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HomeMy WebLinkAboutDSD-2023-434 - Official Plan Amendment Application OPA23/013/K/JZ - Zoning By-law Amendment Application ZBA23/232/K/JZ - Lower Doon Land Use StudyStaff Report r NJ :R Development Services Department www.kitchener.ca REPORT TO: Planning and Strategic Initiatives Committee DATE OF MEETING: October 30, 2023 SUBMITTED BY: Rosa Bustamante, Director of Planning, 519-741-2200 ext. 7319 PREPARED BY: John Zunic, Senior Planner, 519-741-2200 ext. 7685 WARD(S) INVOLVED: Ward 4 DATE OF REPORT: October 3, 2023 REPORT NO.: DSD -2023-434 SUBJECT: Lower Doon Land Use Study Implementation RECOMMENDATION: That City Initiated Official Plan Amendment OPA23/013/K/JZ, for the purpose of implementing recommendations contained within the Lower Doon Land Use Study, including amendments to land uses, Specific Policy Areas, and Cultural Heritage Resources mapping and text amendments, be adopted, in the form shown in the Official Plan Amendment attached to Report DSD -2023-434 as Attachment `A', and accordingly forwarded to the Region of Waterloo for approval; and, That City Initiated Zoning By-law Amendment Application ZBA23/232/K/JZ to amend Zoning By-law 2019-051, be approved in the form shown in the "Proposed By-law" attached to Report DSD -2023-434 as Attachment `B'. REPORT HIGHLIGHTS: • The purpose of this report is to implement recommendations contained within the Lower Doon Land Use Study and provide a planning recommendation regarding the Official Plan Amendment and Zoning By-law Amendment proposed for Lower Doon. It is planning staff's recommendation that the Official Plan and Zoning By-law Amendments be approved. • There are no financial implications associated with this recommendation. • Community engagement included: 0 3 rounds of postcard notifications mailed out in advance of community engagements in April 2022, May 2023, and the statutory public meeting in October 2023; o Virtual community check-in held on April 5, 2022; o A project specific EngageWR webpage; o Two "walkshop" walking workshops and two drop-in engagements featuring heritage consultants ASI Heritage in May 2023; o Follow up one-on-one correspondence with members of the public; *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 226 of 668 o Virtual meetings with Six Nations of the Grand River, Conestoga College, and Conestoga Students Inc.; o Drop-in engagement at Conestoga College Doon Campus on July 18, 2023; o Heritage Kitchener committee presentation on the Lower Doon Cultural Heritage Landscape on October 3, 2023; o Notice of the virtual open house engagement and statutory public meeting published in the Waterloo Region Record on October 6, 2023; o Virtual Open House held on October 23, 2023; and o Planning and Strategic Initiatives Committee held on October 30, 2023. This report supports the delivery of core services. EXECUTIVE SUMMARY City Council approved the Lower Doon Land Use Study in March 2021. Following City Council's approval, Planning staff undertook community engagement on next steps towards implementation of the recommendations contained within the Lower Doon Land Use Study. This included identifying proposed changes in the Official Plan related to land use, special policy areas, and cultural heritage, as well as changes to zoning that would bring Lower Doon into the new zoning by-law. Planning staff retained cultural heritage consultants Archaeological Services Inc. (ASI Heritage) to support the implementation of heritage recommendations contained within the Lower Doon Land Use Study. Planning staff is recommending approval of Official Plan amendments and Zoning By-law amendments to implement recommendations contained within the Lower Doon Land Use Study. BACKGROUND: This report is one of many reports being presented to Council for consideration in 2023- 2024+ which focuses on housing related studies and initiatives. The graphic below depicts the planned updates to Council over the next 12+ months. Municipal Housing Pledge Bill 13, Bill 23, Bill 109 Implementation Plan Growing Together Engagement Summary Inclusionary Zoning Z Direction Missing Middle and Affordable Housing Study Update Lodging House Official Plan and Zoning Implementation Lower Doon Land Use Study Implementation Eviction & Displacement Webpage & Online P-&.. I Inrlato r— Evlctions & Displacement Toolkit Implementation Rental Replacement By- law Implementation Eviction & Displacement I Updates Toolkit Options (incl. Lodging House) Rental Replacement By-law Information Report Page 227 of 668 The City initiated the Lower Doon Land Use Study (the "Study") in 2019 to review current land use and zoning within the Lower Doon study area (Figure 1), examine the planning structure and land use mix, and recommend updates to official plan policies and zoning regulations. The Study was prepared by retained consultants The Planning Partnership and Bray Heritage and culminated in a final report dated January 29, 2021. The Study contained 23 recommendations within the following key themes: protect heritage; enhance the supply of housing; enhance the public realm; allow lodging houses; prepare a planning framework; Figure 1 — Lower Doon Study Area City Council approved the Study in March 2021. Following City Council's approval, Planning staff undertook community engagement on next steps towards implementation of the recommendations contained within the Study. Planning staff retained cultural heritage consultants Archaeological Services Inc. (ASI Heritage) to support the implementation of heritage recommendations identified in the Study. The scope of the cultural heritage work included: reviewing previously completed heritage studies, namely the Lower Doon Land Use Study — Heritage Component prepared by Bray Heritage in 2021 and the Lower Doon and Homer Watson Park Candidate Cultural Heritage Landscape Evaluation Study prepared by Stantec Consulting Ltd. in 2019; undertaking a field visit of Lower Doon; conducting supplementary background research; refining and expanding the Statement of Significance and Heritage Attributes beyond the work previously completed; and developing accompanying objectives, policies, and guidelines for the conservation of the Lower Doon Cultural Heritage Landscape (Figure 2). Community engagement on the draft land use and zoning concept, along with the draft Lower Doon Cultural Heritage Landscape materials was undertaken in May 2023 and available for public review and comment between May 10, 2023, and July 31, 2023. Page 228 of 668 Ass ,.� w,cc+Ero� :nrsa lin E: e =1 ■ ■r?Tr3v-bid N_ 11841 HERITAGE LAE =- 0 1 LW' 'wleTtcl Figure 2 — Lower Doon Cultural Heritage Landscape (ASI Heritage, 2023) Planning staff are bringing forward a city -initiated Official Plan Amendment and Zoning By- law Amendment ("proposed amendments") to implement land use recommendations contained within the Study. REPORT: 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: a) The protection of ecological systems, including natural areas, features and functions; d) The conservation of features of significant architectural, cultural, historic, archaeological or scientific interest; 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; i) The adequate provision of a full range of housing, including affordable housing; k) The adequate provision of employment opportunities; 1) The protection of the financial and economic well-being of the Province and its municipalities Page 229 of 668 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. The Ministry of Municipal Affairs and Housing is proposing an integrated province -wide land use planning policy document, potentially replacing the Provincial Policy Statement and A Place to Grow: Growth plan for the Greater Golden Horseshoe, with a singular Provincial Planning Statement (PPS) which is in draft form and not in effect at the time this report was prepared. 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 amendments facilitate a compact built form which efficiently uses the lands, is in close proximity to public transit options, and makes efficient use of existing transportation networks. Lands within the Lower Doon study area are serviced and are in proximity to parks, trails and other community uses. Provincial policies are in support of providing a broad range of housing. The proposed official plan and zoning by-law amendments are in alignment with provincial policies supportive of providing a broad range of housing. Planning staff is of the opinion that the proposed amendments will allow for the provision of a broad range of residential, commercial, and institutional uses within Lower Doon. The proposed amendments are compatible with the surrounding community, help manage growth, are transit supportive, and will make use of the existing infrastructure. No new public roads would be required for the proposed amendments and Engineering staff have confirmed there is capacity in the sanitary sewer to permit intensification within Lower Doon. Existing City processes, including the Site Plan process, provide City staff with an Page 230 of 668 opportunity to request additional information related to engineering matters prior to any development occurring. Based on the foregoing, planning staff are of the opinion that the proposed amendments are 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, in order to provide a focus for investments in transit and other types of infrastructure. Policy 2.2.1.4 states that the policies of the Growth Plan will support the achievement of complete communities that: 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: a. a range of transportation options, including options for the safe, comfortable and convenient use of active transportation; b. public service facilities, co -located and integrated in community hubs; c. an appropriate supply of safe, publicly accessible open spaces, parks, trails, and other recreational facilities; and d. 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. 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. Policy 3.2.2.1 states that Transportation system planning, land use planning, and transportation investment will be co-ordinated to implement this Plan. Policy 4.2.7 states: 1. Cultural heritage resources will be conserved in order to foster a sense of place and benefit communities, particularly in strategic growth areas. Page 231 of 668 2. Municipalities will work with stakeholders, as well as First Nations and Metis communities, in developing and implementing official plan policies and strategies for the identification, wise use and management of cultural heritage resources. 3. Municipalities are encouraged to prepare archaeological management plans and municipal cultural plans and consider them in their decision making. 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. It also supports the co- ordination of transportation system planning and land use planning, the conservation of cultural heritage resources, and identification of actions that address climate change. Planning staff are of the opinion that the proposed amendments conform to the Growth Plan. Regional Official Plan (ROP): The Regional Official Plan (ROP) designates the Lower Doon study area as Urban Area on Map 1 — Regional Structure and Delineated Built Up Area on Map 2 — Urban System. Policy 2.C.2.1 states "The Urban Area is designated as shown on Map 1. This designation contains the primary urban areas of the Cities of Cambridge, Kitchener and Waterloo, and also extends into portions of the Township of Woolwich. The lands included within this designation are intended to accommodate the largest share, almost 90 percent, of the Region's population and employment growth within the planning horizon of this Plan, and will be planned and developed in accordance with the policies of this Chapter and other applicable policies in this Plan." Policy 2.C.2.2 states "Area municipalities will develop official plan policies and implementing zoning by-laws, and other planning documents or programs to ensure that development occurring within the Urban Area is planned and developed in a manner that: a. implements the Regional urban system described in this Plan; b. advances the community's transition into an energy-efficient, resilient, low - carbon community by: i. promoting a more compact built form that enables a modal shift to most trips being made by walking, cycling, and rolling; ii. contributing to the creation of 15 -minute neighbourhoods; iii. reducing air pollution and achieving the greenhouse gas emission reduction targets of this Plan; c. is serviced by a municipal water and wastewater system, except where specified in accordance with Policy 2.J.8; d. protects the natural environment, including the Grand River and its tributaries, and surface water and groundwater resources in accordance with the policies in Chapter 7 and 8; e. provides 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, in accordance with all the applicable policies of this Plan; f. conserves cultural heritage resources and supports the adaptive reuse of built heritage resources in accordance with the policies in Chapter 3; Page 232 of 668 g. avoids development and land use patterns that may pose a risk to public health, safety and the environment; h. improves accessibility for persons of all ages and abilities and at all times of year by addressing built form barriers which restrict their full participation in society; i. ensures the development of high quality urban form through site design and urban design standards that create an attractive and vibrant public realm; j. expands residents' convenient access to: i. a range of transportation options, including to a mobility network that is safe, comfortable and convenient for walking, cycling, and rolling for people of all ages and abilities and at all times of year; Policy 2.F.2 states "Area municipalities, in collaboration with the Region, will develop and adopt a strategy to meet or exceed the minimum intensification targets set out in Table 3, and intensification more broadly throughout delineated built-up areas, which will: c. enable intensification more broadly throughout the area municipality's delineated built-up area through gentle density and other missing middle housing options; d. ensure lands are zoned and development is designed in a manner that supports the achievement of 15 -minute neighbourhoods; e. support the gradual transition of existing neighbourhoods into 15 -minute neighbourhoods that are denser, more energy efficient, and liveable; f. guide and prioritize planning and investment in efficient and modern infrastructure and public service facilities that will support intensification; The proposed amendments contain measures to ensure that development within Lower Doon will achieve the objectives set out in the above-mentioned policies, including promoting a more compact built form of development to enable most trips to be made by active means of travel, contributing to the creation of 15 -minute neighbourhoods, and leveraging existing infrastructure, including municipal water and wastewater systems and Grand River Transit services. The proposed amendments identify land use and zoning changes that provide a diverse range and mix of housing options to meet the needs of all household sizes and incomes. Through the identification of the Lower Doon Cultural Heritage Landscape, the proposed amendments conserve identified cultural heritage resources within Lower Doon. Planning staff are of the opinion that the proposed amendments conform to the Regional Official Plan. City of Kitchener Official Plan (OP) The City of Kitchener Official Plan (2014) provides the long-term land use vision for Kitchener. The vision is further articulated and implemented through the guiding principles, goals, objectives, and policies which are set out in the Plan. The vision and goals of the OP strive to build an innovative, vibrant, attractive, safe, complete, and healthy community. The Official Plan includes objective 4.1.1, which aims 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 the Kitchener community through all stages of life. This objective Page 233 of 668 speaks to the preference for a land use pattern that accommodates a range of housing types across the city as a whole and within neighbourhoods, including Lower Doon. Policies 5.C.1.8 and 5.C.1.9 identify the need for the City to continue diversifying its economic base by supporting City Nodes, among other Urban Structure elements, to be developed with an appropriate range of economic uses, including office, institutional, commercial activity and technology based businesses. Additionally, lands designated Commercial, Commercial Campus and Mixed Use will provide for a sufficient supply and a complete range of commercial goods and services. These areas are intended to intensify and provide a broader range of uses and employment opportunities. The Official Plan also includes objective 12.1.1 which aims to conserve the city's cultural heritage resources through their identification, protection, use and/or management in such a way that their heritage values, attributes and integrity are retained. This objective has been met by identifying and conserving heritage attributes within the Lower Doon Cultural Heritage Landscape. Complete Commun A complete community creates and provides access to a mix of land uses including, a full range and mix of housing, including affordable housing, recreation, commerce, community and cultural facilities, health care facilities, employment, parks, and open spaces distributed and connected in a coherent and efficient manner. A complete community also supports the use of public transit and active transportation, enabling residents to meet most of their daily needs within a short distance of their homes. Kitchener will be planned as a complete community that creates opportunities for all people to live, work and interact within close proximity. Planning for a complete community will aid in reducing the cost of infrastructure and servicing, encourage the use of public transit and active modes of transportation, promote social interaction, and foster a sense of community. 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. Lower Doon includes lands that are identified as a City Node, Community Areas, and Green Areas on Map 3 — Urban Structure of the Official Plan. The planned function of City Nodes is to provide primarily for commercial, and/or institutional uses that have a regional and/or city-wide orientation. Currently, or overtime, City Nodes may include residential uses where appropriate and compatible. City Nodes are intended to intensify, be transit -supportive and cycling and pedestrian friendly. The planned function of Community Areas is to provide for residential uses as well as non- residential supporting uses intended to serve the immediate residential areas. Community Areas may include a range of land use designations, including Low Rise Residential, Page 234 of 668 Medium Rise Residential, High Rise Residential, Open Space, Institutional and/or Major Infrastructure and Utilities. Policy 3.C.2.52 in the Official Plan indicates that limited intensification may be permitted within Community Areas in accordance with the applicable land use designation and urban design policies, and that the proposed development must be sensitive to and compatible with the character, form and planning function of the surrounding context. The planned function of Green Areas is to protect and conserve the ecological functions and features and passive and active recreation that these areas provide. The proposed Official Plan Amendment does not include any modifications to the City's Urban Structure. Land Use Lands within Lower Doon include a mix of land use designations, including Low Rise Residential, Natural Heritage Conservation, Open Space, Institutional, and Commercial. Planning staff are recommending that lands identified as Area 1 identified on Figure 3 be redesignated from Commercial to High Rise Residential . r r'.-. �, rr •r �v r, -r �o- N III 1■■■■ ■■■Ya � �� �.... ■..■!Yr Y ANN I::: o ■■■■..■ 1■■ ■F on .■■ Soso ., CITY OF ItITCHENEfi OFFICIAL PLAN AMENdMENT Td MAP 3 r�S rrr = rr LAND USE N u Law Rise Residential Commercial Business Park Employment ® Institutional Natural Heritage Conservation open Space Major Infrastructure and Utilities Aram oiAmandmsnt .4 Area 1 From Commercial i 0 To High Rise Residential 0 50a REVISED: OFFICIAL PLAN AMENDMENT OPA23i0131KfJZ METRES ZONING BY-LAW AMENDMENT ZBA23102NK1JZ SCALE 1:15,000 /ry FILE D : City Kitchener en2f pPAYd613141Z-fA0.P3 nnT�. c�or�uo�o .n nrsnm DEVELOPMENT SERVICES DEPARTMENT. PLANNING Figure 3 — Proposed Amendment to Map 3 Land Use (Official Plan) The purpose of this land use change is to implement as -of -right permissions for high rise residential uses on lands identified along Conestoga College Boulevard and referenced in Figure 3, allowing for additional housing forms to be built in close proximity to Conestoga College. The proposed land use change directs growth to the City Node and implements Page 235 of 668 recommendation #8 contained in the Lower Doon Land Use Study which states, "Promote the development of higher density housing and/or mixed use vacant lands south of Homer Watson through Official Plan and Zoning By-law amendments to permit a greater variety of land uses." The introduction of the high rise residential land use on lands identified in Figure 3 achieves Objective 4. 1.1 of the Official Plan by providing for an appropriate range, variety and mix of housing types and styles, densities, tenure, and affordability to satisfy the varying housing needs of Lower Doon and the broader Kitchener community through all stages of life. Policy 3.C.2.24. of the Official Plan states "The planned function of City Nodes is to provide primarily for commercial, and/or institutional uses that have a regional and/or city-wide orientation. Currently, or over time, City Nodes may include residential uses where appropriate and compatible. City Nodes are intended to intensify, be transit -supportive and cycling and pedestrian friendly." Policy 3.C.2.28. of the Official Plan states "Within an area identified as a City Node on Map 2 the applicable land use designations may include Commercial Campus, Commercial, Mixed Use, Institutional, Open Space, Medium Rise Residential and High Rise Residential as shown on Map 3 and detailed in Sections 15.D.3, 15.D.4, 15.D.5, 15.D.7 and 15.D.10 depending on the context and the range of uses deemed appropriate for achieving the planned function of that node." Planning staff are of the opinion that the proposed land use change is in conformity with the intent of the Official Plan. Specific Policy Areas Removal of Specific Policy Area 26 Planning staff are recommending amendments to Specific Policy Areas in Lower Doon. These amendments include the removal of Specific Policy Area 26 from Map 5 of the Official Plan, as shown on Figure 4, and the deletion of policy 15.D.12.26 from the Official Plan. Policy 15.D.12.26 states "The City will undertake a Master Planning exercise to confirm among other matters the appropriate Urban Structure Component to be applied to the subject lands and the appropriate land use designation mix necessary to achieve the planned function for this area through an Official Plan Amendment. Until such time as a Master Plan has been prepared, in order to provide for a transition of lands designated Commercial and adjacent lands designated Natural Heritage Conservation, appropriately scaled multiple residential development may be permitted, having a minimum Floor Space Ratio of 1.0 and a maximum Floor Space Ratio of 4.0. Where permitted, multiple residential development may locate in free-standing buildings or in mixed use buildings with other compatible commercial uses. However, multiple residential uses may not be permitted in locations immediately adjacent to incompatible commercial land uses." Planning staff are of the opinion that the work completed through the Lower Doon Land Use Study Implementation project satisfies the requirement to undertake a Master Planning exercise to confirm the appropriate urban structure component and land use designation mix, and that Specific Policy Area 26 is no longer required. Page 236 of 668 Removal of Specific Policy Area 16 The proposed amendment also includes an administrative amendment to remove Specific Policy Area 16 from Map 5 of the Official Plan (Figure 4). City Council, through Official Plan Amendment 29, approved the deletion of policy 15.D.12.16, which corresponds to Specific Policy Area 16. Adding Specific Policy Area 66 Planning staff are recommending adding Specific Policy Area 66 (Figure 4). The purpose of the Specific Policy Area is to remove the maximum floor space ratio applying to applicable properties designated High Rise Residential and reads as follows: "Notwithstanding section 15.D.3.24, for the lands subject to this Specific Policy Area, there shall be no maximum Floor Space Ratio. A holding provision will be applied through the zoning by-law to require an urban design brief." The objective of this Specific Policy Area is to accommodate the development of high rise residential building forms without utilizing floor space ratio as a mechanism for regulating built form. The Specific Policy Area recognizes the limitation of using floor space ratio, particularly as density permissions vary depending on the size of a given parcel of land. Additional regulations contained within the proposed zoning, including the holding provision to require an urban design brief, are proposed to provide a more appropriate means of regulating the form and density of residential development of the applicable properties within the nodes that are subject to the proposed Specific Policy Area. Policy 17.E.13.1. of the City of Kitchener Official Plan require that holding provisions will be applied in situations where it is necessary or desirable to zone lands for development or redevelopment in advance of the fulfillment of specific requirements and conditions, and where the details of the development or redevelopment have not yet been fully resolved. A Holding provision may be used in order to ensure that certain conditions, studies, or requirements related to a proposed Zoning By-law Amendment are met. Planning staff are recommending the removal of two Specific Policy Areas and the addition of Specific Policy Area 66 in order to implement the following recommendations contained within the Lower Doon Land Use Study: 8. Promote the development of high density housing and/or mixed use on vacant lands south of Homer Watson through Official Plan and zoning by-law amendments to permit a greater variety of land uses; and 16. Prepare a planning framework for Lower Doon to identify the land use and design framework for vacant/underdeveloped lands in the area. Page 237 of 668 s d "k Area 1 X ,� Area 2 CAMBRIDGE CITY OF KITCHENER OFFICIAL PLAN AMENDMENT TO MAP 5 SPECIFIC POLICY AREAS N Specific Policy Areas 5- 340 Joseph Schoerg Cres ® 8- Upper Doon Ama of Amendment _ Area 1 jTo Remove Specific Policy Area L 16. Lower Dann Area 2 3To Remove Specific Policy Area 16 26. Homer Watson BlvdlConesiop College Blvd Area 3 To Add Specific Policy Area 66. Conestoga College Blvd SiCHEUULE W o sou REVISED: {OFFICIAL PLAN AMENDMENT OPA231U13fK/JZ METRES ZONING BY-LAW AM E N D M EN T Z BA23f0234UJZ APPLICANT: CITY INITIATED SCALE 1:15,000 1;It]/ of KItcf'1e11@rrte. OPA290791t.1E r1AP5 CITY WIDE DATE: SEPTEMBER 19. 2023 DEVELOPMENT SERVICES DEPARTY'E NT. PLANNING Tn.d Figure 4 — Proposed Amendment to Map 5 Specific Policy Areas (Official Plan) Cultural Heritage Resources Planning staff recommend the implementation of the Lower Doon Cultural Heritage Landscape through the addition of text amendments in Section 12 — Cultural Heritage Resources of the Official Plan. The text amendments include policies specific to the Lower Doon Cultural Heritage Landscape, as shown in Attachment A. The proposed modifications include the introduction of a new subheading in Section 12 of the Official Plan titled "Cultural Heritage Landscape Implementation" where policies specific to identified cultural heritage landscapes within the City are proposed to be contained, including policies specific to the Lower Doon Cultural Heritage Landscape. The Lower Doon Cultural Heritage Landscape Report prepared by ASI Heritage is attached as Attachment D. Map 9 of the Official Plan is proposed to be amended to include the extent of the Lower Doon Cultural Heritage Landscape geography (Figure 5). The proposed official plan amendment is in alignment with objectives 12.1.1, and 12.1.2, and policy 12.C.1.9 of the Official Plan. The proposed official plan amendment implements the following recommendations contained within the Lower Doon Land Use Study: 1. Identify a Heritage Character Area extending north from the intersection of Pinnacle Drive and Amherst Drive-, 2. Include a Statement of Cultural Heritage Value or Interest; 3. Identify the Heritage Attributes-, and 5. Conserve properties on the municipal heritage register. Page 238 of 668 CITY OF KITCHENER OFFICIAL PLAN AMENDMENT TO MAP 9 4 CULTURAL HERITAGE RESOURCES � Heritage Conservation District N Heritage Corridor Canadian Heritage River P �. r€ Cultural Heritage Landscape 4V0:=i' ==si d. 300 Joseph S�choerg Crescent iwwlnr (Betzner Farmstead) — — UPPER., 5. Joseph Sehoerg Crescent58R- DOON HCD 10533 Pts 2 & 3 -- – — Area of Amendment Area 1 J To Add Cultural Heritage Landscape 6. Lower Coon f:. (Willow Lake Park lands and G �q 4 10, 20, and 37 Pinnacle Or and 6 Amherst Dr) ru cOLLEGEBLVp o GAM�RIQGE z SCHEDULE V REVISED; OFFICIAL PLAN AMENDMENT 0PA2W0131KIJZ a soo ZONING BY-LAW AMENDMENT ZBA23l0231KIJZ METRES APPLICANT:. CITY INITIATED SCALE 1:15,004 City of Kitchener CITY WIDE DATE SEPTEMBER 19, 2823 DEVELOPMENT SERVICES DEPARTMENT. PL?NNING Figure 5 — Proposed Amendment to Map 9 Cultural Heritage Resources (Official Plan) Proposed Official Plan Amendment Conclusions Based on the above -noted policies and planning analysis specific to the proposed amendments to land uses, specific policy areas, and cultural heritage resources, staff is of the opinion that the proposed Official Plan Amendment represents good planning and recommends that the proposed Official Plan Amendment be approved as shown in Attachment A. Proposed Zoning By-law Amendment (Zoning By-law 2019-051) The purpose of the proposed zoning by-law amendment is to bring all properties within Lower Doon into Zoning By-law 2019-051 from Zoning By-law 85-1, as shown on Appendix A in Attachment B. The existing zoning in Lower Doon includes a range of residential, institutional, and commercial zones. The proposed zoning includes the application of residential, commercial, and institutional zones contained within Zoning By-law 2019-051. Page 239 of 668 Proposed Residential Zones Proposed residential zones in Lower Doon include the application of the RES -4: Low Rise Residential Four Zone, RES -5: Low Rise Residential Five Zone, and RES -7: High Rise Residential Seven Zone categories. The RES -4 zone permits a broad range of low-rise residential uses from single detached dwellings to multiple dwellings with up to four (4) residential units. The RES -5 zone also permits a broad range of low-rise residential uses from single detached dwellings to multiple dwellings but does not include a maximum number of permitted residential units. Both the RES -4 and RES -5 zones limit buildings to 3 storeys and 11.0m in height. The RES -7 zone permits multiple dwellings and a range of non- residential uses. Lodging houses are permitted within residential zones RES -4, RES -5, RES -6, and RES -7 in Zoning By-law 2019-051. The proposed zoning by-law amendment implements the following recommendations contained within the Lower Doon Land Use Study: 8. Promote the development of higher density housing and/or mixed use on vacant lands south of Homer Watson through Official Plan and zoning by-law amendments to permit a greater variety of land uses; 13. Permit Lodging Houses in all residential zones in Lower Doon. Policy 15.D.3.8 of the Official Plan states "15.D.3.8. The Low Rise Residential land use designation will accommodate a full range of low density housing types which may include single detached dwellings, additional dwelling units, attached and detached, semi-detached dwellings, street townhouse dwellings, townhouse dwellings in a cluster development, low- rise multiple dwellings, special needs housing, and other forms of low-rise housing." The RES -4 and RES -5 zones are proposed on lands with a Low Rise Residential land use designation. To determine which zone was appropriate to apply to which lands, staff considered the following: • existing lot area, width, and depth; and • providing a transition between higher density forms of development on the Conestoga College lands to the adjacent low rise residential area. Based on the assessment, lands that have a minimum size that met RES -5 regulations for a range of permitted residential uses, are proposed to be zoned RES -5. Additionally, RES - 5 zoning is proposed to be applied to lands that have the potential to be consolidated along streets that provide a transition between higher and lower density uses (e.g.: Doon Valley Drive). The remaining residential lots within Lower Doon are proposed to be zoned RES -4 as they meet the minimum regulations for a range of permitted residential uses in that zone. The permitted residential uses identified in the RES -4 and RES -5 zone categories are consistent with the range of low density housing types identified in policy 15.D.3.8 of the Official Plan. The RES -4 and RES -5 zone categories permit a range of missing middle residential uses, including street townhouses, cluster townhouses (RES -5 only), and multiple dwellings. Policy 15.D.3.22 of the Official Plan states "The High Rise Residential land use designation will primarily accommodate high density multiple dwellings and special needs housing to achieve a high intensity of residential use." Page 240 of 668 The application of the RES -7 zone category is proposed on lands with a High Rise Residential land use designation which is proposed within the City Node. The permitted residential uses identified in the RES -7 zone category is consistent with the range of high density multiple dwellings identified in policy 15.D.3.22 of the Official Plan. The proposed zoning by-law amendment creates opportunities for increased housing supply by permitting a broad range of low rise residential and high rise residential uses, and includes as of right zoning permissions for at least four dwelling units on all residentially zoned properties. The proposed amendment allows for greater flexibility in the residential uses permitted on lands within Lower Doon and introduces further missing middle "gentle density" housing options consistent with the recommendations and directions within the Study and Missing Middle and Affordable Housing Study. Proposed Commercial Zones Proposed commercial zones in Lower Doon include the application of the COM -2: General Commercial zone. The purpose of this zone is to accommodate retail and commercial uses within the City's Urban Corridors, and Community and City Nodes. The proposed application of the COM -2 zone in Lower Doon is within a City Node on Map 2 Urban Structure of the Official Plan. The COM -2 zone permits a range of commercial uses. The COM -2 zone also permits a "Dwelling Unit", provided that: the dwelling unit be located within a mixed use building containing at least one other permitted use and shall not be located on the ground floor; and the maximum floor space ratio for the dwelling unit use is 2. Policy 15.D.5.15 of the Official Plan states "Lands designated as Commercial are intended to provide for a range of retail and service commercial uses that cater primarily to the weekly and daily needs of residents within the surrounding neighbourhoods." Policy 15.D.5.17 of the Official Plan states "in addition to Policy 15.D.5.16, the permitted uses on lands designated Commercial and identified as a Major Transit Station Area, City Node, Community Node or Urban Corridor on Map 2: a) will include retail, and may include retail commercial centres where they are permitted in accordance with the applicable policies in Section 3.C.2; and, b) may include dwelling units, where appropriate, provided that they are located in the same building as compatible commercial uses and are not located on the ground floor to a maximum Floor Space Ratio of 2.0. The proposed amendment ensures that a commercial function will remain on lands with a commercial land use designation in the Official Plan within the City Node. The proposed amendment also provides a path for dwelling units to be introduced on lands with a commercial land use designation, subject to policy 15.D.5.17 of the Official Plan. Proposed Institutional Zones Proposed institutional zones in Lower Doon include the application of the INS -1: Neighbourhood Institutional and INS -2: Major Institutional zone categories. The INS -1 zone is intended to accommodate institutional uses to serve the surrounding residential communities, whereas the INS -2 zone is primarily intended to serve at a city or regional Page 241 of 668 scale. The proposed amendment applies the INS -1 and INS -2 zones to lands currently zoned institutional in Zoning By-law 85-1. Natural Heritage Conservation Zone Proposed Natural Heritage Conservation zones in Lower Doon include the application of the NHC-1: Natural Conservation zone category. The purpose of the NHC-1 zone is to protect and/or conserve natural heritage features and their ecological functions. Further, it is intended to prevent the aggravation of existing natural hazards and/or the creation of new ones. The NHC-1 zoning applies to properties where there are already restrictions or conditions on development within, or in the buffer to, the natural feature on the property. This includes flooding hazards, slope erosion hazards, and significant wildlife habitat and landforms. Special Regulation Provisions As part of the proposed zoning by-law amendments, planning staff recommend retaining five (5) existing Special Regulation Provisions currently in effect in Zoning By-law 85-1, introducing one (1) new Special Regulation Provision, and introducing three (3) new Holding Provisions. Special Regulation Provisions 375 through 379, as shown in Attachment B, are existing special regulation provisions in Zoning By-law 85-1 specific to previous development applications and are proposed to be applied in Zoning By-law 2019-051. Planning staff recommend amending Zoning By-law 2019-051 to add Special Regulation Provision 380R. "The proposed Special Regulation Provision is to remove the maximum floor space ratio value on lands proposed to be zoned RES -7 and shown as affected by this provision in Appendix A." The purpose of this Special Regulation Provision is to remove the maximum floor space ratio regulation that applies to the RES -7 zone, consistent with proposed Specific Policy Area 66 that proposes to remove the maximum floor space ratio applying to the high rise residential land use within the City Node. Holding Provision 51 H Planning staff are recommending the following Holding Provision as part of the Zoning By- law Amendment: "Notwithstanding Section 7 of this By-law, within the lands zoned RES -7 and shown as being affected by this subsection on Zoning Grid Schedule Number 254, 255, 283, and 284 of Appendix "A", no development on the lands shall occur until such time as an Urban Design Brief is approved by the City's Director of Planning demonstrating a high quality of urban design that contributes positively to the public realm and streetscapes with adequate tower separation and onsite amenity." The purpose of this holding provision is to require an Urban Design Brief as part of any future re -development as a means of regulating the form and density of proposed buildings, Page 242 of 668 rather than through the application of a maximum floor space ratio. This represents a more appropriate and flexible means of regulating the form and density of residential development of the applicable properties within the City Node that considers the appropriate design of the sites. Holding Provision 52H Planning staff are recommending the following Holding Provision as part of the Zoning By- law Amendment: "No residential use shall be permitted until a Record of Site Condition (RSC) has been filed on the Ministry of Environment, Conservation and Parks (MECP) Environmental Site Registry in accordance with O. Reg. 153/04, as amended. This Holding Provision shall not be removed until the Regional Municipality of Waterloo is in receipt of a letter from the Ministry of the Environment, Conservation and Parks (MECP) advising that a Record of Site Condition has been filed." In consultation with Region of Waterloo planning staff, the need for a RSC on lands in Lower Doon was identified in accordance with the Region's Implementation Guidelines. Until such time that the RSC and Ministry Acknowledgement letter have been received by the Region, residential development on the lands identified as being impacted by this provision in Attachment B is not permitted. Holding Provision 53H Region of Waterloo planning staff have identified the need for a transportation and stationary noise study on lands in Lower Doon. As such, planning staff are recommending the following Holding Provision as part of the Zoning By-law Amendment: "No residential use shall be permitted until a detailed transportation (road) and stationary noise study has been completed and implementation measures recommended to the satisfaction of the Regional Municipality of Waterloo. The detailed stationary noise study shall review the potential impacts of noise (e.g. HVAC systems) on the sensitive points of reception and the impacts of the development on adjacent noise sensitive uses." Proposed Zoning By-law Amendment Conclusions Planning staff are of the opinion that the proposed Zoning By-law Amendment to bring all properties within Lower Doon into Zoning By-law 2019-051 from Zoning By-law 85-1 and represents good planning as it will allow for a broad range of housing types and densities and retains important institutional and commercial functions. The proposed Zoning By-law amendments achieve a balance between the retention of low-rise residential uses that allow for missing middle "gentle density" housing options on lands designated low-rise residential and accommodating high-rise residential uses south of Homer Watson Boulevard within the City Node. The proposed Zoning By-law amendments achieves the planned function of City Nodes by accommodating residential, commercial, and institutional uses without requiring that each property be designated and zoned mixed use. Page 243 of 668 The proposed Zoning By-law amendments are consistent with the proposed Official Plan amendments. Planning staff recommend that the proposed Zoning By-law Amendment be approved as shown in Attachment B. STRATEGIC PLAN ALIGNMENT: The recommendation contained in 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: The Lower Doon Land Use Study Implementation project features various engagement events commencing in March 2022 and builds on the engagement from the Lower Doon Land Use Study. The following provides an overview of the date and type of community engagement that was undertaken: Date of Engagement Engagement Type March 2022 Development of a Lower Doon EngageWR project webpage March 2022 — Present Updates to Lower Doon EngageWR project webpage March 2022 - Present Follow up one-on-one correspondence with members of the public March 2022 — Present Social media posts advertising project updates and upcoming engagement events March 2022 — Present 4 emails to the Lower Doon email contact list (169 email addresses) March 18, 2022 Circulation of postcard notification #1 to property owners within the Lower Doon study area in March 2022 advertising the April 5, 2022, Virtual Community Check -In April 5, 2022 Virtual Community Check -In May 9, 2022 Virtual meeting with Conestoga College administration July 21, 2022 Virtual meeting with Six Nations of the Grand River January 27, 2023 Virtual meeting with Conestoga Students Inc. April 2023 Circulation of postcard notification #2 to property owners within the Lower Doon study area advertising the May 10, 2023, walkshop sessions and drop-in engagements May 10, 2023 2 walkshop (walking workshops) and drop-in engagements at Doon Valley Golf Course with heritage consultants ASI Heritage May 24, 2023 Virtual meeting with Drewlo Holdings June 7, 2023 Virtual meeting with Conestoga Students Inc. June 27, 2023 Virtual meeting with Conestoga College administration June 28, 2023 Virtual presentation of draft project materials at Conestoga Students Inc. "Housing Student Advisory Committee" meeting July 18, 2023 Drop-in engagement at Conestoga College Doon Campus Page 244 of 668 October 2023 Circulation of postcard notification #3 to property owners within the Lower Doon study area advising of the October 23, 2023, virtual "open house" and October 30, 2023, statutory public meeting October 3, 2023 Heritage Kitchener committee meeting presentation and discussion regarding the draft Lower Doon Cultural Heritage Landscape October 6, 2023 Notice of the virtual "open house" engagement and statutory public meeting was published in the Waterloo Region Record October 23, 2023 Virtual open house October 30, 2023 Planning and Strategic Initiatives Committee meeting Feedback provided by Heritage Kitchener was incorporated into the Lower Doon Cultural Heritage Landscape report prepared by ASI Heritage. Modifications included revised references to Willow Lake Park and historical photos and mapping associated with the Lower Doon Mill and Doon Village Road. In addition to the list of engagement events undertaken above, City of Kitchener and Conestoga Students Inc. social media accounts were used to raise awareness of the project, provide information regarding community engagement events, and provide a link to the project EngageWR webpage (Figure 6). City of Kitchener @CityKitchenef We're working on updating the planning policies & regulations for Lower Doon to guide & manage the growth within the community & we want your feedback! Let us know your thoughts using our survey: engagewr.ca/lowerdoon NNEWEEN= 4eNGA e K I T C H E N E R 10:50 AM • May 19, 2023 • 1,728 Views 1,. _ Figure 6 — Example of City of Kitchener social media post from May 2023 (left) and Conestoga Students Inc. social media post from July 2023 (right) EngageWR Project Webpaqe The Lower Doon EngageWR project webpage was launched in March 2022 and used to host all project materials, as well as provide information on upcoming engagements. Following the May 10, 2023, engagement event, all draft materials were posted to the EngageWR webpage. A total of 7 comments were submitted by members of the public and included in Attachment E. Page 245 of 668 INFORM — This report has been posted to the City's website with the agenda in advance of the council / committee meeting. Three rounds of postcard notifications were distributed to property owners and occupants within Lower Doon in March 2022, April 2023, and October 2023. Notice of the Statutory Public Meeting was posted in the Waterloo Region Record on October 6, 2023, and is attached as Attachment C. Four emails were sent out to the Lower Doon email contact list, which includes 159 unique email addresses, in advance of each community engagement event, when the draft materials were made publicly available, and in advance of the statutory public meeting. CONSULT — Members of the public were consulted as part of the Virtual Community Check - In held on April 5, 2022, and during the two "walkshop" walking workshops and drop-in engagement sessions held on May 10, 2023. The EngageWR project webpage was launched in March 2022 and was used to share project materials and solicit community feedback. The comment period on the draft land use, zoning, and cultural heritage materials was open from May 10, 2023, through July 31, 2023. Planning staff received written responses from 7 members of the public from May 10, 2023, through July 31, 2023, along with 7 comments submitted through EngageWR, which are attached as Attachment E. PREVIOUS REPORTS/AUTHORITIES: • Municipal Act, 2001 • Planning Act, R.S.O. 1990, c. P.13 • Provincial Policy Statement, 2020 • Regional Official Plan • City of Kitchener Official Plan, 2014 • City of Kitchener Zoning By-law 2019-051 • DSD -2021-11 — Lower Doon Land Use Study Recommendations Report REVIEWED BY: Natalie Goss, Manager, Policy & Research APPROVED BY: Justin Readman, General Manager, Development Services ATTACHMENTS: Attachment A —Proposed Official Plan Amendment Attachment B — Proposed Zoning By-law Amendment Attachment C — Waterloo Region Record Notice (October 6, 2023) Attachment D — Lower Doon Cultural Heritage Landscape Study - Final Report (ASI Heritage, October 2023) Attachment E — Public Comments (May 10, 2023 — July 31, 2023) Page 246 of 668 AMENDMENT NO. ## TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER Lower Doon Land Use Studv Implementation DSD -2023-434 Attachment "A" Page 247 of 668 DSD -2023-434 Attachment "A" AMENDMENT NO. ## TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER Lower Doon Land Use Study Implementation 1101§10-4 SECTION 1 TITLE AND COMPONENTS SECTION 2 PURPOSE OF THE AMENDMENT SECTION 3 BASIS OF THE AMENDMENT SECTION 4 THE AMENDMENT APPENDICES APPENDIX 1 Notice of the Meeting of Planning and Strategic Initiatives Committee — October 6, 2023 APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives Committee — October 30, 2023 APPENDIX 3 Minutes of the Meeting of City Council xdatex Page 248 of 668 DSD -2023-434 Attachment "A" AMENDMENT NO. ## TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER SECTION 1 — TITLE AND COMPONENTS This amendment shall be referred to as Amendment No. ## to the Official Plan of the City of Kitchener. This amendment is comprised of Sections 1 to 4 inclusive. SECTION 2 — PURPOSE OF THE AMENDMENT The purpose of the Official Plan Amendment is to incorporate modifications to the text and mapping of the Official Plan in order to implement recommendations contained within the Lower Doon Land Use Study. SECTION 3 — BASIS OF THE AMENDMENT In 2019, the City initiated the Lower Doon Land Use Study (the "Study"), prepared by retained consultants The Planning Partnership and Bray Heritage. The Study culminated in a final report dated January 29, 2021, and contained 23 recommendations. City Council approved the Study in March 2021. Following City Council's approval, City Staff undertook community engagement on next steps towards implementation of the recommendations contained within the Study. This included developing a proposed land use and zoning concept, and retaining heritage consultants Archaeological Services Inc. (ASI Heritage) to advance the identification and development of a "Heritage Character Area" for a portion of lands within Lower Doon. This body of work has subsequently been referred to as the Lower Doon Cultural Heritage Landscape. Community engagement on the draft land use and zoning concept, along with the draft Lower Doon Cultural Heritage Landscape materials was undertaken in May 2023 and available for public review and comment between May 2023 and July 2023. The following text provides additional information on the basis of this Official Plan Amendment. Land Use Modifications City staff are recommending that lands identified as "Area 1" on Schedule `A' be redesignated from Commercial to High Rise Residential. The proposed land use change would implement as -of -right permissions for high rise residential uses on seven (7) vacant parcels and the existing "Residence & Conference Centre— Kitchener -Waterloo" all situated on Conestoga College Boulevard. The proposed land use change implements recommendation #8 contained in the Study which states: "Promote the development of higher density housing and/or mixed use vacant lands south of Homer Watson through Official Plan and zoning by-law amendments to permit a greater variety of land uses". Specific Policy Area Modifications Planning staff are recommending the removal of Site Specific Policy Area 26 and introduction of Site Specific Policy Area 66, as shown on Schedule `B'. The proposed amendment also includes an administrative amendment in the removal of Specific Policy Area 16 from Map 5 of the Official Plan. City Council, through OPA 29, approved the deletion of policy 15.D.12.16 which is specific to Specific Policy Area 16. Planning staff are recommending removal of Specific Policy Area 26, which states that "the City will undertake a Master Planning exercise to confirm among other matters the appropriate Urban Structure Component to be applied to the subject lands and the appropriate land use designation mix necessary to achieve the planned function for this area through an Official Plan Amendment." Planning staff are of the opinion that the work completed following City Council's approval of the Study in March 2021 represents the undertaking of a Master Planning exercise and that this Official Plan Amendment achieves the objective as set out in Specific Policy Area 26. Page 249 of 668 DSD -2023-434 Attachment "A" A new Specific Policy Area 66 is proposed on lands identified as "Area 3" on Schedule `B' with the intent of removing a maximum floor space ratio. The objective of this Specific Policy Area is to accommodate the development of high rise residential building forms without regulating built form through floor space ratio, rather through the submission of an Urban Design Brief secured through a holding provision in zoning for the properties. Cultural Heritage Resources Modifications Planning staff recommend the addition of modifications to Section 12 — Cultural Heritage Resources of the Official Plan to include policies that are specific to the Lower Doon Cultural Heritage Landscape. Map 9 of the Official Plan is proposed to be amended to introduce the Lower Doon Cultural Heritage Landscape geography where the abovementioned policies would apply. The text and mapping modifications specific to Cultural Heritage Resources implements recommendations #1, #2, #3, and #5 of the Study. Planning staff are of the opinion that the Official Plan Amendment is consistent with and conforms to the Planning Act, Provincial Policy Statement (2020), A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020), and the Regional Official Plan (2010), and represents good planning. SECTION 4 — THE AMENDMENT The City of Kitchener Official Plan is hereby amended as follows: a. Part C, Section 12 is amended by adding the following after policy 12.C.1.48: 12.C.1.49 Lower Doon The following policies apply to lands identified as Lower Doon Cultural Heritage Landscape on Map 9 — Cultural Heritage Resources: a) The cultural heritage resources and heritage attributes identified in the Lower Doon Cultural Heritage Landscape Study and shown on Map 1 and Map 2 of the Lower Doon Cultural Heritage Landscape Report will be conserved. b) The City will require the submission of a Heritage Impact Assessment and/or a Heritage Conservation Plan for development, redevelopment, demolition, and site alteration for designated properties within or adjacent to the Cultural Heritage Landscape, where it has been determined that this may result in a significant negative impact on a cultural heritage resource or heritage attribute of the Cultural Heritage Landscape as deemed appropriate by the City's Director of Planning. The Heritage Impact Assessment shall be completed in accordance with the City of Kitchener Heritage Impact Assessment Terms of Reference, or a Scoped Heritage Impact Assessment Terms of Reference which will be provided by the City's Heritage Planner and will recommend an appropriate conservation strategy for the cultural heritage resource or heritage attribute. The Heritage Conservation Plan shall be completed in accordance with the City of Kitchener Conservation Plan Terms of Reference and will recommend appropriate conservation measures and work for the cultural heritage resource or heritage attribute. The City may require the submission of additional documents and/or studies as deemed appropriate by the City's Heritage Planner. c) The City will ensure that new developments are designed and planned to ensure that views and vistas of Kitchener's significant cultural heritage resources are created, maintained, and /or enhanced where appropriate, as referenced in the Lower Doon Cultural Heritage Landscape Report (ASI Heritage, September 2023). Page 250 of 668 DSD -2023-434 Attachment "A" d) Any new development that may be proposed within any part of the Lower Doon Cultural Heritage Landscape identified as exhibiting archaeological potential (as shown on Map 3 of the Lower Doon Cultural Heritage Landscape Report) that will result in subsurface impacts must be preceded by Stage 2 Archaeological Assessment. Any such assessment(s) must be conducted in accordance with the 2011 Standards and Guidelines for Consultant Archaeologists (Ministry of Tourism and Culture 2011). e) New development and alterations on properties within and adjacent to the Cultural Heritage Landscape must be compatible with and complementary to the Cultural Heritage Landscape's cultural heritage value and heritage attributes. f) Demolition or removal of heritage attributes within the Lower Doon Cultural Heritage Landscape is not permitted. g) The City acknowledges that accessibility requirements are an important consideration for public and private properties and that a balance must be found between meeting accessibility requirements and conserving cultural heritage resources and heritage attributes in order to achieve solutions that meet the needs of both, as much as is feasible. b. Part D, Section 15.D.12 is amended by deleting Policy 15.D.12.26 in its entirety; c. Part D, Section 15.D.12 is amended by adding Site Specific Policy Area 15.D.12.66 after Site Specific Policy Area 15.D.12.65 as follows: 15.D.12.66. Conestoga College Blvd Notwithstanding section 15.D.3.24, for the lands subject to this Specific Policy Area, there shall be no maximum Floor Space Ratio. The City will implement architectural and urban design measures to ensure the development complements and contributes to the existing built environment by requiring, through the use of a holding provision, an urban design brief to be provided. d. Map 3 — Land Use is amended by: i) Amending lands identified as "Area 1" from Commercial to High Rise Residential as shown on the attached Schedule W. e. Map 5 — Specific Policy Areas is amended by: Deleting existing Specific Policy Area 16 Lower Doon identified as "Area 1" as shown on the attached Schedule `B'; Deleting existing Specific Policy Area 26 Homer Watson Blvd/Conestoga College Blvd identified as "Area 2" as shown on the attached Schedule `B'; iii. Adding Specific Policy Area 66 Conestoga College Blvd identified as "Area 3" as shown on the attached Schedule `B'. f. Map 9 — Cultural Heritage Resources is amended by: i) Adding the Lower Doon Cultural Heritage Landscape identified as "Area 1" as shown on the attached Schedule `C'. Page 251 of 668 DSD -2023-434 Attachment "A" APPENDIX 1 Notice of the Meeting of Planning and Strategic Initiatives Committee of October 30, 2023 Advertised in the Waterloo Region Record on October 6, 2023 N OTI CE O F A PUBLIC I E ETI NG Et PEN HOUSE f�-1 ti to ch a nge la nd use and zoning I n Lower Doo n Map of Lower Dorn shady area u Lane U e a Growth a Heritage Zoning cluing - John Zunic, Senior P nner 519.741.2200 x 7685 john.zuni+cCe k tchener.ca Have You r Voice Heartf! P'la nning & Strategic Initiatives Committee Date. October 30, 2023 Location, Council Chambers Kitchener City Hall 200 Icing Street West orVirtual Zoon Meeting and select Go to -kitchenertca/meet ng$ • current agendas .and reports (pasted 16 days before meeting) appear as a delegation i watch meeting. Virtua I Open House Date. October 23.2023 Location: 'virtual Zoom Meeting To learn rinore,visit renga ewma/lowerdoon The City of Kitchener will consider city -initiated applications to arnd the Official Plan and Zoning, Bir -law fdr Lom er Doon as part of the implementation of the Lour Doon Land Use Study The5e amendrnent5 W11 update land u5es and 5.pecific pol icy area5, introduce the Lcwer Doon Cultural Heritage Landscape, and apply nmv zoning. Zoning annendment5 to 51W speck mguhtiion�s ard the introducdon cf holding p i*ns are proposed Page 252 of 668 DSD -2023-434 Attachment "A" APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives Committee — October 30, 2023 Page 253 of 668 DSD -2023-434 Attachment "A" APPENDIX 3 Minutes of the Meeting of City Council — November 6, 2023 Page 254 of 668 Ir dr r-.. �� -� ..�.-^.,-� ..�.-^'..- -� ..�.-''-� ■...-^' CITY OF KITCHENER _ . ; ..i. F ..+. �•..{ ; , .+. �•..� +. p•..� +. p'. - OFFICIAL PLAN r .-. • ''• r - '• r '•.-• • ''•,. '•,. '•.-• • AMENDMENT TO MAP 3 }T }TA. }i- }i a:r-:r'f�r fir-:r'f }i LAND USE i t ter. ter X"r ter. • t OLD MILL --RD �:� .. .,.,.....,.,.... \ �:• r- p D ir Low Rise Residential C, IL .49 - ` ■'� �_� Commercial ra.�r- a vO0 Business Park Employment - y�tij . m Institutional S ONS _.1_1 J0 �/ �r.� _ r.� g Natural Heritage Conservation O fir., V Open Space Major Infrastructure and Utilities 1.■.. � � /� ..:...... cEEEEEEEEEEEEEEEE::... .• •. _. ..........:::::::::::::::::::::::::::::... Area of Amendment IAreal1:: Oli €€€€::::::.€ Area 1 S From Commercial ,. :€ ................:::::::::::::::::::::: • :: .,' ,.. ■i'ri �rrriil�To High Rise Residential . � Ii J, r } � li J, ., • r } r �Q- •�•` `• AVTUMN� . �<<r �O O � oJ2 SCHEDULE 'A' REVISED: OFFICIAL PLAN AMENDMENT OPA23/013/K/JZ 0 500 ZONING BY-LAW AMENDMENT ZBA23/023/K/JZ METRES APPLICANT: CITY INITIATED SCALE 1:15,000 City of Kitchener FILE OPA23013KJZ_MAP3 CITY WIDE DATE: SEPTEMBER 19, 2023 DEVELOPMENT SERVICES DEPARTMENT, PLANNING mxd 0 G`- 1 �1P Area 1 ut,` MFR wq �o r� ji 8 lve4VZ) 1 Area 2 %♦ No SCHEDULE 'B' r_1Z11 %111[STM041we] Ird1.111r_1921 WE CITY WIDE 0 500 METRES SCALE 1:15,000 DATE: SEPTEMBER 19, 2023 CAMBRIDGE REVISED CITY OF KITCHENER OFFICIAL PLAN AMENDMENT TO MAP 5 SPECIFIC POLICY AREAS a Specific Policy Areas ®5.300 Joseph Schoerg Cres ® 8. Upper Doon Area of Amendment Area 1 6 J To Remove Specific Policy Area 16. Lower Doon Area 2 r m m To Remove Specific Policy Area 16 m J 26. Homer Watson Blvd/Conestoga College Blvd Area 3 LEITo Add Specific Policy Area 66. Conestoga College Blvd OFFICIAL PLAN AMENDMENT OPA23/013/K/JZ I W,to]►11►Eel l'aW_Vd/_\►•121►L]►•121►1WA:1_V2dILSYSTAM 1r� FILE: City of Kitchener OPA23013KJZ_MAP5 DEVELOPMENT SERVICES DEPARTMENT, PLANNING mxd he CITY OF KITCHENER OFFICIAL PLAN AMENDMENT TO MAP 9 4 CULTURAL HERITAGE RESOURCES 5 o � N .< Heritage Conservation District Page 257 of 668 Heritage Corridor Gia Canadian Heritage River do ' � Areaf1 �'A�'•�;; Cultural Heritage Landscape e<(rO ....??.???????.:..:::. 4. 300 Joseph Schoerg Crescent (Betzner Farmstead) 5. Joseph Schoerg Crescent 58R- 10533 Pts 2 & 3 Area of Amendment Area 1 ZTo Add Cultural Heritage Landscape m ...� 6. Lower Doon co�... (Willow Lake Park lands and O C�COLLEGE,9 10, 20, and 37 Pinnacle Dr and 6Amherst Dr) Lu LVD U CAMBRIDGE z SCHEDULE 'C' o Soo REVISED: OFFICIAL PLAN AMENDMENT OPA23/013/K/JZ ZONING BY-LAW AMENDMENT ZBA23/023/K/JZ METRES APPLICANT: CITY INITIATED SCALE 1:15,000 City of Kitchener FILE: OPA23013KJZ_MAP9 CITY WIDE DATE: SEPTEMBER 19, 2023 DEVELOPMENT SERVICES DEPARTMENT, PLANNING mxd Page 257 of 668 PROPOSED BY — LAW '2023 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 - Lower Doon Land Use Study Implementation 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 Numbers 245, 254, 255, 256, 257, 281, 282, 283, 284, and 286 of Appendix A of By-law 2019-051 are hereby amended by adding thereto the parcels of land to By-law 2019-051 as shown on Attachment 1 2. Section 19 of By-law 2019-051 is hereby amended by adding Section 19 (375) thereto as follows: "375. Within the lands zoned COM -1 and shown as affected by this provision on Zoning Grid Schedule 256 of Appendix A, an office use shall be permitted to occupy 100% of the Gross Floor Area." 3. Section 19 of By-law 2019-051 is hereby amended by adding Section 19 (376) thereto as follows: "376. Within the lands zoned RES -5 and shown as affected by this provision on Zoning Grid Schedules 255 and 256 of Appendix A, a visual barrier shall be required along the easterly side yards where said side yards abut the lot lines of those lots fronting Pinnacle Drive." Page 258 of 668 4. Section 19 of By-law 2019-051 is hereby amended by adding Section 19 (377) thereto as follows: "377. Within the lands zoned RES -5 and shown as affected by this provision on Zoning Grid Schedules 255 and 256 of Appendix A, the minimum exterior side yard abutting a street for the single detached dwelling existing on May 19, 1998, shall be 3.3 metres." 5. Section 19 of By-law 2019-051 is hereby amended by adding Section 19 (378) thereto as follows: "378. Within the lands zoned RES -5 and shown as affected by this provision on Zoning Grid Schedule 282 of Appendix A: a. The maximum number of dwelling units shall not exceed 98 units; b. The minimum westerly side yard shall be 7.5 metres; c. The maximum building height of any multiple dwelling shall be 8.0 metres; d. Two -unit dwellings or single -unit dwellings maybe permitted on a lot within a comprehensive development consisting of multiple dwellings; e. The minimum separation between dwellings on a lot within a comprehensive development consisting of single -unit, two -unit or multiple dwellings, shall be 6.0 metres within that portion of the lot situated 15.5 metres from the westerly lot line, and no less than 3.0 metres thereafter; f. In the case of a comprehensive development comprising multiple dwellings, only two -unit or single -unit dwellings to a maximum total of eight dwelling units may be permitted adjacent the westerly lot line and north of Old Mill Road; g. A visual barrier shall be provided along the westerly lot line where development is proposed; h. The minimum setback to any building or structure, including accessory buildings, decks, swimming pools or retaining walls, from either the theoretical 2:1 top of slope or actual top of the Grand River Valley slope, whichever is located closer to said building or structure, as shown on a drawing entitled "Top of Bank Detail, G.R.C.A.-1", dated January 20, 2000 Page 259 of 668 and prepared by Mel Code, Consultant, shall be 4.0 metres. The minimum setback to any building or structure, not including accessory buildings, decks, swimming pools or retaining walls, from either the theoretical 2:1 top of slope or actual top of the Grand River Valley slope, whichever is located closer to said building, as shown on the above -noted drawing, shall be 6.0 metres." 6. Section 19 of By-law 2019-051 is hereby amended by adding Section 19 (379) thereto as follows: "379. Within the lands zoned RES -5 and shown as affected by this provision on Zoning Grid Schedules 255 and 256 of Appendix A, a Multiple Dwelling shall be permitted with a minimum setback from Pinnacle Drive of 3.9 metres." 7. Section 19 of By-law 2019-051 is hereby amended by adding Section 19 (380) thereto as follows: "380. Within the lands zoned RES -7 and shown as affected by this provision on Zoning Grid Schedules 254, 255, 283, and 284 of Appendix A, a maximum floor space ratio will not apply." 8. Section 20 of By-law 2019-51 is hereby amended by adding Holding Provision (51) thereto as follows: "(51). "Notwithstanding Section 7 of this By-law, within the lands zoned RES -7 and shown as being affected by this subsection on Zoning Grid Schedule Numbers 254, 255, 283, and 284 of Appendix "A", no development on the lands shall occur until such time as an Urban Design Brief is approved by the City's Director of Planning demonstrating a high quality of urban design that contributes positively to the public realm and streetscapes with adequate tower separation and onsite amenity." 9. Section 20 of By-law 2019-51 is hereby amended by adding Holding Provision (52) thereto as follows: Page 260 of 668 "(52). "No residential use shall be permitted until a Record of Site Condition (RSC) has been filed on the Ministry of Environment, Conservation and Parks (MECP) Environmental Site Registry in accordance with O. Reg. 153/04, as amended. This Holding Provision shall not be removed until the Regional Municipality of Waterloo is in receipt of a letter from the Ministry of the Environment, Conservation and Parks (MECP) advising that a Record of Site Condition has been filed." 10. Section 20 of By-law 2019-51 is hereby amended by adding Holding Provision (53) thereto as follows: "(53). "No residential use shall be permitted until a detailed transportation (road) and stationary noise study has been completed and implementation measures recommended to the satisfaction of the Regional Municipality of Waterloo. The detailed stationary noise study shall review the potential impacts of noise (e.g. HVAC systems) on the sensitive points of reception and the impacts of the development on adjacent noise sensitive uses." 11. This By-law shall become effective only if Official Plan Amendment No. _ (Lower Doon Land Use Study Implementation) comes into effect, pursuant to Section 24(2) of The Planning Act, R.S.O. 1990, c. P.13, as amended. PASSED at the Council Chambers in the City of Kitchener this day of .2023. Mayor Clerk Page 261 of 668 Attachment 1- ZBA23/023/K/JZ Appendix A (Consolidated) - Zoning Grid Schedule 245 [5000] Zoning By-law Index Number (88) Site Specific Provision Number T Property Detail Schedule Number Date: September 19, 2023 By -Laws Lands Subject to this Zoning By-law Amendment Lands not Subject to this Zoning By-law Amendment Overlays Applicable to By -Law 2019-051 _ Flooding Ecological Restoration 0 Hazard Areas Slope Erosion Significant Wildlife Habitat Hazard 0 and Landforms o � O A n n D r � A N � O 215 244 258 214 245 257 Z2 i 24C I 25C i IV - '''.''' •.,•!•.i.i•!•!i.,•! �. •iii • i !� !� .!i !� !, .!i !� ! i �.� �,, -----------------__----___ -_ �' �' .•,' ' '.�.' '• ' • i.,i �, ���,,����• ,,ice, iii •i i i i �•i .i �•, .� �.,----------------------- ,iii�iiiii�.i�•,, �. i i i .�.i i i°i �. �� 0000�.i G RES -4 OQ [5000] Zoning By-law Index Number (88) Site Specific Provision Number T Property Detail Schedule Number Date: September 19, 2023 By -Laws Lands Subject to this Zoning By-law Amendment Lands not Subject to this Zoning By-law Amendment Overlays Applicable to By -Law 2019-051 _ Flooding Ecological Restoration 0 Hazard Areas Slope Erosion Significant Wildlife Habitat Hazard 0 and Landforms o � O A n n D r � A N � O 215 244 258 214 245 257 Z2 i 24C I 25C i IV Attachment 1: ZBA23/023/K/JZ Appendix A (Consolidated) - Zoning Grid Schedule 254 kl��f 1 ♦♦ 1♦ 1 1 1 1 1 1 1♦ SRP\� Pv�vMN R\Dc,E [5000] Zoning By-law Index Number (88) Site Specific Provision Number 1❑ Property Detail Schedule Number Date: September 19, 2023 ♦ 1 1 1 1 1 1 1 1 1 1 1 1 1♦ 1 1 1 ♦ 1 1 1 1 1 1 ♦ 1 1 1 1♦/ 1 ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦♦ 1 1 1 1 1 1 1 ♦ ♦ ♦ ♦ ♦ ♦ ♦ • COM -2 RES -7 1 1 (52H), COM -2 (3861H0), 38(53 H)1 H) (53H) _ (53H) 1 1 1 1 1 1 1 1 1 1 1♦ / 1 1 1 1 1 1 1 1 1 1 1 1 1 1♦♦ 1♦ 1 1 1 1 1/ 1♦ 1 1 1 1 1 1 1♦♦ 1♦ 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 By -Laws Overlays Applicable to By -Law 2019-051 Lands Subject to this _ Flooding Ecological Restoration Zoning By-law Amendment 0 Hazard Areas Lands not Subject to this �. Slope Erosion Significant Wildlife Habitat Zoning By-law Amendment Hazard 0 and Landforms o M O A n U) n D A N p O 247 255 2 248 254 7A4 A' c4'J 25 '' 1J 255i N ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ 1 ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ By -Laws Overlays Applicable to By -Law 2019-051 Lands Subject to this _ Flooding Ecological Restoration Zoning By-law Amendment 0 Hazard Areas Lands not Subject to this �. Slope Erosion Significant Wildlife Habitat Zoning By-law Amendment Hazard 0 and Landforms o M O A n U) n D A N p O 247 255 2 248 254 7A4 A' c4'J 25 '' 1J 255i N Attachment 1: ZBA23/023/K/JZ [5000] Zoning By-law Index Number (88) Site Specific Provision Number 1❑ Property Detail Schedule Number Date: September 19, 2023 Appendix A (Consolidated) - Zoning Grid Schedule 255 (377) RES -5 (376) INS -2 1 ♦ ♦ By -Laws Overlays Applicable to By -Law 2019-051 Lands Subject to this _ Flooding Ecological Restoration Zoning By-law Amendment 0 Hazard Areas Lands not Subject to this �. Slope Erosion Significant Wildlife Habitat Zoning By-law Amendment Hazard 0 and Landforms o � O A n n D � A N � O O 246 256 282 j\ 247 255 28 Z43 254 I ;-4 I V ♦ 1 1 1 ♦ 1♦ 1 ♦ 1 1 1 1 1 1 1 1 1 1 1♦♦ / 1♦ 1 1 1 1 1 1 1 1 1♦ 1 ♦ 1♦ 1 1 1♦ 1 1 1 ♦ 1♦ 1♦ 1♦ 1 1♦♦ 1♦ 1 1 1 1 1♦ 1 1 1 1 1 1 1 1 1 1♦ 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1♦ 1 1 1 1 1♦ 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1♦ 1 1 1♦ 1♦ 1 1♦ 1 1 1 1 1 1 1 1 1 1 1 1♦ 1 1 1 1 1 1 1 1 1 1 1 1 1 1 COM -2 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 (52H), ♦ 1 1 ♦ 1 1 1 1 1 1 1 1 1 1 1 1 1 1 (53H) ♦ ♦♦♦ 1 1 1 1 1 1 1 1 1 1 1 1 1 1 E� p\NNPGL CR ♦ ♦ 1 1 ♦ ♦ 1 ♦ ♦ 1 1 ♦ 1 ♦ ♦ 1 ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦♦ 1♦ ♦♦ 1 1♦ 1 1♦♦♦ 1 1 1 1 1 1 1 ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ 1 ♦ ♦ 1 ♦ ♦ 1 ♦ 1 ♦ RES -7 (380), (51 H) ♦ ♦ ♦ 1 ♦ ♦ ♦ ♦ 1 ♦ ♦ 1 ♦ ♦ 1 1 ♦ (52 H), ♦ ♦ ♦ ♦ 1 ♦ 1 1 ♦ 1 1 ♦ ♦ ♦ ♦ ♦ 1 1 (53H) ♦ ♦ 1 1 1 1 1 ♦ ♦ ♦ ♦ 1 ♦ ♦ ♦ ♦ 1 ♦ ♦ 1♦ 1 1 1 1♦♦ 1♦♦♦ 1 1 CWT .♦♦♦.♦ 1 1 1 4 1 1 1 1 1 ♦ ♦ ♦ ♦ ♦♦ 1 1 1 1 1 1 1 1♦ ♦ RE: ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ 1 1 1 1 ♦ ♦ COM -2 (380), ♦ ♦ ♦ 1 ♦ 1 ♦ 1 1 1 ♦ 1 ♦ ♦ (53H) I 1 ♦ ♦ By -Laws Overlays Applicable to By -Law 2019-051 Lands Subject to this _ Flooding Ecological Restoration Zoning By-law Amendment 0 Hazard Areas Lands not Subject to this �. Slope Erosion Significant Wildlife Habitat Zoning By-law Amendment Hazard 0 and Landforms o � O A n n D � A N � O O 246 256 282 j\ 247 255 28 Z43 254 I ;-4 I V Attachment 1: ZBA23/023/K/JZ Appendix A (Consolidated) - Zoning Grid Schedule 256 ---------------- INS -1 \fid h,F .rtr INS -1 RES -5 * rC ~_'! _ RES -5 ii � � �� = _� 4— — /i------------------------- ------------------- --------------------- RAND RIVEf1��==- s i RES -5 _NHC'1 RES - RES -5 (376) Inll*oc- I wdb�tbj V%. 11�hhmh, [5000] Zoning By-law Index Number (88) Site Specific Provision Number 1❑ Property Detail Schedule Number Date: September 19, 2023 :OM -1 (375), Q 2 Z AMHERST D RES -5 RES -5 (379) RES -4 INS -2 By -Laws Overlays Applicable to By -Law 2019-051 Lands Subject to this Flooding Ecological Restoration Zoning By-law Amendment 0 Hazard Areas Lands not Subject to this /. Slope Erosion Significant Wildlife Habitat Zoning By-law Amendment '/!• Hazard 0 and Landforms Z) 0 O O A 0COD D m U i Attachment 1: ZBA23/023/K/JZ Appendix A (Consolidated) - Zoning Grid Schedule 257 - - - - - - - - --- i — — —____ —— _—���� --- Ari. # ------ -----_------���_�����__-__���� i i� iiia _ _ - � �-----------------------� -----� --� — _--- ------------------------ Q" �� ��i iii !!ice • ~~ �� ='= .i ------ --------------- — — — — — — — — — — —' — — — — — — — CEJ �'00i ' —4----- -- OR RES -4 �y iii : 1=� �� a� INS-1RES•5 RES-5 .�. ��_��_�" a� _ _ [5000] Zoning By-law Index Number (88) Site Specific Provision Number 1❑ Property Detail Schedule Number Date: September 19, 2023 By -Laws Lands Subject to this Zoning By-law Amendment Lands not Subject to this Zoning By-law Amendment Overlays Applicable to By -Law 2019-051 Flooding Ecological Restoration 0 Hazard Areas Slope Erosion Significant Wildlife Habitat Hazard 0 and Landforms 244 258 280 245 257 281 -rte- A' 243 1 25E 1252 i IV Attachment 1: ZBA23/023/K/JZ Appendix A (Consolidated) - Zoning Grid Schedule 281 ------------------ ------- -------- --------------- --------------------- ------------- ----------------- ~RE -- �" »-��� (31d [5000] Zoning By-law Index Number (88) Site Specific Provision Number T Property Detail Schedule Number Date: September 19, 2023 By -Laws Lands Subject to this Zoning By-law Amendment Lands not Subject to this Zoning By-law Amendment Overlays Applicable licable to By -Law 2019-051 _ Flooding Ecological Restoration 0 Hazard Areas Slope Erosion Significant Wildlife Habitat Hazard ' ' and Landforms 258 280 288 257 281 287 -rteA' 25:; 1 282 �.KQ I V Attachment 1- ZBA23/023/K/JZ RES Z) r) _� Appendix A (Consolidated) - Zoning Grid Schedule 282 —*_•��F __ F —frf ilii `.-:�'Z'"i r .,�NHC �— — �1 — ,��� � "�i"�' [5000] Zoning By-law Index Number (88) Site Specific Provision Number 1❑ Property Detail Schedule Number Date: September 19, 2023 -5 RES -5 (378) INS -2 By -Laws Overlays Applicable to By -Law 2019-051 Lands Subject to this Flooding Ecological Restoration Zoning By-law Amendment 0 Hazard Areas Lands not Subject to this �. Slope Erosion Significant Wildlife Habitat Zoning By-law Amendment Hazard 0 and Landforms o M O A AMBRI GE U) D M m N A N p O 257 281 287 256 282 ,786 �5 -i-L — - N Attachment 1: ZBA23/023/K/JZ Appendix A (Consolidated) - Zoning Grid Schedule 283 [5000] Zoning By-law Index Number (88) Site Specific Provision Number 1❑ Property Detail Schedule Number Date: September 19, 2023 By -Laws Lands Subject to this Zoning By-law Amendment Lands not Subject to this Zoning By-law Amendment Overlays Applicable to By -Law 2019-051 Flooding Ecological Restoration 0 Hazard Areas Slope Erosion Significant Wildlife Habitat '�:�• Hazard 0 and Landforms o � O A n n D m m � A N � O 256 282 . 6 255 28 254 4,341 i I V 6, U J �O 2 INS -2 COM -2 (52H), (53H) CAMBRIDGE RES -7 (380), (51 H) (52FI), t (53H) RES -7 (380), (51 H) (53H)J OLLEGE BLVD / 1 1 [5000] Zoning By-law Index Number (88) Site Specific Provision Number 1❑ Property Detail Schedule Number Date: September 19, 2023 By -Laws Lands Subject to this Zoning By-law Amendment Lands not Subject to this Zoning By-law Amendment Overlays Applicable to By -Law 2019-051 Flooding Ecological Restoration 0 Hazard Areas Slope Erosion Significant Wildlife Habitat '�:�• Hazard 0 and Landforms o � O A n n D m m � A N � O 256 282 . 6 255 28 254 4,341 i I V Attachment 1- ZBA23/023/K/JZ 1 1 / 441♦ ♦ ♦ OA C/ ♦17 J J2 ♦ ♦ 4 2�v [5000] Zoning By-law Index Number (88) Site Specific Provision Number T Property Detail Schedule Number Date: September 19, 2023 Appendix A (Consolidated) - Zoning Grid Schedule 284 CAMBRIDGE By -Laws Overlays Applicable to By -Law 2019-051 Lands Subject to this _ Flooding Ecological Restoration Zoning By-law Amendment 0 Hazard Areas Lands not Subject to this �. Slope Erosion Significant Wildlife Habitat Zoning By-law Amendment Hazard 0 and Landforms o M O A n n D m m N A N p O 255 29 254 284 � Z53 /28`.; N RES -7 (380), (51 H) (53H) 1 1♦ 1 1 1 1 1 1 1 1♦ ♦ 1 1 ♦ 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 X 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1♦ 1 1 1♦ 1 1♦ 1 1 1 1 1 1♦ 1 1 ♦ 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 0 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1♦ 1 1 1 1 1 1 ♦ 1♦ 1 1 1 1 1 1 1♦♦♦♦ 1 1♦♦ 1 1♦ 1 1 1 1♦♦♦ 1 1 1 1 1 1 ♦♦ 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 ♦ 1 1 1 1 1 ♦ 1 1 1 1 � / 1 1 / 441♦ ♦ ♦ OA C/ ♦17 J J2 ♦ ♦ 4 2�v [5000] Zoning By-law Index Number (88) Site Specific Provision Number T Property Detail Schedule Number Date: September 19, 2023 Appendix A (Consolidated) - Zoning Grid Schedule 284 CAMBRIDGE By -Laws Overlays Applicable to By -Law 2019-051 Lands Subject to this _ Flooding Ecological Restoration Zoning By-law Amendment 0 Hazard Areas Lands not Subject to this �. Slope Erosion Significant Wildlife Habitat Zoning By-law Amendment Hazard 0 and Landforms o M O A n n D m m N A N p O 255 29 254 284 � Z53 /28`.; N Attachment 1: ZBA23/023/K/JZ Appendix A (Consolidated) - Zoning Grid Schedule 286 INS-2 [5000] Zoning By-law Index Number (88) Site Specific Provision Number T Property Detail Schedule Number Date: September 19, 2023 ------------------ ------------------ ----------------- 5- CAMBRIDGE By -Laws Overlays Applicable to By -Law 2019-051 Lands Subject to this _ Flooding Ecological Restoration Zoning By-law Amendment 0 Hazard Areas Lands not Subject to this �. Slope Erosion Significant Wildlife Habitat Zoning By-law AmendmenHazard 0 and Landforms o � O A n n D m m N A N p O 281H;b6 -'�97 282 N NOTICE OFA PUBLIC MEETING €t OPEN HOUSE to change land use and zoning in Lower Doon Map of Lower Doan study area AM M 1 ER Land Use Growth Et Heritage zoning Change John Zunic, Senior Ptanner 519.741.2200 x 7685 john.zunic@ kitchener.ca Have Your Voice Heard! Planning & Strategic Initiatives Committee Date: October 30, 2023 Location: Council Chambers Kitchener City Hall 200 King Street West orVirtual Zoom Meeting and select: Go to kitchenerca/meetings • current agendas and reports (posted 10 days before meeting) • appear as a delegation • watch meeting Virtual Open House Date: October 23, 2023 Location: Virtual Zoom Meeting To learn more, visit: www.engagewnca/lowerdoon The City of Kitchener will consider city -initiated applications to amend the Official Plan and Zoning By-law for Lower Doon as part of the implementation of the Lower Doon Land Use Study Theseamendmentswillupdatelandusesandspecifpc a�Vqd6% eLower Doon Cultural Heritage Landscape, and apply new zonin Dain amendmen}E to site specific regulations and the introduction of holding provisions are proposed. h IProviding Archaeological & Cultural Heritage Services 528 Bathurst Street Toronto, ONTARIO MSS 211`9 T416-966-15769 F416-966-9723 a5iheritage.ca 4.Wd I ` P F m � ll is DOON . pP"°'•'� Owe ft Lower Doon Cultural Heritage Landscape Study Final Report Prepared for the City of Kitchener October 2023 ASI Project No. 22CH-097 Page 273 of 668 W + Acknowledgements The study team would like to thank the City's Project Manager, John Zunic, Planner (Policy), as well as Deeksha Choudhry, former Heritage Planner; Jessica Vieira, Heritage Planner; and Natalie Goss, Manager, Policy & Research for their guidance and support on this project. Project Personnel Principal -in -Charge: Rebecca Sciarra, M.A., C.A.H.P. Lead Cultural Heritage Specialist: Laura Wickett, B.A. (Hon.), Dip. Heritage Conservation Technical Writer and Researcher: Lindsay Parsons, M.M.S.t., M.P.L. Geomatics Specialists: Robin Latour, B.A., M.Phil. Carolyn Nettleton, B.A. (Hon) Jonas Fernandez, MSc Cover Image: Bird's eye photograph of the Village of Doon in 1950, looking northeast toward the Ferrie mill pond, mill and Grand River, with Pinnacle Drive in the foreground (Kitchener Public Library, 1950). Lower Doon Cultural Heritage Landscape Study i I x Page 274 of 668 S� Table of Contents 1.0 Introduction...........................................................................................7 1.1 Lower Doon Cultural Heritage Landscape Boundary.............................................................. 7 1.2 Summary of Previous Studies.................................................................................................. 8 1.3 What is a Cultural Heritage Landscape?.................................................................................. 9 1.4 A Note to Property Owners................................................................................................... 10 2.0 Community and Stakeholder Consultation.........................................10 3.0 Supplementary Research.....................................................................11 3.1 Indigenous Land Use and Settlement.................................................................................... 11 3.2 The Grand River and Schneider Creek................................................................................... 16 3.3 Historical Mapping and Material Review.............................................................................. 16 4.0 Refined Statement of Significance and Heritage Attributes ...............27 4.1 Description of the Heritage Place.......................................................................................... 27 4.2 Statement of Cultural Heritage Value or Interest................................................................. 28 4.3 Heritage Attributes................................................................................................................ 30 5.0 Policy Framework................................................................................31 5.1 The Provincial Policy Statement............................................................................................ 31 5.2 The Growth Plan for the Greater Golden Horseshoe (2020) ................................................ 32 5.3 Region of Waterloo Official Plan (2015)................................................................................ 33 5.4 City of Kitchener Official Plan (2014)..................................................................................... 34 5.5 Guidelines..............................................................................................................................36 6.0 Objectives, Policies and Guidelines.....................................................36 6.1 Recommended Cultural Heritage Objectives and Official Plan Policies and Guidelines for the Lower Doon Cultural Heritage Landscape....................................................................................... 37 7.0 Implementation Recommendations...................................................44 8.0 References...........................................................................................45 Lower Doon Cultural Heritage Landscape Study ii x Page 275 of 668 ASI Appendix A: Photographic Documentation of Heritage Attributes ...........49 AppendixB: Glossary..................................................................................63 Lower Doon Cultural Heritage Landscape Study iii I x Page 276 of 668 ASI List of Figures Figure 1: Lower Doon Cultural Heritage Landscape Boundary......................................................................8 Figure 2: Plan showing the Lands granted to the Six Nation Indians, situated on each side of the Grand River, or Ouse, commencing on Lake Erie, containing about 674,910 Acres. Thos. Ridout Surveyor General, survey Gen. Office York 2nd February 1821 (Library and Archives Canada, Mikan 4129506)....15 Figure 3: 1805 map of lots in Waterloo Township. The approximate location of the study area is circled in red (Waterloo Historical Society 1934)....................................................................................................17 Figure 4: The study area overlaid on the 1861 Map of the County of Waterloo (Tremaine 1861)............18 Figure 5: The study area overlaid on the 1881 Illustrated Historical Atlas of the County of Waterloo (Parsell & Co. 1881)......................................................................................................................................19 Figure 6: A painting by Phoebe A. Watson of Doon Mill from the late nineteenth century. In the foreground is the Doon Hotel and village store with the mill in the background (Waterloo Historical Society1941)................................................................................................................................................19 Figure 7: The study area overlaid on a 1916 topographic map (Department of Militia and Defence 1916). ......................................................................................................................................................................20 Figure 8: The ruins of Doon Mill along Schneider Creek likely in the 1920s (Kitchener Public Library, n.d.) ......................................................................................................................................................................21 Figure 9: The study area overlaid on a 1936 topographic map (Department of National Defence 1936).22 Figure 10: The Cluthe resort at Willow Lake in the 1950s (Kitchener -Waterloo Record, n.d.)...................22 Figure 11: A bird's eye photograph of the Village of Doon in 1950, looking northeast with Pinnacle Drive in the foreground. (Kitchener Public Library, 1950)....................................................................................23 Figure 12: The study area overlaid on the 1954 aerial photograph of Kitchener (Hunting Survey CorporationLimited 1954)...........................................................................................................................24 Figure 13: The houses at 10 and 20 Pinnacle Drive in 1967 (Kitchener Public Library, 1967) ................... 24 Figure 14: The study area overlaid on a 1976 topographic map (Surveys and Mapping Branch, Department of Energy, Mines and Resources 1976)...................................................................................25 Figure 15: Doon Mill after the storm of 1968 (Kitchener -Waterloo Record 1969) ....................................26 Figure 16: The remaining wall of Doon Mill being levelled in 1981 (Kitchener -Waterloo Record 1981)...27 Figure 17: Schneider Creek, looking north from the bridge on Old Mill Road (Heritage Attribute #2).....49 Figure 18: Schneider Creek, looking northeast from within Willow Lake Park (Heritage Attribute #2)....50 Figure 19: Schneider Creek at its outlet into the Grand River, looking west (Heritage Attribute #2)........50 Figure 20: Limestone ruins of the former Doon Mills complex within the Grand River Natural Area north of Old Mill Road (Heritage Attribute#3)......................................................................................................51 Figure 21: Limestone ruins of the former Doon Mills complex within the Grand River Natural Area north of Old Mill Road (Heritage Attribute#3)......................................................................................................51 Figure 22: Willow Lake Park with trail along Schneider Creek, looking northeast (Heritage Attribute #4). ......................................................................................................................................................................52 Figure 23: Southernmost trail within Willow Lake Park that follows the alignment of the former Grand Trunk Railway, looking west (Heritage Attribute#5)...................................................................................52 Lower Doon Cultural Heritage Landscape Study iv x Page 277 of 668 ASI Figure 24: Grand River Natural Area north of Old Mill Road, with trail leading to Grand River, looking northeast (Heritage Attribute#6)................................................................................................................53 Figure 25: Grand River Natural Area north of Old Mill Road, with trail leading to Grand River, looking northeast (Heritage Attribute#6)................................................................................................................53 Figure 26: Grand River shoreline (in foreground) within Grand River Natural Area north of Old Mill Road (Heritage Attribute #6). Built Form and Streetscape Attributes.................................................................54 Figure 27: Topography along Pinnacle Drive which slopes towards the Grand River, looking north from 20 Pinnacle Drive (Heritage Attribute#8)....................................................................................................54 Figure 28: Original alignment, width and rural cross-section of Old Mill Road, looking west from the intersection of Old Mill Road and Pinnacle Drive (Heritage Attribute#9).................................................55 Figure 29: Original alignment, width and rural cross-section of Pinnacle Drive, looking south from the intersection of Pinnacle Drive and Old Mill Road (Heritage Attribute#9).................................................55 Figure 30: Original alignment, width and rural cross-section of Amherst Drive, looking west along Amherst Drive towards its intersection with Pinnacle Drive (Heritage Attribute#9)................................56 Figure 31: 10 Pinnacle Drive (Heritage Attribute#10).................................................................................56 Figure 32: 20 Pinnacle Drive (Heritage Attribute#10).................................................................................57 Figure 33: 6 Amherst Drive (Heritage Attribute#11)..................................................................................57 Figure 34: 37 Pinnacle Drive (Heritage Attribute#12).................................................................................58 Figure 35: View of Schneider Creek looking north from the bridge on Old Mill Road (View #1) ...............58 Figure 36: View of Schneider Creek looking south from the bridge on Old Mill Road (View #1) ...............59 Figure 37: View of mill ruins looking northwest from the bridge on Old Mill Road (View #2) ..................59 Figure 38: View of the Grand River from the Grand River shoreline on the west side of Schneider Creek, lookingnorthwest (View#3)........................................................................................................................60 Figure 39: View of the Grand River from the Grand River shoreline on the west side of Schneider Creek, lookingsoutheast (View#3).........................................................................................................................60 Figure 40: View of the Grand River looking north from the intersection of Pinnacle Drive and Old Mill Road toward the Waterloo Pioneer Memorial Tower (View#4)................................................................61 Figure 41: View looking south up Pinnacle Drive towards 10 and 20 Pinnacle Drive and 6 Amherst Drive (View#5)......................................................................................................................................................61 Figure 42: View looking south up Pinnacle Drive towards 37 Pinnacle Drive (View#5)............................62 Figure 43: View of 37 Pinnacle Drive looking west along Amherst Drive (View#6)...................................62 Lower Doon Cultural Heritage Landscape Study v x Page 278 of 668 ASI List of Maps Map 1: Location of select heritage attributes within the Lower Doon Cultural Heritage Landscape ......... 41 Map 2: Location of views identified as heritage attributes.........................................................................42 Map 3: Lower Doon Cultural Heritage Landscape Stage 1 Archaeological Assessment Results.................43 Lower Doon Cultural Heritage Landscape Study vi I x Page 279 of 668 ASI 1.0 Introduction Archaeological Services Inc. (A.S.I) was retained by the City of Kitchener to implement the Lower Doon Cultural Heritage Landscape (referred to hereafter as the "C.H.L.") located within Lower Doon, to support the implementation of the Lower Doon Land Use Study. The Lower Doon Land Use Study includes policies and guidelines addressing new and/or updated land use designations, zoning provisions and urban design guidelines. This report builds on the work presented in previous heritage studies of Lower Doon, including the Lower Doon and Homer Watson Park Candidate Cultural Heritage Landscape Evaluation (Stantec Consulting Ltd. 2019) and the Lower Doon Land Use Study: Heritage Component (Bray Heritage 2021). The scope of work for this report is to: • Review previous studies of the area and background documents; • Conduct a field review of the C.H.L.; • Conduct supplementary historical research to supplement the history of the area presented in previous studies; • Refine and expand the Statement of Significance and Heritage Attributes presented in Bray Heritage; and • Develop objectives, policies and guidelines for the conservation of the C.H.L. 1 Lower Doon Cultural Heritage Landscape Boundary This report implements the Upper Pinnacle Drive Heritage Character Area Boundary recommended in the Lower Doon Land Use Study: Heritage Component (Bray Heritage 2021). The C.H.L. (Figure 1) is located within the former village of Lower Doon, which now forms the southwestern corner of the City of Kitchener. The C.H.L. is bounded by the Grand River to the north, and the property line of Willow Lake Park forms the western boundary, with the southwestern tail of the C.H.L. extending into Homer Watson Park. The eastern edge of the boundary includes residential properties on the east side of Pinnacle Drive between Old Mill Road and Amherst Drive. Old Mill Road runs east -west through the area, and Schneider Creek runs south from the Grand River through Willow Lake Park. The ruins of the Doon Mill and dam are located adjacent to Schneider Creek in the Grand River Natural Area north of Old Mill Road. A large portion of the area is forested parkland with public trails. )I Lower Doon Cultural Heritage Landscape Study 7 I ASI Page 280 of 668 ru L a m i;, N AWateAGO. t ner w New Hamburg Old Mill Roos ■ Old Mill Road Pinnacle Ili,_ ------------ 2.9 ■ Hoer Doon Settlement Watson-/ �ts Doon South \ - V 28 L Figure 1: Lower Doon Cultural Heritage Landscape Boundary. 1.2 Summary of Previous Studies A series of studies, including technical research and analysis and engagement activities, have been undertaken in the City of Kitchener, and Lower Doon in particular. These have resulted in the classification of the Lower Doon C.H.L. and delineation of its boundary. M In 2014, the City of Kitchener completed a Cultural Heritage Landscape Study (City of Kitchener 2014) which provided an inventory of Cultural Heritage Landscapes (C.H.L.$) in the City. The study identified the Lower Doon area as needing further investigation to determine if the area should be considered a C.H.L. In 2019, the Lower Doon and Homer Watson Park Candidate Cultural Heritage Landscape Evaluation (Stantec Consulting Ltd. 2019) was completed for the City. This study included the evaluation of the whole Lower Doon area as a potential C.H.L. as well as evaluating other areas within Lower Doon as potential separate C.H.L.s, including the Pinnacle Drive Streetscape and Willow Lake Park. The study determined that Lower Doon as a whole and the Pinnacle Drive Streetscape did not meet C.H.L. criteria, whereas Willow Lake Park did meet C.H.L. criteria. Subsequently, the Lower Doon Land Use Study (The Planning Partnership and Bray Heritage 2021) was undertaken to guide land use planning in the area, and included a separate heritage study. The Lower Doon Land Use Study: Heritage Component (Bray Heritage 2021) re-evaluated the Pinnacle Drive Lower Doon Cultural Heritage Landscape Study 8 I ASI Page 281 of 668 Amherst Drive n Pinnacle ne M Am ■ L n Pinnaclo l T Arniherst ■ e ,_Doon Valley' -.! - --- .■`Orchard Mill- ill_DaonValley Doon Valley �pP Conestoga O HTS LOWER DOC N CLRTU RAL HER ITAGE LA NDSCAPE BOLD NDARV ■ ■ Pinnacle; Doon Valley 0 100 Mm Figure 1: Lower Doon Cultural Heritage Landscape Boundary. 1.2 Summary of Previous Studies A series of studies, including technical research and analysis and engagement activities, have been undertaken in the City of Kitchener, and Lower Doon in particular. These have resulted in the classification of the Lower Doon C.H.L. and delineation of its boundary. M In 2014, the City of Kitchener completed a Cultural Heritage Landscape Study (City of Kitchener 2014) which provided an inventory of Cultural Heritage Landscapes (C.H.L.$) in the City. The study identified the Lower Doon area as needing further investigation to determine if the area should be considered a C.H.L. In 2019, the Lower Doon and Homer Watson Park Candidate Cultural Heritage Landscape Evaluation (Stantec Consulting Ltd. 2019) was completed for the City. This study included the evaluation of the whole Lower Doon area as a potential C.H.L. as well as evaluating other areas within Lower Doon as potential separate C.H.L.s, including the Pinnacle Drive Streetscape and Willow Lake Park. The study determined that Lower Doon as a whole and the Pinnacle Drive Streetscape did not meet C.H.L. criteria, whereas Willow Lake Park did meet C.H.L. criteria. Subsequently, the Lower Doon Land Use Study (The Planning Partnership and Bray Heritage 2021) was undertaken to guide land use planning in the area, and included a separate heritage study. The Lower Doon Land Use Study: Heritage Component (Bray Heritage 2021) re-evaluated the Pinnacle Drive Lower Doon Cultural Heritage Landscape Study 8 I ASI Page 281 of 668 streetscape and found that Pinnacle Drive from the intersection of Amherst Drive to Old Mill Road met the criteria for a C.H.L. The report recommended that Upper Pinnacle Drive be combined with the Willow Lake Park C.H.L. as the Lower DoonHeritage Character Area (H.CA.). On March 22, 2021, Council approved the Lower Doon Land Use Study Recommendations Report. Recommendation #1 of the Lower Doon Land Use Study delineated the boundary of the Lower Doon Heritage Character Area, as it was then referred to. There may be additional properties of heritage interest in the area surrounding this delineated boundary and which may warrant further research and investigation. The statement of cultural heritage value or interest, list of heritage attributes and boundary recommended in Bray Heritage form the basis of the C.H.L. that is the subject of the present report. 1.3 What is a Cultural Heritage Landscape? The Region of Waterloo's Implementation Guideline for Cultural Heritage Landscape Conservation describes a cultural heritage landscape as: "A location where the influence of humans on the natural landscape has resulted in a place with distinctive character and cultural importance. These historically significant landscapes are valued for the important contribution they make to our understanding of the history of a place, an event, an individual and/or a community" (Region of Waterloo 2018). The Provincial Policy Statement (2020) provides the basis for defining and protecting cultural heritage landscapes (C.H.L.). The Policy defines a C.H.L. as a defined geographical area that may have been modified by human activity and is identified as having cultural heritage value or interest by a community, including an Indigenous community. A C.H.L. may include features such as buildings, structures, spaces, views, archaeological sites, or natural elements that are valued together for their interrelationship, meaning or association. Examples may include, but are not limited to Heritage Conservation Districts, villages, parks, gardens, battlefields, main streets and neighbourhoods, cemeteries, trailways, aboriginal trails and industrial complexes of cultural heritage value. UNESCO (UNESCO World Heritage Centre n.d.) describes three main categories of C.H.L.s: • An intentionally designed landscape, such as a garden or a park, often (but not always) associated with religious buildings or large estates. • An organically evolved landscape, resulting from an initial social, economic, administrative, and/or religious imperative and has developed its present form by association with and in response to its natural environment. These landscapes reflect their evolution in their form and component features. Organically evolved landscapes fall into two sub -categories: Lower Doon Cultural Heritage Landscape Study 9 I ZS Page 282 of 668 o A relict (or fossil) landscape is one in which an evolutionary process came to an end at some time in the past, either abruptly or over a period. Its significant distinguishing features are, however, still visible in material form. o A continuing landscape is one which retains an active social role in contemporary society closely associated with the traditional way of life, and in which the evolutionary process is still in progress. At the same time it exhibits significant material evidence of its evolution over time. • An associative landscape that is significant for its powerful religious, artistic, or cultural associations of the natural environment rather than material cultural evidence, which may be insignificant or even absent. 1.4 A Note to Property Owners This report consolidates information from previous heritage studies of the Lower Doon area with supplemental research and analysis of the study area to provide a description of the Lower Doon Cultural Heritage Landscape (C.H.L.) and articulate its significance as a heritage place within the City of Kitchener. The study also provides objectives, policies and guidelines to provide guidance to property owners and City staff for appropriate change and new development within and adjacent to the C.H.L., while protecting its cultural heritage value and heritage attributes. 2.0 Community and Stakeholder Consultation As part of the Lower Doon Land Use Study, Bray Heritage and the Planning Partnership held three community consultation events throughout 2020: • February 4, 2020 • September 22, 2020 • November 18, 2020 In each of the community consultation sessions, previously recognized heritage properties as well as potential built and natural heritage were identified as valued aspects of the Lower Doon neighbourhood. Heritage buildings were noted as contributing to the special character of the area along with the mature trees, walking trails, and Schneider Creek. In the final community consultation session, 23 recommendations in 8 categories were presented to the community that were based on previously gathered feedback. Heritage was a main category with six specific recommendations for its conservation, highlighting the value of heritage expressed by the community. As part of the Lower Doon Secondary Plan Land Use Implementation Project, two community engagement events were held on May 10, 2023. Attendees participated in a walking workshop (known as a "walkshop") through Lower Doon to discuss draft land uses and zoning as well as the Lower Doon Cultural Heritage Landscape and its heritage attributes. Drop-in sessions were held following the Lower Doon Cultural Heritage Landscape Study 10 I ASI Page 283 of 668 walkshops where attendees could review project materials and provide feedback to the project team. Feedback received regarding the Lower Doon Cultural Heritage Landscape has been integrated as appropriate into this final report. 3.0 Supplementary Research Supplementary historical and archival research on the C.H.L. was undertaken to augment the research contained in previous reports as listed in Section 1.1. The purpose of this supplementary research is to further elaborate on how the area demonstrates cultural heritage value or interest and to inform the refined draft Statement of Significance and list of heritage attributes presented in the Bray Heritage report. This section should be read in conjunction with the historical information contained in previous reports, as it is not intended to provide an exhaustive history of the C.H.L. Research activities included a review of previous reports, analysis of historical mapping and photographs, and a review of archival materials such as newspaper clippings and walking tours held in the Local History and Genealogy collection at the Central branch of the Kitchener Public Library. Key components of this section include an overview of Indigenous land use and settlement, and a review of historical mapping and archival materials to highlight key developments within the area over the nineteenth and twentieth centuries. 3.1 Indigenous Land Use and Settlement Paleo Period (11,000 B.C.E.-9,000 B.C.E.) Southern Ontario has been occupied by human populations since the retreat of the Laurentide glacier approximately 13,000 years ago (Ferris 2013). The Paleo period refers to an archaeological period in southern Ontario related to the arrival of the first hunting bands after deglaciation approximately 13,000 to 12,500 years ago. The environment at this time consisted of an open boreal parkland, similar to the modern sub -arctic, with large Pleistocene mammals such as mastodon, mammoth, as well as herds of elk and caribou. Paleo period groups would follow these herds and travel extremely long distances over the course of the year, seldom staying in any one place for a significant length of time. Combined with low regional population levels at this time, evidence concerning Paleo period groups is very limited. Virtually all that remains of this period are the tools and by-products of their flaked stone industry, the hallmark being large distinctive fluted spear points. Paleo period sites are frequently found adjacent to the shorelines of large post -glacial lakes (Ellis and Deller 1990). Archaic Period (9,000 B.C.E.-1,000 B.C.E.) By approximately 10,000 years ago, the environment had progressively warmed (Edwards and Fritz 1988) and populations now occupied less extensive territories (Ellis and Deller 1990). The Archaic period Lower Doon Cultural Heritage Landscape Study 11 I ZS Page 284 of 668 is commonly divided into three sub -periods: Early Archaic (circa 9,000-7,000 B.C.E.), Middle Archaic (circa 7,000-3,000 B.C.E.), and Late Archaic (circa 3,000-1,000 B.C.E.). The annual subsistence cycle of mobile groups during this period would have likely involved interior fall and winter micro -band hunting camps, which were situated to exploit nuts and animals attracted to mast -producing forests, with much larger spring and summer macro -band settlements situated near river mouths and lakeshores to exploit rich aquatic resources. The period is characterized by an expansion in the variety of tools produced, including ground -stone tools such as axes and adzes, and notched or stemmed projectile points, with an increased reliance on local chert sources for chipped stone tools. All these changes are also reflected in the increase in the numbers and sizes of sites (Ellis, Kenyon, and Spence 1990). Woodland Period (1,000 B.C.E.-1650 C.E.) The Woodland period is divided into three sub -periods: Early (1,000 B.C.E.-400 B.C.E.), Middle (400 B.C.E.-900 C.E.), and Late Woodland (900-1650 C.E.). The Early Woodland period is characterized by the introduction of ceramic technology into Ontario and an expanding network of societies that shared burial rituals such as the application of red ochre (ground iron hematite) to human remains and the inclusion of exotic grave goods. Burial mounds are also common to this period. During the Middle Woodland period, populations continued to practice residential mobility and to harvest seasonally available resources, including spawning fish. Exchange and interaction networks broaden at this time (Spence, Pihl, and Murphy 1990, 136, 138) and by approximately 2,000 years ago, evidence exists for macro -band camps, focusing on the seasonal harvesting of resources (Spence, Pihl, and Murphy 1990, 155, 164). It is also during this period that maize was first introduced into southern Ontario, though it would have only supplemented people's diet (Birch and Williamson 2013, 13-15). Bands likely retreated to interior camps during the winter. The Late Woodland period witnessed the beginnings of the intense utilization of horticultural crops (particularly corn) which led to decreased mobility and increased populations. Sites from this period are characterized by intense occupation and a greater degree of internal spatial organization and are commonly located on terraces overlooking the floodplains of large rivers, such as the Grand River (Archaeological Services Inc. 1997). From approximately 900 until 1650 C.E., lifeways became more like those described in early historical documents. During what is described by archaeologists as the Early Iroquoian phase (1000-1300 C.E.), the communal site is replaced by the village focused on horticulture. Seasonal disintegration of the community for the exploitation of a wider territory and more varied resource base was still practiced (Williamson 1990, 317). By the second quarter of the millennium, during the Middle Iroquoian phase (1300-1450 C.E.), this episodic community disintegration appears to no longer be practiced with populations now communally occupying sites throughout the year (Dodd et al. 1990, 343). During the Late Iroquoian phase (1450-1650 C.E.) this process continued with the coalescence of these small villages into larger communities (Birch and Williamson 2013). Through this process, the socio-political organization of the First Nations, as described historically by the French explorers who first visited southern Ontario, was developed. Lower Doon Cultural Heritage Landscape Study 12 I ZS Page 285 of 668 The Early Contact Period (1620s-1784) The Attowondoron or Neutral Notion In 1626, the Recollet missionary Joseph de la Roche Daillon recorded his visit to the villages of the Attawandaron, an Iroquoian -speaking people who were called the "Neutral Nation" (Gens Neutres) by the French in reference to the fact that this group took no part in the long-term conflicts between the people of the Wendat Confederacy of Simcoe County and the Haudenosaunee in New York. Like the Wendat (Huron), Tionontate (Petun), and the Haudenosaunee (the Five Nations Iroquois of the state of New York), the Attawandaron people were settled village horticulturalists. The Attawandaron territory included the Grand River area, but discrete settlement clusters also extended southeast into the Niagara peninsula, and north to the Hamilton area (Lennox and Fitzgerald 1990). The supposed neutrality of these communities did not protect them from the intertribal conflicts of the seventeenth century that were exacerbated by the intrusion of Europeans, resulting in the dispersal of the three Ontario Iroquoian confederacies (the Wendat, Tionontate, and Attawandaron). By 1650, the Attawandaron were involved in a full-scale conflict with the Seneca, who were assisted by the Mohawk. The villages of the Attawandaron were destroyed by 1651 and their territory came to be occupied by the Mississaugas, an Algonquian people whose subsistence economy was based on hunting, fishing, and gathering wild plants. The English government recognized the Mississaugas as the "owners" of the Grand River territory and negotiated the purchase of a tract of land from them along the Grand River in May 1784. This purchase facilitated a survey of lands that were officially transferred to the Haudenosaunee by Proclamation on October 25, 1784 (Cumming and Mickenberg 1977, 110; Lennox and Fitzgerald 1990). The Haudenosaunee The Haudenosaunee were historically situated in what is now the state of New York between the Hudson River valley to the east and the Great Lakes to the west though their control and influence extended over large areas of northeastern North America. The Haudenosaunee, also known as the Iroquois Confederacy, the Iroquoian League, the People of the Longhouse, and the Five Nations Iroquois, formed in the late fifteenth century and comprised five independent tribes, the Mohawk, Oneida, Onondaga, Cayuga, and Seneca, bound by a central constitution and common set of laws. The Confederacy was a democratic system and was known for its political stability. In 1722, the Tuscarora joined the Iroquois Confederacy to form the Six Nations. The Haudenosaunee allied themselves with the British during the American War of Independence and, in consequence, many of their villages were destroyed by rebel forces. At the conclusion of the war, the British government offered to protect the Haudenosaunee and give them land within their boundaries (Johnston 1964). Haldimand Tract (1784-1841) On August 8, 1783, Frederick North, or Lord North, instructed Governor Frederick Haldimand to set apart land for the Haudenosaunee and ensure that they carried on their hunting and fur trading with the Lower Doon Cultural Heritage Landscape Study 13 I �S Page 286 of 668 British. On May 22, 1784, a tract of land along the Grand River was purchased by the British government from the Mississaugas who lived in the vicinity (Johnston 1964; Lytwyn 2005). The land set apart is called the Haldimand Tract (Figure 2). Joseph Brant led 1,600 Haudenosaunee loyalists to the Haldimand Tract in 1784 and in the fall of 1784, Sir Frederick Haldimand formally awarded the tract to the Mohawks "and others of the Six Nations [Iroquois]" to "settle upon the Banks of the River for that Purpose six miles [10 km] deep from each Side of [it] beginning at Lake Erie, &c. extending in the Proportion to [its] Head." The precise boundaries of the grant were unclear as there was no survey; for example, the northern boundary of the original deed from the Mississaugas to the Crown stated that the line extended "from the creek that falls from a small lake into ... the bay known by the name of Waghquata [Burlington Bay] ... until it strikes the river La Tranche [Thames]." The 1790 survey by Augustus Jones intentionally failed to include the headwaters of the Grand, an action made all the more difficult to address given the unclear description of the extent in the original deeds (Johnston 1964; Lytwyn 2005). Brant regarded the territory as his own to manage on behalf of the Confederacy and interpreted the proclamation as tantamount to full national recognition of the Mohawks and fellow tribesmen. This interpretation was strongly denied by the British (Johnston 1964; Lytwyn 2005). Appointed as Lieutenant Governor of the new colony of Upper Canada in 1791, John Graves Simcoe refused to permit the Haudenosaunee to sell or lease any part of their reserve because they were arranged independently of the Crown. Brant, on the other hand, argued for the Haudenosaunee's need for an immediate assured income from land sales as they could no longer hope to survive by hunting exclusively. Simcoe thought that if such practices were permitted, it could lead to other Europeans attempting to seize control of the better part of the Haudenosaunee's reserve by any means. It was therefore unresolved as to whether the Haudenosaunee could dispose of their lands directly to whomever they chose (Johnston 1964; Lytwyn 2005). In the first few years, Brant, who had been described by some as a Europeanized entrepreneur, took the initiative and invited white friends and acquaintances to the tract and provided them with rough land titles. Over the next 25 years (1784-1810), a considerable number of Europeans and Americans obtained similar leases authorizing them (in Brant's opinion) to occupy and improve lots overlooking the river (Johnston 1964; Lytwyn 2005). The subsequent Peter Russel administration (1797-1798), however, recognized the leases and the sales that Brant arranged with white settlers along the Grand River valley. Trustees were appointed to act on the behalf of the Haudenosaunee with the authority to receive payment of purchases. On the other hand, some Haudenosaunee thought that the land sale practices violated the ancient principle that land was not a "commodity which could be conveyed." Two Mohawk sachems even tried to take up arms to depose Brant because they did not agree with his ways. Their efforts were for naught and they returned to the Bay of Quinte where other Haudenosaunee, led by Sachem John Deseronto, had settled after the American Revolution (Johnston 1964; Lytwyn 2005). Lower Doon Cultural Heritage Landscape Study 14 I ZS Page 287 of 668 A formal investigation of the matter was launched in 1812 although leases were not set aside. Due to problems of white encroachment including squatters without titles, settlers who bought land from individuals or through other transactions with the Haudenosaunee, many of the leases were confirmed by the Crown in 1834-5. Unauthorized sales and agreements remained rampant (Johnston 1964; Lytwyn 2005). In 1841, Samuel P. Jarvis (Indian Superintendent) informed the Haudenosaunee that the only way to keep white intruders off their land would be for them to surrender it to the Crown, to be administered for their sole benefit. With this plan, the Haudenosaunee would retain lands that they actually occupied and a reserve of approximately 8,094 ha. Crown records indicate that the surrender of land was made by the Haudenosaunee in January 1841. Today, this history and those surrenders are still contested and there are numerous specific land claims that have been filed by the Haudenosaunee with the federal government regarding lands within the Haldimand Tract (Johnston 1964; Lytwyn 2005). Figure 2: Plan showing the Lands granted to the Six Nation Indians, situated on each side of the Grand River, or Ouse, commencing on Lake Erie, containing about 674,910 Acres. Thos. Ridout Surveyor General, survey Gen. Office York 2nd February 1821 (Library and Archives Canada, Mikan 4129506). )I Lower Doon Cultural Heritage Landscape Study 15 I ASI Page 288 of 668 3.2 The Grand River and Schneider Creek The Grand River watershed is the largest watershed in southern Ontario at 6,800 square kilometres including the cities of Brantford, Cambridge, Guelph, Kitchener, and Waterloo. The Grand River Watershed includes all the land drained by the Grand River and its tributaries. It begins in Dufferin County in the Dufferin Highlands and travels south 310 kilometres before emptying into Lake Erie at Port Maitland. The Conestogo, Nith, Speed and Eramosa rivers are the major four which feed into the Grand. Roughly 70% of the watershed is made of intensive agricultural areas (Grand River Conservation Authority 2020). The Grand River was an important transportation route and a critical resource extraction area for generations of Indigenous people. Historically, the Grand River has been utilized as a navigable waterway, as a power source (such power sites served as settlement nuclei), and above Brantford as a course for driving logs (Chapman and Putnam 1984:98). It is also the focus of the Haldimand Tract; an area of six miles (10 kilometres) on either side of the river that was awarded to the Haudenosaunee in 1784 (Filice 2016; Lytwyn 2005 ). The Grand River was designated as a Canadian Heritage River in 1994 for its cultural history and recreation (Canadian Heritage Rivers System 2016). Schneider Creek is a tributary of the Grand River that extends southwest. Schneider Creek played a critical role in the development of the Village of Doon when settlers began arriving to the area. The Village of Doon grew up around the mouth of Schneider Creek. In the early 1800s, Schneider Creek was dammed to power Adam Ferrie Junior's grain mill that was built on the shore of the Creek (Homer Watson House and Gallery, n.d.). The dam created a large mill pond to the south that would become known as Willow Lake (The Record 2010). Starting in the 1920s, Willow Lake became a beach resort operated by the Cluthe family. A storm in 1968 caused a surge along Schneider Creek, destroying the dam and draining the Lake into the Grand River (The Record 2010). Willow Lake is now a public park held by the City of Kitchener, and Schneider Creek continues to meander through it. 3.3 Historical Mapping and Material Review Historical mapping and photographs were examined to trace the history of features within the study area as well as to understand how the study area has evolved over time. For nineteenth-century mapping, the 1861 Map of the County of Waterloo (Figure 4) and the 1881 Illustrated Historical Atlas of the County of Waterloo (Figure 5) were examined. This report also presents twentieth-century maps and aerial photographs from 1916, 1936, 1954, and 1976 (see Figure 7, Figure 9, Figure 12, and Figure 15). Additionally, archival material is presented to support the historical narrative of the study area (see Figure 3, Figure 8, Figure 11, and Figure 13.) Historically, the study area is located in unnumbered lots of Biehn's Tract in the former Village of Doon, Waterloo Regional Municipality. It should be noted, however, that not all features of interest were mapped systematically in the Ontario series of historical atlases. For instance, they were often financed by subscription limiting the level of detail provided on the maps. Moreover, not every feature of interest would have been within the scope of the atlases. The use of historical map sources to reconstruct or predict the location of former features within the modern landscape generally begins by using common reference points between the various Lower Doon Cultural Heritage Landscape Study 16 I ZS Page 289 of 668 sources. The historical maps are geo-referenced to provide the most accurate determination of the location of any property on a modern map. The results of this exercise can often be imprecise or even contradictory, as there are numerous potential sources of error inherent in such a process, including differences of scale and resolution, and distortions introduced by reproduction of the sources. Nineteenth and twentieth-century mapping, photograph and archival analysis is presented in chronological order below: The 1805 map of Waterloo Township (Figure 3) depicts the complex survey and lot system utilized in Waterloo Region with the Grand River meandering north -south through the landscape. The study area is set within a rural agricultural context. At this time, the land where the Doon Mill would eventually sit near the mouth of Schneider Creek was owned by John Bean Junior. John built a house and sawmill on the land which were both abandoned when Adam Ferrie purchased the land in 1834 (The Evening Reporter 1954). BLOCK NUMBER TWO C WRTERLDO TOWNSHIP) 15EPT 1845 1 SFcw+p nws .p wxrs k W C B � iule�dOG.�..fnY Figure 3: 1805 map of lots in Waterloo Township. The approximate location of the study area is circled in red (Waterloo Historical Society 1934). The 1861 map (Figure 4) depicts the Village of Doon forming in the north and east of the study area, centering around the mill pond. By this time, the village has a distinct road pattern within a primarily rural agricultural context. Additionally, buildings are depicted along Upper Pinnacle Drive and Amherst Lower Doon Cultural Heritage Landscape Study 17 I ASI Page 290 of 668 Drive in the vicinity of 10 and 20 Pinnacle Drive, 37 Pinnacle Drive, and 6 Amherst Drive. The Regency - style cottages at 10 and 20 Pinnacle Drive were both likely built around 1858, and the original Red Lion Inn building at 6 Amherst Drive was also constructed by 1858. The building at 37 Pinnacle drive was constructed in 1892 and became the second location of the Red Lion Inn (Homer Watson House and Gallery, n.d.; Bray Heritage 2021). A number of structures (depicted by black dots) are shown to the north of Old Mill Road, including Adam Ferrie's mill building, and to the east of the mill pond along Pinnacle Drive and Amherst Drive. Adam Ferrie's Doon Mills was believed to be the largest mill in Canada at the time of its construction in 1839 and was built at an impressive scale being described as "an impressive and expensive operation. Ferrie, who from his youth had an interest in mechanics, designed the grist mill on a grand scale. Its masonry construction and huge stone dam contrasted with the modest wooden mills typical of rural Upper Canadian" (Burley 2003). By 1860, the Ferrie family no longer operated or owned the mill. The mill would have a number of owners throughout the second half of the nineteenth century. The Grand River meanders across the landscape to the north of the study area with the tributary, Schneider Creek, extending south into the study area to the mill pond and beyond. The Grand Trunk Railway traverses the study area and is depicted running through the village near Pinnacle Drive and Amherst Drive. T� Y in I alk ex i Figure 4: The study area overlaid on the 1861 Map of the County of Waterloo (Tremaine 1861). By 1881, historical mapping depicts the Village of Doon as being more developed, particularly to the southeast of the study area (Figure 5). Lower Doon Cultural Heritage Landscape Study 18 ASI Page 291 of 668 00, Figure 5: The study area overlaid on the 1881 Illustrated Historical Atlas of the County of Waterloo (Parsell & Co. 1881). In 1890, Jacob Cluthe bought the mill, Willow Lake, and surrounding land. The mill was a non- operational flour mill when Cluthe purchased it. Cluthe used the mill as a distillery, shoddy plant (recycled wool), and made glue (The Evening Reporter 1952). Figure 6: A painting by Phoebe A. Watson of Doon Mill from the late nineteenth century. In the foreground is the Doon Hotel and village store with the mill in the background (Waterloo Historical Society 1941). Lower Doon Cultural Heritage Landscape Study 19 AS 1 Page 292 of 668 The 1916 topographic map (Figure 7) depicts the same village street alignment from nineteenth-century mapping, with Doon Village Road south of the study area now depicted as a paved main road. The Grand Trunk Railway continues to traverse the study area, although it appears the previous rail station at the southeast corner of Pinnacle Drive and Amherst Drive is now a Post Office. The Red Lion Inn (37 Pinnacle Drive) is noted as a hotel on the map in its extant location. The stone mill building (red square) is depicted in the north of the study area along Schneider Creek with the mill pond to the south. The mill was owned at this time by Jacob Cluthe. Fires broke out in 1904 and 1910 which led Cluthe to abandon operations of the mill and he did not repair the building (Homer Watson House and Gallery, n.d.). A 1920 photograph (Figure 8) of the mill building depicts the heavily deteriorated structure along Schneider Creek. IN Ilk ■ _. 5 LOWER DOON CULTURAL HERITAGE LANDSCAPE BOUNDARY 0 200 MF Figure 7: The study area overlaid on a 1916 topographic map (Department of Militia and Defence 1916). )I Lower Doon Cultural Heritage Landscape Study 20 I ASI Page 293 of 668 ir Figure 8: The ruins of Doon Mill along Schneider Creek likely in the 1920s (Kitchener Public Library, n.d.) The 1936 topographic map (Figure 9) depicts the study area as generally unchanged from the 1916 map. At this point, Willow Lake was operating as a resort run by the Cluthe family that included a beach, concession stands, and cottages along the water. People could pay to enter the resort where they could swim, dive off the diving board, and rent cottages in the summer months (Figure 10). On hot Saturdays or Sundays, close to 1000 cars would arrive (Fear 2010). The Cluthes also operated a farm on the surrounding land. )I Lower Doon Cultural Heritage Landscape Study 21 I ASI Page 294 of 668 1 s f ir Figure 8: The ruins of Doon Mill along Schneider Creek likely in the 1920s (Kitchener Public Library, n.d.) The 1936 topographic map (Figure 9) depicts the study area as generally unchanged from the 1916 map. At this point, Willow Lake was operating as a resort run by the Cluthe family that included a beach, concession stands, and cottages along the water. People could pay to enter the resort where they could swim, dive off the diving board, and rent cottages in the summer months (Figure 10). On hot Saturdays or Sundays, close to 1000 cars would arrive (Fear 2010). The Cluthes also operated a farm on the surrounding land. )I Lower Doon Cultural Heritage Landscape Study 21 I ASI Page 294 of 668 .t. - M 1 µx r • t T. Pq 41 dw X16 ox LOWER DOON CULTURAL Q HERITAGE LANDSCAPE 4F M BOUNDARY • t � Figure 9: The study area overlaid on a 1936 topographic map (Department of National Defence 1936). Figure 10: The Cluthe resort at Willow Lake in the 1950s (Kitchener -Waterloo Record, n.d.). The 1950 bird's eye photograph (Figure 11) of Doon depicts the residential nature of Pinnacle Drive with the railway in the southeast of the photograph, the mill pond with mill building, and the Grand River traversing the landscape. The Red Lion Inn, 6 Amherst Drive, and part of 20 Pinnacle Drive are partially visible behind tree coverage in the image. The area surrounding Doon remains rural agricultural. )I Lower Doon Cultural Heritage Landscape Study 22 ASI Page 295 of 668 Figure 11: A bird's eye photograph of the Village of Doon in 1950, looking northeast with Pinnacle Drive in the foreground. (Kitchener Public Library, 1950). The 1954 aerial photograph (Figure 12) depicts the study area as remaining in a primarily agricultural context, with much of the urban development taking place along Pinnacle Drive, Amherst Drive, and Old Mill Road. The mill pond remains intact, and the Grand Trunk Railroad continues to traverse the study area. )I Lower Doon Cultural Heritage Landscape Study 23 I ASI Page 296 of 668 Figure 12: The study area overlaid on the 1954 aerial photograph of Kitchener (Hunting Survey Corporation Limited 1954). A 1967 photograph (Figure 13) of number 10 and 20 Pinnacle Drive depicts the residences as well maintained and with a number of features such as the gable roof and bargeboard along the porch roof. 11 Figure 13: The houses at 10 and 20 Pinnacle Drive in 1967 (Kitchener Public Library, 1967). )I Lower Doon Cultural Heritage Landscape Study 24 ASI Page 297 of 668 } I .�lY 11T .,y f LOWER DOON CULTURAL HERITAGE LANDSCAPE t , H ' ' _ BOUNDARY U zoo 5Metres Figure 12: The study area overlaid on the 1954 aerial photograph of Kitchener (Hunting Survey Corporation Limited 1954). A 1967 photograph (Figure 13) of number 10 and 20 Pinnacle Drive depicts the residences as well maintained and with a number of features such as the gable roof and bargeboard along the porch roof. 11 Figure 13: The houses at 10 and 20 Pinnacle Drive in 1967 (Kitchener Public Library, 1967). )I Lower Doon Cultural Heritage Landscape Study 24 ASI Page 297 of 668 In 1968, the City of Kitchener annexed the village of Doon (Kitchener -Waterloo Record 1971). The 1976 topographic map (Figure 14) depicts the urban development of the study area and surrounding area, with new development to the west and south of the study area and within its boundaries. The historical street alignment of the Village of Doon remains intact including Pinnacle Drive, Amherst Drive, and Old Mill Road. The Grand Trunk Railway no longer runs through the region. The mill pond is no longer depicted in the 1976 topographic map, as a 1968 storm had drained the pond into the Grand River, and it is now shown as a wooded area. The 1968 storm greatly damaged the already deteriorated mill ruins, with the west wall being fully knocked over by the flooding (Figure 15). The storm also wiped out the resort built by the Cluthe family. The Cluthe family sold Willow Lake to the City of Kitchener shortly after the storm in 1969. Shortly after, it appears the City of Kitchener transferred ownership of the land to the Grand River Conservation Authority (Kitchener -Waterloo Record 1981). Schneider Creek continues to extend south from the Grand River and through the old mill pond. The mill ruins are labelled on the map. After the flood of 1968, Old Mill Road was closed for a number of years and the future of Willow Lake was uncertain. In 1971, there was a push from Doon residents to refill Willow Lake and return it to a place of recreation. The lake was never refilled. Old Mill Road remained closed to traffic until at least the late 1970s (Kitchener -Waterloo Record 1977). By the mid-1970s, the City of Kitchener predicted a sharp population increase in the former village of Doon and undertook a number of planning studies concerning traffic flow in the area and subdivision developments (Kitchener -Waterloo Record 1976). Figure 14: The study area overlaid on a 1976 topographic map (Surveys and Mapping Branch, Department of Energy, Mines and Resources 1976). Lower Doon Cultural Heritage Landscape Study 25 I ASI Page 298 of 668 Figure 15: Doon Mill after the storm of 1968 (Kitchener -Waterloo Record 1969). A photograph from 1981 depicts the levelling of the remaining wall of Doon Mill by the Grand River Conservation Authority. This work was undertaken due to safety concerns regarding the structure's stability and the City of Kitchener not providing enough funds to undertake an extensive stabilization project (Figure 16) (Kitchener -Waterloo Record 1981). )I Lower Doon Cultural Heritage Landscape Study 26 ASI Page 299 of 668 Figure 16: The remaining wall of Doon Mill being levelled in 1981 (Kitchener -Waterloo Record 1981). 4.0 Refined Statement of Significance and Heritage Attributes This section presents a Statement of Significance and Heritage Attributes for the Lower Doon C.H.L. that refines and expands on the Statement of Significance and Heritage Attributes presented in the Bray Heritage report as part of the Lower Doon Land Use Study, based on supplementary research presented in Section 3.0 and a field review of the C.H.L. undertaken by ASI and City Staff. 4.1 Description of the Heritage Place The Lower Doon C.H.L. is located within the former village of Lower Doon, which now forms the southwestern corner of the City of Kitchener. The C.H.L. is bounded by the Grand River to the north, and the property line of Willow Lake Park forms the western boundary, with the southwestern tail of the C.H.L. extending into Homer Watson Park. The eastern edge of the boundary includes residential properties on the east side of Pinnacle Drive between Old Mill Road and Amherst Drive. Old Mill Road runs east -west through the area, and Schneider Creek runs south from the Grand River through Willow Lake Park. The ruins of the Doon Mill are located in the Grand River Natural Area north of Old Mill Road. Lower Doon Cultural Heritage Landscape Study 27 ZS Page 300 of 668 A large portion of the area is forested parkland, with public trails. The Grand River was an important transportation route and a critical resource extraction area for generations of Indigenous people. 4.2 Statement of Cultural Heritage Value or Interest Design/Physical Value The Lower Doon C.H.L. has design and physical value as a representative example of a nineteenth- century settlement complex in Upper Canada. The C.H.L. forms the core of the historical village of Doon and includes elements critical to the development of a typical nineteenth-century settlement, including an industrial operation (the mill) sited on a watercourse (Schneider Creek), a former rail line sited in proximity to the mill, a small collection of residential and commercial buildings, and segments of the original village street network. These landscape and built features represent key characteristics and important periods in the evolution of the village of Doon, from its origins as an industrial village in the early nineteenth century to a residential suburb and regional park in the mid -20th century. While many nineteenth-century buildings that formed part of Doon have been removed, properties within the C.H.L. adjacent to Willow Lake Park on Pinnacle Drive (from Old Mill Road to the intersection of Amherst Drive) provide surviving examples of nineteenth-century hotel and residential buildings that express Lower Doon's development as a village over the mid-to-late nineteenth century. These include a former hotel (the Red Lion Inn at 37 Pinnacle Drive), a former hotel/shop/club (6 Amherst Drive), as well as examples of mid -nineteenth century housing. Pinnacle Drive, Amherst Drive and Old Mill Road represent parts of the original village street network and alignments. The southernmost trail within Willow Lake Park follows the general alignment of the Galt Branch of the Grand Trunk Railway, which was built in the 1850s, and extends a short distance into Homer Watson Park. The Doon railway station (no longer extant) was located at the southeast corner of Pinnacle and Amherst Drives. The ruin of the mill within the C.H.L. also has design and physical value as an early example of a mill complex constructed of stone in Upper Canada, in contrast to more typical wooden mills constructed in the early -to -mid nineteenth century. The mill is noted in the local newspaper as once being the largest grist mill in Canada. This industrial complex formed the core of Bonnie Doon, later known as Lower Doon. In 1834, Adam Ferrie Junior purchased 300 acres of land to build a large milling operation that he named Doon Mills, after an area in his native Scotland. In 1839, Ferrie built a large hewn stone dam to create a mill pond on Schneider Creek and then built a limestone grist mill, three storeys tall with three- foot thick walls. The stone dam was washed out due to quicksand in 1840, and Ferrie built a replacement dam using deeply buried log pile and concrete. While the mill pond has been drained and converted to parkland, the footprint of Willow Lake Park delineates the general size, shape, and location of the former mill pond. Following the closure of Doon Mills due to fires in 1904 and 1910, the historical mill pond was converted to recreational use by the Cluthe family, who developed a public resort around the mill pond called Willow Lake. Starting in the 1920s, Lawrence and Bertha Cluthe allowed visitors to swim and skate on the pond, and they opened Lower Doon Cultural Heritage Landscape Study 28 I ZS Page 301 of 668 concession stands and built a diving board and cottages (no longer extant). With the collapse of the mill dam in the 1960s, the mill pond emptied, and the landscape began to be naturalized. By the late 1960s, Lower Doon was becoming a bedroom suburb for the region, and the municipality converted the former lake into a public park, next to the ruins of the mill. Historical/Associative Value The C.H.L. is associated with the nineteenth-century settlement and development of the village of Doon, starting in the 1830s, and with Doon's founder Adam Ferrie Junior and the Ferrie family, driving forces behind Doon's development into a thriving industrial village that reached its height in the late nineteenth century. While many of Doon's nineteenth-century structures have been removed, the ruins of Doon Mill, the dam, and traces of the mill pond are significant surviving remnants of the original site around which Doon developed. The mill operations spurred the economic and physical development of the village of Doon. By 1852, Doon had developed as a "company town", with a population of 452 and over 10 enterprises owned by the Ferrie family as well as 11 houses built for its workers and 20 lots sold to residents. At its height in the late nineteenth century, along with its sister village of Upper Doon (located just upstream), Lower Doon supported a variety of industries as well as shops, schools, hotels, churches, and a range of housing. The evolution of Doon into the twentieth century is also expressed within the C.H.L. The name of Willow Lake Park is taken from the resort called Willow Lake that was developed around the mill pond by the Cluthe family in the 1920s. The C.H.L. also includes largely unchanged portions of the Grand River shoreline that would have influenced the paintings of nineteenth-century Canadian artist Homer Watson (1855-1936), whose portrayals of pioneer life in the Lower Grand River Valley are important early examples of Canadian landscape painting. Watson was born near Doon and depicted the general area in many of his paintings. Watson describes the Doon mill pond as "the most charming place in the vicinity' in his essay "A Landscape Painter's Day" (1890). Watson's former house was originally built and occupied by Adam Ferrie Junior and is located just west of the H.C.A boundary at 1754 Old Mill Road. The house and grounds are now a public art gallery dedicated to preserving Watson's artistic legacy. Contextual Value The C.H.L. has contextual value for its importance in defining and maintaining the scenic nineteenth- century character of the area in connection to the former Village of Doon. The C.H.L., particularly in the vicinity of the mill ruins, has a distinctive sense of place that transports the visitor back in time. The naturalized parkland and tree -lined trails in Willow Lake Park provide scenic recreational space along Schneider Creek. The limestone ruins of Doon Mill mark the entry to the trail running north from Old Mill Road on the west side of Schneider Creek and evoke a nineteenth-century character. The sloping topography reflects the area's proximity to the Grand River. The trail follows Schneider Creek to its Lower Doon Cultural Heritage Landscape Study 29 I ZS Page 302 of 668 outlet into the Grand River, with views of the natural shoreline of the Grand River and Schneider Creek that are largely unchanged from the nineteenth century. Aspects of this park landscape are also valued for the impact on day-to-day living of people who visit and utilize the public park. The bridge along Old Mill Road also provides scenic views of Schneider Creek. The portion of Pinnacle Drive within the C.H.L. also has scenic qualities, owing to the sloping topography, remaining nineteenth-century buildings and mature trees and vegetation. The streets within the C.H.L. do not have curbs or sidewalks (with the exception of the bridge on Old Mill Road), which contributes to a nineteenth-century village streetscape quality. The C.H.L. is also physically, visually, and historically linked to its surroundings, including Schneider Creek, the Grand River, and surviving built resources surrounding the C.H.L. associated with the Ferrie family and the former Village of Doon. This includes Homer Watson House to the northwest at 1754 Old Mill Road, which was constructed in about 1834 by Adam Ferrie. While many of the nineteenth-century buildings on surrounding streets have been replaced, the layout of Doon's nineteenth-century street network is still partially extant and these streets connect to the road segments included within the C.H.L. The mill ruins within the C.H.L. also serve as a landmark along the trails in the area's parkland, orienting trail users. 4.3 Heritage Attributes Appendix A contains photographic documentation of the heritage attributes listed below. Landscape 1. Topography of the area which slopes towards the Grand River 2. Schneider Creek and its outlet into the Grand River 3. Limestone ruins of the former Doon Mills complex (Grand River Natural Area north of Old Mill Road) 4. Willow Lake Park as delineating the general shape and location of the former mill pond 5. Southernmost trail within Willow Lake Park and Homer Watson Park on the south side of Schneider Creek that follows the alignment of the former Grand Trunk Railway 6. The Grand River Natural Area north of Old Mill Road, including surviving portions of the Grand River shoreline at the outlet of Schneider Creek 7. Mature trees Built Form and Streetscapes 8. Topography along Pinnacle Drive which slopes towards the Grand River 9. Original street alignment, width, and rural cross-section expressing the nineteenth-century road network of the village of Doon (Old Mill Road, Pinnacle Drive, and Amherst Drive). 10. Surviving examples of early housing (10 and 20 Pinnacle Drive): )I Lower Doon Cultural Heritage Landscape Study 30 ASI Page 303 of 668 o The property located at 10 Pinnacle Drive contains a one -and -a -half storey residence constructed c. 1857-1858 with a low-pitched side gable roof and symmetrical three -bay fagade with a central shed roof dormer. A covered verandah spans the front fagade on the first storey. The exterior is clad in painted brick. o The property located at 20 Pinnacle Drive contains a one -storey residence constructed c. 1858 with a side gable roof and symmetrical three -bay front fagade. Built in the Regency style, the roof overhang creates a covered verandah along front fagade with decorative trim and the front door surround has a transom and side lights. The exterior is clad in red brick. 11. Surviving example of an early hotel/shop/club (6 Amherst Drive) o The property located at 6 Amherst Drive contains a two-storey residence constructed c. 1858 with a low-pitched hip roof, symmetrical three -bay fagade and central gable dormers on the south and west facades. The exterior is clad in stucco. 12. Surviving example of an early hotel (37 Pinnacle Drive, the former Red Lion Inn) o The property located at 37 Pinnacle Drive contains a two-storey former hotel building constructed in 1892 with a hip roof and symmetrical five -bay fagade with two central hip dormers. The front door features a transom and a verandah supported by turned wooden posts with a balcony on the second storey spans the front fagade. The exterior is clad in painted brick. Views 1. Views of Schneider Creek looking north and south from the bridge on Old Mill Road 2. Views of the mill ruins looking northwest from the bridge on Old Mill Road 3. Views of the Grand River from the Grand River shoreline on the west side of Schneider Creek 4. Views of the Grand River looking north from the intersection of Pinnacle Drive and Old Mill Road toward the Waterloo Pioneer Memorial Tower 5. Views looking south up Pinnacle Drive towards 10, 20 and 37 Pinnacle Drive and 6 Amherst Drive 6. Views of 37 Pinnacle Drive looking west along Amherst Drive 5.0 Policy Framework The following provides a summary of applicable policy at the provincial, regional and municipal levels with regards to heritage conservation and cultural heritage landscapes, as well as an overview of national, provincial and regional guidance documents. 5.1 The Provincial Policy Statement The Planning Act (1990) and related Provincial Policy Statement (P.P.S. 2020) make a number of provisions relating to heritage conservation (Ministry of Municipal Affairs and Housing 1990; 2020). One )I Lower Doon Cultural Heritage Landscape Study 31 ASI Page 304 of 668 of the general purposes of the Planning Act is to integrate matters of provincial interest in provincial and municipal planning decisions. To inform all those involved in planning activities of the scope of these matters of provincial interest, Section 2 of the Planning Act provides an extensive listing. These matters of provincial interest shall be regarded when certain authorities, including the council of a municipality, carry out their responsibilities under the Act. One of these provincial interests is directly concerned with: 2.(i) the conservation of features of significant architectural, cultural, historical, archaeological or scientific interest The P.P.S. indicates in Section 4.0 - Implementation/Interpretation, that: 4.6 The official plan is the most important vehicle for implementation of this Provincial Policy Statement. Comprehensive, integrated and long-term planning is best achieved through official plans. Official plans shall identify provincial interests and set out appropriate land use designations and policies. To determine the significance of some natural heritage features and other resources, evaluation may be required. In order to protect provincial interests, planning authorities shall keep their official plans up-to-date with this Provincial Policy Statement. The policies of this Provincial Policy Statement continue to apply after adoption and approval of an official plan. Section 2.0, Wise Use and Management of Resources addresses the long-term prosperity of the province and the importance of protecting natural and cultural heritage and archaeological resources for their economic, environmental, and social benefits. More specifically, Section 2.6 pertains specifically to Cultural Heritage and Archaeology policy and states that: • Significant built heritage resources and significant cultural heritage landscapes shall be conserved (Policy 2.6.1); • Planning authorities shall not permit development and site alteration on adjacent lands to protected heritage property except where the proposed development and site alteration has been evaluated and it has been demonstrated that the heritage attributes of the protected heritage property will be conserved (Policy 2.6.3); • Planning authorities should consider and promote archaeological management plans and cultural plans in conserving cultural heritage and archaeological resources (Policy 2.6.4); and, • Planning authorities shall engage with Indigenous communities and consider their interests when identifying, protecting, and managing cultural heritage and archaeological resources (Policy 2.6.5). 5.2 The Growth Plan for the Greater Golden Horseshoe (2020) The Greater Golden Horseshoe (G.G.H.) is one of the most dynamic and fastest growing regions in North America (Government of Ontario 2020a). The Growth Plan for G.G.H. provides a vision and direction for Lower Doon Cultural Heritage Landscape Study 32 I �S Page 305 of 668 the planning and development that supports economic prosperity, protects the environment, and helps communities achieve a high quality of life. The Plan identifies the Region of Waterloo as part of the Greater Golden Horseshoe Growth Plan Area. Concurrently, the G.G.H. Plan refers to and provides policy direction for cultural heritage and archaeological resources, and recognizes that unmanaged growth can degrade, among other features, the regions cultural heritage resources. The G.G.H. Plan further states that cultural heritage resources and open spaces within cities, towns, and countryside provide people with a sense of place. The G.G.H. Plan establishes general policies for conserving cultural heritage resources in the context of growth and intensification: • Cultural heritage resources will be conserved in order to foster a sense of place and benefit communities, particularly in strategic growth areas (Policy 4.2.7.1); • Municipalities will work with stakeholders, as well as First Nations and Metis communities, in developing and implementing Official Plan policies and strategies for the identification, wise use and management of cultural heritage resources (Policy 4.2.7.2). 5.3 Region of Waterloo Official Plan (2015) The Region of Waterloo Official Plan (O.P.) is the regional municipality's guiding document for directing growth and change for a period of 20 years, and includes the cities of Cambridge, Waterloo, and Kitchener (Region of Waterloo 2015). The vision of the plan embraces sustainability and liveability as central concepts in ensuring the Region of Waterloo is an inclusive, thriving, and sustainable community committed to maintaining harmony between rural and urban areas and fostering opportunities for current and future generations. In achieving the goal of liveability, the plan recognizes that much of Waterloo Region's distinctive character is associated with its various cultural heritage elements, including the Grand River and its diverse range of cities, towns, villages, hamlets, and countryside. Ensuring liveability means planning to retain and/or create the types of distinct local communities that will provide people with choices about where they live, work, and play. 5.3.1 Shaping Waterloo Region's Urban Communities Chapter 3 of the Regional O.P., Liveability in Waterloo Region, contains policies and objectives with the overall goal of creating vibrant urban and rural places. Among the objectives in achieving this includes supporting the conservation of cultural heritage resources (Objective 3.8 and Section 3.G). Section 3.G relates to Cultural Heritage and states that the inheritance of natural and cultural assets gives people a sense of place, community, and personal identity. The plan states its commitment to the conservation of its cultural heritage as these assets enhance the quality of life of the community, support social development and promote economic prosperity. Policies presented in Section 3.G address identification, conservation, and promotion of individual properties, cultural heritage landscapes, archaeological resources, and scenic roads. Lower Doon Cultural Heritage Landscape Study 33 I ZS Page 306 of 668 The following policy pertains to cultural heritage landscapes: Area Municipalities will designate Cultural Heritage Landscapes in their official plans and establish associated policies to conserve these areas. The purpose of this designation is to conserve groupings of cultural heritage resources that together have greater heritage significance than their constituent elements or parts. (Policy 3.G.6) 5.4 City of Kitchener Official Plan (2014) The City of Kitchener's Official Plan (City of Kitchener 2014b) provides policy direction for cultural heritage resources within the City, including the Lower Doon Secondary Plan study area. Sections, objectives and policies within the Official Plan that are relevant to this report are included in Section 12: Cultural Heritage Resources. Summaries of the relevant policies within these chapters are included below. It should also be noted that the majority of the lands within the Cultural Heritage Landscape are identified in the Official Plan as being part of the Natural Heritage System. Kitchener's Natural Heritage System is comprised of natural heritage features that maintain local and regional biological, hydrological, ecological and geological diversity and functions, support viable populations of indigenous species, and sustain local ecosystems. There is a strong relationship between natural and cultural heritage within the Cultural Heritage Landscape. While the objectives, policies and guidelines presented in Section 6.0 below focus on cultural heritage, natural heritage policies contained in the Official Plan also apply to the Cultural Heritage Landscape, and the cultural heritage policies do not preclude them. Section 12 of the Official Plan relates to the Cultural Heritage Resources within the City of Kitchener. The City recognizes the benefits of cultural heritage resources as focal to community identity and economic prosperity. Section 12 describes four objectives related to heritage, particularly the City's support for the conservation and promotion of the City's cultural heritage resources. Policy 12.C.1.4. acknowledges that not all of the City's cultural heritage resources may have been identified and accordingly, a property does not have to be listed or designated to be considered as having cultural heritage value or interest. Cultural Heritage Landscapes Policy 12.C.1.8 requires that the City, in cooperation with the Region and the Municipal Heritage Committee, identify and inventory cultural heritage landscapes in the city and list them on the Municipal Heritage Register. Policy 12.C.1.9 requires that significant cultural heritage landscapes be identified on Map 9 in the City's Official Plan and states that an amendment to the Official Plan will not be required to identify cultural heritage landscapes on the Municipal Heritage Register. Lower Doon Cultural Heritage Landscape Study 34 I ZS Page 307 of 668 Policy 12.C.1.10 requires the conservation of significant cultural heritage landscapes within the city. Policy 12.C.1.1.12 recognizes the Grand River as a Canadian Heritage River and supports efforts to conserve the river's natural, cultural, recreational, scenic and ecological features. Conservation Measures Policy 12.C.1.19 provides for the City to use measures beyond the Ontario Heritage Act to conserve built heritage and cultural heritage landscapes and implement Cultural Heritage Resource Conservation Measures Policies in the Official Plan. "These may include, but are not limited to covenants and easements pursuant to the Ontario Heritage Act; by-laws and agreements pursuant to the Planning Act (Zoning By-law, demolition control, site plan control, community improvement provisions, provisions in a subdivision agreement); and by-laws and agreements pursuant to the Municipal Act (Property Standards Bylaw, tree by-law, sign by-law)." Policy 12.C.1.21 requires that all development, redevelopment and site alteration permitted by the land use designations and other policies of the Official Plan will conserve Kitchener's significant cultural heritage resources. Public Infrastructure Policy 12.C.1.37 requires that all private and public works projects affecting a cultural heritage resource will be consistent with the Parks Canada Standards and Guidelines for the Conservation of Historic Places in Canada and may require the submission of Heritage Impact assessment, Heritage Conservation Plan and/or Heritage Permit Application. Heritage Corridors Section 13: Integrated Transportation System contains a number of policies regarding Heritage Corridors. Map 9 of the Official Plan identifies Old Mill Road from Mill Park Drive to Doon Valley Drive as having an overlay designation as a heritage corridor (this does not mean designation under the Ontario Heritage Act). This includes the portion of Old Mill Road located with the C.H.L. Policy 13.C.4.11 states that alterations to the heritage attributes of Heritage Corridors, such as widening the carriage way or changing the surface treatment, will be discouraged and may be subject to the preparation of a scoped Heritage Impact Assessment. Policy 13.C.4.15 encourages "the use of Community, Secondary and other Plans and special land use guidelines and development controls on and in the vicinity of Heritage Corridors to maintain the overall visual character of such streets and multiuse pathway and their functional operation." Lower Doon Cultural Heritage Landscape Study 35 I ZS Page 308 of 668 5.5 Guidelines 5.5.1 Regional Implementation Guideline for Cultural Heritage Landscape Conservation The Regional Implementation Guideline for Cultural Heritage Landscape Conservation (Region of Waterloo 2018) was endorsed by the Region of Waterloo Council in 2013, and updated in 2018, and is intended to provide guidance to applicants, Municipal Heritage Advisory Committees, and Regional and Area municipal staff on the implementation of C.H.L. policies of the Regional Official Plan. This document contains background information on C.H.L.s; the rationale for C.H.L. conservation; the provincial, regional, and municipal policy context; a policy review of Regional documents; and the key steps involved in the conservation process, including identification of candidate C.H.L.s, research, evaluation, engagement, reporting, and formal recognition through C.H.L. designation. Further, this document provides additional conservation measures which may be recommended based on the results of a C.H.L. study such as technical guidance in the application of policies and Cultural Heritage Impact Assessments. 5.5.2 Provincial and National Reference Documents and Standards for Heritage Conservation The following documents have been utilized to develop policies presented in this report and which are demonstrative of industry -accepted standards for best conservation practice in Ontario and Canada: • Heritage Resources in the Land Use Planning Process (Ministry of Citizenship and Multiculturalism 2006) • Eight Guiding Principles in the Conservation of Historical Properties (Ontario Ministry of Culture 2007) • Standards and Guidelines for Conservation of Historic Places (Parks Canada 2010) 6.0 Objectives, Policies and Guidelines The objectives, policies, and guidelines presented below have been developed to ensure the long-term protection of the cultural heritage value of the Lower Doon Cultural Heritage Landscape and its heritage attributes. These objectives and policies are intended to form cultural heritage objectives and official plan policies specific to Lower Doon and should be read and interpreted alongside the Statement of Significance and Heritage Attributes presented in Section 4.0 of this report. These objectives, policies and guidelines are intended to provide guidance to property owners and City staff for appropriate change within and adjacent to the Cultural Heritage Landscape, while protecting its cultural heritage value and heritage attributes. Italicized terms are defined in the Glossary in Appendix B. Lower Doon Cultural Heritage Landscape Study 36 I ZS Page 309 of 668 6.1 Recommended Cultural Heritage Objectives and Official Plan Policies and Guidelines for the Lower Doon Cultural Heritage Landscape Preamble The objectives, policies and guidelines below address the cultural heritage resources and heritage attributes within and adjacent to the Lower Doon Cultural Heritage Landscape, as identified in the Lower Doon Cultural Heritage Landscape Study and shown on Map 1 and Map 2. However, it is possible that additional cultural heritage resources or heritage attributes may be identified within or adjacent to the Cultural Heritage Landscape based on further study and/or receipt of appropriate supplemental research, analysis and/or documentation. The properties at 6 Amherst Drive and 10 Pinnacle Drive, identified as built heritage resources within the Cultural Heritage Landscape, should be studied in more detail in order to understand and articulate their cultural heritage value and individual heritage attributes. Existing land uses within the Cultural Heritage Landscape consist of parkland and residential land use, which are consistent with the historical land -use development patterns. The design of the new Old Mill Sanitary Pumping Station on the south side of Old Mill Road is an example of a new building successfully integrated into the Lower Doon Cultural Heritage Landscape. The building responds to the qualities of the area through its low-rise height and massing that evokes a house, and details such as the gable roof, end chimneys and masonry cladding, while still remaining legible as a new building. Its integration into the landscape and topography of Willow Lake Park complements and enhances the cultural heritage value of the Cultural Heritage Landscape. 1. Objectives 1. To appropriately conserve cultural heritage resources. 2. To ensure that new development is sensitive to and respects cultural heritage resources General Policies 1. The cultural heritage resources and heritage attributes identified in the Lower Doon Cultural Heritage Landscape Study and shown on Map 1 and Map 2 will be conserved. 2. The City will require the submission of a Heritage Impact Assessment and/or a Heritage Conservation Plan for development, redevelopment, demolition, and site alteration for designated properties within or adjacent to the Cultural Heritage Landscape, where it has been determined that this may result in a significant negative impact on a cultural heritage resource or heritage attribute of the Cultural Heritage Landscape as deemed appropriate by the City's Director of Planning. a. The Heritage Impact Assessment shall be completed in accordance with the City of Kitchener Heritage Impact Assessment Terms of Reference, or a Scoped Heritage Impact )I Lower Doon Cultural Heritage Landscape Study 37 ASI Page 310 of 668 Assessment Terms of Reference which will be provided by the City's Heritage Planner and will recommend an appropriate conservation strategy for the cultural heritage resource or heritage attribute. The Heritage Conservation Plan shall be completed in accordance with the City of Kitchener Conservation Plan Terms of Reference and will recommend appropriate conservation measures and work for the cultural heritage resource or heritage attribute. b. The City may require the submission of additional documents and/or studies as deemed appropriate by the City's Heritage Planner. The City will ensure that new developments are designed and planned to ensure that views and vistas of Kitchener's significant cultural heritage resources are created, maintained, and /or enhanced where appropriate. 4. Any new development that may be proposed within any part of the Cultural Heritage Landscape identified as exhibiting archaeological potential (as shown on Map 3) that will result in subsurface impacts must be preceded by Stage 2 Archaeological Assessment. Any such assessment(s) must be conducted in accordance with the 2011 Standards and Guidelines for Consultant Archaeologists (Ministry of Tourism and Culture 2011). New development and alterations on properties within and adjacent to the Cultural Heritage Landscape must be compatible with and complementary to the Cultural Heritage Landscape's cultural heritage value and heritage attributes. 6. Demolition or removal of heritage attributes within the Lower Doon Cultural Heritage Landscape is not permitted. 7. The City acknowledges that accessibility requirements are an important consideration for public and private properties and that a balance must be found between meeting accessibility requirements and conserving cultural heritage resources and heritage attributes in order to achieve solutions that meet the needs of both, as much as is feasible. 2.1. Public Realm Guidelines 2.1.1. Parkland 1. Mature trees and vegetation within Willow Lake Park, Homer Watson Park and the Grand River Natural Area north of Old Mill Road will be maintained and conserved. 2. The City acknowledges that maintenance to parkland may be required. Any alterations required to Willow Lake Park and Homer Watson Park will be compatible with and sympathetic to the heritage attributes located within them, including but not limited to: topography, Schneider Creek, and the southernmost trail within Willow Lake Park and Homer Watson Park on the south side of Schneider Creek that follows the alignment of the former Grand Trunk Railway. )I Lower Doon Cultural Heritage Landscape Study 38 ASI Page 311 of 668 3. Any alterations required to the Grand River Natural Area north of Old Mill Road will be compatible with and sympathetic to the heritage attributes located within it, including but not limited to: topography, Schneider Creek, and mill ruins. 4. The existing alignment of the southernmost trail within Willow Lake Park and Homer Watson Park that follows the alignment of the former Grand Trunk Railway will be maintained and conserved. 2.1.2 Grand River Shoreline 1. The Grand River shoreline within the Cultural Heritage Landscape will be conserved in its naturalized state. 2. Any alterations to the Grand River shoreline within the Cultural Heritage Landscape will enhance the overall setting and history of the site and conserve its cultural heritage value. 2.1.3 Mill Ruins 1. The limestone ruins of the Ferrie Mill located within the Grand River Natural Area north of Old Mill Road will be conserved and stabilized in alignment with ongoing City initiatives. 2.1.4 Roads and Circulation Routes The portion of Old Mill Road within the Cultural Heritage Landscape forms part of a Heritage Corridor as per the City of Kitchener Official Plan. 1. The existing alignment and width of streets within the Cultural Heritage Landscape will be conserved, including the segments of Old Mill Road, Pinnacle Drive and Amherst Drive. 2. Transportation facilities and/or streetscape improvements will be needed to meet the needs of residents of all ages and abilities, and these improvements shall be appropriately balanced and integrated with the existing context of the Cultural Heritage Landscape. In order to achieve this, heritage studies may be requested and undertaken as part of these improvements. 2.1.5 Interpretation Plan 1. An interpretation plan should be developed for the Cultural Heritage Landscape, for integration into the public realm. The interpretation plan should communicate the history and significance of the Cultural Heritage Landscape. This could include, but is not limited to, wayfinding signage or plaques throughout the Cultural Heritage Landscape and/or at its entry and exit points. )I Lower Doon Cultural Heritage Landscape Study 39 ASI Page 312 of 668 2.2 Built Form Guidelines 1. The properties at 6 Amherst Drive and 10, 20, and 37 Pinnacle Drive, and their primary buildings will be conserved in a manner that ensures their integrity and respects the cultural heritage value of the Cultural Heritage Landscape. 2. Repair rather than replacement of damaged or deteriorated heritage attributes is encouraged. Where repair is not feasible, replacements should be in-kind, conserving the historical form, appearance, materials, and features of the heritage attribute and should be physically and visually compatible with the property in terms of its form, appearance, materials, and features. 3. New development within or adjacent to the Cultural Heritage Landscape will be visually and physically compatible with, but subordinate to and distinguishable from the properties within the Cultural Heritage Landscape, and shall not negatively impact the cultural heritage value or heritage attributes of the Cultural Heritage Landscape. 4. New development on or adjacent to the properties at 6 Amherst Drive and 10, 20, and 37 Pinnacle Drive will be compatible with the height, massing, and materials of the existing buildings on the properties, as described in the list of heritage attributes. 2.3 Protection of Views 1. Views from the public realm identified as heritage attributes and shown on Map 2 will be conserved. Lower Doon Cultural Heritage Landscape Study 40 I ZS Page 313 of 668 G�UOSS AaJerfs�CH�22[H-09)luwer0aan 5nandoNPlonl.4rrPro_Warkspare�PrajM 22LH09]aprx Map 1: Location of select heritage attributes within the Lower Doon Cultural Heritage Landscape X ASI Lower Doon Cultural Heritage Landscape Study 41 I Page 314 of 668 N a h ro 4 o 0 Q- _ \\\' 6 O ldMitlRd M, o` Grand RfVer Sp 4 61d Mill Rd 9 10, 0 v a 11 12 Amherst Dr E L J O O �, pc J c C J3 Q 4qq� 5 '^ va 28 ro D q Q LOWER DOON CULTURAL HERITAGE LANDSCAPE BOUNDARY D 3, MILL RUINS 10, 10 AND 20 PINNACLE DRIVE Source: EsH Cammunity Maps Contrlbutors, Province ofOntario, Esrl Canada, Esn, HERE, Q 1�4 Garmin, Safe .PH, GaoTechrr.bgi-, Inc, METI/ PROPERTY PARCEL ® 5. TRAIL 11. 6 AMHERST DRIVE NASA,usGs,EPA,NPs,uSCensusBoreaa,USDA' Metres NRC-, Parks Canada �c HERITAGE ATTRIBUTE � 6. GRAND RIVER NATURAL AREA � 12. 37 PINNACLE DRIVE M Projection: NAD 1983DTZ—e17N ASI Project No,22CH-097 Drawn By:cnettleton I Scale: 1:2,600 Date. 4/25/2023 12:43 PM File: .7 2. SCHNEIDER CREEK 0 9. ORIGINAL STREET ALIGNMENT Page5ize: 11x17 22CH097_HeritageAttributes Map 1: Location of select heritage attributes within the Lower Doon Cultural Heritage Landscape X ASI Lower Doon Cultural Heritage Landscape Study 41 I Page 314 of 668 PIT pl a a the Homer, ffi Watson \ .i House � OKY m� Mai —_� . • Baa Ol 1/ 01 Mill! Dos OOS - - f � - . Gran r " a � d , � 3 irt,aw'1;9d1 _ er �.-S 3 t60 is©_ Old Mill Road H10 -- -r'\� 824---- — ------ ..-.--- ------ --- ---- - ----------------- '183 o�1fi---••- - Old Mill Road — Old Mill Road 6 LI94 969--- ��j l 7 O i Willow Lake - 1 Pardo P in rive_ _ - �I P �uAmh rs - - - - - Amherst Drive Source: Map data ©Open5treetMap Q LOWER DOON CULTURAL HERITAGE LANDSCAPE BOUNDARY O VIEW LOCATION =onttihtors, Microsok, ra=z600k, l nc. -d its 0 100 affiliates, Esn Community Maps contributors, PROPERTY PARCEL — VIEW DIRECTION Map layer byEsrl Metres Projection' NAD 1983 UTM Zane 17M ASI Pm]ect No-: 22CH-a97 Drawn By cnettlemn S(" I Scale: 1:1,849 Date: 4/10/20235'27 PM Filz:22CH097_Vie— Page Size: 11 x 17 Map 2: Location of Views Identified as Heritage Attributes X ASI Lower Doon Cultural Heritage Landscape Study 42 I Page 315 of 668 Map 3: Lower Doon Cultural Heritage Landscape Stage 1 Archaeological Assessment Results Lower Doon Cultural Heritage Landscape Study 43 I ASI Page 316 of 668 7.0 Implementation Recommendations 1. The Lower Doon Cultural Heritage Landscape should be designated as a significant cultural heritage landscape in the City of Kitchener Official Plan and identified on Map 9 of the Plan. Guideline III in the Regional Implementation Guideline for Cultural Heritage Landscape Conservation (Region of Waterloo 2018) recommends that the Official Plan identify designated C.H.L.s using an official name, a statement of significance and a general location map, and reference the detailed documentation within the C.H.L.'s Technical Study. The Guideline also advises that additional C.H.L. conservation policies and/or a detailed map may be included. 2. Publicly -owned lands located within the Lower Doon C.H.L. should be appropriately managed by the City of Kitchener to ensure the conservation of the C.H.L.'s identified heritage attributes and in accordance with the objectives, policies, and guidelines presented herein. These lands include Willow Lake Park and the ruins of Doon Mills, Schneider Creek, the Grand River Natural Area north of Old Mill Road, and the original street alignment of Old Mill Road, Pinnacle Drive, and Amherst Drive . )I Lower Doon Cultural Heritage Landscape Study 44 I ASI Page 317 of 668 8.0 References Archaeological Services Inc. 1997. "Master Plan of Archaeological Resources for the City of Brantford, Technical Report." Toronto: Report on file with the Ontario Ministry of Tourism, Culture and Sport. Birch, J., and R. F. Williamson. 2013. The Mantle Site: An Archaeological History of an Ancestral Wendat Community. Latham: Rowman & Littlefield Publishers, Inc. Bray Heritage. 2021. "Lower Doon Land Use Study Heritage Component." Burley, David. 2003. "Ferrie, Adam (1813-49)." http://www.biographi.ca/en/bio/ferrie_adam_1813_49_7E.html. Canadian Heritage Rivers System. 2016. "Grand River." 2016. http://chrs.ca/the-rivers/grand/. City of Kitchener. 2014a. "City of Kitchener Cultural Heritage Landscapes." CHL Inventory. Report on File at ASI, Toronto, ON.: The Landplan Collaborative, Goldsmith Borgal & Company Ltd, and Archaeological Services Inc. https://www.kitchener.ca/en/resourcesGeneral/Documents/DSD_PLAN_CHL_Study_Report.pdf. ---. 2014b. "City of Kitchener Official Plan, as Approved, with Modifications by the Region of Waterloo on November 19, 2014." https://www.kitchener.ca/en/resourcesGeneral/Documents/DSD_PLAN_New-Official-Plan--- CONSOLIDATED-Version-Modifications-Deferrals--AppeaIs.pdf. Cumming, Peter A., and Neil Mickenberg. 1977. Native Rights in Canada. Second Edition. Toronto, Ontario: The Indian -Eskimo Association of Canada in association with General Publishing Co. Limited. Department of Militia and Defence. 1916. "Topographic Map - Galt Sheet." Department of National Defence. 1936. "Galt Sheet." National Topographic System. Dodd, C. F., D. R. Poulton, P. A. Lennox, D. G. Smith, and G. A. Warrick. 1990. "The Middle Ontario Iroquoian Stage." In The Archaeology of Southern Ontario to A.D. 1650, edited by C. J. Ellis and N. Ferris, 321-60. Occasional Publication of the London Chapter OAS, Number 5. London, ON: Ontario Archaeological Society Inc. Edwards, T.W.D., and P. Fritz. 1988. "Stable -Isotope Paleoclimate Records from Southern Ontario, Canada: Comparison of Results from Marl and Wood." Canadian Journal of Earth Sciences 25: 1397-1406. Ellis, C. J., and D. B. Deller. 1990. "Paleo-Indians." In The Archaeology of Southern Ontario to A.D. 1650, edited by C. J. Ellis and N. Ferris, 37-64. Occasional Publication of the London Chapter OAS, Number 5. London, ON: Ontario Archaeological Society Inc. )I Lower Doon Cultural Heritage Landscape Study 45 ASI Page 318 of 668 Ellis, C. J., I. T. Kenyon, and M. W. Spence. 1990. "The Archaic." In The Archaeology of Southern Ontario to A.D. 1650, edited by C. J. Ellis and N. Ferris, 65-124. Occasional Publication of the London Chapter OAS, Number 5. London, ON: Ontario Archaeological Society Inc. Fear, Jon. 2010. "Flash from the Past: Doon Mill Pond Becomes a Popular Summer Retreat." The Record, 2010. https://www.therecord.com/life/2010/11/26/flash-from-the-past-doon-mill-pond- beca me-a-popular-summer-retreat.htm I. Ferris, N. 2013. "Place, Space, and Dwelling in the Late Woodland." In Before Ontario: The Archaeology of a Province, 99-111. McGill -Queen's University Press. http://www.jstor.org/stable/j.ctt32b7n5.15. Filice, Michelle. 2016. "Haldimand Proclamation." Canadian Encyclopedia. June 3, 2016. https://www.thecanadianencyclopedia.ca/en/article/haldimand-proclamation. Government of Ontario. 2020a. "A Place to Grow: Growth Plan for the Greater Golden Horseshoe." https:Hfiles.ontario.ca/mmah-greater-golden-horseshoe-place-to-grow-english-15may2019.pdf. ---. 2020b. Provincial Policy Statement. https:Hfiles.ontario.ca/mmah-provincial-policy-statement- 2020-accessi ble-fi na I -en -2020-02-14. pdf. Grand River Conservation Authority. 2020. "Our Watershed." Grand River Conservation Authority. 2020. https://www.grandriver.ca/en/our-watershed/Our-Watershed.aspx. Homer Watson House and Gallery. n.d. "Historical Walking Tour of Lower Doon." https://www.homerwatson.on.ca/about/walking-tours/lower-doon/. Hunting Survey Corporation Limited. 1954. "Digital Aerial Photographs, Southern Ontario 1954." 1954. http://maps.library.utoronto.ca/data/on/AP_1954/index.html. Johnston, C. E. 1964. The Valley of the Six Nations: A Collection of Documents on the Indian Lands of the Grand River. Toronto, Ontario: The Champlain Society. Kitchener Public Library. n.d. "Birds Eye View of the Village of Doon, 1950." ---. n.d. "Residence on Pinnacle Drive, 1967." ---. n.d. "Ruins of Ferrie Mill, circa 1920." Kitchener -Waterloo Record. 1969. "Donn Mill's Owner in Doubt," 1969. ---. 1971. "Honor of Joining City 'Not Enough,"' 1971. ---. 1976. "2000 Population Predicted at Doon," 1976. ---. 1977. "Donn Road Plans Stalled Again," 1977. Lower Doon Cultural Heritage Landscape Study 46 I ZS Page 319 of 668 ---. 1981. "Once the Largest in Canada, Most of Doon Mill Levelled," 1981. ---. n.d. "Original Ferrie Grist Mill, Built in 1839." ---. n.d. "Thousands Cooled off at Willow Lake in Doon." Lennox, P.A., and W.R. Fitzgerald. 1990. "The Culture History and Archaeology of the Neutral Iroquoians." In The Archaeology of Southern Ontario to A.D. 1650, edited by C.J. Ellis and N. Ferris, 405-56. Occasional Publication of the London Chapter, OAS, Number 5. London: Ontario Archaeological Society Inc. Lytwyn, V. P. 2005. "Historical Research Report: Aboriginal Settlement and Use of the North Pickering Development Planning Area and Adjacent Lands, 1690-1923." Ministry of Municipal Affairs and Housing. 1990. Planning Act, R.S.O. 1990, c. P.13. ---. 2020. "Provincial Policy Statement, 2020, Under the Planning Act." Queen's Printer for Ontario. Ministry of Tourism and Culture. 2011. "Standards and Guidelines for Consultant Archaeologists." Cultural Programs Branch, Ontario Ministry of Tourism and Culture. Ministry of Tourism Culture and Sport, M.T.C.S. 2006. "Heritage Resources in the Land Use Planning Process: Info Sheet #5, Heritage Impact Assessments and Conservation Plans." http://www.mtc.gov.on.ca/en/publications/Heritage_Tool_Kit_Heritage_PPS_infoSheet.pdf. Ontario Ministry of Culture. 2007. "Eight Guiding Principles in the Conservation of Built Heritage Properties." https://www.heritagetrust.on.ca/en/pages/tools/tools-for-conservation/eight- guiding-principles. Parks Canada. 2010. "Standards and Guidelines for the Conservation of Historic Places in Canada." Canada's Historic Places. https://www.historicplaces.ca/media/18072/81468-parks-s+g-eng- web2.pdf. Parsell & Co., H. 1881. "Illustrated Historical Atlas of the County of Waterloo." Region of Waterloo. 2015. "Regional Official Plan." https://www.regionofwaterloo.ca/en/regional- government/land-use-planning.aspx. ---. 2018. "Regional Implementation Guideline for Cultural Heritage Landscape Conservation." On file with the author. Spence, M. W., R. H. Pihl, and C. Murphy. 1990. "Cultural Complexes of the Early and Middle Woodland Periods." In The Archaeology of Southern Ontario to A.D. 1650, edited by C. J. Ellis and N. Ferris. Occasional Publication of the London Chapter, OAS Number 5. London: Ontario Archaeological Society Inc. Lower Doon Cultural Heritage Landscape Study 47 I ZS Page 320 of 668 Stantec Consulting Ltd. 2019. "Lower Doon and Homer Watson Park Candidate Cultural Heritage Landscape Evaluation." Surveys and Mapping Branch, Department of Energy, Mines and Resources. 1976. "Waterloo -Kitchener Sheet." National Topographic System. The Evening Reporter. 1952. "History of Doon Recalled by Cluthe Mill Site, Willow Lake," 1952. ---. 1954. "Bonnie Doon, One of Ontario's Oldest Settlements," 1954. The Planning Partnership, and Bray Heritage. 2021. "Lower Doon Land Use Study." The Record. 2010. "Flash from the Past: Doon Mill Pond Became a Popular Summre Retreat," 2010. https://www.therecord.com/life/2010/11/26/flash-from-the-past-doon-mill-pond-became-a- popular-summer- retreat.html#:—:text=Willow%20Lake%20was%20a%20private,mill%20beside%20the%20Grand% 20River. Tremaine, G.C. 1861. "Tremaine's Map of Waterloo County." Toronto: George C. Tremaine. UNESCO World Heritage Centre. n.d. "Cultural Landscapes." UNESCO World Heritage Centre. n.d. https://whc.unesco.org/en/culturaIlandsca pe/. Waterloo Historical Society. 1934. "Twenty -First and Twenty -Second Annual Reports of the Waterloo Historical Society." ---. 1941. "Twenty -Ninth Annual Report of the Waterloo Historical Society." Williamson, R. F. 1990. "The Early Iroquoian Period of Southern Ontario." In The Archaeology of Southern Ontario to A.D. 1650, edited by C. J. Ellis and N. Ferris, 291-320. Occasional Publication of the London Chapter, OAS Number 5. London: Ontario Archaeological Society Inc. )I Lower Doon Cultural Heritage Landscape Study 48 ASI Page 321 of 668 Appendix A: Photographic Documentation of Heritage Attributes The following figures are representative photographs of the Heritage Attributes of the Lower Doon Cultural Heritage Landscape, as identified in Section 4.3. Note that Attribute 1- Topography of the area which slopes towards the Grand River - and Attribute 7 — Mature trees — are represented throughout this collection of photographs. All photographs were taken by A.S.I. on September 29, 2022. Landscape Attributes Figure 17: Schneider Creek, looking north from the bridge on Old Mill Road (Heritage Attribute #2). )I Lower Doon Cultural Heritage Landscape Study 49 I ASI Page 322 of 668 Figure 18: Schneider Creek, looking northeast from within Willow Lake Park (Heritage Attribute #2). Figure 19: Schneider Creek at its outlet into the Grand River, iooiung wes, (Heritage Attribute #2). )I Lower Doon Cultural Heritage Landscape Study 50 ASI Page 323 of 668 F J J i si 1.7 tg tee%77 _ t w ``� - � 1 �� +,r �^` �' ,� : � r � �,�• ;fir y. �`,�E ���` - INO c ,fig �t 4 R is J ' sir •�Y� �e � �"� b f _ On 47. Figure 22: Willow Lake Park with trail along Schneider Creek, looking northeast (Heritage Attribute #4). Figure 23: Southernmost trail within Willow Lake Park that follows the alignment of the former Grand Trunk Railway, looking west (Heritage Attribute #5). )I Lower Doon Cultural Heritage Landscape Study 52 ASI Page 325 of 668 L ph� { X' 1. e R I z -4- 6 _ Ir, Figure 26: Grand River shoreline (in foreground) within Grand River Natural Area north of Old Mill Road (Heritage Attribute #6). Built Form and Streetscape Attributes Figure 27: Topography along Pinnacle Drive which slopes towards the Grand River, looking north from 20 Pinnacle Drive (Heritage Attribute #8). Lower Doon Cultural Heritage Landscape Study 54 ASI Page 327 of 668 Figure 28: Original alignment, width and rural cross-section of Old Mill Road, looking west from the intersection of Old Mill Road and Pinnacle Drive (Heritage Attribute #9). '' Figure 29: Original alignment, width and rural cross-section of Pinnacle Drive, looking south from the intersection of Pinnacle Drive and Old Mill Road (Heritage Attribute #9). )I ASI Lower Doon Cultural Heritage Landscape Study 55 I Page 328 of 668 Figure 30: Original alignment, width and rural cross-section of Amherst Drive, looking west along Amherst Drive towards its intersection with Pinnacle Drive (Heritage Attribute #9). Figure 31: 10 Pinnacle Drive (Heritage Attribute #10). )I Lower Doon Cultural Heritage Landscape Study 56 ASI Page 329 of 668 .e 1 Cr ,� v B` rSEZi T Ty map eG. 5 � i� t t v l rSEZi T i� t t v Figure 34: 37 Pinnacle Drive (Heritage Attribute #12). Views Identified as Heritage Attributes Figure 35: View of Schneider Creek looking north from the bridge on Old Mill Road (View #1). )I Lower Doon Cultural Heritage Landscape Study 58 ASI Page 331 of 668 Figure 36: View of Schneider Creek looking south from the bridge on Old Mill Road (View #1). Figure 37: View of mill ruins looking northwest from the bridge on Old Mill Road (View #2). )I ASI Lower Doon Cultural Heritage Landscape Study 59 Page 332 of 668 Figure 38: View of the Grand River from the Grand River shoreline on the west side of Schneider Creek, looking northwest (View #3). Figure 39: View of the Grand River from the Grand River shoreline on the west side of Schneider Creek, looking southeast (View #3). )I Lower Doon Cultural Heritage Landscape Study 60 I ASI Page 333 of 668 Figure 40: View of the Grand River looking north from the intersection of Pinnacle Drive and Old Mill Road toward the Waterloo Pioneer Memorial Tower (View #4). 'W. Figure 41: View looking south up Pinnacle Drive towards Pinnacle Drive and 6 Amherst Drive (View #5). )I ASI Lower Doon Cultural Heritage Landscape Study 61 Page 334 of 668 I" Figure 42: View looking south up Pinnacle Drive towards 37 Pinnacle Drive (View #5). Figure 43: View of 37 Pinnacle Drive looking west along Amherst Drive (View #6). )I Lower Doon Cultural Heritage Landscape Study 62 ASI Page 335 of 668 Appendix B: Glossary Addition: New construction that extends the pre-existing building envelope in any direction, and which increases the building's pre-existing volume. Adjacent: Lands, buildings and/or structures that are contiguous or that are directly opposite to other lands, buildings and/or structures, separated only by a laneway, municipal road or other right-of-way. (Official Plan) Alteration: Any change to a property on the Heritage Register in any manner including its restoration, renovation, repair or disturbance, or a change, demolition or removal of an adjacent property that may result in any change to a property on the Heritage Register. Alteration and alter have corresponding meanings. Built Heritage Resources: A building, structure, monument, installation or any manufactured remnant that contributes to a property's cultural heritage value or interest as identified by a community. Built heritage resources are generally located on property that has been designated under Parts IV or V of the Ontario Heritage Act, or listed by included on local, Regional, Provincial and/or Federal registers. (Official Plan) City: Refers to the Corporation of the City of Kitchener. (Official Plan) Compatible: Refers to the physical and visual impacts of new development on existing structures and contributing properties. Physical compatibility refers to the use of materials and construction methods that do not negatively impact the contributing property, detract from or damage its heritage attributes. Visual compatibility refers to designing new work in such a way that it is distinguishable from the historic building, while complementing its design, massing, and proportions. (Standards & Guidelines) Conserve/Conserved/Conservation (in regard to cultural heritage and archaeology): The identification, protection, management and use of built heritage resources, cultural heritage landscapes and archaeological resources in a manner that ensures their cultural heritage value or interest is retained under Ontario Heritage Act. This may be achieved by the implementation of recommendations set out in a heritage conservation plan, archeological assessment, and/or heritage impact assessment. Mitigative measures and/or alternative development approaches can be included in these plans and assessments. (Official Plan). Cultural Heritage Landscape: A defined geographical area that may have been modified by human activity and is identified as having cultural heritage value or interest by a community. The area may involve features such as structures, spaces, archaeological sites or natural elements that are valued together for their interrelationship, meaning or association. Examples may include, but are not limited to, heritage conservation districts designated under the Ontario Heritage Act; villages, parks, gardens, battlefields, main streets and neighbourhoods, cemeteries, trailways, viewsheds, natural areas and industrial complexes of heritage significance; and areas recognized by federal or international designation authorities. (Official Plan) Cultural Heritage Resources: Includes buildings, structures and properties designated under the Ontario Heritage Act or listed on the Municipal Heritage Register, properties on the Heritage Kitchener Inventory of Historic Buildings, built heritage resources and cultural heritage landscapes as defined in the Provincial Policy Statement. (Official Plan) Cultural Heritage Value: The aesthetic, historic, scientific, cultural, social or spiritual importance or significance for past, present or future generations. The heritage value of an historic place is embodied in its character - Lower Doon Cultural Heritage Landscape Study 63 I ZS Page 336 of 668 defining materials, forms, location, spatial configurations, uses and cultural associations or meanings. (Standards and Guidelines) Development: The creation of a new lot, a change in land use, the construction of buildings and structures or an addition or alteration to a building or structure that substantially increases the size or usability of the site, requiring approval under the Planning Act, but does not include: a) activities that create or maintain infrastructure authorized under an environmental assessment process; and, b) works subject to the Drainage Act. (Official Plan) Heritage Attributes: The principle features or elements that contribute to a cultural heritage resource's cultural heritage value or interest, and may include the property's built or manufactured elements, as well as natural landforms, vegetation, water features, and its visual setting (including significant views or vistas to or from a cultural heritage resource. (Official Plan) Heritage Conservation Plan: A document that details how a cultural heritage resource can be conserved. The conservation plan may be supplemental to a heritage impact assessment, but is typically a separate document. The recommendations of the plan should include descriptions of repairs, stabilization and preservation activities as well as long term conservation, monitoring and maintenance measures. (Official Plan) Heritage Corridors: Streets or multi -use pathways which because of their unique structural, topographic and visual characteristics, as well as abutting vegetation, built environment and cultural landscape, historical significance or location within a Heritage Conservation District are recognized as a cultural heritage resource and are intended to be conserved. (Official Plan) Heritage Impact Assessment: A document comprising text and graphic material including plans, drawings, photographs that contains the results of historical research, field work, survey, analysis, and description(s) of cultural heritage resources together with a description of the process and procedures in deriving potential effects and mitigation measures as required by official plan policies and any other applicable or pertinent guidelines. A heritage impact assessment may include an archaeological assessment where appropriate. (Official Plan) Integrity: As it relates to a heritage property or an archaeological site/resource, is a measure of its wholeness and intactness of the cultural heritage value and attributes. Examining the conditions of integrity requires assessing the extent to which the property includes all elements necessary to express its cultural heritage value; is of adequate size to ensure the complete representation of the features and processes that convey the property's significance; and the extent to which it suffers from adverse affects of development and/or neglect. Integrity should be assessed within a Cultural Heritage Impact Assessment. (Official Plan) Views and Vistas: Significant visual compositions of the built and natural environment that enliven the overall physical character of an area. Views are generally panoramic in nature while vistas are typically a strong individual feature framed by its surroundings. (Official Plan) Lower Doon Cultural Heritage Landscape Study 64 I ZS Page 337 of 668 John Zunic From: Alide Forstmanis Sent: Friday, May 12, 2023 2:05 PM To: Secondary Plans (SM) Subject: Re: Lower Doon Secondary Plan Land Use Implementation Project - Draft materials now available on EngageWR Thank you John. I participated in the first "workshop", and asked you about the difference between "park" and "green space". Is "green space" mainly flat, with no trees, only grass and "park" has trees, shrubs etc? Could either be used for future housing? Look forward to your response. Kindly, Alide Alicle Forstmanis On May 12, 2023, at 12:19, Secondary Plans (SM) <SecondaryPlans@kitchener.ca> wrote: Hello, The Lower Doon Secondary Plan Land Use Implementation Project hosted two "walkshops" and drop-in sessions on Wednesday May 10th, 2023. The draft materials that were shared this past Wednesday are now available for viewing and commenting on the Lower Doon engagewr webpage. Regards, John Zunic John Zunic (he/him), BES Planner (Policy) I City of Kitchener 519-741-2200 Ext 76851 TTY 1-866-969-9994 1 Secondaryplans@kitchener.ca mage001.png> <image002.png> <image003.png> <image004.png> <image005.png> <image006.png> < image007.png> <image008.png> <image009.png> <image010.jpg> Page 338 of 668 John Zunic From: Carrie O'Brien <CObrien@drewloholdings.com> Sent: Sunday, May 14, 2023 7:13 PM To: Secondary Plans (SM) Cc: George Bikas; Connor Turnecliff Subject: Re: Lower Doon Secondary Plan - Drewlo Lands Follow Up Flag: Follow up Flag Status: Flagged Hi Natalie & John, Following up on the email below. We understand that recommendations of the completed Land Use study speak to encouraging high density residential on the lands south of Homer Watson — a significant chunk of which is owned by Drewlo Holdings. We'd like to schedule a meeting to discuss. Please advise of a few dates/times that work for your team. Regards, Carrie CARRIE O'BRIEN Land Development Planner Drewlo Holdings Inc. httr)s://www.drewloholdines.com Office: 519-472-8200 x1077 Mobile: 226-926-5709 11M -di 111 REWLO From: Carrie O'Brien <CObrien@drewloholdings.com> Date: Wednesday, May 3, 2023 at 12:33 PM To: "secondaryplans@Kitchener.ca" <secondaryplans@Kitchener.ca> Cc: George Bikas <GBikas@drewloholdings.com>, Connor Turnecliff<cturnecliff@drewloholdings.com> Subject: Lower Doon Secondary Plan - Drewlo Lands Hi Natalie & John, We just received notice for the community 'walkshop' next week. As you are likely aware, Drewlo Holdings owns a decent chunk of land in the Lower Doon area, specifically the properties north and south of Conestoga College Blvd. We thought that it may be more productive to meet over zoom to discuss the recommendations for the our lands, rather than taking up space at the community meetings next week. Let us know if that would be an option and we can arrange a virtual meeting. Page 339 of 668 Thanks, Carrie CARRIE O'BRIEN Land Development Planner Drewlo Holdings Inc. https://www.drewloholdings.com Office: 519-472-8200 x1077 Mobile: 226-926-5709 11:III III®REWL0 Page 340 of 668 John Zunic From: Robert MacFarlane - Zelinka Priamo Ltd. <robert.m@zpplan.com> Sent: Tuesday, May 16, 2023 10:26 AM To: Secondary Plans (SM) Subject: RE: Lower Doon Secondary Plan Land Use Implementation Project - Draft materials now available on EngageWR Hi John, wanted to get a better sense of next steps in the Lower Doon Secondary Plan project. Will the City be drafting new OP policy or zoning provisions, specific to Lower Doon, as part of this process? Further, what is the expected timing to bring forward the OP Land Use Designation and Zoning Maps for consideration? Thanks Rob MacFarlane, MPL, MCIP, RPP Senior Associate Zelinka Priamo Ltd. — Land Use Planners Toronto Office 20 Maud Street, Suite 305 Toronto, ON M5V 2M5 (P) 416-622-6064 X 222 (C) 416-801-6140 robert.mazpplan.com www.zpplan.com From: Secondary Plans (SM) <SecondaryPlans@kitchener.ca> Sent: Friday, May 12, 2023 12:20 PM To: undisclosed -recipients: Subject: Lower Doon Secondary Plan Land Use Implementation Project - Draft materials now available on EngageWR Hello, The Lower Doon Secondary Plan Land Use Implementation Project hosted two "walkshops" and drop-in sessions on Wednesday May 10th, 2023. The draft materials that were shared this past Wednesday are now available for viewing and commenting on the Lower Doon eneaeewr webpaee. Regards, John Zunic John Zunic (he/him), BES Planner (Policy) I City of Kitchener 519-741-2200 Ext 76851 TTY 1-866-969-9994 1 Secondaryplans@kitchener.ca fly-19TOT411111111111 Q Page 341 of 668 John Zunic From: Barb Thomas Sent: Wednesday, May 17, 2023 10:55 AM To: Mayor; Christine Michaud; Garett Stevenson; John Zunic Cc: Louisa Stephenson; Daryl Howes -Jones; Randall Martin; heather.clemmer; Jenny Keeler; Jerome James; LORI/RICK SCHULZ; Louise Doon Settlement; Valerie James; ron- teresa.feth; Mary Cunningham; Andrew Luis; klausie94; hdmm; Ruthanne Thiessen; Al Cunningham; Jean Haalboom; Marg Rowell; susan kinzie; Barb Shakosky; scott Murray; Janet Kunsch; Armin & Carol Froelich; Sharon Allamby; Rosie Annaliese; miss maggie; Paul Aquilina; Ella T. Nojd; SAROJ PATEL; Maurice Boughton; Amy Mueller; Sandor; Matthew Melnychuk; Raylee Bonnell; Michael Brisson; RM Reyno; Kanstantsin Kavaliou Subject: Rezoning - Land Use Review of Lower Doon Attachments: Draft Lower Doon Zoning Map - Zoning By-law 2019-051.pdf (689 KB) (pdf).webloc Some people who received this message don't often get email from Hello Neighbours, Learn why this is important The first draft of the Lower Doon Secondary Plan was unveiled May 17. The Plan proposes that every property in Lower Doon, from the creek to the college (as well as a couple of properties adjacent to the church), be "upzoned" to permit multi residential buildings. This proposal is unique to Lower Doon and has not been applied to any other established neighbourhood in Kitchener. The proposal can be found at the city's website https://www.engagewr.ca/lowerdoon. I have attached the proposed zoning map (below). A substantial majority of the properties are proposed to be rezoned Res 5. Res 5 zoning permits everything from single family homes to "stacked townhomes". Stacked townhomes are stacked on top of each other and back to front so that eight units could occupy a single lot. The backyard is paved for parking and a garbage bin. This is the preferred development type for Waterloo's Northdale Neighbourhood (see picture). Page 342 of 668 Homeowners will be incentivised to sell if a large multi -residential building with a paved backyard is built next door. Over time the multi -residential build is likely to dominate the neighbourhood just as happened in Northdale, Waterloo. A minority of the properties in Lower Doon are proposed to be rezoned Res 4. Res 4 zoning permits up to four units on a lot. Most of the proposed Res 4 lots are too small to qualify for Res 5 zoning, but if a developer acquires two adjacent properties that developer could then ask for Res 5 zoning. There is no planning reason for the City to refuse such an application. Effectively the entire neighbourhood is proposed to be zoned Res 5 and the Northdale model will be in place. Currently there is an application in the works to build stacked townhouses at 86 Pinnacle Drive. The development is to contain 16 units, 32 bedrooms and 23 parking places. The attached rendering shows how dramatically the streetscape will be forever altered. Res 5 zoning will permit the development to go ahead. Expect more to follow. The City Planners told us that nobody with Res 5 zoning has to build a multi unit building, but in Planning the maximum becomes the minimum i.e. no one will build four units when they can build eight. As well, developers are constantly requesting and being granted permission to build beyond the maximums set out in the zoning. We can also expect future requests to create fewer parking places than the bylaw requires resulting in parking woes on top of paved backyards. Page 343 of 668 The Proposal to apply Res 5 zoning is unique to Lower Doon. Throughout the balance of Kitchener, established neighbourhoods have been rezoned to Res 2 and Res 3 which do not permit stacked townhouses. Many established neighbourhoods also have height restrictions to help maintain the character of the neighbourhood. The proposed zoning will allow 3 stories and 11m in height. Currently there are only 2 stories in Lower Doon and 10.5 m in height. The extra .5m will allow for a basement bedroom storey just as is proposed at 86 Pinnacle. While the College creates a demand for more housing in the neighbourhood, it should be noted that the college in a presentation to the City of Guelph in regards to a new satellite campus undertook to build student housing in Guelph. Even Doug Ford's Build More Homes legislation requires only a maximum of three units per lot. Lower Doon was the first settlement in the Region and still has many homes that were built more than 150 years ago. Sadly planning staff did nothing to create a "complete community" as per the city's official plan taking that history into account. Instead it appears to be planning a "neighbourhood" of short term residents, large box like buildings and paved yards and not a community for all cross sections of the community. Please take your opportunity to comment on the proposal. It is not written in stone and need not go ahead as proposed. Let them know what you think of and how you feel about the proposed zoning changes. https://www.engagewr.ca/lowerdoon?tool=brainstormer#tool tab Barbara Thomas Randall Martin Page 344 of 668 John Zunic From: Oliver Jahn Sent: Wednesday, May 17, 2023 6:39 PM To: Secondary Plans (SM) Subject: Re: Lower Doon Secondary Plan Land Use Implementation Project - Draft materials now available on EngageWR Hello John, When would you expect a report to Council with recommendations? Regards Oliver Sent from my iPad On May 12, 2023, at 10:19 AM, Secondary Plans (SM) <SecondaryPlans@kitchener.ca> wrote: Hello, The Lower Doon Secondary Plan Land Use Implementation Project hosted two "walkshops" and drop-in sessions on Wednesday May 10th, 2023. The draft materials that were shared this past Wednesday are now available for viewing and commenting on the Lower Doon engagewr webpage. Regards, John Zunic John Zunic (he/him), BES Planner (Policy) I City of Kitchener 519-741-2200 Ext 76851 TTY 1-866-969-9994 1 Secondaryplans@kitchener.ca <image001.png> <image002.png> <image003.png> <image004.png> <image005.png> <image006.png> Page 345 of 668 <image007.png> <image008.png> <image009.png> <image010.jpg> Page 346 of 668 John Zunic From: Andrew Luis Sent: Wednesday, May 24, 2023 1:37 PM To: John Zunic Subject: Lower Doon Secondary Plan Land Use Implementation Project- COMMENTS Hi John, I appreciate the City of Kitchener holding the walking tour on May 10th. The tour was informative and makes me proud about the area of Kitchener that i live in given its long history relating to early settlement of the area. My one comment pertains to new developments within the area. I think that if the City of Kitchener is going to set a precedent by permitting 3 storey structures in what is a tight -knit area, I believe that any new building should contain numerous character traits and represents a design -build model that is reminiscent of older properties in the area. I'd like to give kudos to the City of Kitchener for contracting out the Water Infrastructure building on Old Mill Road (we met just beside it on the walking tour). The building contains character which enriches the neighbourhood, blending in perfectly with the surrounding area. My comment is that any new building and development applications in the Lower Doon area need to be constructed in a fashion that respects and represents the history of our community. Thank you. Andrew Page 347 of 668 John Zunic From: Bryan Cluthe Sent: Monday, June 26, 2023 2:52 PM To: Secondary Plans (SM) Subject: Lower doon Afternoon, My names Bryan Cluthe, I've shared feedback regarding the project on engageWR and wanted to reach out to see if there was more I could do. I've grown up in the area my whole life and my grandfather Lawrence Cluthe owned what was willow Lake. There's references to protecting heritage and property standards and if you go to the area now it doesn't appear that's happening at all. Student rentals have started to destroy what is our beloved home and property standards have fallen can't see how three storey buildings would improve the area. Why isn't the city enforcing property standards now? Thanks, Bryan Cluthe Sent from my iPhone Page 348 of 668 John Zunic From: John Zunic Sent: Thursday, August 10, 2023 4:16 PM To: Secondary Plans (SM) Subject: FW: Conestoga Students Inc. Lower Doon Land Use Submission - 07.31.2023 Attachments: CSI Lower Doon Land Use Comment Submission - 07.31.2023.pdf John Zunic (he/him), BES Senior Planner I City of Kitchener 519-741-2200 Ext 76851 TTY 1-866-969-9994 1 john.zunic(a)kitchener.ca �:rrnp- Iq 111- 19 -,& r r 0 • '' From: Justin McLaughlin <Jmclaughlin2@conestogac.on.ca> Sent: Monday, July 31, 2023 3:05 PM To: John Zunic <John.Zunic@kitchener.ca> Cc: Nathan Barnett <Nbarnett@conestogac.on.ca>; Nelson Chukwuma <Nchukwuma@conestogac.on.ca> Subject: Conestoga Students Inc. Lower Doon Land Use Submission - 07.31.2023 Hi John, Please find attached CSI's comments on the Lower Doon Land Use's recommendations regarding the rezoning that is being proposed. If there are any questions, please let us know! Thanks, an Conestoga Students Inc Justin McLaughlin nein►m Senior Manager, Advocacy 1-548-889-2641 Celebrating 50 Years Leading the Student Experience Proud Member of the Canadian Alliance of Student Associations (CASA) Experiencing an emergency or mental health crisis? Please call 911 or Here 24/7 Crisis Services at 1-844-437-3247. Page 349 of 668 Conestoga Official Disclaimer: This email and any attachments are for the sole use of the intended recipients and may be privileged or confidential. Any distribution, printing or other use by anyone else is prohibited. If you are not an intended recipient, please contact the sender immediately, and permanently delete this email and attachments. Page 350 of 668 Nelson Chukwuma Conestoga Students Incorporated (CSI) Room 2A106 299 Doon Valley Drive Kitchener, Ontario N2G4M4 July 31, 2023 John Zunic, Senior Planner City of Kitchener 200 King Street West, Kitchener, Ontario N2G 4G7 RE: Support for Lower Doon Zoning Changes Dear John Zunic, On behalf of Conestoga Students Inc., the official student association of Conestoga College representing over 24,000 students, I would like to express our support for the recommendations presented in the Lower Doon Land Use report, particularly regarding zoning changes including additional dwelling units (up to 3), allowing for lodging houses, licensing requirements for lodging houses, and improving the availability of uses of the lands in Lower Doon to support gentle intensification. As an organization that has been rooted in the Lower Doon community for 50 years, we have been one of many stakeholders who have worked to ensure students are welcomed and become respectful members of the community through initiatives such as the Town and Gown Committee, the creation of the Student Living Guide, tenant rights and responsibilities education, and more. Today, the Lower Doon community is a hub for students to settle and pursue postsecondary education, while living alongside long-term local community members. As Conestoga College has grown its footprint in Lower Doon, students have not been able to find housing near the Doon campus due to the opposition of the local residents to any form of new development that is not a single-family detached dwelling. As this opposition has continued for years, compounded by a general lack of housing availability more broadly across the Region of Waterloo for both rental and market dwellings, we continue to encounter challenges in providing all persons in our communities with increased housing options. Neighbourhoods and communities should be developed to allow all community members to have options for where they want to live, and they should not be restricted to specific demographic groups. This includes ensuring a mix of residential dwellings, including single-family, semi-detached, townhome, and apartments, to create diverse communities with a range of housing types and prices, as these zoning changes support. As such, we are pleased to see the recommendations presented in Lower Doon Land Use report, particularly regarding permitting additional dwelling units (up to 3), allowing for lodging houses, licensing requirements for lodging houses, and improving the availability of uses of the lands in Lower Doon to support gentle intensification. Page 351 of 668 Beginning with the permission of additional dwellings units, it is well known that there is a general lack of housing and rental availability not just in the Lower Doon area or even the City of Kitchener, but throughout the Region of Waterloo more broadly. By aligning with the provincial guidelines to safely allow for up to 3 dwelling units on a property, and as well as aligning with the rest of the similarly zoned areas within the city regarding duplexes/additional dwelling units, the number of available units can increase in a way that safely addresses the housing needs of students and other community members, while still respecting the heritage of the Lower Doon area. Furthermore, by permitting lodging houses through these recommended zoning changes, we can begin to address safety concerns many students, particularly international students who often face barriers to finding safe housing or when reporting unsafe housing. Lodging houses often allow tenants to rent at a lower cost than a whole apartment or house, as costs like utilities are shared among numerous tenants, addressing concerns of affordability that are key for many students. CSI is also pleased to see a focus on house amenities, as opposed to "people zoning" regarding the permissibility of lodging houses. As outlined in the report, "people zoning" often disproportionately affects marginalized communities. By focusing on house amenities, we can ensure that tenants have safe lodgings that fit their needs, allowing for a gentle intensification of the Lower Doon area that is necessary to address the changing needs of the areas' residents — student and non -student alike. Also, we are delighted to see a recommendation regarding licensing for lodging houses, though we encourage the City of Kitchener to implement rental licensing more comprehensively throughout the city for various forms of rental units. This can address many concerns of both students and broader community members regarding everything from tenant safety to neighbourhood aesthetics. Rental licensing programs reduce the onus of reporting from tenants (a complaint's -based system), and instead focus on the landlords, reducing landlord absenteeism and ensure that there are proactive and ongoing randomized inspection of rental properties to ensure no tenants experience violations of their rights and that unit upkeep, such as snow clearing and garbage, is dealt with in a timely manner. Programs with limitations on the type of properties (i.e., using a lodging house only rental licensing program) can create loopholes and oversights that often leave a portion of tenants without the protections afforded in a licensing structure. Therefore, only a comprehensive licensing system, which sees all rental units in a given municipality require registration and licensing, can ensure tenant safety. Furthermore, any rental licensing program, whether it be comprehensive or property focused, should protect tenants first and foremost, through various methods such as constant updates, transitional housing, and more. Costs of a licensing structure should strive to be revenue -neutral or even run a deficit for municipalities rather than generate surplus revenue. Licensing fee structures that are not prohibitive in price, offer a discounted rate to multi -unit property owners or landlords in good standing are effective means of ensuring property owner buy -in and preventing licensing costs from being passed down to tenants. While rental licensing regimes may run up against heightened opposition by landlords and other stakeholders, there are similar, yet less invasive, programs to track properties for rent and keep prospective tenants informed. The Landlord Certification project in Montreal aims to reduce the risks to tenants of renoviction practices and predatory rent increases by creating a public, accessible tracking system of properties registered through the project. Page 352 of 668 Finally, the inclusion of changing some commercial lands to mixed use land is another welcomed improvement to the Lower Doon area. Ultimately, Lower Doon, like much of the City of Kitchener and the Region more broadly, is in need of increased housing supply. By moving currently commercial use only lands to mix use lands, we not only increase the availability of new housing supply, but also ensure that supply is near to other, commercial necessities. This mix use land designation can also work to decrease residents' carbon footprints as more necessities are within walking or active transportation distance. CSI appreciates the heritage and beautification concerns of local residents, but believes the outlined recommendations strike a healthy balance to address the needs of the greater community. CSI hopes that the City of Kitchener will give the appropriate consideration to the need for increased, safe housing for diverse communities in the Lower Doon area and move forward with the proposed recommendations. CSI appreciates the opportunity to submit our comments regarding this development and looks forward to continuing to work with stakeholders to improve housing availability and affordability in the community. Sincerely, Nelson Chukwuma President Page 353 of 668 John Zunic From: Carrie O'Brien <CObrien@drewloholdings.com> Sent: Monday, July 31, 2023 6:41 PM To: Secondary Plans (SM) Cc: George Bikas; Connor Turnecliff Subject: Lower Doon Secondary Plan - Drewlo Land Use Implementation Comments Follow Up Flag: Follow up Flag Status: Flagged You don't often get email from cobrien@drewloholdings.com. Learn why this is important Hi Natalie & John, Drewlo Holdings Inc. owns a significant portion of developable land within the Lower Doon area. We've had a chance to review the posted documents and would like to offer the following comments. As a residential developer and purpose-built rental housing provider, we were excited to see that the Land Use Study recommended the preparation of a land use and urban design framework for the vacant lands south of Homer Watson Boulevard, abutting Conestoga College Boulevard. Particularly the development of higher density housing and/or mixed uses on the vacant lands south of Homer Watson. Drewlo Holdings Inc. owns 50, 60, 70, 80, 90, 73 and 81 Conestoga College Boulevard (highlighted in yellow on the snip below). atso�ef _ i PO��' i `>. conesta a Colle?1,a Pinnacle Hill r • __-111re8 _- i The proposed Land Use schedule would redesignate Drewlo lands from Commercial to Mixed Use. While we are supportive of the flexibility this will introduce for redevelopment, we would caution Staff that a Mixed Use designation may be planning for more retail/commercial then can be supported by the market. The Official Plan indicates that "although residential development is permitted and encouraged within lands designated Mixed Use, it is not the intent of lands designated Mixed Use to lose the planned retail and commercial function to service surrounding neighbourhoods". Given the significant amount of vacant commercial/retail space in the area and to better implement Recommendation #8 of the 2021 Lower Doon Land Use Study, we feel "Community Node" with a designation of "High Rise Residential" should be applied instead. Page 354 of 668 As you are aware, the lands are within a City Node, which are primarily planned for commercial and/or other institutional uses that have a regional and/or city-wide orientation. Where a City Node overlays a Mixed Use Land designation, the OP only permits the establishment of new retail commercial centres or expanding existing retail commercial centres, per policy 3.C.2.24. If the current proposal were passed, these lands would require a subsequent OPA to facilitate higher density housing. We request the Secondary Plan adjust the Urban Structure to identify the areas as a Community Node, which permits commercial uses with a mix of residential and institutional uses to support and complete the surrounding community. The High Rise Residential designation still permits a planned range of commercial uses (15.D.3.5) but will accommodate the higher density housing as the predominant land use - as was identified and recommended in the Land Use Study. Policies of the Secondary Plan will need to support a higher FSR than generally permitted by Policy 15.D.3.23. Given proximity to Conestoga College, the 401 and future planned transit we suggest that maximum FSR is not required (as Homer Watson is a Planned Transit Corridor, the lands represent a future high transit trip generator). The MIX -3 Zone proposed only accommodates developments at a medium density. We request that the RES -7 zone be considered instead to more accurately reflect the recommendations of the Land Use Study and our intended development. As indicated previously, we would request that the maximum FSR be removed. We also request that the Maximum Building Height/Storeys be increased to support development up to 25 storeys. Land Use designation and Zoning that implements the intended vision for this area would allow Drewlo to move directly to Site Plan Consultation and Application, which would bring this development to market significantly faster. High density housing in this location has potential to address a lot of neighbourhood concerns regarding student housing, and will contribute to Kitchener's goal of 35,000 new units by 2031. We're happy to schedule a meeting to discuss in more detail. Regards, Carrie CARRIE O'BRIEN Land Development Planner Drewlo Holdings Inc. https://www.drewloholdings.com Office: 519-472-8200 x1077 Mobile: 226-926-5709 11eIII IIII REWL0 Page 355 of 668 Project: Lower Doon Secondary Plan Land Use Implementation Project Ideas: What are your thoughts on the draft land use map? [2018-08-15 to 2023-10-10] (Showing 7 of total 7) No. Contribution Posted at 1 Idea: Allow 3&4 storey, mid -density in all residential areas 13 May 2023, 01:45 PM 2 Idea: If City sets precedent to permit 3 story bldgs, ensure new bldgs 24 May 2023, include heritage traits e.g. the City built water tower on Old Mill Road 01:21 PM Idea: Don't build three story buildings in a heritage residential area. Description: One can only assume all of this is due to student 14 Jun 2023, 05:36 3 housing, stop destroying the area and build these units on the PM institutional property on Conestoga Boulevard. This is absolutely insane. 4 Idea: Since there is no walk way, Reduce the speed limit and make a 15 Jun 2023, 03:42 bump. Cars goes fast and often dont stop during school bus stop. PM 5 Idea: Allow multi dwelling units. Banning made worse without city 15 Jun 2023, 03:48 approval more illegal and unsafe student living condition. PM 6 Idea: Ridiculous Rezoning for the oldest neighbourhood in Kitchener. 19 Jun 2023, 09:11 2 storey max. AM Idea: Concerned that once again there is nothing for dogs in the re - 7 zoning. 26 Jun 2023, 05:15 Description: We need a small and large dog park, so our 4 -legged PM family members can play without disrupting the lives of others. Page 356 of 668