HomeMy WebLinkAboutDSD-2023-429 - Official Plan Amendment Application OPA23/014/F/TS, Zoning By-law Amendment Application ZBA23/024/F/TS - 1198 Fischer Hallman Road, Activa Holdings Inc.Staff Report
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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: Tim Seyler, Senior Planner, 519-741-2200 ext. 7860
WARD(S) INVOLVED: Ward 6
DATE OF REPORT:
REPORT NO.:
October 2, 2023
DSD -2023-429
SUBJECT: Official Plan Amendment Application OPA23/014/F/TS
Zoning By-law Amendment Application ZBA23/024/F/TS
1198 Fischer Hallman Road
Activa Holdings Inc.
RECOMMENDATION:
That Official Plan Amendment Application OPA23/014/F/TS for Activa Holdings Inc.
requesting the addition of Special Policy Area 6 for the lands specified and
illustrated as the "Area or Amendment" on Schedule `A', be adopted, in the form
shown in the Official Plan Amendment attached to Report DSD -2023-429 as
Appendix `A', and accordingly forwarded to the Region of Waterloo for approval;
and
That Zoning By-law Amendment Application ZBA23/024/F/TS for Activa Holdings
Inc. be approved in the form shown in the `Proposed By-law', and `Map No. 1' and
`Map No. 2' attached to Report DSD -2023-429 as Appendix `B'.
REPORT HIGHLIGHTS:
The purpose of this report is to evaluate and provide a planning recommendation
regarding the Official Plan Amendment and Zoning By-law Amendment applications
for the subject lands located at 1198 Fischer Hallman Road. It is Planning staff's
recommendation that the Official Plan and Zoning By-law Amendment Applications be
approved.
The proposed amendments support the creation of a mixed-use development
consisting of two residential towers, 14 storeys and 22 storeys in height, with a total of
373 residential dwelling units, and commercial units on the ground floor.
Community engagement included:
o circulation of a preliminary notice letter to property owners and residents within 240
metres of the subject site;
*** This information is available in accessible formats upon request. ***
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• installation of a large billboard notice sign on the property;
• follow up one-on-one correspondence with members of the public;
• Neighbourhood Meeting held on September 7, 2023;
• postcard advising of the statutory public meeting was circulated to all property
owners and residents within 240 metres of the subject site, those who responded to
the preliminary circulation; and those who attended the Neighbourhood Meeting;
• notice of the public meeting was published in The Record on October 6, 2023.
This report supports the delivery of core services.
EXECUTIVE SUMMARY:
The owner of the subject lands addressed as 1198 Fischer Hallman Road is proposing to
change the Official Plan designation from `Mixed Use Two' to `Mixed Use Two with Special
Policy Area 6' in the Official Plan, and to change the zoning from `Residential Six (R-6)
Zone' in Zoning By-law 85-1 to `High Intensity Mixed Use Corridor Zone (MU -3) zone' with
Special Regulation Provision 806R to permit a mixed use development, an increase in
floor space ratio, an increase in building height, a reduced setback to the abutting
residential zone, a reduced street line stepback, and a parking reduction to 0.8 parking
spaces per dwelling unit and to apply Holding Provision 111 H to require an updated Noise
Study. It should be noted that the new designations are only being applied to a portion of
the lands as outlined in `Appendix B'. Staff are recommending that the applications be
approved.
BACKGROUND:
Activa Holdings Inc. has made an application to the City of Kitchener for an Official Plan
Amendment and a Zoning By-law Amendment proposing to permit a new mixed-use
development on the subject property, containing 2 residential buildings containing a total
of 373 dwelling units. Commercial uses are proposed on the ground floor of the building.
The lands are being developed along with the adjacent lands at 1274 Bleams Road and
264 Erinbrook Drive. The lands to the east have received conditional site plan approval for
138 dwelling units in the form of townhouse dwelling units, and stacked townhouse
dwelling units. A Minor Variance Application was approved by the Committee of
Adjustment to permit an increase in building height for the townhouse units, within the
center of the site due to the grade of the property.
The lands are designated `Mixed Use Two', `Medium Density Residential One', and `Low
Density Residential One' within the Rosenberg Secondary Plan, and as previously noted
the lands subject to these applications are designated as `Mixed Use Two'. The subject
lands are currently zoned `Residential Six Zone (R-6)' in Zoning By-law 85-1.
Existing Residential Zone (R-6) zoning permissions include:
• Residential Uses
o Single Detached Dwelling
o Semi -Detached Dwelling
o Multiple Dwelling (Maximum 3 dwelling units)
o Street Townhouse Dwellings
• Home Business
• Residential Care Facility
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SITE CONTEXT:
The subject site is an irregular shaped lot which has approximately 150 meters of frontage
along Fischer Hallman road and has a lot area of 5.41 hectares. The subject site currently
contains a single detached dwelling however the majority of the site is vacant. The portion
of the property to the east has already received conditional site plan approval for 138
residential units in the form of townhouses and stacked townhouses, as shown on Figure 2
below.
The surrounding neighbourhood consists of low rise residential uses to the north and east,
and a variety of commercial uses to the west and south. The property addressed as 1200
Fischer -Hallman Road at the intersection of Fischer Hallman Road and Bleams Road, is
not part of this application and has received conditional site plan approval for a 34 -storey,
323 residential multiple dwelling.
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Figure 2 — Zoning Area Map: 1198 Fischer Hallman Road
REPORT:
The applicant is proposing to develop the subject lands with a mixed-use development
containing 2 residential towers consisting of 373 dwelling units and commercial units on
the ground floor. The buildings are proposed to be 14 and 22 storeys in height, with 349
parking spaces. 188 Class A (secure indoor) bicycle parking spaces are proposed along
with 9 Class B bicycle parking spaces. Vehicular access is proposed as a right in/right out
access point from Fischer Hallman Road, as well as accesses via Bleams Road and
Rockwood Road.
Table 1. Proposed Development Concept Statistics
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Development Concept
Number of Units
373 residential dwelling units, ground floor commercial
units
Parking Spaces
349 parking spaces
Total Building Height
14 and 22 storeys (75 metres)
Class A (indoor secured)
Bicycle Parking
Minimum of 0.5 per dwelling unit (as per Zoning By-law
2019-051)
Class B (outdoor visitor)
Bicycle Parking
Minimum of 6
Floor Space Ratio
6.3
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Unit Types
228 — One Bedroom Units
136 - Two Bedroom units
9 - Three Bedroom Units
Commercial Area
1,086 square meters
Figure 3 — Development Concept Site Plan
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Figure 4 — Proposed Building Rendering: Front elevation along Fischer -Hallman Rd.
To facilitate the development of 1198 Fischer -Hallman Road with the proposed
development concept, an Official Plan Amendment and Zoning By-law Amendment are
required to change the land use designation and zoning of the subject lands as the
existing Official Plan policies only permit a maximum Floor Space Ratio (FSR) of 4.0 and
the zoning only permits a maximum FSR of 0.6. The lands are currently designated `Mixed
Use Two' in the Rosenberg Secondary Plan in the Official Plan and zoned `Residential Six
Zone (R-6)' in Zoning By-law 85-1. The subject lands were designated in the Rosenberg
Secondary Plan to permit medium density residential uses, however the zoning was not
updated through that planning process, therefore property specific applications are
required.
The applicant is proposing to add Special Policy Area 6. Special Policy Area 13.10.3.6
permits a Floor Space Ratio (FSR) of 6.3 whereas the current Official Plan policies permit
a maximum FSR of 4.0, and to permit a building height of 22 storeys whereas the current
policy permits a maximum of 14 storeys.
The proposed Zoning By-law Amendment would include special regulation provision 806R
to permit an increase in floor space ratio, building height in metres and storeys, setback
from a residential zone, street line stepbacks and minimum parking rates. It would also
add a new Holding Provision 111 H to require an updated Noise Study.
Planning Analysis:
Planning Act, R.S.O. 1990, c. P.13 25.
Page 362 of 668
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Figure 4 — Proposed Building Rendering: Front elevation along Fischer -Hallman Rd.
To facilitate the development of 1198 Fischer -Hallman Road with the proposed
development concept, an Official Plan Amendment and Zoning By-law Amendment are
required to change the land use designation and zoning of the subject lands as the
existing Official Plan policies only permit a maximum Floor Space Ratio (FSR) of 4.0 and
the zoning only permits a maximum FSR of 0.6. The lands are currently designated `Mixed
Use Two' in the Rosenberg Secondary Plan in the Official Plan and zoned `Residential Six
Zone (R-6)' in Zoning By-law 85-1. The subject lands were designated in the Rosenberg
Secondary Plan to permit medium density residential uses, however the zoning was not
updated through that planning process, therefore property specific applications are
required.
The applicant is proposing to add Special Policy Area 6. Special Policy Area 13.10.3.6
permits a Floor Space Ratio (FSR) of 6.3 whereas the current Official Plan policies permit
a maximum FSR of 4.0, and to permit a building height of 22 storeys whereas the current
policy permits a maximum of 14 storeys.
The proposed Zoning By-law Amendment would include special regulation provision 806R
to permit an increase in floor space ratio, building height in metres and storeys, setback
from a residential zone, street line stepbacks and minimum parking rates. It would also
add a new Holding Provision 111 H to require an updated Noise Study.
Planning Analysis:
Planning Act, R.S.O. 1990, c. P.13 25.
Page 362 of 668
Section 2 of the Planning Act establishes matters of provincial interest and states that the
Minister, the council of a municipality, a local board, a planning board and the Tribunal, in
carrying out their responsibilities under this Act, shall have regard to, among other matters,
matters of provincial interest such as:
f) The adequate provision and efficient use of communication, transportation,
sewage and water services and waste management systems;
g) The minimization of waste;
h) The orderly development of safe and healthy communities;
j) The adequate provision of a full range of housing, including affordable housing;
k) The adequate provision of employment opportunities;
p) The appropriate location of growth and development;
q) The promotion of development that is designed to be sustainable, to support
public transit and to be oriented to pedestrians;
r) The promotion of built form that,
(i) Is well-designed,
(ii) Encourages a sense of place, and
(iii) Provides for public spaces that are of high quality, safe, accessible, attractive
and vibrant;
s) The mitigation of greenhouse gas emissions and adaptation to a changing
climate.
These matters of provincial interest are addressed and are implemented through the
Provincial Policy Statement, 2020, as it directs how and where development is to occur.
The City's Official Plan is the most important vehicle for the implementation of the
Provincial Policy Statement, 2020 and to ensure Provincial policy is adhered to.
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 designation and zoning facilitate a compact form of
development which efficiently uses the lands, is in close proximity to transit options
including bus transit and makes efficient use of both existing roads and active
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transportation networks. The lands are serviced and are in proximity to parks, trails and
other community uses. Provincial policies are in support of providing a broad range of
housing. The proposed mixed-use development represents market-based housing.
The City's Urban Structure is composed of Intensification Areas which include the Urban
Growth Centre (Downtown), Major Transit Station Areas (MTSA), City Nodes, Community
Nodes, Neighbourhood Nodes, Urban Corridors (including Corridors in the Rosenberg
Secondary Plan) and Arterial Corridors. They are connected by transit corridors and the
integrated transportation system which are key elements in shaping growth and built form
in the city. As Intensification Areas, these areas are generally intended to provide for a broad
range and mix of uses in an area of higher density and activity than surrounding areas.
Planning staff is of the opinion that the proposed applications will facilitate the
intensification of the Urban Corrdior with a mixed-use development that is compatible with
the surrounding community, helps manage growth, is transit supportive and will make use
of the existing infrastructure. No new public roads would be required for the proposed
development and Engineering staff have confirmed there is capacity in the sanitary sewer
to permit intensification on the subject lands.
Based on the foregoing, staff is of the opinion that this proposal is in conformity with the
PPS.
A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth
Plan):
The Growth Plan supports the development of complete and compact communities that
are designed to support healthy and active living, make efficient use of land and
infrastructure, provide for a range, and mix of housing types, jobs, and services, at
densities and in locations which support transit viability and active transportation. Policies
of the Growth Plan promote growth within strategic growth areas, in order to provide a
focus for investments in transit and other types of infrastructure.
Policy 2.2.6.1(a) states that municipalities will support housing choice through the
achievement of the minimum intensification and density targets in this plan by identifying a
diverse range and mix of housing options and densities, including additional residential
units and affordable housing to meet projected needs of current and future residents.
Policies 2.2.1.4 states that complete communities will:
a) feature a diverse mix of land uses, including residential and employment uses,
and convenient access to local stores, services, and public service facilities;
b) improve social equity and overall quality of life, including human health, for people
of all ages, abilities, and incomes;
c) provide a diverse range and mix of housing options, including additional residential
units and affordable housing, to accommodate people at all stages of life, and to
accommodate the needs of all household sizes and incomes;
d) expand convenient access to:
i. a range of transportation options, including options for the safe, comfortable
and convenient use of active transportation;
ii. public service facilities, co -located and integrated in community hubs;
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iii. an appropriate supply of safe, publicly -accessible open spaces, parks, trails,
and other recreational facilities; and
iv. healthy, local, and affordable food options, including through urban
agriculture;
e) provide for a more compact built form and a vibrant public realm, including public
open spaces;
f) mitigate and adapt to the impacts of a changing climate, improve resilience and
reduce greenhouse gas emissions, and contribute to environmental sustainability;
and
g) integrate green infrastructure and appropriate low impact development.
The Growth Plan supports planning for a range and mix of housing options and, in
particular, higher density housing options that can accommodate a range of household
sizes in locations that can provide access to transit and other amenities.
Planning staff is of the opinion that the applications conform to the Growth Plan. The
development of the subject lands with a more intense residential use within the City's
delineated Built -Up Area, represents intensification and will help the City to meet density
targets. MTSA and Urban Corridors (including Corridors in the Rosenberg Secondary
Plan) are planned to accommodate additional housing opportunities that will make use of
existing infrastructure and support the viability of existing transit. Housing policies of the
Growth Plan support the development of a range and mix of housing options that serves
the needs of a variety of household sizes, incomes, and ages.
Regional Official Plan (ROP):
Urban Area policies of the ROP identify that the focus of the Region's future growth will be
within the Urban Designated Greenfield Areas. The subject lands are designated Urban
Designated Greenfield Areas in the ROP. This neighbourhood provides for the physical
infrastructure and community infrastructure to support the proposed residential
development, including transportation networks, municipal drinking -water supply and
wastewater systems, and a broad range of social and public health services. Regional
policies require Area Municipalities to plan for a range of housing in terms of form, tenure,
density and affordability to satisfy the various physical, social, economic and personal
support needs of current and future residents. Regional staff have indicated that they have
no objections to the proposed applications (Appendix `D'). Planning staff are of the opinion
that the applications conform to the Regional Official Plan.
City of Kitchener Official Plan (OP)
The City of Kitchener OP provides the long-term land use vision for Kitchener. The vision
is further articulated and implemented through the guiding principles, goals, objectives,
and policies which are set out in the Plan. The Vision and Goals of the OP strive to build
an innovative, vibrant, attractive, safe, complete, and healthy community.
Complete Community
A complete community creates and provides access to a mix of land uses including, a full
range and mix of housing, including affordable housing, recreation, commerce, community
and cultural facilities, health care facilities, employment, parks, and open spaces
distributed and connected in a coherent and efficient manner. A complete community also
supports the use of public transit and active transportation, enabling residents to meet
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most of their daily needs within a short distance of their homes. Kitchener will be planned
as a complete community that creates opportunities for all people to live, work and interact
within close proximity. Planning for a complete community will aid in reducing the cost of
infrastructure and servicing, encourage the use of public transit and active modes of
transportation, promote social interaction, and foster a sense of community.
The applicant is proposing to contribute to a complete community with 373 residential
dwelling units and 1,026 square metres of non-residential commercial and retail space.
Considerable thought for the orientation and placement of the building, podium height, and
building step backs, have been incorporated into the design for this high intensity mixed
use development.
Urban Structure
The Official Plan establishes an Urban Structure for the City of Kitchener and provides
policies for directing growth and development within this structure. Intensification Areas
are targeted throughout the Built-up Area as key locations to accommodate and receive
the majority of development or redevelopment for a variety of land uses. Primary
Intensification Areas include the Urban Growth Centre, Major Transit Station Areas, Nodes
and Corridors, in this hierarchy, according to Section 3.C.2.3 of the Official Plan. The
subject lands are located within a Corridor within the Rosenberg Secondary Plan,
Community Structure Plan. Corridors are intended to provide a balanced distribution of
commercial, office, institutional and multiple residential uses. The planned function of
Corridors are to provide for compact and intensive development along a transit corridor.
The Corridor is primarily intended to serve the adjacent residential neighbourhoods and
employment areas.
Staff is of the opinion that the proposed Official Plan Amendment and Zoning By-law
Amendment Applications will support a development that not only complies with the City's
policies for a Corridor but also contributes to the vision for a sustainable and more
sustainable city.
Land Use
The subject lands are designated `Mixed Use Two', `Medium Density Residential One',
and `Low Density Residential One' (Map 22e, Rosenberg Secondary Plan) in the City of
Kitchener Official Plan. The `Mixed Use Two' designation is generally intended to provide
commercial and office uses that serve the entire Rosenburg Community and adjacent
Planning Communities, along with residential that is at higher densities than the
surrounding area while achieving a built form that is compatible, accessible, safe and
efficient for all modes of travel.
The applicant is proposing to add Special Policy Area 6 to the Rosenberg Secondary Plan
(Map 22e) to allow a Floor Space Ratio (FSR) of 6.3 whereas the current Official Plan
policies only allow for a maximum FSR of 4.0, and to permit a building height of 22 storeys
whereas the policies only allow for a maximum of 14 storeys.
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
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where the details of the development or redevelopment have not yet been fully resolved. A
Holding provision may be used in order to implement this Plan to ensure that certain
conditions, studies or requirements related to a proposed Zoning By-law Amendment are
met. A Holding Provision shall be applied to residential uses, day care uses and other
sensitive uses and will not be removed through a by-law amendment until such time as a
Noise Study has been reviewed and approved by the Region of Waterloo to ensure a
future assessment be undertaken to determine the impact of on-site noise sources on on-
site and off-site site sensitive receptors, when detailed building designs are known.
Urban Design
The City's urban design policies are outlined in Section 11 of the City's OP. In the opinion
of staff, the proposed development meets the intent of these policies, specifically:
Streetscape; Safety; Universal Design; Site Design; Building Design, and Massing and
Scale Design. To address these policies, an Urban Design Brief was submitted and has
been reviewed by City staff. The Urban Design Brief outlines the vision and principles
guiding the site design and informs the proposed zoning by-law regulations. Extra
attention to high quality urban design that contributes positively to the public realm and
streetscapes is expected for the subject lands with adequate on-site amenity for future
residents. Detailed design will be reviewed through the site plan design and approvals
process.
Streetscape — The Fischer -Hallman Road frontage is activated by at -grade commercial
units and the building's residential lobby. At -grade commercial units and the building lobby
have direct access to public sidewalks. The tower podium has a defined base which will
enhance the streetscape.
Safety — As part of the site plan approval process, staff will ensure Crime Prevention
Through Environmental Design (CPTED) principles are achieved and that the site meets
the Ontario Building Code and the City's Emergency Services Policy.
Universal Design — The development will be designed to comply with Accessibility for
Ontarians with Disabilities Act and the Ontario Building Code.
Skyline — The proposed building will provide a new feature on the City's skyline. The
proposed building will create visual interest from several different vantage points.
Site Design, Building Design, Massing and Scale — The subject site is designed to have a
development that will be developed at a scale that is compatible with the existing and
planned built form for the surrounding neighbourhood. The towers have a well-defined
podium and building step backs which helps enhance the public realm.
Shadow Impact Study
The owner has completed a Shadow Impact Study in addition to the Urban Design
Brief. Staff have reviewed the study and are satisfied the shadow study meets the City's
requirements, with respect to shadow impacts, as noted in the City of Kitchener Urban
Design Manual. Further review of the Shadow Impact Study will be undertaken through the
detailed site planning process.
Wind Study
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A Wind Study was prepared for the consideration of this development proposal and
reviewed by staff. The wind conditions surrounding the proposed development are
generally suitable. A full Wind Assessment be required and reviewed at the site plan
application stage and wind control features will be required through the site plan
application, if necessary, to mitigate wind.
Tall Building Guidelines
The proposed development has also been reviewed for compliance with the City's Design
for Tall Buildings Guidelines. The objective of this document is to:
• achieve a positive relationship between high-rise buildings and their existing and
planned context;
• create a built environment that respects and enhances the city's open space
system, pedestrian and cyclist amenities and streetscapes;
• create human -scaled pedestrian -friendly streets, and attractive public spaces that
contribute to livable, safe and healthy communities;
• promote tall buildings that contribute to the view of the skyline and enhance
orientation, wayfinding and the image of the city;
• promote development that responds to the physical environment, microclimate and
the natural environment including four season design and sustainability; and,
• promote tall building design excellence to help create visually and functionally
pleasing buildings of architectural significance.
The proposed development concept has been reviewed with these objectives in mind. City
staff has confirmed that the proposed towers are generally consistent with and meet the
overall intent of the City's Design for Tall Building Guidelines. More specifically, the
proposed development generally meets the off-site separation distance requirements of
the Design for Tall Building Guidelines and will be further reviewed through the site plan
approval process.
Transportation Policies:
The Official Plan supports an integrated transportation system which incorporates active
transportation, allows for the movement of people and goods and promotes a vibrant,
healthy community using land use designations and urban design initiatives that make a
wide range of transportation choices viable. The proposed development aims to increase
density on an existing site that is served well by public transit, with access to Grand River
Transit Routes 12, 33 and Npress Routes 201.
At future site plan approval processes, the design of the buildings will have to feature a
high-quality public realm to enhance the identity of the area and create gathering points for
social interaction, community events and other activities. Additionally, secured and visitor
bicycle parking will be required as part of the Zoning By-law.
Housing Policies:
Section 4. 1.1 of the City's Official Plan contains policies with the primary objective to
provide for an appropriate range, variety and mix of housing types and styles, densities,
tenure and affordability to satisfy the varying housing needs of our community through all
stages of life. The proposed development increases the amount of multiple dwelling units
and the development is contemplated to include a range of unit types. These new units will
meet and appeal to a variety of household needs.
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Sustainable Development
Section 7.C.4.1 of the City's Official Plan ensures developments will increasingly be
sustainable by encouraging, supporting and, where appropriate, requiring:
a) compact development and efficient built form;
b) environmentally responsible design (from community design to building design)
and construction practices;
c) the integration, protection and enhancement of natural features and landscapes
into building and site design;
d) the reduction of resource consumption associated with development; and,
e) transit -supportive development and redevelopment and the greater use of other
active modes of transportation such as cycling and walking.
Development applications are required to demonstrate that the proposal meets the
sustainable development policies of the Plan and that sustainable development design
standards are achieved.
Sustainable development initiatives will be further implemented at the site planning
approval process through the detailed design review of the building.
Proposed Official Plan Amendment Conclusions:
The Official Plan Amendment Application requests that the land use designation as shown
on Map 22e — Rosenberg Secondary Plan be amended from `Mixed Use Two' to `Mixed
Use Two with Special Policy Area 6'. Based on the planning analysis, staff is of the opinion
that the proposed Official Plan Amendment represents good planning and recommends
that the proposed Official Plan Amendment be approved in the form shown in Appendix
"A„
Proposed Zoning By-law Amendment (Zoning By-law 85-1):
The subject lands are zoned `Residential Six Zone (R-6)' in Zoning By-law 85-1. The
existing zoning permits residential uses including Single Detached Dwellings, Duplex
Dwellings, Street Townhouse Dwellings and Multiple Dwellings. The R-6 zone currently
allows for a maximum building Floor Space Ratio (FSR) of 0.6 and a maximum building
height of 10.5 metres for the subject lands in the City of Kitchener's Zoning By-law.
The applicant has requested an amendment to Zoning By-law 85-1 to change the zoning
from `Residential Six Zone (R-6) to `High Intensity Mixed Use Corridor Zone (MU -3)' with
`Special Regulation Provision 806R and Holding Provision 111 H' in Zoning By-law 85-1. A
Holding Provision is required to require a final noise study at the site plan stage.
Official Plan policies indicate that where special zoning regulations are requested for
residential intensification or a redevelopment of lands, the overall impact of the site-
specific zoning regulations will consider compatibility with existing built form; appropriate
massing and setbacks that support and maintain streetscape and community character;
appropriate buffering to mitigate adverse impacts, particularly with respect to privacy;
avoidance of unacceptable adverse impacts by providing appropriate number of parking
spaces and an appropriate landscaped/amenity area.
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The applicant is seeking to amend the Zoning By-law to add Special Regulation Provision
806R and Holding Provision 111 to Zoning By-law 85-1.
The proposed Special Regulation Provision is to permit an increased Floor Space Ratio
(FSR), increased building height, regulate buildings setbacks, reduce the required parking
rate and required visitor parking in accordance with Zoning By-law 85-1.
Staff offer the following comments with respect to the proposed Special Regulation
Provision 806R:
a) That the maximum Floor Space Ratio shall be 6.3.
The purpose of this regulation is to cap the Floor Space Ratio and ensure development does
not generally exceed the density presented in the concept plans.
b) That the maximum building height shall be 22 storeys (75 metres).
The purpose of this regulation is to limit the building height to ensure development does
not generally exceed the height presented in the concept plans.
c) Parking be provided at a rate of 0.8 parking spaces per dwelling unit. 4% of the
required parking spaces shall be shared for visitor parking and non-residential uses.
Bicycle and electric vehicle parking are to be provided in accordance with By-law 2019-
051. Shared visitor and commercial parking shall be permitted in accordance with By-
law 2019-051.
The purpose of this regulation is to provide for a minimum parking rate which is
appropriate for the development as well as require adequate bicycle parking spaces and
future electric vehicle charging parking spaces. The proposed ratio results in a parking
rate of 0.8 parking spaces per dwelling unit (inclusive of visitor spaces). The subject lands
will have adequate access to public transit and pedestrian/cycling networks and adequate
bike storage will be provided within the development for residents. Planning and
Transportation Services staff is of the opinion that the parking rate is appropriate for the
subject lands.
d) The minimum yard setback abutting a residential zone shall be 7.3 metres from the
building.
The purpose of this regulation is to allow the building to be built closer to the adjacent portion
of the lands that contain the townhouse units. The setback is required from the proposed
zoning line, however there is also amenity space adjacent to the townhouses which gives
greater separation to the proposed new building.
e) The minimum street line stepback shall be 2.4 metres
The purpose of this regulation is to allow the building to have a stepback closer to Fischer -
Hallman Road than what is permitted.
Staff offer the following comments with respect to Holding Provision 111 H:
Page 370 of 668
Official Plan policies require that holding provisions will be applied in those situations
where it is necessary or desirable to zone lands for development or redevelopment in
advance of the fulfillment of specific requirements and conditions, and where the details of
the development or redevelopment have not yet been fully resolved. In this case, a
Holding provision is used to require a final noise study in order to facilitate the
implementation of the `MU -3' zone and special regulation provision. The City will enact a
by-law to remove the holding symbol when all the conditions set out in the holding
provision have been satisfied, permitting development or redevelopment in accordance
with the zoning category assigned.
Holding Provision 111 H
Planning staff are recommending the following Holding Provision as part of the Zoning By-
law Amendment:
No development on the lands shall occur until such time as an Updated Noise
Study has been completed to ensure a future assessment be undertaken to
determine the impact of on-site noise sources on on-site and off-site site sensitive
receptors, when detailed building designs are known to the satisfaction of the
Regional Municipality of Waterloo.
Proposed Zoning By-law Amendment Conclusions
Staff is of the opinion that the proposed Zoning By-law Amendment Application to change
the zoning of the subject lands to `High Intensity Mixed Use Corridor Zone (MU -3) with
Special Regulation Provision 806R and Holding Provision 111 H' represents good planning
as it will facilitate the redevelopment of the lands with a mixed-use dwelling development
that is compatible with the existing neighbourhood, which will add visual interest at the
street level and skyline, and will appropriately accommodate on-site parking needs. Staff
are supportive of the proposed development and recommend that the proposed Zoning
By-law amendment be approved as shown in Appendix `B'.
Department and Agency Comments:
Circulation of the Official Plan and Zoning By-law Amendment Applications was
undertaken in July 2023 to all applicable City departments and other review authorities. No
major concerns were identified by any commenting City department or agency and any
necessary revisions and updates were made. Copies of the comments are found in
Appendix "D" of this report.
The following Reports and Studies were considered as part of this proposed Official Plan
Amendment and Zoning By-law Amendment:
Planning Justification Report
Prepared by: MHBC Planning, June 2023
• Urban Design Brief, Shadow Study
Prepared by: MHBC Planning, June 2023
• Wind Study
Prepared by: Rowan Williams Davies & Irwin Inc (RWDI), March 2023
Page 371 of 668
• Transportation Impact Brief
Prepared by: Paradigm Transportation Solutions, June 2023
• Functional Servicing and Stormwater Management Report
Prepared by: MTE, June 2023
• Heritage Impact Assessment
Prepared by MHBC Planning, December 2022
• Archaeological Assessments
Prepared by: Archaeological Research Associates Ltd., October 2023
• Sustainability Statement
Prepared by: MHBC Planning, June 2023
• Noise Feasibility Study
Prepared by: HGC Engineering, June 2023
• Arborist Report
Prepared by: WSP, December 2022
Community Input & Staff Responses
WHAT WE HEARD
398 addresses (occupants and property owners) were circulated
and notified
0 4 people/households provided comment
A City -led Neighbourhood Meeting was held on September 7, 2023
and 20 users logged on
Staff received written responses from 4 residents with respect to the proposed
development. The comments received are included in Appendix `E'. A Neighbourhood
Meeting was held on September 7, 2023. A summary of what we heard, and staff
responses are noted below.
What We Heard
Staff Comment
Concerns the proposed
development will create traffic
A Traffic Impact Study was submitted and reviewed
by City and Regional Transportation staff who did
Page 372 of 668
that existing roads can not
not identify any major traffic concerns as a result of
handle.
the proposed development. Vehicular access is
proposed as a right in/right out access point from
Fischer Hallman Road, as well as accesses via
Bleams Road and Rockwood Road. Staff are aware
of ongoing traffic concerns at the intersection of
Fischer Hallman and Bleams roads. A recent
roundabout was recently installed and during
construction there were delays travelling through this
intersection. Road improvements are underway for
Fischer Hallman south of the subject lands and
planned for Bleams Road west of the subject lands.
Overtime, road improvements over time will improve
vehicle movements in this area, and new cycling
facilities will improve active transportation options.
A Shadow Impact Study was submitted and
reviewed by City Urban Design Staff who did not
Concerns the proposed
identify any major shadow concerns as a result of
development will cast large
the proposed development. Shadows extend north
shadows
into existing low rise neighbourhoods but move
quickly from west to east.
A large urban green space at the centre of the
development is proposed, which will be further
Increased amenity space should
reviewed through the site plan approval process.
be provided for residents
Interior amenity space is also proposed internal to
the building for residents to use.
The roundabout was designed with consideration for
General concerns over
pedestrians and vehicles. The Region is working
pedestrian safety who walk and
towards a pilot project for increased safety measures
use the roundabout
and this roundabout could be considered for safety
enhancements after review of the pilot project.
Planning Conclusions:
In considering the foregoing, staff are supportive of the proposed Official Plan and Zoning
By-law Amendment Applications to permit the development of a mixed -used development
at 1198 Fischer Hallman Road. Staff is of the opinion that the subject applications are
consistent with policies of the Provincial Policy Statement (2020), conform to Growth Plan
for the Greater Golden Horseshoe, the Regional Official Plan, and the City of Kitchener
Official Plan and represent good planning. Planning staff are recommending that the
applications be approved.
STRATEGIC PLAN ALIGNMENT:
This report supports the delivery of core services.
Page 373 of 668
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget - Bill 109, More Homes for Everyone Act, 2022 introduced a
requirement for a municipality to refund planning application fees if a decision is not made
within a prescribed timeframe. Decisions on Zoning By-law Amendments, when combined
with an Official Plan Amendment, are required within 120 days to retain planning
application fees, for applications received after July 1, 2023. A decision must be made by
Council prior to November 14, 2023 or the Planning Division must issue an application fee
refund of $12,800.00, being 50% of the $25,600.00 Major Zoning By-law Amendment
Application fee. The Planning Division does not have a funding source or budget for
refunding planning application fees.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance
of the Council / Committee meeting. A large notice sign was posted on the property and
information regarding the application was posted to the City's website in July of 2023.
Following the initial circulation referenced below, an additional postcard advising of the
statutory public meeting was circulated to all residents and property owners within 240
metres of the subject lands, and those responding to the preliminary circulation. Notice of
the Statutory Public Meeting was also posted in The Record on October 6, 2023 (a copy of
the Notice may be found in Appendix `C').
CONSULT — The proposed Official Plan and Zoning By-law Amendment Applications were
circulated to residents and property owners within 240 metres of the subject lands on July
27, 2023. In response to this circulation, staff received written responses from 4 members
of the public, which were summarized as part of this staff report. Planning staff also had
one-on-one conversations with residents on the telephone and responded to emails.
PREVIOUS REPORTS/AUTHORITIES:
There are no previous reports/authorities related to this matter.
• Planning Act, R.S.O. 1990, c. P.13
• Growth Plan, 2020
• Provincial Policy Statement, 2020
• Regional Official Plan
• City of Kitchener Official Plan, 1994
• Rosenberg Secondary Plan
• City of Kitchener Official Plan, 2014
• City of Kitchener Zoning By-law 85-1
REVIEWED BY: Garett Stevenson - Manager of Development Review, Planning Division
Tina Malone -Wright - Supervisor Development Applications, Planning
Division
APPROVED BY: Readman, Justin - General Manager, Development Services
Page 374 of 668
APPENDIXS:
Appendix A
— Proposed Official Plan Amendment
Appendix B
— Proposed Zoning By-law Amendment
Appendix C
— Newspaper Notice
Appendix D
— Department and Agency Comments
Appendix E
— Public Comments
Page 375 of 668
Attachment "A" Proposed Official Plan Amendment
AMENDMENT NO. ## TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
1198 Fischer Hallman Road
Page 376 of 668
INDEX
SECTION 1
SECTION 2
SECTION 3
SECTION 4
APPENDICES
APPENDIX 1
APPENDIX 2
APPENDIX 3
AMENDMENT NO. ## TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
1198 Fischer Hallman Road
TITLE AND COMPONENTS
PURPOSE OF THE AMENDMENT
BASIS OF THE AMENDMENT
THE AMENDMENT
Notice of the Meeting of Planning and Strategic
Initiatives Committee of October 30, 2023
Minutes of the Meeting of Planning and Strategic
Initiatives Committee — October 30, 2023
Minutes of the Meeting of City Council — November 6,
2023
Page 377 of 668
Attachment "A" Proposed Official Plan Amendment
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 (2014). This amendment is comprised of Sections 1 to 4 inclusive.
SECTION 2 — PURPOSE OF THE AMENDMENT
The purpose of the Official Plan Amendment is to amend the Official Plan by adding Special
Policy Policy Area No. 6 to Map 22e — Rosenberg Secondary Land Use Plan and by adding
associated Policy 13.10.3.6 to the text of the Official Plan.
SECTION 3 — BASIS OF THE AMENDMENT
Planning Analysis:
Planning Act, R.S.O. 1990, c. P.13 25.
Section 2 of the Planning Act establishes matters of provincial interest and states that
the Minister, the council of a municipality, a local board, a planning board and the
Tribunal, in carrying out their responsibilities under this Act, shall have regard to, among
other matters, matters of provincial interest such as:
f) The adequate provision and efficient use of communication, transportation,
sewage and water services and waste management systems;
g) The minimization of waste;
h) The orderly development of safe and healthy communities;
j) The adequate provision of a full range of housing, including affordable
housing;
k) The adequate provision of employment opportunities;
p) The appropriate location of growth and development;
q) The promotion of development that is designed to be sustainable, to support
public transit and to be oriented to pedestrians;
r) The promotion of built form that,
(i) Is well-designed,
(ii) Encourages a sense of place, and
(iii) Provides for public spaces that are of high quality, safe, accessible,
attractive and vibrant;
s) The mitigation of greenhouse gas emissions and adaptation to a changing
climate.
These matters of provincial interest are addressed and are implemented through the
Provincial Policy Statement, 2020, as it directs how and where development is to occur.
The City's Official Plan is the most important vehicle for the implementation of the
Provincial Policy Statement, 2020 and to ensure Provincial policy is adhered to.
The Ministry of Municipal Affairs and Housing is proposing an integrated province -wide
land use planning policy document, potentially replacing the Provincial Policy Statement
Page 378 of 668
Attachment "A" Proposed Official Plan Amendment
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 designation and zoning facilitate a compact form of
development which efficiently uses the lands, is in close proximity to transit options
including bus transit and makes efficient use of both existing roads and active
transportation networks. The lands are serviced and are in proximity to parks, trails and
other community uses. Provincial policies are in support of providing a broad range of
housing. The proposed mixed-use development represents market-based housing.
The City's Urban Structure is composed of Intensification Areas which include the Urban
Growth Centre (Downtown), Major Transit Station Areas (MTSA), City Nodes, Community
Nodes, Neighbourhood Nodes, Urban Corridors (including Corridors in the Rosenberg
Secondary Plan) and Arterial Corridors. They are connected by transit corridors and the
integrated transportation system which are key elements in shaping growth and built form
in the city. As Intensification Areas, these areas are generally intended to provide for a
broad range and mix of uses in an area of higher density and activity than surrounding
areas.
Planning staff is of the opinion that the proposed applications will facilitate the
intensification of the Urban Corrdior with a mixed-use development that is compatible
with the surrounding community, helps manage growth, is transit supportive and will
make use of the existing infrastructure. No new public roads would be required for the
proposed development and Engineering staff have confirmed there is capacity in the
sanitary sewer to permit intensification on the subject lands.
Based on the foregoing, staff is of the opinion that this proposal is in conformity with the
PPS.
A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth
Plan):
The Growth Plan supports the development of complete and compact communities that
are designed to support healthy and active living, make efficient use of land and
Page 379 of 668
Attachment "A" Proposed Official Plan Amendment
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 2.2.6.1(a) states that municipalities will support housing choice through the
achievement of the minimum intensification and density targets in this plan by
identifying a diverse range and mix of housing options and densities, including
additional residential units and affordable housing to meet projected needs of current
and future residents.
Policies 2.2.1.4 states that complete communities will:
a) feature a diverse mix of land uses, including residential and employment uses,
and convenient access to local stores, services, and public service facilities;
b) improve social equity and overall quality of life, including human health, for
people of all ages, abilities, and incomes;
c) provide a diverse range and mix of housing options, including additional
residential units and affordable housing, to accommodate people at all stages of
life, and to accommodate the needs of all household sizes and incomes;
d) expand convenient access to:
i. a range of transportation options, including options for the safe, comfortable
and convenient use of active transportation;
ii. public service facilities, co -located and integrated in community hubs;
iii. an appropriate supply of safe, publicly -accessible open spaces, parks,
trails, and other recreational facilities; and
iv. healthy, local, and affordable food options, including through urban
agriculture;
e) provide for a more compact built form and a vibrant public realm, including
public open spaces;
f) mitigate and adapt to the impacts of a changing climate, improve resilience and
reduce greenhouse gas emissions, and contribute to environmental
sustainability; and
g) integrate green infrastructure and appropriate low impact development.
The Growth Plan supports planning for a range and mix of housing options and, in
particular, higher density housing options that can accommodate a range of household
sizes in locations that can provide access to transit and other amenities.
Planning staff is of the opinion that the applications conform to the Growth Plan. The
development of the subject lands with a more intense residential use within the City's
delineated Built -Up Area, represents intensification and will help the City to meet density
targets. MTSA and Urban Corridors (including Corridors in the Rosenberg Secondary
Plan) are planned to accommodate additional housing opportunities that will make use
of existing infrastructure and support the viability of existing transit. Housing policies of
the Growth Plan support the development of a range and mix of housing options that
serves the needs of a variety of household sizes, incomes, and ages.
5
Page 380 of 668
Attachment "A" Proposed Official Plan Amendment
Regional Official Plan (ROP):
Urban Area policies of the ROP identify that the focus of the Region's future growth will
be within the Urban Designated Greenfield Areas. The subject lands are designated
Urban Designated Greenfield Areas in the ROP. This neighbourhood provides for the
physical infrastructure and community infrastructure to support the proposed residential
development, including transportation networks, municipal drinking -water supply and
wastewater systems, and a broad range of social and public health services. Regional
policies require Area Municipalities to plan for a range of housing in terms of form,
tenure, density and affordability to satisfy the various physical, social, economic and
personal support needs of current and future residents. Regional staff have indicated
that they have no objections to the proposed applications (Appendix `D'). Planning staff
are of the opinion that the applications conform to the Regional Official Plan.
City of Kitchener Official Plan (OP)
The City of Kitchener OP provides the long-term land use vision for Kitchener. The
vision is further articulated and implemented through the guiding principles, goals,
objectives, and policies which are set out in the Plan. The Vision and Goals of the OP
strive to build an innovative, vibrant, attractive, safe, complete, and healthy community.
Complete Community
A complete community creates and provides access to a mix of land uses including, a
full range and mix of housing, including affordable housing, recreation, commerce,
community and cultural facilities, health care facilities, employment, parks, and open
spaces distributed and connected in a coherent and efficient manner. A complete
community also supports the use of public transit and active transportation, enabling
residents to meet most of their daily needs within a short distance of their homes.
Kitchener will be planned as a complete community that creates opportunities for all
people to live, work and interact within close proximity. Planning for a complete
community will aid in reducing the cost of infrastructure and servicing, encourage the
use of public transit and active modes of transportation, promote social interaction, and
foster a sense of community.
The applicant is proposing to contribute to a complete community with 373 residential
dwelling units and 1,026 square metres of non-residential commercial and retail space.
Considerable thought for the orientation and placement of the building, podium height,
and building step backs, have been incorporated into the design for this high intensity
mixed use development.
Urban Structure
The Official Plan establishes an Urban Structure for the City of Kitchener and provides
policies for directing growth and development within this structure. Intensification Areas
are targeted throughout the Built-up Area as key locations to accommodate and receive
the majority of development or redevelopment for a variety of land uses. Primary
Intensification Areas include the Urban Growth Centre, Major Transit Station Areas,
Nodes and Corridors, in this hierarchy, according to Section 3.C.2.3 of the Official Plan.
The subject lands are located within a Corridor within the Rosenberg Secondary Plan,
Community Structure Plan. Corridors are intended to provide a balanced distribution of
commercial, office, institutional and multiple residential uses. The planned function of
Page 381 of 668
Attachment "A" Proposed Official Plan Amendment
Corridors are to provide for compact and intensive development along a transit corridor.
The Corridor is primarily intended to serve the adjacent residential neighbourhoods and
employment areas.
Staff is of the opinion that the proposed Official Plan Amendment and Zoning By-law
Amendment Applications will support a development that not only complies with the
City's policies for a Corridor but also contributes to the vision for a sustainable and more
sustainable city.
Land Use
The subject lands are designated `Mixed Use Two', `Medium Density Residential One',
and `Low Density Residential One' (Map 22e, Rosenberg Secondary Plan) in the City of
Kitchener Official Plan. The `Mixed Use Two' designation is generally intended to
provide commercial and office uses that serve the entire Rosenburg Community and
adjacent Planning Communities, along with residential that is at higher densities than
the surrounding area while achieving a built form that is compatible, accessible, safe
and efficient for all modes of travel.
The applicant is proposing to add Special Policy Area 6 to the Rosenberg Secondary
Plan (Map 22e) to allow a Floor Space Ratio (FSR) of 6.3 whereas the current Official
Plan policies only allow for a maximum FSR of 4.0, and to permit a building height of 22
storeys whereas the policies only allow for a maximum of 14 storeys.
Policy 17.E.13.1. of the City of Kitchener Official Plan require that holding provisions will
be applied in situations where it is necessary or desirable to zone lands for development
or redevelopment in advance of the fulfillment of specific requirements and conditions,
and where the details of the development or redevelopment have not yet been fully
resolved. A Holding provision may be used in order to implement this Plan to ensure
that certain conditions, studies or requirements related to a proposed Zoning By-law
Amendment are met. A Holding Provision shall be applied to residential uses, day care
uses and other sensitive uses and will not be removed through a by-law amendment
until such time as a Noise Study has been reviewed and approved by the Region of
Waterloo to ensure a future assessment be undertaken to determine the impact of on-
site noise sources on on-site and off-site site sensitive receptors, when detailed building
designs are known.
Urban Design
The City's urban design policies are outlined in Section 11 of the City's OP. In the
opinion of staff, the proposed development meets the intent of these policies,
specifically: Streetscape; Safety; Universal Design; Site Design; Building Design, and
Massing and Scale Design. To address these policies, an Urban Design Brief was
submitted and has been reviewed by City staff. The Urban Design Brief outlines the
vision and principles guiding the site design and informs the proposed zoning by-law
regulations. Extra attention to high quality urban design that contributes positively to the
public realm and streetscapes is expected for the subject lands with adequate on-site
amenity for future residents. Detailed design will be reviewed through the site plan
design and approvals process.
Page 382 of 668
Attachment "A" Proposed Official Plan Amendment
Streetscape — The Fischer -Hallman Road frontage is activated by at -grade commercial
units and the building's residential lobby. At -grade commercial units and the building
lobby have direct access to public sidewalks. The tower podium has a defined base
which will enhance the streetscape.
Safety — As part of the site plan approval process, staff will ensure Crime Prevention
Through Environmental Design (CPTED) principles are achieved and that the site
meets the Ontario Building Code and the City's Emergency Services Policy.
Universal Design — The development will be designed to comply with Accessibility for
Ontarians with Disabilities Act and the Ontario Building Code.
Skyline — The proposed building will provide a new feature on the City's skyline. The
proposed building will create visual interest from several different vantage points.
Site Design, Building Design, Massing and Scale — The subject site is designed to have
a development that will be developed at a scale that is compatible with the existing and
planned built form for the surrounding neighbourhood. The towers have a well-defined
podium and building step backs which helps enhance the public realm.
Shadow Impact Study
The owner has completed a Shadow Impact Study in addition to the Urban Design
Brief. Staff have reviewed the study and are satisfied the shadow study meets the City's
requirements, with respect to shadow impacts, as noted in the City of Kitchener Urban
Design Manual. Further review of the Shadow Impact Study will be undertaken through
the detailed site planning process.
Wind Study
A Wind Study was prepared for the consideration of this development proposal and
reviewed by staff. The wind conditions surrounding the proposed development are
generally suitable. A full Wind Assessment be required and reviewed at the site plan
application stage and wind control features will be required through the site plan
application, if necessary, to mitigate wind.
Tall Building Guidelines
The proposed development has also been reviewed for compliance with the City's
Design for Tall Buildings Guidelines. The objective of this document is to:
• achieve a positive relationship between high-rise buildings and their existing and
planned context;
• create a built environment that respects and enhances the city's open space
system, pedestrian and cyclist amenities and streetscapes;
• create human -scaled pedestrian -friendly streets, and attractive public spaces that
contribute to livable, safe and healthy communities;
• promote tall buildings that contribute to the view of the skyline and enhance
orientation, wayfinding and the image of the city;
Page 383 of 668
Attachment "A" Proposed Official Plan Amendment
• promote development that responds to the physical environment, microclimate
and the natural environment including four season design and sustainability; and,
• promote tall building design excellence to help create visually and functionally
pleasing buildings of architectural significance.
The proposed development concept has been reviewed with these objectives in mind.
City staff has confirmed that the proposed towers are generally consistent with and
meet the overall intent of the City's Design for Tall Building Guidelines. More
specifically, the proposed development generally meets the off-site separation distance
requirements of the Design for Tall Building Guidelines and will be further reviewed
through the site plan approval process.
Transportation Policies:
The Official Plan supports an integrated transportation system which incorporates active
transportation, allows for the movement of people and goods and promotes a vibrant,
healthy community using land use designations and urban design initiatives that make a
wide range of transportation choices viable. The proposed development aims to
increase density on an existing site that is served well by public transit, with access to
Grand River Transit Routes 12, 33 and Npress Routes 201.
At future site plan approval processes, the design of the buildings will have to feature a
high-quality public realm to enhance the identity of the area and create gathering points
for social interaction, community events and other activities. Additionally, secured and
visitor bicycle parking will be required as part of the Zoning By-law.
Housing Policies:
Section 4. 1.1 of the City's Official Plan contains policies with the primary objective to
provide for an appropriate range, variety and mix of housing types and styles, densities,
tenure and affordability to satisfy the varying housing needs of our community through
all stages of life. The proposed development increases the amount of multiple dwelling
units and the development is contemplated to include a range of unit types. These new
units will meet and appeal to a variety of household needs.
Sustainable Development
Section 7.C.4.1 of the City's Official Plan ensures developments will increasingly be
sustainable by encouraging, supporting and, where appropriate, requiring:
a) compact development and efficient built form;
b) environmentally responsible design (from community design to building design)
and construction practices;
c) the integration, protection and enhancement of natural features and landscapes
into building and site design;
d) the reduction of resource consumption associated with development; and,
e) transit -supportive development and redevelopment and the greater use of other
active modes of transportation such as cycling and walking.
Page 384 of 668
Attachment "A" Proposed Official Plan Amendment
Development applications are required to demonstrate that the proposal meets the
sustainable development policies of the Plan and that sustainable development design
standards are achieved.
Sustainable development initiatives will be further implemented at the site planning
approval process through the detailed design review of the building.
Proposed Official Plan Amendment Conclusions:
The Official Plan Amendment Application requests that the land use designation as
shown on Map 22e — Rosenberg Secondary Plan be amended from `Mixed Use Two' to
`Mixed Use Two with Special Policy Area 6'. Based on the planning analysis, staff is of
the opinion that the proposed Official Plan Amendment represents good planning and
recommends that the proposed Official Plan Amendment be approved in the form
shown in Appendix "A".
SECTION 4 — THE AMENDMENT
The City of Kitchener Official Plan (1994) is hereby amended as follows:
a) Part 3, Section 13.10.3.6 Special Policy Areas is amended by adding Special
Policy Area 6 as follows:
6. Special Policy Area 6
Notwithstanding the `Mixed Use Two' land use designation and
policies on lands municipally known as 1198 Fischer Hallman
Road, a Floor Space Ratio (FSR) of 6.3 and a building height of 22
storeys (75 metres) will be permitted.
A Holding provision pursuant to Section 17.E.13 will apply to
residential uses. The Holding provision will not be removed until
such time as:
a) An updated noise study has been completed and
implementation measures addressed to the satisfaction of the
Regional Municipality of Waterloo.
b) Amend Map No. 22e — Secondary Plan — Rosenberg Plan for Land Use by
designating the lands, municipally addressed as 1198 Fischer Hallman
Road as `Mixed Use Two with Special Policy Area 6' instead of `Mixed Use
Two', as shown on the attached Schedule W.
>0
Page 385 of 668
Attachment "A" Proposed Official Plan Amendment
APPENDIX 1 - NOTICE OF PUBLIC MEETING
NOTICE OF PUBLIC MEETING
ora development in your neighbourhood
1198 Fischer Hallman Road
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Have Your Voice Heard!
Planning & Strategic Initiatives Committee
Date: October 36.2023
Location: Council Chambers,
Kitchener City Hall
200 King Street West
arVirtual Zoom Meeting
Gia to kitc h e n e r.ca/im eeti n gs
and select:
+ Current agendas and reports
(pasted 10 days before rneeting)
* Appear as a delegation
*)Natch a meeting
To learn more aboutthis project. including
i -a-,atbr, can your appeal rights, visit:
www.kitchener.cal
PI a nni ngAppl ications
or contact:
Ftoor Space Tim Seyler, Senior Planner
Ratio of 6.34 tim.seyler(n)kitchener.ca
519.741.2200 x7860
The City of Kitchener will consider applications to amend the Official Plan and Zoning
By-law for the property located at 1198 Fischer Hallman Road. This is to facilitate the
development of mixed use buildings which includes 2 residential towers, 14 and 22
storeys, consisting of 373 residential dwelling units, and commercial units on the ground
floor. Site-specific regulations are proposed to permit an increased Floor Space Ratio of
6.34, a maximum building height of 75 metres (22 storeys), reduced yard setbacks, and
a parking reduction.
Page 386 of 668
Attachment "A" Proposed Official Plan Amendment
APPENDIX 2 Minutes of the Meeting of Planning and Strategic
Initiatives Committee — October 30, 2023
12
Page 387 of 668
Attachment "A" Proposed Official Plan Amendment
APPENDIX 3 Minutes of the Meeting of City Council — November 6,
2023
13
Page 388 of 668
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OFFICIAL PLAN AMENDMENT OPA23/014/F/TS
ZONE CHANGE APPLICATION ZBA23/024/F/TS
2821889 ONTARIO INC.
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City ofKitchener
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DATE:• •: • 2023
•••
DEVELOPMENT
ART 6
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DATE: OCTOBER 6, 2023
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DATE: OCTOBER 6, 2023
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PROPOSED BY — LAW
,2023
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a by-law to amend By-law 85-1, as amended, known as
the Zoning By-law for the City of Kitchener
- 2821889 Ontario Inc.
— 1198 Fischer Hallman Road
WHEREAS it is deemed expedient to amend By-law 85-1 for the lands specified above;
NOW THEREFORE the Council of the Corporation of the City of Kitchener enacts as
follows:
1. Schedule Number 93 of Appendix "A" to By-law Number 85-1 is hereby amended by
changing the zoning applicable to the parcel of land specified and illustrated as Area 1 on
Map No. 1, in the City of Kitchener attached hereto from Residential Six Zone (R-6) to High
Intensity Mixed Use Corridor Zone (MU -3) with Special Regulation Provision 806R and
Holding Provision 111 H and Property Detail Schedule Number 45.
2. Schedule Number 93 of Appendix "A" to By-law Number 85-1 is hereby further amended by
incorporating additional zone boundaries as shown on Map No. 1 attached hereto.
3. Appendix "B" to By-law 85-1 is hereby amended by adding Property Detail Schedule Number
45 which is attached hereto, as Map No. 2.
4. Appendix "D" to By-law 85-1 is hereby amended by adding Section 806 thereto as follows:
"806. Notwithstanding Sections 6.1.2 and 55.2.1 of this By-law within the lands zoned
MU -3 and shown as affected by this subsection on Schedule Number 93 of
Appendix `A', the following special regulations shall apply:
a) the maximum floor space ratio shall be 6.3;
b) the maximum building height shall be 22 storeys (75.0 metres);
c) the minimum yard setback abutting a residential zone shall be 7.3 metres;
Page 391 of 668
d) the minimum street line stepback, the horizontal distance of the portion of the
building above the base recessed from Fischer Hallman Road street line
fagade of the base, shall be 2.7 metres;
e) A minimum parking rate of 0.8 spaces per dwelling unit;
f) A minimum visitor parking rate of 0.04 spaces per dwelling unit.
g) Bicycle and electric vehicle parking are to be provided in accordance with Table
5-5 in Zoning By-law 2019-051;
h) Shared visitor and commercial parking spaces are permitted in accordance with
Section 5 of Zoning By-law 2019-051."
5. Appendix "F" to By-law 85-1 is hereby amended by adding Section 111 H thereto
as follows:
"111. Notwithstanding Section 55 of this By-law within the lands zoned MU -3 and shown
as being affected by this subsection on Zoning Grid Schedule Number 93 of
Appendix "A":
a) No development on the lands shall occur until an updated noise study has been
submitted and approved to the satisfaction of the Regional Municipality of
Waterloo."
6. This By-law shall become effective only if Official Plan Amendment No. _ (1198 Fischer
Hallman Road) 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 392 of 668
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MAP NO. 1
2821889 ONTARIO INC.
1198 FISCHER HALLMAN RD
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DATE: OCTOBER 6, 2023
OSR-3 p OSR-2 SUBJECT AREA(S)
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AMENDMENT TO BY-LAW 85-1
AREA 1 -
FROM RESIDENTIAL SIX ZONE (R-6)
TO HIGH INTENSITY MIXED USE CORRIDOR
ZONE (MU -3)
WITH SPECIAL REGULATION PROVISION 806R
AND HOLDING PROVISION 111H
R -2 AND PROPERTY DETAIL 45
ERINBROOK DR BY-LAW 2019-051
EMP -4 SERVICE BUSINESS PARK EMPLOYMENT
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N RES -5 LOW RISE RESIDENTIAL FIVE ZONE
BY-LAW 85-1
A-1 AGRICULTURAL ZONE
B-2 RESTRICTED BUSINESS PARK ZONE
C-1 CONVENIENCE COMMERCIAL ZONE
C-2 NEIGHBOURHOOD SHOPPING CENTRE
ZONE
MU -2 MEDIUM INTENSITY MIXED USE CORRIDOR
ZONE
P-3 HAZARD LAND ZONE
R-6 RESIDENTIAL SIX ZONE
R-9 RESIDENTIAL NINE ZONE
MP -4 MU -3 HIGH INTENSITY MIXED USE CORRIDOR
B-2 351U ZONE
ZONE GRID REFERENCE
SCHEDULE NO. 93
MU -2 740R, OF APPENDIX 'A'
742R, 469U KITCHENER ZONING BY-LAW 85-1 AND 2019-051
® ZONE LIMITS
FLOODING HAZARD
ZONING BY-LAW AMENDMENT ZBA23/024/F/TS
OFFICIAL PLAN AMENDMENT OPA23/014/F/TS
City of Kitchener FILE
ZBA23024 FTS_MAP1
DEVELOPME T SERVICES DEPARTMENT, PLANNING mxd
NOTICE OF PUBLIC MEETING1
for a development in your neighbourhood'
1198 Fischer Hallman Road I -"J n.>\ R
Concept Drawing
Mixed 14 8 22 Floor Space
Use Storeys Ratio of 6.34
Have Your Voice Heard!
Planning & Strategic Initiatives Committee
Date: October 30, 2023
Location: Council Chambers,
Kitchener City Hall
200 King Street West
arVirtual Zoom Meeting
Go to kitchener.ca/meetings
and select:
• Current agendas and reports
(posted 10 days before meeting)
• Appear as a delegation
• Watch a meeting
To learn more about this project, including
information on your appeal rights, visit:
www.kitchener.ca/
PlanningApplications
or contact
Tim Seyler, Senior Planner
ti m.seyler@ kitchener.ca
519.741.2200 x7860
The City of Kitchener will consider applications to amend the Official Plan and Zoning
By-law for the property located at 1198 Fischer Hallman Road. This is to facilitate the
development of mixed use buildings which includes 2 residential towers, 14 and 22
storeys, consisting of 373 residential dwelling units, and commercial units on the ground
floor. Site-specific regulationsareproposed to permit r innccreeda FJoo�r�SwRatio of
6.34, a maximum buildingheight of 75 metres (22 sto e �y b {� ks, and
a parking reduction.
Region of Waterloo
Tim Seyler, MCIP, RPP
Senior Planner
Community Services Department
City Hall P.O. Box 1118
200 King Street West
Kitchener, ON N2G 4G7
Dear Mr. Seyler:
Post Circulation Comments
OPA 23/014/F/TS
ZBA 23/024/F/TS
Activa Holdings
1198 Fischer -Hallman Road
CITY OF KITCHENER
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
150 Frederick Street, 8th Floor
Kitchener ON N2G U Canada
Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4449
www.regionofwaterloo.ca
File: D17-50/23014
& C 14-60/23024
September 29, 2023
The owner is proposing to develop the lands with a mixed use development containing
2 residential towers consisting of 373 residential units and commercial units on the
ground floor. The buildings are proposed to be 14 and 22 stories in height, with 349
parking spaces (parking structure). In order to permit the proposed development, an
Official Plan Amendment to the Mixed Use land use designation to add a site-specific
policy area and Zoning By-law Amendment to amend the Zoning By-law to Mixed Use
Two (MIX -2) from Residential Six (R-6). The addition of site-specific provisions to the
proposed MIX -2 zone are required. Details of the proposed applications are
summarized as follows:
Proposed Official Plan Amendment
The applicant is proposing a site-specific policy area to permit a maximum Floor Space
Ratio (FSR) of 6.34, and a building height of 22 storeys (75 metres).
Proposed Zoning By-law Amendment
The applicant is proposing to add a site-specific provision to the proposed `Mixed Use'
(MIX -2) zoning on site for:
Document Number: 4490391
Version: 1
Page 1 of 5
Page 395 of 668
• Increase in Floor Space Ration to 6.34
• Building height and Number of storeys
• Parking Maximum
• Street Line Stepback
• Setback abutting a Residential Zone
Water Services
Water Services staff supports the proposal to service the site from the municipal main
on Rockwood Road.
Due to the sites proximity to the region -owned watermains on Bleams Rd and Fischer
Hallman Rd, the applicant should be made aware that no connection to regional
watermains will be permitted in accordance with Section B.2.1.4.1 of the Design
Guidelines and Supplemental Specifications for Municipal Services for February 2023.
Salt Management Plan
The lands are designated Wellhead Protection Sensitivity Area 8 on Map 6a of the
Regional Official Plan (ROP). The purpose of this designation and corresponding policies
in Chapter 8 of the ROP is to protection the Region's long term municipal groundwater
supplies.
Hydrogeology and Water Programs staff has no comments on the FSR/ SWM report. A
salt management plan will be required as part of the future site plan application.
Corridor Planning
Environmental Noise Study
The applicant has submitted a noise study which assess road traffic and stationary
noise sources. This study entitled "Noise Feasibility Study Proposed Residential
Development, 1198 Fischer -Hallman Road and 1274 Bleams Road" (HGC, June 20,
2023) is currently under review. Pending acceptance of the study the
recommendations, must be secured by way of an agreement with the City and/or
Region as part of any future planning application such as consent or plan of
condominium on the lands.
It is noted that Owner's Statement is not included in the report and must be received
prior to accepting the Noise Report.
In the meantime staff is recommending a holding provision be including in the ZBL
amendment to secure review and acceptance of the study. In addition, to ensure a
future assessment be under taken to determine the impact of on-site noise sources on
on-site and off-site sensitive receptors, when detailed building designs are known.
Conditions for Other Applications
There is an active Site Plan application for the proposed development (SP 23/006/F/
AP). The SWM, Grading and TIS are being reviewed through this application. The
Document Number: 4490391 Version: 1
Page 2 of 5
Page 396 of 668
Region's comments dated February 14, 2023 on the application are attached for your
information.
Housing
General
The following Regional policies and initiatives support the development and
maintenance of affordable housing:
• Regional Strategic Plan
o Objective 4.2 requires the Region to make affordable housing more available
to individuals and families.
• 10 -Year Housing and Homelessness Plan
o contains an affordable housing target which is that 30% of all new residential
development between 2019 and 2041 in Waterloo Region is to be affordable
to low and moderate income households.
• Building Better Futures Framework
o shows how the Region plans to create 2,500 units of housing affordable to
people with low to moderate incomes by 2025.
• Region of Waterloo Official Plan
o Section 3.A (Range and Mix of Housing) contains land use policies that
ensure the provision of a full and diverse range and mix of permanent
housing that is safe, affordable, of adequate size, and meets the accessibility
requirements of all residents.
The Region supports the provision of a full range of housing options, including
affordable housing. Should this OPA/ZBA be approved, staff recommend that the
applicant consider providing a number of affordable housing units on the site, as defined
in the Regional Official Plan. Rent levels and house prices that are considered
affordable according to the Regional Official Plan are provided below in the section on
affordability.
In order for affordable housing to fulfill its purpose of being affordable to those who
require rents or purchase prices lower than the regular market provides, a mechanism
should be in place to ensure the units remain affordable and establish income levels of
the households who can rent or own the homes.
Staff further recommend meeting with Housing Services to discuss the proposal in more
detail and to explore opportunities for partnerships or programs and mechanisms to
support a defined level of affordability.
Affordability
Document Number: 4490391 Version: 1
Page 3 of 5
Page 397 of 668
For the purposes of evaluating the affordability of an ownership unit, based on the
definition in the Regional Official Plan, the purchase price is compared to the least
expensive of:
Housing for which the purchase price
results in annual accommodation costs
$1,960
which do not exceed 30 percent of gross
$418,100
annual household income for low and
moderate income households
Bachelor: $1,075
Housing for which the purchase price is
1 -Bedroom: $1,245
at least 10 percent below the average
$679 300
purchase price of a resale unit in the
3 -Bedroom: $1,631
regional market area
4+ Bedroom: n/a
*Based on the most recent information available from the PPS Housing Tables (2022).
In order for an owned unit to be deemed affordable, the maximum affordable house
price is $418,100.
For the purposes of evaluating the affordability of a rental unit, based on the definition of
affordable housing in the Regional Official Plan, the average rent is compared to the
least expensive of:
A unit for which the rent does not exceed
30 per cent of the gross annual
$1,960
household income for low and moderate
income renter households
A unit for which the rent is at or below the
Bachelor: $1,075
average market rent (AMR) in the
1 -Bedroom: $1,245
regional market area
2 -Bedroom: $1,469
3 -Bedroom: $1,631
4+ Bedroom: n/a
*Based on the most recent information available from the PPS Housing Tables (2022)
In order for a rental unit to be deemed affordable, the average rent for the proposed
units must be at or below the average market rent in the regional market area as shown
above.
Please do not hesitate to contact me directly by email at
JMaanMiedema(d)-regionofwaterloo.ca or by phone at 226-753-9593 should you have
any questions or wish to discuss in more detail.
Document Number: 4490391 Version: 1
Page 4 of 5
Page 398 of 668
Archaeological Assessment
Regional staff acknowledge receipt of the Archaeological Assessment (October 17,
2022), supplementary, and Indigenous Engagement reports completed by ARA. The
Ministry provided acknowledgement of receipt on October, 18, 2022. No further action is
required.
Regional Development Charges
The Owner/Applicant should also be advised that any future development on the subject
lands will be subject to provisions of Regional Development Charge By-law 19-037 or any
successor thereof.
Region Application Fee
The Region's fees for these applications were received August 14, 2023.
Subject to the above comments, Regional staff has no objection to City staff proceeding
with recommendations to Kitchener Committee and Council on the applications.
Should you have any questions, please do not hesitate to contact the undersigned.
Yours truly,
Shilling Yip, MCIP, RPP
Senior Planner
cc. Pierre Chauvin, MHBC Planning
Document Number: 4490391 Version: 1
Page 5 of 5
Page 399 of 668
City of Kitchener
OPA & ZBA Comment Form
Project Address: 1198 Fischer Hallman Road
Application Type: Official Plan Amendment & Zoning Bylaw Amendment
Comments Of: Planning- Urban Design
Commenter's Name: Rojan Mohammadi
Email: Rojan.mohammadi@kitchener.ca
Phone: 519-741-2200 ext: 7326
Date of Comments: September 1, 2023
❑ I plan to attend the meeting (questions/concerns/comments for discussion)
❑X No meeting to be held.
❑ I do NOT plan to attend the meeting (no concerns)
1. Documents Reviewed:
• Architectural Drawings (May 2023), prepared by Martin Simmons Sweers
• Arborist Report (December 2022), prepared by WSP
• Urban Design Brief (June 2023), prepared by MHBC
• Pedestrian Wind Comfort Assessment (March 2023), prepared by RWDI
• Planning Justification Report (June 2023), prepared by MHBC
2. Site -Specific Comments & Issues:
• Clarification is required whether the entire floor 5 is dedicated to amenity area or not. Please
label outdoor versus indoor amenity areas.
• Any proposed vegetation/Tree proposed on Fishers Hallman Road and Rockwood Drive should
be shade tolerant as per shadow study analysis.
• It is recommended to provide a bike storage in Tower A as well to increase safety and access for
the users.
• Provide Class B bike parking.
Page 400 of 668
Relocate snow storage locations on the curb island to a more appropriate area. Accumulation of
snow in the proposed areas would interfere with visibility for pedestrian and drivers and run offs
to the adjacent accessible parking spaces.
Additional crosswalk connection is recommended to ensure safety.
A streetscape design should be provided for the Fischer Hallman Road to include street trees,
enhanced landscaping, prominent commercial and building entrances, connection to the public
sidewalk and internal pedestrian and cycling connection.
More details and precedents are required for the rear elevation, structured parking screening
and first floor commercial. There are no active use/eyes on the street on that side of the
development and that may cause CEPTED issues. It is recommended to activate the space by
adding some residential units and/or implement some of the suggestions below:
o Art installation at the terminal view
o Glazing the stairwell
o Landscape strip as per the rendering to decrease the use of overwhelming
amount of brick
o Increase the use of basket weave design more than the solid brick
A full qualitative wind study, taking into consideration the proposed 34 storey tower adjacent to
the property is to be provided prior to site plan approval. The wind mitigation recommendations
outline in the full wind study are to be implemented into the building and site design to ensure
pedestrian safety and a high degree of comfort yet -around for site users.
2. Comments on Submitted Documents:
• Sketchup model should be provided to confirm shadow analysis.
Page 401 of 668
City of Kitchener - Comment Form
Project Address: 1198 Fischer -Hallman Road
Application Type: OPA/ZBA
Comments of: Environmental Planning (Sustainability) — City of Kitchener
Commenter's name: Raida Chowdhury
Email: raida.chowdhury@kitchener.ca
Phone: 519-741-2200 ext. 7078
Written Comments Due: September 1, 2023
Date of comments: August 30, 2023
1. Plans, Studies and/or Reports submitted and reviewed as part of a complete application:
• Sustainability Statement, 1198 Fischer -Hallman Road, prepared by MHBC, June 28, 2023.
2. Comments & Issues:
I have reviewed the supporting documentation (as listed above) to support an OPA/ZBA application
proposing 373 residential units and 1,086 m2 of commercial space on the subject property, regarding
sustainability and energy conservation, and provide the following comments:
- Although the Ontario Building Code (OBC) is progressive, going forward all developments
will need to include energy conservation measures that go beyond the OBC as the City (and
Region of Waterloo) strive to achieve our greenhouse gas reduction target.
- A Sustainability Statement (as per the City's Terms of Reference) will be required as part of a
complete Site Plan Application which can further explore and/or confirm additional
sustainability measures that are best suited to the development as the design evolves.
- Upon review of the supporting documentation, the Official Plan and Zoning Bylaw
Amendments can be supported as several sustainable measures have been proposed or
are being considered for the development.
- The development proposes several sustainable measures including:
o The compact and efficient design of an underutilized lands
o Control measures to improve stormwater runoff quantity and quality
o Building orientation for southern exposure reducing heating requirements
o The use of low or no VOC paints and finishes to minimize air pollutants in interior
materials
o On-site waste management facilities
o Building envelope designed beyond OBC requirements
3. Conditions of Site Plan Approval:
Page 402 of 668
• To submit a revised Sustainability Statement to the satisfaction of the City's Director of Planning.
Further, the approved sustainability measures recommended in the Sustainability Statement will
be implemented in the landscape, stormwater management, and building design, to the
satisfaction of the City's Manager of Development Review.
4. Policies, Standards and Resources:
• Kitchener Official Plan Policy 7.C.4.5. The City will encourage and support, where feasible and
appropriate, alternative energy systems, renewable energy systems and district energy in
accordance with Section 7.C.6 to accommodate current and projected needs of energy
consumption.
• Kitchener Official Plan Policy 7.C.6.4. In areas of new development, the City will encourage
orientation of streets and/or lot design/building design with optimum southerly exposures. Such
orientation will optimize opportunities for active or passive solar space heating and water heating.
• Kitchener Official Plan Policy 7.C.6.8. Development applications will be required to demonstrate,
to the satisfaction of the City, energy is being conserved or low energy generated.
• Kitchener Official Plan Policy 7.C.6.27. The City will encourage developments to incorporate the
necessary infrastructure for district energy in the detailed engineering designs where the
potential for implementing district energy exists.
5. Advice:
➢ As part of the Kitchener Great Places Award program every several years there is a Sustainable
Development category. Also, there are community-based programs to help with and celebrate
and recognize businesses and sustainable development stewards (Regional Sustainability
Initiative - http://www.sustainablewaterlooregion.ca/our-programs/regional-sustainability-
initiative and TravelWise - http://www.sustainablewaterlooregion.ca/our-programs/travelwise).
➢ The 'Sustainability Statement Terms of Reference' can be found on the City's website under
'Planning Resources' at ... https://www.kitchener.ca/SustainabilityStatement
Page 403 of 668
City of Kitchener
Heritage — OPA/ZBA Comment Form
Project Address: 1198 Fischer Hallman Road
File Number: ZBA23/024/F/TS, OPA23/014/F/TS
Comments Of: Heritage Planning
Commenter's Name: Deeksha Choudhry
Email: deeksha.choudhry@kitchener.ca
Phone: 519-741-2200 ext. 7291
Date of Comments: August 10, 2023
Heritage Planning staff has reviewed the following material for the proposed development on the lands
municipally addressed as 1198 Fischer Hallman Road to provide the comments outlined below:
• Architectural Drawings for the proposed Development;
• ZBA Application Form; and
• Approved Heritage Impact Assessment (HIA)
The proposed development includes the construction of two residential towers consisting of 373
residential unites, and commercial units on the ground floor. The buildings are proposed to be 14 and 22
stories in height, with 349 parking spaces.
Heritage Planning Comments
This OPA/ZBA application is related to Site Plan Application SP23/006/F/AP. As part of the Site Plan
Application, staff required that a HIA be submitted with a complete application. The existing house on
the subject property is included on the Inventory of Historic Buildings, but the HIA confirmed that the
building has lost its integrity due to many alterations over the years. As such, it was concluded that
designation not be pursued even though it satisfied cultural heritage evaluation criteria.
The HIA was approved by the Director of Planning on July 25, 2023. The recommendations that were
included in the HIA are being implemented as part of Site Plan Application SP23/006/F/AP. As such,
heritage planning staff have no issues or concerns with this OPA/ZBA application.
Page 404 of 668
From: Gaurang Khandelwal <Gaurang.Khandelwal@kitchener.ca>
Sent: Wednesday, August 23, 2023 11:48 AM
To: Tim Seyler <Tim.Seyler@kitchener.ca>
Subject: RE: Circulation for Comment - 1198 Fischer Hallman Road (OPA/ZBA)
Hi Tim,
I have reviewed the OPA/ZBA application for 1198 Fischer Hallman Road. No major policy concerns with
the proposal for Phase 2 lands. However, please consider the following for Phase 1 lands.
➢ 1198 Fischer Hallman Road - Phase 1 lands
Lands are designated Mixed Use 2, Medium Density Residential 1 and Low Density Residential 1,
and zoned R-6 in ZBL 85-1. Low Density Residential 1 land use does not permit multiple
dwellings. However, R-6 zone permits multiple dwellings. Applicant is proposing to redesignate
the lands to Medium Density Residential 1 and Low Density Residential 1 but keep the R-6
zoning in ZBL 85-1. It is suggested that the entirety of the Phase 1 lands be considered for
Medium Density Residential 1 designation or Special Policy Area that permits stacked
townhouses and RES -5 zone in ZBL 2019-051. Lands within the Rosenberg Secondary Plan area
are expected to eventually be bought into ZBL 2019-051 and the equivalent zone to the existing
R-6 zone will be RES -5. Site specifics with RES -5 zoning could be included to recognize height
variances granted through A2023-067.
Regards,
Gaurang Khandelwal (he/him), MA, MCIP, RPP
Planner (Policy) I Planning Division I City of Kitchener
519-741-2200 x 7611 1 TTY 1-866-969-9994 1 gaurang. khandelwala-kitchener.ca
Page 405 of 668
Address: 1198 Fischer Hallman Road
Owner: Activa Holdings Inc.
Application: ZBA23/024/F/TS and OPA23/014/F/TS
Comments Of: Parks & Cemeteries
Commenter's Name: Lenore Ross
Email: Lenore. ross@kitchener.ca
Phone: 519-741-2200 ext 7427
Date of Comments: Aug 30 2023
❑ 1 plan to attend the meeting (questions/concerns/comments for discussion)
❑X No meeting to be held
❑ I do NOT plan to attend the meeting (no concerns)
1. Documents Reviewed:
I have reviewed the documentation noted below submitted in support of an OPA and/or ZBA to allow
the development of the lands with a mixed use development containing 2 residential
towers consisting of 373 residential units and commercial units on the ground floor. The buildings are
proposed to be 14 and 22 stories in height, with 349 parking spaces. In order to permit the proposed
development, an Official Plan Amendment to the Mixed Use land use designation to add a site-specific
policy area and Zoning By-law Amendment to amend the Zoning By-law to Mixed Use Two (MIX -2)
from Residential Six (R-6). The addition of site-specific provisions to the proposed MIX -2 zone are
required.
• Planning Justification Report
• Urban Design Brief
• Architectural Drawings
• Truck Movement Plan
• Arborist Report
• Functional Site Grading Plan
• Wind Study
2. Site Specific Comments & Issues:
Parks and Cemeteries has no significant concerns with the proposed Official Plan and Zoning Bylaw
amendments, however there are minor updates required to the documentation noted below to
address Parks and Cemeteries concerns with the proposed OPA/ZBA applications. Parks and
Cemeteries can provide conditional support to the applications subject to receiving satisfactory
updates to the documentation noted.
Should document updates not be available prior to the application proceeding to Committee and
Council, a Holding Provision should be considered ensure the submission and approval of such
documents to Parks and Cemeteries satisfaction.
The parkland dedication requirement will be deferred at the Official Plan and Zoning By-law
Amendment applications and assessed at a future Site Plan Application. Parkland dedication will be
Page 406 of 668
assessed based on the land use class(es) and density approved through the ZBA and required as a
condition of Site Plan Approval. Parkland dedication will be taken as cash -in -lieu of land according to
the Planning Act and Park Dedication Bylaws and Policies in effect.
3. Comments on Submitted Documents
1) Arborist Report — WSP dated Dec 16 2022
a) There are no City owned trees within the 'phase 2' portion of the site lands
b) As part of a future site plan application street trees will be required along Rockwood Road.
c) As part of a future site plan application Parks and Cemeteries will coordinate with Urban
Design and the Regional Municipality of Waterloo to approve street trees along Fischer
Hallman Road.
d) Trees identified for removal within the 'phase 1' portion of the site and the associated
valuation/compensation have been satisfactorily addressed.
No revisions required by Parks and Cemeteries.
2) Urban Design Brief — MHBC dated June 2023
a) Pg 24 Amenity Area Considerations. It is positive that all units within 'phase 2' are planned to
have private balconies and that the Urban Green as proposed through the RosenBuerg
Secondary Plan has been accommodated in the 'phase 1' portion of the site.
b) Conceptual details, images and commentary should be provided for the podium level amenity
space and pavilion to help guide detailed design through the site plan stage. Preliminary wind,
shadow and noise analysis should inform these amenities and include the mitigation that has
been identified through preliminary analysis to allow seating and play equipment for
residents of all ages and abilities.
A revised Urban Design Brief or a Holding Provision for a suitable revised document is required.
4. Policies, Standards and Resources:
• Kitchener Official Plan
• City of Kitchener Park Dedication Bylaw 2022-101 and Park Dedication Policy
• City of Kitchener Development Manual
• Cycling and Trails Master Plan (2020)
• Chapter 690 of the current Property Maintenance By-law
• Places & Spaces: An Open Space Strategy for Kitchener
• Multi -Use Pathways & Trails Masterplan
• Urban Design Manual
5. Anticipated Fees:
Parkland Dedication
The parkland dedication requirement for this submission is deferred and will be assessed at a future Site
Plan Application. Parkland dedication will be assessed based on the land use class(es) and density
approved through the OPA and ZBA and required as a condition of Site Plan Approval
Dedication requirements are subject to the Parkland Dedication Policy and rates in effect. Please be
advised that an updated Parkland Dedication Policy and By-law were approved by City of Kitchener
Page 407 of 668
Council on August 22 2022. The Bylaw is under appeal. Further changes to the Bylaw may be required as
a result of the Bill 23 — More Homes Built Faster Act.
Page 408 of 668
City of Kitchener
Application Type: Zoning By-law Amendment Application ZBA23/024/F/TS
Official Plan Amendment Application OPA23/014/F/TS
Project Address: 1198 Fischer Hallman Road
Comments of: Transportation Services
Commenter's Name: Dave Seller
Email: dave.seller@kitchener.ca
Phone: 519-741-2200 ext. 7369
Date of Comments: August 29, 2023
a. As part of a complete Zoning By-law amendment application, a Transportation Impact Brief (TIB)
was submitted (June 22, 2023) by Paradigm Transportation Solutions Limited in support of this
OPA/ZBA application. Transportation Services offer the following comments.
Development proposal
The applicant is proposing to develop 139 townhouse units for phase 1 and one 14 -storey and one
22 -storey residential apartments with 373 units plus 1086 m2 of ground floor commercial space
within phase 2. The site will be serviced by three access points. Two all moves access points along
Rockwood Road and Bleams Road (Regional Road 56) for phase 1 and one right -in -right -out (RIRO)
access to Fischer -Hallman Road (Regional Road 58) for phase 2.
In phase 1 the development is estimated to generate 89 AM and 101 PM peak hour vehicle trips and
in the full buildout for phase 2 (phases 1 & 2), it is estimated that the site will generate 212 AM and
241 PM peak hour vehicle trips.
Roadway analysis
Phase 1 and phase 2 analysis includes site generated traffic plus forecasted background traffic.
2022 existing traffic conditions
PM peak hour roadway capacities were reviewed for the below roadways and they are all operating
below their respective capacities.
• Fischer -Hallman Road (Regional Road 58) — major arterial capacity 30000 vehicles per day (vpd)
(21530 vpd existing)
• Bleams Road (Regional Road 56) - major arterial capacity 30000 vpd (12320 vpd existing)
• Rockwood Road — minor neighbourhood collector capacity 5000 vpd (1770 vpd existing)
Phase 1— 2027 total traffic conditions
The intersection traffic movements were analyzed for the below locations and expressed as level of
service (LOS) and volume to capacity ratios (v/c). It was determined that the new site access points
are forecasted to have a LOS of C or better and v/c ratios of 0.08 or lower during the AM and PM
Page 409 of 668
peak hours. Rockwood Road is forecasted to operate with LOS A and v/c ratios of zero during the
AM and PM peak hours. There were no critical traffic movements identified.
• Rockwood Road at NEW site access
• Bleams Road (Regional Road 56) at NEW site access
Phase 2 — 2032 total traffic conditions
The intersection traffic movements were analyzed for the below locations and expressed as level of
service (LOS) and volume to capacity ratios (v/c). It was determined that the site access points are
forecasted to have a LOS of D or better and v/c ratios of 0.25 or lower during the AM and PM peak
hours. Rockwood Road is forecasted to operate with LOS A and v/c ratios of 0.01 or lower during the
AM and PM peak hours. There were no critical traffic movements identified.
• Rockwood Road at site access
• Bleams Road (Regional Road 56) at site access
• Fischer -Hallman Road (Regional Road 58) at NEW site access (RIRO)
Left turn lane analysis
A left turn lane analysis was completed along Rockwood Road at site access, utilizing the Ministry of
Transportation (MTO) Geometric Design Standards for the 2032 Total future traffic conditions. It
was determined that a left turn lane along is not warranted along Rockwood Road. Transportation
Services supports Paradigms findings.
A left turn lane is warranted along Bleams Road (Regional Road 56) at the site access under 2027
and 2032 total traffic conditions. The Region of Waterloo will provide the final comments regarding
the left turn lane along Bleams Road (Regional Road 56).
Conclusion
Based on the analysis and conclusions within the TIB, Transportation Services are of the opinion that
this development in phase 1 or phase 2 will not negatively impact Rockwood Road or the three site
access points.
Page 410 of 668
From: Planning <planning@wcdsb.ca>
Sent: Monday, August 28, 2023 3:32 PM
To: Tim Seyler <Tim.Seyler@kitchener.ca>
Subject: RE: Circulation for Comment - 1198 Fischer Hallman Road (OPA/ZBA)
Good Afternoon Tim,
The Waterloo Catholic District School Board has reviewed the subject application and based on our
development circulation criteria have the following comment(s)/condition(s):
A) That any Education Development Charges shall be collected prior to the issuance of a building
permit(s).
B) That the developer and the Waterloo Catholic District School Board reach an agreement
regarding the supply and erection of a sign (at the developer's expense and according to the
Board's specifications) affixed to the development sign advising prospective residents about
schools in the area.
C) That the developer shall include the following wording in the site plan agreement to advise all
purchasers of residential units and/or renters of same:
"In order to limit risks, public school buses contracted by Student Transportation Services
of Waterloo Region (STSWR), or its assigns or successors, will not travel on privately
owned or maintained right-of-ways to pick up and drop off students, and so bussed
students will be required to meet the bus at a congregated bus pick-up point."
If you require any further information, please contact me by e-mail at Jordan.Neale@wcdsb.ca.
Thank you,
Jordan Neale
Planning Technician, WCDSB
480 Dutton Dr, Waterloo, ON N2L 4C6
519-578-3660 ext. 2355
Page 411 of 668
From: Chris Foster -Pengelly <cfosterpengeIly@grandrive r.ca>
Sent: Friday, August 4, 2023 3:13 PM
To: Tim Seyler <Tim.Seyler@kitchener.ca>
Subject: RE: Circulation for Comment - 1198 Fischer Hallman Road (OPA/ZBA)
Hi Tim,
The subject property is not regulated by the GRCA under Ontario Regulation 150/06. As such, we will not
be providing comments.
Thank you,
Chris
Chris Foster -Pengelly, M.Sc.
Office: 519-621-2763 ext. 2319
Toll-free: 1-866-900-4722
www.arandriver.ca I Connect with us on social media
Page 412 of 668
Internal memo
Development Services Department
Date:
August 29, 2023
To:
Tim Seyler
From:
Jason BrGI6
Subject:
Zoning By-law Amendment and Official Plan Amendment Applications
Activa Holdings Inc.
1198 Fischer Hallman Road, Kitchener
ZBA 23/024/F/TS
OPA 23/014/F/TS
Kir R
www.kitchener. ca
The below comments have been prepared through the review of the supplied Functional Servicing
& Stormwater Management Report dated June 26, 2023 prepared by MTE Consultants Inc.; in
support of the above noted applications.
General Comments:
1. Engineering is in support of the applications. Any comments below can be used to direct
detailed design.
Sanitary:
2. Proposed flows were checked against the Middle Strasburg Trunk Sanitary Sewer design
flows and determined to be acceptable.
3. Where are the towers connecting to the sanitary? Only a grading plan was submitted with
this circulation and the servicing plans associated with the phase 1 portion don't show it
either.
Water (Angela Mick, Kitchener Utilities):
4. Any buildings over 84m tall require a second water service in accordance with Ontario
Building Code section 3.2.9.7 (4).
5. Refer to email from Angela Mick dated August 28, 2023 (attached).
Storm and Stormwater Management:
6. Note: SWM fees with respect to retention or quality are assessed and calculated in the
year in which they are to be paid.
ear, P,HQe
Jason Brule, C.E.T.
Engineering Technologist
Page 413 of 668
From: Zachary Emmerton
Sent: Sunday, September 3, 2023 2:08 PM
To: Tim Seyler <Tim.Seyler@kitchener.ca>
Subject: 1198 Fischer Hallman Rd Development Comments
Hello Mr Seyler,
I am unable to attend the neighborhood information meeting but I would still like to provide my
comments and support for the development that Activa Holdings is proposing for 1198 Fischer
Hallman Rd.
I would like to start off by saying that I am in support of the development of this currently
underutilized parcel of land within the city. As is well documented the city as well as the country
is currently in dire need of additional housing units. This resulted as you know in the province
requiring each region to have a certain number of units constructed by 2031 and for Kitchener
this is 35000 units. This development will help to meet that pledge by providing nearly 400
housing units of that 35000 to the market. It is within an area where it is reasonable to
accommodate such growth as there is adequate transit with the 12, 22, 33 and 201 all within
reasonable walking distances as well as many services that people need such as banks and
grocery stores.
This development also goes towards making the 15 minute communities that are
outlined within the Region's official plan as it provides a large amount of commercial space
fronting Fischer Hallman in a manner that is pedestrian and cyclist oriented which is typically
lacking in the suburban environment. As a pedestrian, being able to go places without going
through parking lots is a major benefit, hence this development is a great benefit to the public
realm as it is considering other users instead of just vehicles.
The height of this development is also reasonable considering the surrounding context of
both low rise and other approved developments. Immediately adjacent to this site is 1200
Fischer Hallman Rd which has conditional site plan approval for a 34 floor building which would
be adjacent to the 22 floor building for this project. Thus the height that Activa is asking for
certainly fits in with the future context of the Fischer Hallman and Bleams intersection, secondly
it provides adequate height transitions from the existing low rise residential as the tallest
building is located as far as feasible from the low rise housing so the height of this development
certainly fits with the surroundings.
Considering the 34 floor building adjacent to this development would it be possible to
increase the building height of the 22 floor building if it were to include affordable housing units
or more 3 bedroom units since those both don't seem to be significant aspects of this
development. I know that the city increased the height of the project at 200 Victoria St S from 42
to 45 as the developer included 3 floors of affordable housing so would something like that be
possible here if the developer included more 3 bedroom units and/or affordable housing?
I understand that there will be a decrease in the amount of parking spaces in
comparison to what zoning requires, considering the draft zoning plan for areas within MTSAs
developed through the Growing Together program contains no parking minimums, is there any
way that there could be even less parking in this location considering there is significant transit
connectivity as well as fairly good cycling connectivity, especially now with the Region's bridge
across the expressway. I understand that it may not be possible considering the current reality
of the area around the development but is it possible for the developer to include provisions to
potentially reduce the amount of parking in the future for more secure bicycle storage areas? Or
even units facing the park in the first phase of the development instead of parking?
Page 414 of 668
Overall This development fits in nicely with the future context of the Fischer Hallman and
Bleams intersection as well as the Rosenberg Secondary Plan and Regional Official Plan so
believe this would be a great location for an increase in density and the changes that Activa
wants are reasonably considering the future surroundings.
Thanks for your time,
Zachary Emmerton
From: barnster43
Sent: Thursday, September 21, 2023 3:47 PM
To: Tim Seyler <Tim.Seyler@kitchener.ca>
Subject: Re: 1198 Fischer Hallman Road
You don't often get email from Learn why this is important
Thanks, Tim,
I noticed in your response about traffic that no mention was made of Erinbrook.
Fischer-Hallman/Bleams/Rockwood is already a nightmare and will only get worse with more construction
in the Schlegel Park/Huron area. At it is now, there are days when traffic is backed up to Westmount
approaching the roundabout at Bleams.
I am deeply concerned about the impact on Erinbrook and it looks to me that this isn't even a
consideration. The last thing this street needs is increased traffic.
I have lived on Erinbrook for 15 years and I am likely to move because of the increased traffic that will
come with this development. I believe the residents of Erinbrook are being completely forgotten.
The development itself looks OK but there is no way traffic won't increase on my street with an entrance
off Rockwood Road. Not a chance.
Mark
On Thursday, September 21, 2023 at 02:40:33 p.m. EDT, Tim Seyler <tim.seyler61kitchener.ca> wrote:
Hi Mark,
Thanks for the follow up email. There is a video of the meeting online and you would be able to see it via
this link https://Voutu.be/39gu7P43bfE as well you can continue to monitor the City's planning application
website for more information (link below). We are looking to take this application to Council at the end of
October, and I've noted your traffic concerns to our transportation division to see if there is any mitigation
measures planned for the area, and what the timelines would be as a response. There is a traffic impact
brief also online that has been reviewed by City staff, and will also be reviewed by Regional staff.
https://experience.arcqis.com/experience/bb2db3e6l bd043209cl fl6dl6a3cedOc/page/Current-
Applications/?data id=dataSource 10 -Planning Applications Active 5584%3A20847&views=view-
1 List- art -copy
Please let me know if you have any other questions.
Page 415 of 668
Thanks,
Tim Seyler, BES, MCIP, RPP
Senior Planner I Planning Division I City of Kitchener
519-741-2200 ext. 7860 1 TTY 1-866-969-9994 1 Tim. Sey ler(d-) kitchen er. ca
From: barnster43
Sent: Thursday, September 21, 2023 12:53 PM
To: Tim Seyler <Tim.Seyler(Q-kitchener.ca>; Paul Singh <Paul.Singh(0)kitchener.ca>
Subject: 1198 Fischer Hallman Road
Greetings,
I sent an email this summer asking about the traffic impact of 1198 Fischer Hallman on Erinbrook Drive
and I didn't receive a response.
I completely forgot about the Sept. 7 Zoom meeting (that's on me) and was wondering whether this
subject was addressed. If the new development has any sort of access from Rockwood Road, this will be
a disaster for Erinbrook Road residents. Our street is already overused by high-speed drivers using it as a
shortcut between the Trillium Industrial Park and Westmount Road/Fischer Hallman. I shudder to think
what this new development will do.
The city was supposed to install calming measures this summer but nothing materialized other than
outlines on the road and a few stop signs that have done NOTHING to slow down drivers or decrease
traffic.
Is there a way the meeting can still be viewed or is there a written report from it that I could see?
Thanks,
Mark Bryson
From: barnster43
Sent: Wednesday, August 9, 2023 11:39 AM
To: Tim Seyler <Tim.Seyler@kitchener.ca>; Paul Singh <Paul.Singh@kitchener.ca>
Subject: 1198 Fischer Hallman Road
Greetings,
I am reaching out with a question about this proposed monstrosity that will have a massive impact --
mainly negative? -- on my neighbourhood.
First, I can't imagine what the homeowners on Rockwood Road are thinking. Just imagine buying a house
with a vacant field across the street, only to discover years later that this massive project will impact you
like this. Sunlight? Gone. Traffic impact? Massive. Home value? Down. Years of construction mess.
Yikes.
Page 416 of 668
Second, I see that Paradigm Transportation Solutions has completely ignored this project's impact on
Erinbrook Drive. I expect it will be huge.
The City of Kitchener recently announced minor changes to Erinbrook that focused on the speed of traffic
and completely ignored the high volume. Erinbrook is the major artery for the neighbourhood but in recent
years has become a high-speed expressway for people who want a shortcut between Trillium Park and
Westmount Road. Others use it to avoid the roundabout at Bleams and Fischer -Hallman.
I would like to know the expected traffic impact on Erinbrook and what steps will be taken to minimize the
impact on this once -quiet street.
Also, the traffic at the Fischer-Hallman/Bleams roundabout is already a mess during peak hours. This will
only make it work.
Mark Brvson
Kitchener
From: Karen Tu
Sent: Wednesday, August 9, 2023 12:19 PM
To: Tim Seyler <Tim.Seyler@kitchener.ca>
Cc: Ayo Owodunni <Ayo.Owodunni@kitchener.ca>; Paul Singh <Paul.Singh@kitchener.ca>
Subject: 1198 Fischer -Hallman Road
Good afternoon Tim,
I am a long term resident on and am writing re: the proposed development at
1198 Fischer -Hallman Road Winiener.
I understand there is a scheduled Virtual Zoom Meeting for this development on September 7th and in
case I am unable to attend, here are my questions and concerns.
1. Is this development intended to be for unit purchase or are they rental buildings like the
townhouse development currently proposed on Main St. near the Sobeys?
2. Privacy concerns that units, especially those with balconies, can overlook the residential homes
surrounding the area.
3. Vehicles use Helena Feasby as a cut through to the Goodlife gym and Main Street amenities. I
have seen the traffic increased on Helena Feasby over the years, including speed concerns. I
have always tried to have an open communication and raise concerns with my local councillor
re: this and I continue to push for methods to decrease traffic and increase speed deterrents.
What is being considered and implemented for my neighbourhood to ensure it is not negatively
impacted? I want to protect the quiet and calmness of my neighbourhood, and the safety of its
residents.
4. It is expected that there will be an increase in traffic due to this development - however, as a
pedestrian, currently, I already find it incredibly difficult to cross at the roundabout. Will there
be additional safety measures implemented at the roundabout (e.g. flashing ped lights like the
one that is available on Glasgow St. near the Belmont intersection)?
Page 417 of 668
5. Both usable and non -usable green space has reduced overtime, and I do not see much in the
plans in terms of creating additional green space (people and pet friendly) to support the influx
of residents. The nearby Max Becker Commons is already seeing a reduction to accommodate
further development. The plan for 1198 FH needs to see additional green space to support the
neighbourhood as a whole.
6. The tree report indicates that more trees should be planted than taken down to support the
development. However, I urge the planners and the City to really promote more than a 1:1
replacement approach. Please consider planting shade heavy canopies, A LOT of trees and
greenery, and generally promote a more sustainable and community friendly environment.
Furthermore, there could potentially even be a City program to encourage local residents with a
"free tree" program for example. I have major concerns that these buildings are going to affect
the community feeling, safety and value of my property.
7. General neighbourhood safety - As mentioned above, this development will have a significant
impact on the population of the community. Have safety considerations been taken - security
cameras, increased pedestrian lighting, pedestrian traffic, bicycles etc.
I am sure I will have more questions and concerns as additional documentation is released to the public.
In the meanwhile, please feel free to reach out to me if ou have any questions or require clarifications.
Email is preferred, but I can also be reached at
Regards,
Karen
Page 418 of 668
-----Original Messa e-----
From: k la
Sent: Friday, September 15, 2023 1:48 PM
To: Tim Seyler <Tim.Seyler@kitchener.ca>
Subject: Re: FischerHallman and Bleams construction
Thank you Tim.
Sent from my iPhone
> On Sep 15, 2023, at 1:14 PM, Tim Seyler <Tim.Seyler@kitchener.ca> wrote:
> Hi Kamal,
> Thank you for your comments. They still can be accepted and will be part of my report when it goes to
Council. For updates on the application please see the Planning application website which I've put the
link below.
https:Hcan0l.safelinks.protection.outlook.com/?url=https%3A%2F%2Fexperience.arcgis.com%2Fexperi
ence%2Fbb2db3e61bd043209clf16d16a3ced0c%2Fpage%2FHighlighted-
Applications%2F%3Fviews%3Dview-1 List- art-copy%252Cview-
2 Featurelnfo art&data=05%7C01%7CTim.Seyler%40kitchener.ca%7Cc2cc781a576c48719d2608dbb61
3e786%7Cc703d79153f643a59255622eb33alb0b%7C0%7C0%7C638303968827454887%7CUnknown%7
CTWFpbGZsb3d8eyJWlioiMC4wLiAwMDAiLCJQlioiV2luMzliLCJBTil6lklhaWwiLCJXVC16Mn0%3D%7C3000
%7C%7C%7C&sdata=192t01peOnitWOams9VNBIcSHIdH2yBStuYeZogdvl4%3D&reserved=0
> If you have further questions, or comments please don't hesitate to send them to me.
> Thanks,
> Tim Seyler, BES, MCIP, RPP
> Senior Planner I Planning Division I City of Kitchener
> 519-741-2200 ext. 7860 1 TTY 1-866-969-9994 1 Tim.Seyler@kitchener.ca
> -----Original Messa e-----
> From: k la
> Sent: Friday, September 15, 2023 10:35 AM
> To: Tim Seyler <Tim.Seyler@kitchener.ca>
> Subject: Re: FischerHallman and Bleams construction
> Hi Tim,
> I had lost the letter that was sent to us with the due date and was not sure if we would be able to
share our concerns still.
> But, my family has been living in this area ever since our house was built in 1999. With the
development that has taken place around Fischer Hallman and Bleams it has been quite inconvenient
and our area has become a lot busier with traffic. With this new development of buildings and
Page 419 of 668
townhomes it will create more chaos and it will be busier for our little neighbourhood. Right now it is a
very peaceful place to stay and adding hundreds of thousands more people into this area will take away
the peace and comfort. It would be stressful coming home fighting through more traffic than we already
have. A person comes home to relax especially with how stressful times have become. If this project
takes place I would love to move but housing has become impossible and that wouldn't be possible. The
rich just get richer and the middle class suffers because no one is really willing to listen. It's just a bit
frustrating because I've lived here all my life and our neighbourhood is just so perfect and beautiful and
it's sad to see it turn into a dump. If you had lived in this area and this was taking place would it make
you happy?
> Thank you,
> Kamal
> Sent from my iPhone
>> On Sep 14, 2023, at 2:44 PM, Tim Seyler <Tim.Seyler@kitchener.ca> wrote:
>> Hi Kamal,
>> I'm the planner assigned to the application at 1198 Fischer Hallman Road and Kristen has asked me to
reach out to you.
>> What type of information are you looking for, or what questions do you have?
>> Please let me know and I can respond accordingly.
>> Thanks,
>> Tim Seyler, BES, MCIP, RPP
>> Senior Planner I Planning Division I City of Kitchener
>> 519-741-2200 ext. 7860 1 TTY 1-866-969-9994 1 Tim.Seyler@kitchener.ca
>>> From: k la
>>> Sent: Thursday, September 14, 2023 10:54 AM
>>> To: Planning (SM) <planning@kitchener.ca>
>>> Subject: FischerHallman and Bleams construction
>>> Hello,
>>> We received a letter a few weeks ago in regards to construction of town homes/buildings on the
corner of Fischer Hallman and Westmount, would you be able to direct me to someone who can assist
with this topic please.
>>> Thank you,
>>> Kamal
Page 420 of 668