proposed units are not required to be
barrier -free accessible, and all units have a stairway entrance. A Type B space is still
required and would still be provided should any future tenant require an accessible space.
The reduced width requirement of a Type B space allows for additional space for a walkway
aisle adjacent to the parking to access the laneway.
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 (373) represents good planning
as it will facilitate the redevelopment of the lands with a 13 -unit multiple dwelling for a total
of 15 units on the property, which is compatible with the existing neighbourhood, and will
have little impact at the street level along Wellington Street, 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 `A1' 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: Arcadis Professional Services (Canada) Inc., May 2023
Architectural Drawings
Prepared by: Markin Properties, February 1, 2023
Parking Justification Brief
Prepared by: Peter Markin, March 25, 2023
Peer reviewed by: Salvini Consulting, May 24, 2023
Page 109 of 399
Functional Servicing Report & Water Distribution Report
Prepared by: Design + Inc., April 13, 2023
Sustainability Statement
Prepared by: Peter Markin, March 25, 2023
WHAT WE HEARD
One (1) person provided comments
A City -led Neighbourhood Meetings held on July 18, 2023 and ten
(10) different users logged on
415 households (residents and property owners) were circulated
and notified
Staff received written response from 1 resident with respect to the proposed development.
This is included in Attachment `D'. The resident was in favour of the proposal and was
supportive of the project within the neighbourhood. A Neighbourhood Meeting was held or
July 18, 2023.
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:
This recommendation of this report supports the achievement of the City's strategic vision
through the delivery of core services.
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 early June.
Page 110 of 399
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 August 25, 2023 (a copy of the Notice may be found in
Attachment `B').
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 1 member of the public, which were
summarized as part of this staff report. Planning staff also responded to emails from the
resident.
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
Page 111 of 399
follows:
1
2
DSD -2023-382 Attachment "A"
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 — Peter Markin
— 229 Wellington Street North)
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
Zoning Grid Schedule Number 83 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 (373).
Section 19 of By-law 2019-051 is hereby amended by adding Section 19 (373) thereto as
follows:
"373. Notwithstanding Section 5.6 Table 5-5, Section 5.9 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 83 of Appendix `A', the following special regulations shall apply:
a) The minimum lot width shall be 18.1 metres;
b) The maximum floor space ratio shall be 0.75;
C) The minimum interior side yard setback shall be 2.5 metres;
d) The maximum building height shall be 12 metres;
e) A minimum parking rate of 0.4 spaces per dwelling unit;
f) A minimum visitor parking rate of 0.06 spaces per dwelling unit;
g) Where one barrier -free accessible parking spaces is required, it shall be a
Type B barrier -free accessible parking space."
PASSED at the Council Chambers in the City of Kitchener this day of
2023.
Mayor
Page 112 of 399
DSD -2023-382 Attachment "A"
Clerk
Page 113 of 399
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OFFICIAL PLAN AMENDMENT N/A
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Have Your Voice Heard!
Planning & Strategic Initiatives Committee
Date: September 18, 2023
Location: Council Chambers,
Kitchener City Hall
200 King Street West
arVirtual Zoom Meeting
Multiple Reduced Lot Increased Floor
Dwelling Width Et Side Space Ratio Et
Yard Setback Building Height
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
Tim Seyler, Senior Planner
ti m.seyler@ kitchener.ca
519.741.2200 x7860
The City of Kitchenerwill consider an application to amend Zoning By-law 2019-051 for
the property located at 229 Wellington St. N. This is to facilitate the development of a
multiple dwelling in the form of stacked townhouses containing 13 residential units. The
existing duplex will also remain. Site specific regulations are proposed for an increased
Floor Space Ratio (FSR) of 0.75, a reduced lot width, a pad@ 1dpyaga3§ease in
building height to 12 metres, and a parking reduction. I- I V I
N*
Region of Waterloo
Tim Seyler, MCIP, RPP
Senior Planner
City of Kitchener
200 King Street West, 6t" Floor
P.O. Box 1118, Kitchener, ON
N2G 4G7
Dear Mr. Seyler,
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
Community Planning
150 Frederick Street 8th Floor
Kitchener Ontario N2G 4A Canada
Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4466
www.regionotwaterloo.ca
Melissa Mohr 1-226-752-8622
File: C14/2/23019
July 20, 2023
Re: Proposed Zoning By-law Amendment ZBA 23/19
229 Wellington Road North
Arcadis Professional Services (Canada) Inc. (C/O Dave
Galbraith) on behalf of Peter Markin
CITY OF KITCHENER
Arcadis Professional Services (Canada) Inc. has submitted a Zoning By-law
Amendment for a development proposal at 229 Wellington Street North (subject lands)
in the City of Kitchener.
The applicant is proposing to construct a 13 -unit multiple dwelling in the form of stacked
townhouses while keeping the existing duplex for a total of 15 units on the property.
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 with site-specific regulations to permit a minimum lot
width of 18.1m (whereas 19m is required); permit a minimum interior side yard of 2.5m
(whereas 11m is required); permit a building height of 12m (whereas the maximum is
11 m); permit a maximum FSR of 0.75 (whereas the maximum FSR is 0.60); permit a
parking rate of 0.46 spaces per dwelling unit of 0.46 (whereas 1.15 spaces per dwelling
unit is required); and, to permit a Type B accessible parking space (whereas a Type A
space is required).
Document Number: 4436680 Version: 1
Page 116 of 399
The Region has had the opportunity to review the proposal and offers the following:
Regional Comments
Consistency with Provincial Legislation and Regional Official Plan Conformity
The subject lands are designated "Urban Area" and "Built -Up Area" on 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 a planned
cycling route within proximity to transit stops, the Region's Rapid Transit system and
future multi -modal transit hub. The Region is supportive of increased residential density
on planned cycling routes within proximity to transit 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 subject lands are located adjacent to Wellington Street North (a medium -traffic
road) and within 300 meters of the CN Railway mainline and Region of Waterloo
Railway line. To address the impacts of noise on the proposed development, Regional
staff require the following mitigation measures and warning clauses to be implemented
within the buildings and secured through a registered agreement with the City of
Kitchener as a condition of a future consent or condominium application and that the
noise -warning clauses are to be included in all offers of purchase and sale and
lease/rental agreements and the Condominium Declaration (should a condominium be
proposed):
1) The proposed dwelling units on the lot shall be installed air -ducted heating and
ventilation system suitably sized and designed to allow the provision of central air
conditioning;
2) The following noise warning clauses shall be required to be included on all offers of
Purchase and Sale, Lease/Rental Agreements for the building/unit(s):
All Units on Site:
"The purchasers/tenants are advised that sound levels due to increasing
transportation (road and railway) noise in the vicinity may interfere with some
Document Number: 4436680 Version: 1
Page 117 of 399
activities of the dwelling occupants as the sound levels exceed the sound level limits
of the Waterloo Region and the Ministry of the Environment, Conservation & Parks
(MECP)
"Warning: Region of Waterloo / Canadian National Railway Company or its assigns
or successors in interest has or have rights-of-way within 300 metres from the land
the subject thereof. There may be alterations to or expansions of the railway facilities
on such rights-of-way in the future, including the possibility that the Region / 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 dwelling(s). The Region / CNR will not be
responsible for any complaints or claims arising from the use of such facilities and/or
operations on, over or under the aforesaid rights-of-way. "
New Units:
"This dwelling has been fitted with a forced air -ducted heating system and 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 allow windows and exterior doors to remain closed,
thereby ensuring that the indoor sound levels are within the sound level limits of the
Waterloo Region and the Ministry of the Environment, Conservation & Parks
(MECP)
"The purchasers/tenants are advised that sound levels due to increasing
transportation (road and railway) noise in the vicinity may interfere with some
activities of the dwelling occupants as the sound levels exceed the sound level limits
of the Waterloo Region and the Ministry of the Environment, Conservation & Parks
(MECP)
"Warning: Region of Waterloo / Canadian National Railway Company or its assigns
or successors in interest has or have rights-of-way within 300 metres from the land
the subject thereof. There may be alterations to or expansions of the railway facilities
on such rights-of-way in the future, including the possibility that the Region / 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 dwelling(s). The Region / CNR will not be
responsible for any complaints or claims arising from the use of such facilities and/or
operations on, over or under the aforesaid rights-of-way. "
Stationary Noise:
Due to the proximity to commercial and industrial uses, Regional staff require the
following noise warning clause to be registered on title through a development
agreement with the City of Kitchener at the future consent or Plan of Condominium
Document Number: 4436680 Version: 1
Page 118 of 399
stage and included in all offers of Purchase and Sale, Lease/Rental Agreements and
the Condominium Declaration (should a condominium be proposed):
"Purchasers/tenants are advised that due to the proximity of the adjacent industrial and
commercial facilities, noise from these uses may at times be audible."
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
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
Housing for which the purchase price is
at least 10 percent below the average
$576,347
purchase price of a resale unit in the
regional market area
`Based on the most recent information available from the PPS Housing Tables (2021).
In order for an owned unit to be deemed affordable, the maximum affordable house
price is $385,500.
For the purposes of evaluating the affordability of a rental unit, based on the definition of
affordable housing in the Regional Official Plan, the average rent is compared to the
Feast expensive or.
A unit for which the rent does not exceed $1,470
30 per cent of the gross annual
Document Number: 4436680 Version: 1
Page 119 of 399
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.
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 (deposited June 22,
2023).
Conclusions:
Based on the above, Regional staff have no objection to the application. Regional staff
wish to advise the City and Applicant that the implementation of the air condition system
shall and the implementation of the warning clauses shall be through a future consent of
plan of condominium application.
Furthermore, 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. Peter Markin (Owner), Arcadis Professional Services (Canada) Inc. C/O Dave Galbraith (Applicant)
Document Number: 4436680 Version: 1
Page 120 of 399
City of Kitchener
Application Type: Zoning By-law Amendment ZBA23/019/W/TS
Project Address: 229 Wellington Street North
Comments of: Transportation Services
Commenter's Name: Dave Seller
Email: clave. seller@kitchen er.ca
Phone: 519-741-2200 ext. 7369
Date of Comments: July 24, 2023
a. As part of a complete zoning by-law amendment application, a Parking Justification Brief was
submitted in March 2023 by Peter Markin, owner of 229 Wellington Street North and a peer review
of the brief was submitted in May 2023 by Salvini Consulting.
Development proposal
The applicant is proposing to construct a 13 -unit multiple dwelling in the form of stacked
townhouses while keeping the existing duplex, for a total of 15 units. The development will be
serviced by one full move vehicle access along the City of Kitchener lane at the rear of the property
and a single driveway along Wellington Street North for short term parking. There are a total of 7
parking spaces being proposed.
Transportation Demand Management (TDM) analysis
This development is well situated to take advantage of the existing alternative modes of
transportation available in the area to reduce vehicle dependency. Within 800m of the site there are
several Grand River Transit (GRT) routes and two ION light rail stations to service this development.
These routes offer connectivity to a broader transit network throughout the Region of Waterloo and
within Kitchener itself.
The walkability for pedestrians accessing the site and surrounding area can easily be achieved, as
sidewalks are provided generally on both sides of roadways in the surrounding area which provide
connections to entertainment, employment and commercial uses.
There are existing cycling opportunities in the area, as well as future cycling connections to the
downtown cycling grid and the Iron Horse Trail. To encourage cycling and take advantage of the
cycling opportunities in the area, the applicant agrees to provide 15 Class A indoor secure bicycle
parking spaces and 4 Class B outdoor bike parking spaces. The Class A bike parking will have access
to a bike fix -it -station and electrical for EV bike charging.
Parking supply analysis
The results of the parking analysis completed noted parking ratios of 0.00 to 0.54 spaces per unit,
with similar neighbourhood characteristics as this development. Also, eight (53%) of the fifteen
units are less than 51m2, which typically sees a lower vehicle parking rate. There is also one barrier
free and one visitor parking space being provided.
Page 121 of 399
To assist with reducing the vehicle parking supply, parking spaces must be unbundled for the cost of
a unit. Unbundled parking allows residents to only pay for parking that they need, rather than the
cost being automatically included with the unit.
Conclusion
Based on the analysis completed, Transportation Services is in support of the proposed total parking
supply of 7 spaces, of which 6 spaces are allocated for residents and 1 space for visitor parking. This
equates to a parking ratio of 0.47 space per unit.
Page 122 of 399
City of Kitchener
Heritage — OPA/ZBA Comment Form
Project Address: 229 Wellington Street North
File Number: ZBA23/019/W/TS
Comments Of: Heritage Planning
Commenter's Name: Deeksha Choudhry
Email: deeksha.choudhry@kitchener.ca
Phone: 519-741-2200 ext. 7291
Date of Comments: July 25, 2023
Heritage Planning staff has reviewed the following material for the proposed development on the lands
municipally addressed as 229 Wellington Street North to provide the comments outlined below:
• Planning Justification Report & Urban Design Report dated May 23, 2023; and
• Architectural Package for the proposed development.
The subject property municipally addressed as 229 Wellington Street North does not have any heritage
status. However, it is located within the Mt. Hope/Breithaupt Neighborhood Cultural Heritage
Landscape. The Kitchener Cultural Heritage Landscape Study (CHLS) dated December 2014 and prepared
by The Landplan Collaborative Ltd. was approved by Council in 2015. The CHLS serves to establish an
inventory and was the first step of a phased Cultural Heritage Landscape (CHL) conservation process.
Due to the subject property not having any heritage status, a Heritage Impact Assessment (HIA) was not
required.
Planning Justification and Urban Design Report
The Planning Justification Report includes the following commentary with respect to the impacts of the
proposed development on the Mt. Hope/Breithaupt Neighborhood CHL:
"The proposed development conserves the existing streetscape, maintaining the existing building
with its porch and gabled roofline and the mature street trees. It directs additional pakring
requirements towards the rear laneway to avoid visual intrusion on the landscape. The new
addition provides patios and terraces directed toward the front and rear yards that mimic the
function of the porches to maintain a connection to the public relam. The new addition includes a
gabled roof rather than a flat roofline common in multiple dwelling buildings.
Most significantly, the proposed development provides additional housing informs currently
more attainable for nearby employees to live in the neighborhood than detached dwellings,
consistent with the original design and intent of the neighborhood to serve workers with good
paying jobs in walking distance. As the warehouse district has seen the return of companies and
jobs, the addition of additional more affordable housing stock conserves the community value of
the this cultural heritage landscape.
Based on the foregoing, in our opinion, the proposed development conforms to the cultural
heritage resource policies of the Official Plan."
Heritage Planning Comments
Heritage Planning Staff would like to provide the following comments for the applicant's consideration:
- Staff would like further clarification on the materials and colours being used for the proposed
development. The rendering provide a dark coloured brick -like material with light wood. Staff
would like further confirmation on that.
- Staff would encourage the applicant to distinguish the new development from the existing
building through the use of different colours.
Page 123 of 399
- From the architectural package submitted, the new development is higher than the existing
building, and staff would encourage the applicant to look at options that decrease the height.
If a decrease in height is not possible, staff would require the applicant to explore material
colours that are lighter but are in contrast with the existing building, so that the two buildings
can be distinguished, but also so that the new development blends in nicer with the existing
context of the neighborhood, and has a smoother transition from the existing building.
- In keeping with the traditional character of the neighborhood, staff would encourage the
applicant to use traditional materials such as brick, and wood for the new development.
Staff would require the applicant provide more options for landscaping and tree coverage, to act
as a vegetative buffer due to its proposed height and for appropriate screening from the public
realm.
Staff do not have any issues with the proposed ZBA application, but might have additional comments
and conditions for the Site Plan Review process.
Page 124 of 399
Address: 229 Wellington St N
Owner: Peter Markin
Application: Zoning By-law Amendment ZBA23/019/W/TS
Comments Of: Parks & Cemeteries
Commenter's Name: Lenore Ross
Email: Lenore. ross@kitchener.ca
Phone: 519-741-2200 ext 7427
Date of Comments: Date of comment:
❑ 1 plan to attend the meeting (questions/concerns/comments for discussion)
X No meeting to be held
❑ I do NOT plan to attend the meeting (no concerns)
1. Documents Reviewed:
I have reviewed the documentation noted below submitted in support of a ZBA to construct a 13 -unit
multiple dwelling in the form of stacked townhouses while keeping the existing duplex, for a total of
15 units on the property. To facilitate this development, the owner has requested to amend the
Zoning By-law from 'RES -4' to 'RES -5' in Zoning By-law 2019-051.
• Planning Justification Report and Urban Design Brief
• Architectural drawings including preliminary site plan
• Completed application form
2. Site Specific Comments & Issues:
Parkland dedication requirements will be deferred at the Zoning By-law Amendment application and
assessed at a future Site Plan Application. Parkland dedication will be assessed based on the land use
class and density approved through the ZBA and required as a condition of Site Plan Approval.
Parkland dedication will be taken as cash -in -lieu of land according to the Planning Act, Parkland
Dedication Bylaw 2022-101 and Parkland Dedication Policy in effect.
The City of Kitchener Park Dedication By law and Park Dedication Policy have recently been updated
and new parkland dedication criteria, rates and land values have been approved by Council on August
22, 2022. The Bylaw is under appeal. Further changes to the Bylaw may be required as a result of the
Bill 23 — More Homes Built Faster Act. Parkland Dedication requirements will be assessed at the site
plan application stage and adjusted to reflect any approved Affordable Rental Housing.
Parks and Cemeteries has no concern with the proposed Zoning Bylaw Amendments and can provide
clearance for the ZBA application proceeding. Tree protection fencing for existing City owned trees
and design details for the on-site amenity spaces will be determined through the required site plan
application. Considering the scale of the proposed development and the current level of active park
provision in the Mt Hope Huron Park Planning Community, a holding provision is not warranted in
Parks and Cemeteries opinion.
3. Policies, Standards and Resources:
• Kitchener Official Plan
• City of Kitchener Park Dedication Bylaw 2022-101 and Park Dedication Policy
• City of Kitchener Development Manual
• Cycling and Trails Master Plan (2020)
Page 125 of 399
• Chapter 690 of the current Property Maintenance By-law
• Places & Spaces: An Open Space Strategy for Kitchener
• Multi -Use Pathways & Trails Masterplan
• Urban Design Manual
4. Anticipated Fees:
The Parkland dedication requirement for this submission is deferred and will be assessed at a future Site
Plan Application. Parkland dedication will be assessed based on the land use class(es) and density
approved through the ZBA and required as a condition of Site Plan Approval
Page 126 of 399
City of Kitchener - Comment Form
Project Address: 229 Wellington St N
Application Type: ZBA
Comments of: Environmental Planning (Sustainability) — City of Kitchener
Commenter's name: Gaurang Khandelwal
Email: gaurang.khandelwal@kitchener.ca
Phone: 519-741-2200 x 7611
Written Comments Due: July 25, 2023
Date of comments: July 25, 2023
1. Plans, Studies and/or Reports submitted and reviewed as part of a complete application:
• Sustainability Statement for 229 Wellington Street North, prepared by Peter Markin, dated
March 25, 2023
2. Comments & Issues:
I have reviewed the documentation (as listed above) to support a Zoning By-law Amendment for the
proposed development of a 13 -unit multiple dwelling in the form of stacked townhouses while keeping
the existing duplex on the subject lands, regarding sustainability and energy conservation and provide the
following:
• Although the Ontario Building Code (OBC) is advanced, going forward all developments will need
to include robust energy conservation measures as the City (and Region of Waterloo) strive to
achieve our greenhouse gas reduction target.
• Upon review of the supporting documentation there are several positive sustainability measures
are being considered or proposed for the development.
• A Sustainability Statement (as per the City's Terms of Reference) will be required as part of a
complete Site Plan Application which can further explore and/or confirm additional
sustainability measures that are best suited to the development.
• Potential items for further consideration are:
o The use of alternative water supply and demand management systems or readiness to
add these systems in the future
o Engineering the building to add solar PVs if required in the future
o Using low or no VOC paints and finishes to minimize air pollutants in interior materials
o Sustainable sourcing of construction and building materials
3. Policies, Standards and Resources:
Page 127 of 399
• Kitchener Official Plan Policy 7.C.4.5. The City will encourage and support, where feasible and
appropriate, alternative energy systems, renewable energy systems and district energy in
accordance with Section 7.C.6 to accommodate current and projected needs of energy
consumption.
• Kitchener Official Plan Policy 7.C.6.4. In areas of new development, the City will encourage
orientation of streets and/or lot design/building design with optimum southerly exposures. Such
orientation will optimize opportunities for active or passive solar space heating and water heating.
• Kitchener Official Plan Policy 7.C.6.8. Development applications will be required to demonstrate,
to the satisfaction of the City, energy is being conserved or low energy generated.
• Kitchener Official Plan Policy 7.C.6.27. The City will encourage developments to incorporate the
necessary infrastructure for district energy in the detailed engineering designs where the
potential for implementing district energy exists.
4. Advice:
➢ As part of the Kitchener Great Places Award program every several years there is a Sustainable
Development category. Also, there are community-based programs to help with and celebrate
and recognize businesses and sustainable development stewards (Regional Sustainability
Initiative - http://www.sustainablewaterlooregion.ca/our-programs/regional-sustainability-
initiative and TravelWise - http://www.sustainablewaterlooregion.ca/our-programs/travelwise).
➢ The 'Sustainability Statement Terms of Reference' can be found on the City's website under
'Planning Resources' at ... https://www.kitchener.ca/SustainabilityStatement
Page 128 of 399
From: Trevor Heywood <theywood@grandriver.ca>
Sent: Monday, June 19, 2023 12:01 PM
To: Tim Seyler <Tim.Seyler@kitchener.ca>
Subject: RE: Circulation for Comment - 229 Wellington Street North (ZBA)
Hey Tim,
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: theywooda-grandriver. ca
www.grandriver.ca Connect with us on social media
From: Planning <planning@wcdsb.ca>
Sent: Monday, July 24, 2023 5:00 PM
To: Tim Seyler <Tim.Seyler@kitchener.ca>
Subject: RE: Circulation for Comment - 229 Wellington Street North (ZBA)
Good Afternoon Tim,
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 129 of 399
From: Brandon Coveney <planning@wrdsb.ca>
Sent: Tuesday, July 18, 2023 1:55 PM
To: Tim Seyler <Tim.Seyler@kitchener.ca>
Cc: Planning <planning@wrdsb.ca>; Christine Kompter <Christine.Kompter@kitchener.ca>
Subject: Re: [Planning] Circulation for Comment - 229 Wellington Street North (ZBA)
July 18, 2023
Re: Circulation for Comment - 229 Wellington Street North (ZBA)
Municipality: Kitchener
Location: 229 Wellington St N
Owner/Applicant: Peter Markin
Hi Tim,
The Waterloo Region District School Board (WRDSB) has reviewed the above -noted application
that proposes amendments in order to facilitate the construction of a rear yard addition including
13 residential units. The WRDSB offers the following comments:
Student Accommodation
At this time, the subject lands are within the boundaries of the following WRDSB schools:
• Suddaby PS (Junior Kindergarten to Grade 6);
• Margaret Avenue PS (Grade 7 to Grade 8); and
• Kitchener -Waterloo Collegiate & Vocational School (Grade 9 to Grade 12).
The WRDSB's 2020-2030 Long -Term Accommodation Plan projects long-term over -utilization
at Kitchener -Waterloo Collegiate & Vocational School. Interim student accommodation measures,
including portable classrooms, are presently on-site and may be required until an alternative
accommodation solution is in place. Alternatively, the WRDSB may conduct a boundary study or
designate this property as a "Development Area" and assign it to Holding Schools before occupancy or
sales.
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.
Page 130 of 399
If you have any questions about the comments provided, don't hesitate to contact the
undersigned.
Regards,
Brandon Coveney
Senior Planner
Waterloo Region District School Board
51 Ardelt Avenue, Kitchener ON, N2C 2R5
Email: brandon coveney(d-)wrdsb.ca
Page 131 of 399
From: Catherine Owens -
Sent: Tuesday, July 18, 2023 8:12 PM
To: Tim Seyler <Tim.Seyler@kitchener.ca>
Subject: 229 Wellington Street North - Re -zoning
The owner of the property has created a thoughtful infill design. The height, side yard and rear yard
setback variances are minimal and should not substantially impact the immediate neighbours. It's a
pleasure to see that the existing 100 year old home which was recently refurbished will be retained
rather than demolished This is the type of development which is a perfect fit for homes with laneway
access in the core. This development definitely fits the definition of "missing middle" and will be a
welcome addition to the neighbourhood if approved.
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