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HomeMy WebLinkAboutDSD-2023-428 - Official Plan Amendment Application OPA23/005/K/ES - Zoning By-law Amendment Application ZBA23/009/K/ES - 2934 King Street East - 2748244 Ontario Inc.Staff Report r JR 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: Eric Schneider, Senior Planner, 519-741-2200 ext. 7843 WARD(S) INVOLVED: Ward 2 DATE OF REPORT: REPORT NO.: October 2, 2023 DSD -2023-428 SUBJECT: Official Plan Amendment Application OPA23/005/K/ES — Zoning By-law Amendment Application ZBA23/009/K/ES — 2934 King Street East — 2748244 Ontario Inc. RECOMMENDATION: That Official Plan Amendment Application OPA/23/005/K/ES for 2748244 Ontario Inc. requesting to add Specific Policy Area 68 to Map 5 — Specific Policy Areas of the Official Plan and to add Policy 15.D.12.68 to facilitate a mixed use development having 77 residential units and 1217 square metres of commercial space with a Floor Space Ratio (FSR) of 2.6, be adopted, in the form shown in the Official Plan Amendment attached to Report DSD -2023-428 as Attachment `A', and accordingly forwarded to the Regional Municipality of Waterloo for approval, and That Zoning By-law Amendment Application ZBA23/009/K/ES for 2748244 Ontario Inc. be approved in the form shown in the `Proposed By-law', and `Map No. 1, attached to Report DSD -2023-428 as Attachment `B'. REPORT HIGHLIGHTS: The purpose of this report is to evaluate and provide a planning recommendation regarding Official Plan Amendment and Zoning By-law Amendment Applications for the lands located at 2934 King Street East. It is Planning staff's recommendation that the Official Plan Amendment and Zoning By-law Amendment Applications be approved. Community engagement included: o circulation of a preliminary notice to property owners and residents within 240 metres of the subject site; o installation of 2 large billboard notice signs on the property; o Neighbourhood Meeting held on August 24, 2023; *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 504 of 668 o notice 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; o notice of the public meeting was published in The Record on October 6, 2023. This report supports the delivery of core services. EXECUTIVE SUMMARY: Planning staff is recommending approval of the requested Official Plan Amendment to add Specific Policy Area 68 to Map 5 and Policy 15.D.12.68 to the text in the Official Plan to allow for an increased Floor Space Ratio (FSR) of 2.6. Planning Staff is recommending approval of the requested Zoning By-law Amendment Application to add Site Specific Provision (382) and a new Holding Provision 55H to the existing General Commercial (COM - 2) zone in Zoning By-law 2019-051 to permit an eleven (11) storey mixed-use development, having 1217 square metres of commercial floor area, with an increased Floor Space Ratio (FSR) and building height, reduced yard setbacks, an increase in the number of required parking spaces, prohibition on geothermal wells, and a Holding Provision to require a Record of Site Condition, and to implement a Detailed Stationary Noise Study. Staff are recommending that the applications be approved. The proposed redevelopment would replace and provide more than twice the existing commercial floor space (585 square metres existing, 1217 square metres proposed) as well as adding 77 dwelling units above the commercial floors. BACKGROUND: The City of Kitchener has received applications for Official Plan Amendment and Zoning By- law Amendment from 2748244 Ontario Inc. for a development concept of an 11 -storey mixed-use building containing 77 dwelling units and 3 commercial units containing 1217 square metres of commercial floor space. The lands are within an `Urban Corridor' in the Urban Structure and designated `Commercial' in the City of Kitchener Official Plan. Site Context The subject lands are addressed as 2934 King Street East. The subject lands are an irregular shaped lot with frontage onto 3 streets: King Street East (Regional Road), Morgan Avenue, and Centreville Street. The subject lands have a lot area of 0.34 hectares with a frontage of approximately 49 metres on King Street East, 70 metres on Morgan Avenue, and 78 Metres on Centreville Street. The subject lands are currently developed with a one - storey commercial building consisting of convenience retail, restaurant, pharmacy, and other commercial uses, containing 585 square metres of commercial floor area There are no existing residential units on this property. A gas station was formerly on the subject lands. The surrounding neighbourhood contains a variety of uses including commercial uses primarily along King Street, including a 12 -storey hotel, and a mix of residential uses to the north of Centreville Street including townhomes, apartments, semi-detached and single detached dwellings. Page 505 of 668 P � � Z Tic CENTRE T 0011-C-1 �O SUBJECT AREA G5�'�¢� T� �2 pCcS N Figure 1 - Location Map: 2934 King Street East REPORT: The applicant is proposing to redevelop the subject lands with a 11 -storey mixed use building containing 77 dwelling units, 1217 square metres of commercial space on the first and second floors, two levels of underground parking, and a green roof on the 11 t" floor. The proposed building is classified as a "Compact Point Tower" in the City's Tall Building Guidelines. Vehicular access is proposed on Morgan Avenue, with the existing driveways on King Street East and Centreville proposed to be closed. Seventeen (17) surface parking spaces are proposed at the rear of the building and 140 spaces within the two underground levels, for a total of 157 parking spaces. Page 506 of 668 Figure 2 — View of Subject Lands (Intersection of King Street East and Morgan Avenue) Page 507 of 668 Figure 3 — Rendering of Proposed Building (Intersection of King Street East and Morgan Avenue) The proposed development includes 41 one -bedroom, 18 two-bedroom, and 18 three- bedroom units. Indoor amenity areas are proposed on the 2nd and 11th floors. The "tip" of the subject lands at the corner of Morgan and Centreville Street is proposed as a garden pavilion outdoor amenity area and landscaped space. Two outdoor amenity areas are also proposed on the rooftop of the second floor. 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 Page 508 of 668 (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. Figure 4: Concept Plan 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 Page 509 of 668 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 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 includes one, two and three-bedroom units. Planning staff is of the opinion that the proposed application will facilitate the intensification of the subject property 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 including major transit station areas, in order to provide a focus for investments in transit and other types of infrastructure. Policy 2.2.6.1(a) states that municipalities will support housing choice through the achievement of the minimum intensification and density targets in this plan by identifying a diverse range and mix of housing options and densities, including additional residential units and affordable housing to meet projected needs of current and future residents. Policies 2.2.1.4 states that complete communities will: a) feature a diverse mix of land uses, including residential and employment uses, and convenient access to local stores, services, and public service facilities; b) improve social equity and overall quality of life, including human health, for people of all ages, abilities, and incomes; c) provide a diverse range and mix of housing options, including additional residential units and affordable housing, to accommodate people at all stages of life, and to accommodate the needs of all household sizes and incomes; d) expand convenient access to: i. a range of transportation options, including options for the safe, comfortable and convenient use of active transportation; ii. public service facilities, co -located and integrated in community hubs; Page 510 of 668 iii. an appropriate supply of safe, publicly -accessible open spaces, parks, trails, and other recreational facilities; and iv. healthy, local, and affordable food options, including through urban agriculture; e) provide for a more compact built form and a vibrant public realm, including public open spaces; f) mitigate and adapt to the impacts of a changing climate, improve resilience and reduce greenhouse gas emissions, and contribute to environmental sustainability; and g) integrate green infrastructure and appropriate low impact development. The Growth Plan supports planning for a range and mix of housing options and, in particular, higher density housing options that can accommodate a range of household sizes in locations that can provide access to transit and other amenities. Planning staff is of the opinion that the applications conform to the Growth Plan. Regional Official Plan (ROP): Urban Area policies of the ROP identify that the focus of the Region's future growth will be within the Urban Area. The subject lands are designated Built -Up Area in the ROP. The proposed development conforms to Section 25 of the ROP as the proposed development supports the achievement of the minimum annual intensification targets within the delineated Built -Up Area. Growth is directed to the Built Up Area of the Region to make better use of infrastructure that can assist in transitioning the Region into an energy efficient, low carbon community. Furthermore, intensification within the Built -Up Area assists the gradual transition of existing neighbourhoods within the Region into 15 -minute neighbourhoods that are compact, well connected places that allow all people of all ages and abilities to access the needs for daily living within 15 minutes by walking, cycling or rolling. The Region of Waterloo have indicated they have no objections to the proposed application (Attachment `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. 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 an Urban Corridor. The planned function of Urban Corridors is to provide for a range of retail and commercial uses and intensification opportunities that should be transit -supportive. Page 511 of 668 Land Use The subject lands are designated `Commercial" (Map 3) in the City of Kitchener Official Plan. The Commercial designation permits a variety of commercial uses, as well as dwelling units up to a maximum FSR (Floor Space Ratio) of 2.0. The applicant is proposing to add a Special Policy Area to permit an increase in the FSR to 2.6. Policy 17.E.13.1. of the City of Kitchener Official Plan require that holding provisions will be applied in situations where it is necessary or desirable to zone lands for development or redevelopment in advance of the fulfillment of specific requirements and conditions, and where the details of the development or redevelopment have not yet been fully resolved. A Holding provision may be used in order to ensure that certain conditions, studies or requirements related to a proposed Zoning By-law Amendment are met. A Holding Provision to ensure a Record of Site Condition is obtained and an Environmental Noise Study is implemented is being proposed. Staff is of the opinion that the proposed Official Plan Amendment and Zoning By-law Amendment will support a development that not only complies with the City's policies for an Urban Corridor but also contributes to the vision for a more sustainable city. The compact building form and efficient use of land contribute to a sustainable method of redevelopment for the lands. Green roof and light colored rooftop are proposed to reduce solar heat absorption. Urban Design Policies: The City's urban design policies are outlined in Section 11 of the City's OP. In the opinion of staff, the proposed development satisfies these policies including: 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 is acceptable and outlines the vision and principles guiding the site design and informs the proposed zoning regulations. Streetscape — The proposed building has been oriented with pedestrian access toward King Street East, the highest order frontage for the site. Vehicular access is provided from Morgan Avenue. The ground floor is proposed as commercial and lobby space, activating the ground floor. Safety — As with all developments that go through site plan approval, staff will ensure Crime Prevention through Environmental Design (CPTED) principles are achieved and that the site meets emergency services policies. Safe vehicular movements for commercial vehicles and waste pick-up vehicles will also be evaluated. Universal Design — The development will be designed to comply with Accessibility for Ontarians with Disabilities Act and the Ontario Building Code. Site Design, Building Design, Massing and Scale — The subject site is designed to have a building that will be developed at a scale that is compatible with the existing and planned Page 512 of 668 surroundings. The proposed tower form is a Compact Point Tower, which typically will produce less adverse impacts (privacy, shadowing etc.) than a tower with a larger floor plate or a slab shape. An angular plane analysis demonstrates that the proposed scale and building height is compatible with the surrounding neighborhood. The vision for the scale and density for the site was taken from existing local cues, in particular the 12 -storey hotel building located across Morgan Avenue. Tower Design The proposed building tower is classified as a "Compact Point Tower" as the proposed tower floor plate is 736 square metres in area. The tower is situated to maximize separation from existing low-rise residential areas on Centreville Street. The tower portion of the building steps back from the podium. The relative height is similar to the existing 12 - storey hotel building across Morgan Avenue. Furthermore, balconies for the residential units are included and 4.5 -metre -tall ground floor commercial units are proposed which will enhance the streetscape with an active use. Shadow Impact Study The owner has completed a Shadow Impact Study in addition to the Urban Design Report. Staff have reviewed the study and are satisfied the shadow study meets the requirements outlined in the City of Kitchener Urban Design Manual. 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. Wind control features will be required through the site plan application. 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 tower meets the City's Design for Tall Building Guidelines and exceeds the off-site separation targets on the North and West sides. Page 513 of 668 Transportation Policies: The Official Plan supports an integrated transportation system which incorporates active transportation, allows for the movement of people and goods and promotes a vibrant, healthy community using land use designations and urban design initiatives that make a wide range of transportation choices viable. The subject lands are located in close proximity to several bus stops, including Express Route 206. The location of the subject lands, in the context of the City's integrated transportation system, supports the proposal for transit -oriented development on the subject lands. The proposed Official Plan Amendment and Zoning By-law Amendment Applications support a more dense residential development. The location of the proposed buildings, secured through the proposed site-specific provisions, will result in a compatible built form that fosters walkability within a pedestrian -friendly environment that allows walking to be safe, comfortable, barrier -free and a convenient form of urban travel. At future site plan approval processes, the design of the buildings will have to feature a high quality public realm to enhance the identity of the area and create gathering points for social interaction, community events and other activities. Additionally, secured and visitor bicycle parking is required as part of the Zoning By-law. Housing Policies: Section 4. 1.1 of the City's Official Plan contains policies with the primary objective to provide for an appropriate range, variety and mix of housing types and styles, densities, tenure and affordability to satisfy the varying housing needs of our community through all stages of life. The proposed development increases the range of dwelling units available in the city. The development is contemplated to include a range of unit types including one, two, and three-bedroom units. The wide range of units, in this location, will appeal to a variety of household needs and directly responds to the need for more housing during the current housing crisis. Official Plan Conclusions The Official Plan Amendment Application requests to retain the existing `Commercial' land use designation as shown on Map 3 — City of Kitchener Official Plan and amend Map 5 to add `Specific Policy Area 68'. Based on the above -noted policies and planning analysis, staff is of the opinion that the proposed Official Plan Amendment represents good planning and recommends that the proposed Official Plan Amendment be approved in the form shown in Attachment "A". Proposed Zoning By-law Amendment: The subject lands are currently zoned General Commercial (COM -2) in Zoning By-law 2019-051. Dwelling units, and a wide range of commercial uses are permitted on the subject lands. The applicant has requested an amendment to add Site Specific Provision (382) to the subject lands. 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 Page 514 of 668 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. Staff offer the following comments with respect to the requested Site Specific Provision: a) That the maximum Floor Space Ratio (FSR) for all uses shall be 2.6 The purpose of this regulation is to cap the Floor Space Ratio (FSR) and ensure development does not exceed the density presented in the concept plans. The requested increase is deemed appropriate as the site is well buffered from low rise residential areas, the proposed tower is similar in size to existing buildings nearby on the King Street corridor, and the proposed design achieves many principles of good urban design such as adequate tower separation, provision of balconies and outdoor amenity space, and activation of the street line. b) That the maximum building height be 45 metres, and 11 storeys. The maximum building height for a mixed-use building in the COM -2 zone is 25 metres, approximately 8 storeys. The applicant is requesting additional building height and has demonstrated that the site has adequate separation from the low rise residential lands, with no adjacent property lines abutting low rise areas. Staff are supportive of the requested building height. c) That the maximum parking rate for dwelling units is 1.65 parking spaces per dwelling unit. The applicant is requesting to exceed the maximum parking rate for dwelling units in the Zoning By-law. The intent of the regulation for maximum parking is to discourage large surface parking areas. The majority of parking (140 of 157 spaces) are located underground for the proposed development. Staff acknowledges that the streetscape and efficient use of the lands will not be compromised with the proposed parking rate as parking is proposed to be located underground. Another factor that contributes to a greater need for parking is the ratio of two-bedroom and three-bedroom units. The proposed development contains 18 two-bedroom and 18 three-bedroom units, representing 46% of the total units as `family sized'. These family sized units typically required a higher parking demand. d) The minimum front yard setback (King Street East) shall be 0 metres for a portion of the building that is less than 12 metres in building height. The purpose of this regulation is to regulate the building setback to address the street and provide an appropriate streetscape relationship with the proposed building. The proposed 0 metre setback is proposed for a 2 -storey podium portion of the building, whereas the tower portion of the main building will be set back approximately 6.5 metres from the front lot line. The Region of Waterloo right-of-way on King Street East is approximately 27 Page 515 of 668 metres wide, and there currently exists over 7 metres of right-of-way between the street line and the travelled portion of the road. e) The minimum rear yard setback (Centreville Street) shall be 3.5 metres for a portion of the building that is less than 12 metres in building height. The purpose of this regulation is to regulate the building setback to adjacent properties and provide for an adequate building setback for landscaping and amenity areas. The proposed 3.5 metre setback is represented by a 1 -storey garden pavilion building, whereas the tower portion of the main building will be set back approximately 19 metres from the rear lot line. Adequate landscaped area and amenity space is provided at grade at the "tip" of the site at the intersection of Centreville Street and Morgan Avenue. f) The minimum exterior yard setback (Morgan Avenue) shall be 2.5 metres for a portion of the building that is less than 12 metres in building height. The purpose of this regulation is to regulate the building setback to a street line. The proposed 2.5 metre setback is for the podium portion of the building, whereas the tower portion of the main building will be set back approximately 7 metres from the street line at Morgan Avenue. g) The minimum interior yard setback shall be 1.8 metres for a portion of the building that is less than 12 metres in building height. The purpose of this regulation is to regulate the building setback to adjacent properties and provide for an adequate building setback. The proposed 1.8 metre setback is for the 1-2 storey podium portion of the building, whereas the tower portion of the main building will be set back approximately 8 metres from the interior side lot line. The podium portion of the building is not expected to generate adverse impacts to the neighbouring commercial lands. h) That geothermal energy systems are prohibited on site. The purpose of this regulation is to protect sensitive groundwater areas. Due to potential for contamination on the subject lands, the Region of Waterloo requires a prohibition on geothermal energy on the subject lands. Staff offer the following comments with respect to Holding Provision 55H: 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. A Holding provision may be used in order to facilitate the implementation of the site specific 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. Page 516 of 668 Holding Provision 55H Planning staff are recommending the following Holding Provision be included as part of the Zoning By-law Amendment: A) `No residential use shall be permitted until such time as a Record of Site Condition is submitted and approved to the satisfaction of the Ministry of the Environment, Conservation and Parks (MECP). This Holding Provision shall not be removed until the Region of Waterloo is in receipt of a letter from the Ministry of the Environment, Conservation and Parks (MECP) advising that a Record of Site Condition has been completed to their satisfaction.' There are high environmental threats located on and adjacent to the subject lands in accordance with the Region's Threats Inventory Database (TID) due to past and current land uses. A Record of Site Condition (RSC) and Ministry Acknowledgement Letter shall be required in accordance with the Region's Implementation Guidelines. Until such time that the RSC and Ministry Acknowledgement letter have been received by the Region, residential redevelopment of the site is not permitted. B) `That a Holding Provision shall apply to the entirety of the subject lands until a satisfactory detailed transportation (road) and stationary noise study has been completed and implementation measures addressed to the satisfaction of the Regional Municipality of Waterloo. The detailed stationary noise study shall review the potential impacts of noise (e.g. HVAC systems) on the sensitive points of reception and the impacts of the development on adjacent noise sensitive uses.' A noise study was submitted and reviewed as part of the subject application. Regional Staff have provided peer reviewed comments that will need to be addressed before the Holding Provision can be lifted. Proposed Zoning By-law Amendment Conclusions Staff is of the opinion that the proposed Zoning By-law Amendment Application to add Site Specific Provision (382) and Holding Provision 55H represents good planning as it will facilitate the redevelopment of the lands with a mixed-use development that is compatible with the existing neighbourhood, which will add visual interest at the street level, provide enhanced landscaping that will contribute to the streetscape, and which will appropriately accommodate on-site parking needs. Staff are supportive of the proposed development and recommend that the proposed Zoning By-law amendment be approved as shown in Attachment `B'. Department and Agency Comments: Circulation of the Official Plan Amendment and Zoning By-law Amendment Applications was undertaken to all applicable City departments and other review authorities. No major concerns were identified by any commenting City department or agency and any necessary revisions and updates were made. Copies of the comments are found in Attachment `D' of this report. The following Reports and Studies were considered as part of this proposed Official Plan Amendment and Zoning By-law Amendment: Page 517 of 668 Planning Justification Report Prepared by: Evans Planning, April 2023 Urban Design Brief Prepared by: John G. Williams Architect, February 9, 2023 Architectural Package Prepared by: Keith Loffler McAlpine Architects, April 15, 2023 Tree Preservation Plan & Arborist Report Prepared by: Canopy Consulting, April 1, 2023 Traffic Impact Study: Prepared by: Trans -Plan Transportation Engineering, November 2022 Environmental Noise Assessment Prepared by: SLR Consulting, October 26, 2022 Geotechnical Report: Prepared by: Sola Engineering, November 22, 2022 Hydrogeology Assessment Prepared by: Harden Environmental Services Limited, November 29, 2022 Grading and Servicing Plan Prepared by: Aplin & Martin Consultants Ltd, April, 2022 Functional Servicing and Stormwater Management Report Prepared by: Aplin & Martin Consultants Ltd, January 27, 2023 Landscape Plan Prepared by: Landscape Planning Landscape Architects, January, 2023 Phase I & II Environmental Site Assessment Prepared by: Rubicon Environmental, November 3, 2022 Pedestrian Wind Assessment Prepared by: SLR Consulting, October 27, 2022 Community Input & Staff Responses Staff received written responses from 3 residents with respect to the proposed development. These are included in Attachment `D'. A Neighbourhood Meeting was held on August 24, 2023. Staff followed up with residents to answer questions related to whether the units would be affordable, if existing commercial tenants would be able to rent space in the new building, and to respond to concerns regarding too much residential development in the area. In response, the applicant is not proposing to include affordable housing units and the units would be market rate. The applicant stated that they would agree to work with existing commercial tenants to rent space in the proposed building. Page 518 of 668 WHAT WE HEARD is3 people provided comments A City -led Neighbourhood Meetings held on August 24 and 3 different users logged on 325 households (occupants and property owners) were circulated and notified Planning Conclusions In considering the foregoing, staff are supportive of the proposed Official Plan Amendment and Zoning By-law Amendment Applications to permit 2934 King Street East to be developed with a mixed-use building. Staff is of the opinion that the subject applications are consistent with policies of the Provincial Policy Statement, conform to Growth Plan for the Greater Golden Horseshoe, the Regional Official Plan, and the City of Kitchener Official Plan and represent good planning. It is recommended that the applications be approved. STRATEGIC PLAN ALIGNMENT: The recommendation of this report supports the achievement of the City's strategic vision through the delivery of core service. FINANCIAL IMPLICATIONS: Capital Budget — The recommendation has no impact on the Capital Budget. Operating Budget — The recommendation has no impact on the Operating Budget. These applications were received prior to July 1, 2023 and therefore not subject to fee refund provisions in the Planning Act. COMMUNITY ENGAGEMENT: INFORM — This report has been posted to the City's website with the agenda in advance of the council / committee meeting. Two large notice signs were posted on the property and information regarding the application was posted to the City's website in May 2023. Page 519 of 668 Following the initial circulation referenced below, an additional postcard advising of the statutory public meeting was circulated to all residents and property owners within 240 metres of the subject lands, those responding to the preliminary circulation and who attended the Neighbourhood Meeting. 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 Attachment `C'). CONSULT — The proposed Official Plan Amendment and Zoning By-law Amendment were circulated to residents and property owners within 240 metres of the subject lands on May 15, 2023. In response to this circulation, staff received written responses from 3 members of the public. Planning staff responded to emails and answered questions. PREVIOUS REPORTS/AUTHORITIES: • Planning Act, R.S.O. 1990, c. P.13 • Growth Plan, 2020 • Provincial Policy Statement, 2020 • Region of Waterloo Official Plan • City of Kitchener Official Plan, 2014 • City of Kitchener Zoning By-law 2019-051 REVIEWED BY: Stevenson, Garett — Manager of Development Review, Planning Division Malone -Wright, Tina — Supervisor, Development Applications, Planning Division APPROVED BY: Readman, Justin - General Manager, Development Services ATTACHMENTS: Attachment A —Proposed Official Plan Amendment Attachment B — Proposed Zoning By-law Amendment Attachment C — Newspaper Notice Attachment D — Department and Agency Comments Attachment E — Public Comments Attachment F — Concept Plan Page 520 of 668 Attachment "A" DSD -2023-428 AMENDMENT NO. XX TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 2934 King Street East Page 521 of 668 INDEX SECTION 1 SECTION 2 SECTION 3 SECTION 4 APPENDICES APPENDIX 1 APPENDIX 2 APPENDIX 3 AMENDMENT NO. XX TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 2934 King Street East Street TITLE AND COMPONENTS PURPOSE OF THE AMENDMENT BASIS OF THE AMENDMENT THEAMENDMENT 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 522 of 668 Attachment "A" DSD -2023-428 AMENDMENT NO. XX TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER SECTION 1 —TITLE AND COMPONENTS This amendment shall be referred to as Amendment No. XX to the Official Plan of the City of Kitchener. This amendment is comprised of Sections 1 to 4 inclusive. SECTION 2 — PURPOSE OF THE AMENDMENT The purpose of the Official Plan Amendment is to amend the Official Plan by adding Site Specific Polciy Area 68 to Map 5 (Specific Policy Areas) and by adding associated Policy 15.2.12.68 to the text of the Official Plan. SECTION 3 — BASIS OF THE AMENDMENT The subject lands are currently designated as Commercial within Map 3 - Land Use in the Official Plan. The lands are identified as within an Urban Corridor on Map 2 - Urban Structure of the Official Plan. 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 3 Page 523 of 668 Attachment "A" DSD -2023-428 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 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 includes one, two and three-bedroom units. Planning staff is of the opinion that the proposed application will facilitate the intensification of the subject property 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 including major transit station areas, in order to provide a focus for investments in transit and other types of infrastructure. Policy 2.2.6.1(a) states that municipalities will support housing choice through the achievement of the minimum intensification and density targets in this plan by Page 524 of 668 Attachment "A" DSD -2023-428 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. Regional Official Plan (ROP): Urban Area policies of the ROP identify that the focus of the Region's future growth will be within the Urban Area. The subject lands are designated Built -Up Area in the ROP. The proposed development conforms to Section 25 of the ROP as the proposed development supports the achievement of the minimum annual intensification targets within the delineated Built -Up Area. Growth is directed to the Built Up Area of the Region to make better use of infrastructure that can assist in transitioning the Region into an energy efficient, low carbon community. Furthermore, intensification within the Built -Up Area assists the gradual transition of existing neighbourhoods within the Region into 15 -minute neighbourhoods that are compact, well connected places that allow all people of all ages and abilities to access the needs for daily living within 15 minutes by walking, cycling or rolling. 5 Page 525 of 668 Attachment "A" DSD -2023-428 The Region of Waterloo have indicated they have no objections to the proposed application (Attachment `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. 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 an Urban Corridor. The planned function of Urban Corridors is to provide for a range of retail and commercial uses and intensification opportunities that should be transit -supportive. Land Use The subject lands are designated `Commercial" (Map 3) in the City of Kitchener Official Plan. The Commercial designation permits a variety of commercial uses, as well as dwelling units up to a maximum FSR (Floor Space Ratio) of 2.0. The applicant is proposing to add a Special Policy Area to permit an increase in the FSR to 2.6. Policy 17.E.13.1. of the City of Kitchener Official Plan require that holding provisions will be applied in situations where it is necessary or desirable to zone lands for development or redevelopment in advance of the fulfillment of specific requirements and conditions, and where the details of the development or redevelopment have not yet been fully resolved. A Holding provision may be used in order to ensure that certain conditions, studies or requirements related to a proposed Zoning By-law Amendment are met. A Holding Provision to ensure a Record of Site Condition is obtained and an Environmental Noise Study is implemented is being proposed. Staff is of the opinion that the proposed Official Plan Amendment and Zoning By-law Amendment will support a development that not only complies with the City's policies for an Urban Corridor but also contributes to the vision for a more sustainable city. The compact building form and efficient use of land contribute to a sustainable method of redevelopment for the lands. Green roof and light colored rooftop are proposed to reduce solar heat absorption. 6 Page 526 of 668 Attachment "A" DSD -2023-428 Urban Design Policies: The City's urban design policies are outlined in Section 11 of the City's OP. In the opinion of staff, the proposed development satisfies these policies including: 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 is acceptable and outlines the vision and principles guiding the site design and informs the proposed zoning regulations. Streetscape — The proposed building has been oriented with pedestrian access toward King Street East, the highest order frontage for the site. Vehicular access is provided from Morgan Avenue. The ground floor is proposed as commercial and lobby space, activating the ground floor. Safety — As with all developments that go through site plan approval, staff will ensure Crime Prevention through Environmental Design (CPTED) principles are achieved and that the site meets emergency services policies. Safe vehicular movements for commercial vehicles and waste pick-up vehicles will also be evaluated. Universal Design — The development will be designed to comply with Accessibility for Ontarians with Disabilities Act and the Ontario Building Code. Site Design, Building Design, Massing and Scale — The subject site is designed to have a building that will be developed at a scale that is compatible with the existing and planned surroundings. The proposed tower form is a Compact Point Tower, which typically will produce less adverse impacts (privacy, shadowing etc.) than a tower with a larger floor plate or a slab shape. An angular plane analysis demonstrates that the proposed scale and building height is compatible with the surrounding neighborhood. The vision for the scale and density for the site was taken from existing local cues, in particular the 12 -storey hotel building located across Morgan Avenue. Tower Design The proposed building tower is classified as a "Compact Point Tower" as the proposed tower floor plate is 736 square metres in area. The tower is situated to maximize separation from existing low-rise residential areas on Centreville Street. The tower portion of the building steps back from the podium. The relative height is similar to the existing 12 -storey hotel building across Morgan Avenue. Furthermore, balconies for the residential units are included and 4.5 -metre -tall ground floor commercial units are proposed which will enhance the streetscape with an active use. Shadow Impact Study The owner has completed a Shadow Impact Study in addition to the Urban Design Report. Staff have reviewed the study and are satisfied the shadow study meets the requirements outlined in the City of Kitchener Urban Design Manual. 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 Page 527 of 668 Attachment "A" DSD -2023-428 generally suitable. Wind control features will be required through the site plan application. Tall Buildina Guidelines The proposed development has also been reviewed for compliance with the City's Design for Tall Buildings Guidelines. The objective of this document is to: • achieve a positive relationship between high-rise buildings and their existing and planned context; • create a built environment that respects and enhances the city's open space system, pedestrian and cyclist amenities and streetscapes; • create human -scaled pedestrian -friendly streets, and attractive public spaces that contribute to livable, safe and healthy communities; • promote tall buildings that contribute to the view of the skyline and enhance orientation, wayfinding and the image of the city; • promote development that responds to the physical environment, microclimate and the natural environment including four season design and sustainability; and, • promote tall building design excellence to help create visually and functionally pleasing buildings of architectural significance. The proposed development concept has been reviewed with these objectives in mind. City staff has confirmed that the proposed tower meets the City's Design for Tall Building Guidelines and exceeds the off-site separation targets on the North and West sides. Transportation Policies: The Official Plan supports an integrated transportation system which incorporates active transportation, allows for the movement of people and goods and promotes a vibrant, healthy community using land use designations and urban design initiatives that make a wide range of transportation choices viable. The subject lands are located in close proximity to several bus stops, including Express Route 206. The location of the subject lands, in the context of the City's integrated transportation system, supports the proposal for transit -oriented development on the subject lands. The proposed Official Plan Amendment and Zoning By-law Amendment Applications support a more dense residential development. The location of the proposed buildings, secured through the proposed site-specific provisions, will result in a compatible built form that fosters walkability within a pedestrian -friendly environment that allows walking to be safe, comfortable, barrier -free and a convenient form of urban travel. At future site plan approval processes, the design of the buildings will have to feature a high quality public realm to enhance the identity of the area and create gathering points for social interaction, community events and other activities. Additionally, secured and visitor bicycle parking is required as part of the Zoning By-law. Page 528 of 668 Attachment "A" DSD -2023-428 Housing Policies: Section 4. 1.1 of the City's Official Plan contains policies with the primary objective to provide for an appropriate range, variety and mix of housing types and styles, densities, tenure and affordability to satisfy the varying housing needs of our community through all stages of life. The proposed development increases the range of dwelling units available in the city. The development is contemplated to include a range of unit types including one, two, and three-bedroom units. The wide range of units, in this location, will appeal to a variety of household needs and directly responds to the need for more housing during the current housing crisis. SECTION 4—THE AMENDMENT The City of Kitchener Official Plan is hereby amended as follows: a) Part D, Section 15.D.12. is amended by adding Policy 15.D.12.68 as follows: "15.D.12.68. 2934 King Street East Notwithstanding the Commericial land use designation on lands municipally known as 2934 King Street East, a Floor Space Ratio (FSR) of 2.6 will be permitted. b) Amend Map No. 5 — Specific Policy Areas by adding Specific Policy Area No. "68. 2934 King Street East" to the `Area of Amendment', as shown on the attached Schedule `B'. Page 529 of 668 APPENDIX 1 NOTICE OF PUBLIC MEETING for a development in your neighbourhood 2934 Ding Street East Concept Drawing f�0 0 r (2 -d 11 Storeys, Floor Space i_i_,;_• 77 Dwelling Ratio of 2.6 Units Attachment "A" DSD -2023-428 ISI I'Cl ll:NE,;-R 3 Have Your Voice Heard! Planning & Strategic Initiatives Committee Gate: October 30, 2023 Location; Council Chambers, Kitchener City Hall 204 King Street West pfllirtual Zoom Meeting Go to kitchen er.ca/meetings and scicct. Current agendas and reports (posted 10 days before mectinp) Appear as a delegation ■ watch a meeting To learn more aboutthis project, including information on VOUr appea I rights. visit: www.kitchener.ca/ Pla nn i ngAppl i cation s orcontact: Eric Schneider, Senior Planner eric,schneiderra., kitchener.ca 519.741.2200 x7843 The City of Kitchener will consider applications for an Official Plan Amendment and a Zoning By-IawAmendment to facilitate the redevelopment of the site with the removal of the existing one -storey commercial plaza and replacingitwith an 11 -storey mixed use building havinga Floor Space Ratio of2.6,with ground floor commercial and 77dwelling units on the floors above and hawing 157 parking spaces. 10 Page 530 of 668 Attachment "A" DSD-2023-428 APPENDIX 2 Minutes of the Meeting of Planning and Strategic Initiatives Committee — October 30, 2023 11 Page 531 of 668 Attachment "A" DSD-2023-428 APPENDIX 3 Minutes of the Meeting of City Council — November 6, 2023 12 Page 532 of 668 Page 533 of 668 CITY OF KITCHENER 47 OFFICIAL PLAN AMENDMENT TO MAP 5 p,G SPECIFIC POLICY AREAS F� �o Specific Policy Areas ® 2. Hidden Valley N 56 4:8 ® 47.146 Trafalgar Ave wFeFR STE ® 48. 110, 130 & 136 Fergus Ave � 56.142 & 146 Fergus Ave Area of Amendment To Add Specific Policy Area 68.2934 King St E kiN�STF � "w)"q_ � 2 FP�RW PY RDS SCHEDULE "B" REVISED: OFFICIAL PLAN AMENDMENT OPA23/005/K/ES o soo APPLICANT: METRES ZONING BY-LAW AMENDMENT ZBA23/009/K/ES 2748244 ONTARIO INC. SCALE 1:15,000 City of Kitchener OPA210FILE: 07WBB_Map5 2934 KING ST E DATE: OCTOBER 6, 2023 DEVELOPMENT SERVICES DEPARTMENT, PLANNING mxd Page 533 of 668 follows: 2 DSD -2023-428 Attachment "B" PROPOSED BY — LAW ,2023 BY-LAW NUMBER OF THE CORPORATION OF THE CITY OF KITCHENER (Being a by-law to amend By-law 2019-051, as amended, known as the Zoning By-law for the City of Kitchener — 2748244 Ontario Inc. — 2934 King Street East) WHEREAS it is deemed expedient to amend By-law 2019-051 for the lands specified above; NOW THEREFORE the Council of the Corporation of the City of Kitchener enacts as Zoning Grid Schedule Number 220 of Appendix "A" to By-law Number 2019-051 is hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 1 on Map No. 1, in the City of Kitchener, attached hereto, from General Commercial (COM - 2) to General Commercial (COM -2) with Site Specific Provision (382) and Holding Provision (55H). Section 19 of By-law 2019-051 is hereby amended by adding Section 19 (382) thereto as follows: "382. Notwithstanding Section 9 and Table 5-5 of this By-law within the lands zoned COM - 2 and shown as affected by this subsection on Zoning Grid Schedule Number 202 of Appendix `A', the following special regulations shall apply: a) The maximum floor space ratio for all uses shall be 2.6. b) The maximum building height shall be 45 metres, and 11 storeys. C) The maximum parking rate shall be 1.65 parking spaces per dwelling unit. d) The minimum front yard setback (King Street East) shall be 0 metres for a portion of the building that is less than 12 metres in building height. e) The minimum rear yard setback (Centreville Street) shall be 3.5 metres for a portion of the building that is less than 12 metres in building height. f) The minimum exterior side yard setback (Morgan Avenue) shall be 2.5 metres for a portion of the building that is less than 12 metres in building height. g) The minimum interior side yard setback shall be 1.8 metres for a portion of the building that is less than 12 metres in building height. Page 534 of 668 DSD -2023-428 Attachment "B" h) Geothermal energy systems shall be prohibited." 3. Section 20 of By-law 2019-51 is hereby amended by adding Section (55H) thereto as follows: "(55). Notwithstanding Section 9 of this By-law within the lands zoned General Commercial (COM -2) and shown as being affected by this subsection on Zoning Grid Schedule Number 220 of Appendix "A", no residential uses shall be permitted until such time as the following conditions have been met and this holding provision has been removed by by-law: a) A Record of Site Condition (RSC) has been filed on the Ministry of the Environment, Conservation and Parks (MECP) Environmental Site Registry in accordance with O. Reg. 153/04, as amended. This Holding Provision shall not be removed until the Regional Municipality of Waterloo is in receipt of a letter from the Ministry of the Environment, Conservation and Parks (MECP) advising that a Record of Site Condition has been filed; and b) A detailed transportation (road) and stationary noise study is submitted and implementation measures addressed to the satisfaction of the Regional Municipality of Waterloo." 4. This By-law shall become effective only if Official Plan Amendment No. , 2934 King Street East 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 535 of 668 ► RES C-5 AREA II MIX -2 (118), (49)ID i Co - i SCH_DU_LE_220 _____________i {4 OLE C D 219 QF i ZONE GRID REFERENCE SCHEDULE NO. 220 - - - OF APPENDIX 'A' KITCHENER ZONING BY-LAW 85-1 AND 2019-051 ZONE LIMITS MAP NO. 1 0 50 100 ZONING BY-LAW AMENDMENT ZBA23/009/K/ES METRES OFFICIAL PLAN AMENDMENT OPA23/005/K/ES 2748244 ONTARIO INC. SCALE 1:4,000 FILE: City of Kitchener ZBA23009KES_MAP1 2934 KING ST E DATE: OCTOBER 6, 2023 DEVELOPME T SERVICES DEPARTMENT, PLANNING mxd BY-LAW 85-1 SUBJECT AREA(S) N R-6 RESIDENTIAL SIX ZONE AMENDMENT TO BY-LAW 2019-051 R-9 RESIDENTIAL NINE ZONE AREA 1 - BY-LAW 2019-051 FROM GENERAL COMMERCIAL ZONE (COM -2) TO GENERAL COMMERCIAL ZONE (COM -2) COM -2 GENERAL COMMERCIAL ZONE WITH SITE SPECIFIC PROVISION (382) RES -3 LOW RISE RESIDENTIAL THREE ZONE AND HOLDING PROVISION (55H) RES -4 LOW RISE RESIDENTIAL FOUR ZONE ZONE GRID REFERENCE SCHEDULE NO. 220 - - - OF APPENDIX 'A' KITCHENER ZONING BY-LAW 85-1 AND 2019-051 ZONE LIMITS MAP NO. 1 0 50 100 ZONING BY-LAW AMENDMENT ZBA23/009/K/ES METRES OFFICIAL PLAN AMENDMENT OPA23/005/K/ES 2748244 ONTARIO INC. SCALE 1:4,000 FILE: City of Kitchener ZBA23009KES_MAP1 2934 KING ST E DATE: OCTOBER 6, 2023 DEVELOPME T SERVICES DEPARTMENT, PLANNING mxd BY-LAW 85-1 C-5 REGIONAL SHOPPING CENTRE ZONE R-6 RESIDENTIAL SIX ZONE INS -1 R-9 RESIDENTIAL NINE ZONE BY-LAW 2019-051 RES -5 (219) COM -2 GENERAL COMMERCIAL ZONE RES -3 LOW RISE RESIDENTIAL THREE ZONE RES -4 LOW RISE RESIDENTIAL FOUR ZONE RES -5 LOW RISE RESIDENTIAL FIVE ZONE INS -1 NEIGHBOURHOOD INSTITUTIONAL ZONE MIX -2 MIXED USE TWO ZONE RES -5 OSR-2 OPEN SPACE: GREENWAYS ZONE ZONE GRID REFERENCE SCHEDULE NO. 220 - - - OF APPENDIX 'A' KITCHENER ZONING BY-LAW 85-1 AND 2019-051 ZONE LIMITS MAP NO. 1 0 50 100 ZONING BY-LAW AMENDMENT ZBA23/009/K/ES METRES OFFICIAL PLAN AMENDMENT OPA23/005/K/ES 2748244 ONTARIO INC. SCALE 1:4,000 FILE: City of Kitchener ZBA23009KES_MAP1 2934 KING ST E DATE: OCTOBER 6, 2023 DEVELOPME T SERVICES DEPARTMENT, PLANNING mxd NOTICE OF PUBLIC MEETING for a development in your neighbourhood 2934 King Street East 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 Eric Schneider, Senior Planner eric.schneider@ kitchener.ca 519.741.2200 x7843 The City of Kitchener will consider applications for an Official Plan Amendment and a Zoning By-law Amendment to facilitate the redevelopment of the site with the removal of the existing one -storey commercial plaza and replacing itwith an 11 -storey mixed use building having a Floor Space Ratio of 2.6, with ground floor commercial and 77 dwelling units on the floors above and having 157 parking spaces. Page 537 of 668 Internal memo Development Services Department Date: June 15, 2023 To: Eric Schneider From: Nolan Beatty Subject: Zoning By -Law Amendment and Official Plan Amendment Application 2934 King Street E 2748244 Ontario Inc. ZBA23/009/K/ES OPA23/005/K/ES I K�rcr�ZR www.kitchener.ca The below comments have been prepared through the review of the supplied Functional Servicing and Stormwater Management Report "2934 King St East - FSRSWM.pdf', dated June 13, 2023 prepared by Aplin & Martin Consultants Ltd.; in support of the above noted applications. General Comments: 1. Engineering is in support of the above applications. Any comments below can be used to direct detailed design. Sanitary: 2. A conservative flow estimate for the development of 4.OL/sec was used to verify capacity in the existing sanitary system; the City's model indicates no impacts downstream of this development. 3. City of Kitchener design guideline for residential flow rate is 305L/cap/day and infiltration rate of 0.15L/sec/ha. Please update design sheet accordingly. Water (Angela Mick, Kitchener Utilities): 4. Only a single water service is permitted into the property. Any branching of a service line for separate fire and domestic supply must be done on private property. 5. Servicing from the 150mm PVC watermain on Centreville Street is recommended if the required service size of the proposed development doesn't exceed 150mm. This watermain is newer and will provide more reliable service compared to the aging cast iron watermains on King Street E. and Morgan Avenue, that will eventually need replacement. 6. A hydrant flow test is required on Centreville Street to confirm sufficient capacity is available (if servicing from Centreville). Required flows for the development need to be compared to existing flows using a hydrant flow test or modelling. All watermain distribution systems must be able to transfer the larger of maximum day plus fire or peak hour. Page 538 of 668 Internal memo Development Services Department Stormwater Management (SWM): 1 R www.kitchener.ca 7. A more thorough review of the site SWM will be conducted with detailed design. 8. Note: SWM fees with respect to retention or quality are assessed and calculated in the year in which they are to be paid. �K Nolan Beatty, C.E.T. Engineering Technologist Page 539 of 668 City of Kitchener COMMENT FORM Project Address: 2934 King Street East Application Type: Official Plan Amendment OPA23/005/K/ES Zoning By-law Amendment ZBA23/009/K/ES Comments of: Environmental Planning — City of Kitchener Commenter's Name: Carrie Musselman Email: Carrie.Musselman@kitchener.ca Phone: 519-741-2200 x 7068 Date of Comments: June 2, 2023 1. Plans, Studies and Reports submitted as part of a complete Planning Act Application: Arborist Report & Tree Preservation Plan 2934 King Street East, Kitchener ON prepared by Canopy Consulting dated April 1, 2022. 2. Site Specific Comments & Issues: I have reviewed the studies as noted above to support an official plan and zoning bylaw amendment to support the proposed development of an 11 -storey mixed use building, and note: 1) The application and supporting study noted above meets the intent and requirements of the City's Tree Management Policy. In summary, the report noted: a) 10 trees greater than 10cm DBH have been inventoried as part of this project, i) 9 of the trees are in fair condition, 1 tree is in poor condition. ii) None of the trees are located within the municipal road allowance. iii) There is no tree Species At Risk (Butternut or Black Ash) present. b) All 10 trees are in conflict with the proposed development or are not suitable candidates for preservation. As such, all trees are recommended for removal. c) There are no natural heritage features or functions of local, Regional, Provincial or national significance on, or immediately adjacent to, the subject properties. Environmental Planning staff has reviewed the Arborist Report & Tree Preservation Plan noted above and find it acceptable for the purposes of supporting the OPA and ZBA applications. A landscape planting plan will be required as part of the site plan process. It is recommended that future landscaping should meet or exceed the number of trees removed from site. Further, City Environmental Planning have no concerns regarding the proposed OPA and ZBA from a natural heritage policy perspective. 3. Policies, Standards and Resources: Tree Management A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 540 of 668 City of Kitchener COMMENT FORM As per Section 8.C.2.16. of the Official Plan, the City will require the preparation and submission of a tree management plan in accordance with the City's Tree Management Policy (available on the City's Website), where applicable, as a condition of a development application. o Any tree management plan must identify the trees proposed to be removed, justify the need for removal, identify the methods of removal and specify an ecologically sound tree replacement scheme and any mitigative measures to be taken to prevent detrimental impacts on remaining trees. policy 8.C.2.6., the City will incorporate existing and/or new trees into the streetscape or road rights- of-way and encourage new development or redevelopment to incorporate, protect and conserve existing healthy trees and woodlands in accordance with the Urban Design Policies in Section 13 (Landscape and Natural Features) of the Urban Design Manual and the Development Manual. A City for Everyone Working Together— Growing Thoughtfully — Building Community Page 541 of 668 600 Southgate Drive Tel: +1.519.823.1311 Guelph ON Canada Fax: +1.519.823.1316 . N1G 4P6 E-mail: solutions@rwdi.com August 25, 2023 Melissa Mohr, MCIP, RPP Region of Waterloo 150 Frederick Street, 8th Floor Kitchener, ON N2G 4J3 MMohr@regionofwaterloo.ca Re: Peer Review - Noise 2934 King Street East, Waterloo RWDI Reference No. 2300540 Dear Melissa, The Region of Waterloo has retained RWDI to conduct a peer review of a noise assessment for a proposed development at 2934 King Street East in Kitchener. The applicant is proposing a redevelopment of the site with an 11 -storey mixed-use building. The review considered the report titled "Environmental Noise Assessment 2934 King Street East, Waterloo, ON", project number 241.30511.00000 prepared by SLR Consulting (Canada) Ltd. and dated October 26, 2022. Assessment Approach The report considers noise from the surrounding roadways, rail lines, and commercial stationary sources. We concur that these are the appropriate types of sources to consider here. 2. Rail traffic is assessed for the CPR Waterloo Subdivision rail line, as is necessary. Only noise is considered from this rail line and not vibration, which is reasonable given the setback distances involved. 3. Road traffic is assessed based on King Street East, Fairway Road North, Morgan Avenue and Highway 8. a. It is appropriate to consider King Street East, Fairway Road North, Morgan Avenue and Highway 8. b. The report notes that the project is bounded by Centreville Street to the north but does not assess its effects on the development. It appears that this is a local road that connects Morgan Avenue and Fairway Road North (and becomes Jensen Avenue as it loops) and services a small number of local residences. Sound level contributions from this roadway are not likely to change the outcome of this assessment, so it is appropriate to exclude it from the assessment. However, justification for excluding it should be provided in the report. BEST 9)2023 RWDI AIR Inc. ('RWDI') ALL RIGHTS RESERVED MANAGED This document is intended for the sole use of the party to whom it is addressed and may contain information that is privileged and/or COMPANIES confidential. If you have received this in error, please notify us immediately. RWDI aims to accommodate. If you require this document in a rlacn�mmember different format in order to aid access! bili ty, please contact the sender of this document, email solutions@nvdi.com or call +1.519.823.1311 rwd I.COm 82023 RWDI name and logo are registered trademarks in Canada and the United States ofAmerica Page 542 of 668 Surface Transportation Noise 4. Road traffic assessment guidance and limits are cited from Ministry of Environment, Conservation and Parks (MECP) publication NPC -300. The Region has developed and published local guidance. Since the Regional Municipality of Waterloo Noise Policy Implementation Guideline has some variation from NPC -300, this published local guidance would be applicable in preference to the MECP guidance where there are differences. The variations are minor and have no effect on the technical analysis as the criteria is the same, but may influence the wording of the recommendations, especially those pertaining to warning clauses. The report should be updated to include references to Regional guidance. 5. Rail traffic guidance and limits for noise and vibration are derived from several documents. a. We concur that MECP publication NPC -300 is applicable. b. The Regional Municipality of Waterloo Noise Policy Implementation Guideline is not listed but is applicable. It should be applied in preference to NPC -300, where there are differences with NPC -300. c. Railway Association of Canada/Federation of Canadian Municipalities (RAC/FCM) Guidelines for New Development in Proximity to Railway Operations, which are current guidance, have not been referenced. However, the criteria the guidelines recommended in the document match those used within the report. Therefore, omitting this document does not have an effect on the technical analysis. 6. Indoor and outdoor sound level limits for road traffic noise are presented in Table 1 and align with the Regional guidance document for most parts. The only discrepancy, which has no bearing on the technical analysis or recommendations in the report, is the nighttime criteria for living rooms. Table 1 notes it as 45 dBA, while the Region does not provide a nighttime criteria for living rooms. 7. Road and rail traffic noise are evaluated, and presented separately, across each fa4ade, as well as at each of the three outdoor living areas (OLA). a. Evaluating each fa4ade is appropriate. b. Combined road and rail sound levels are also presented at each fa4ade and OLAs in the report, which is appropriate. 8. Future road traffic information for King Street East, Fairway Road North, and Morgan Avenue at a 10 -year future date was provided by the Region. Highway 8 road traffic data was obtained from the Ontario Ministry of Transportation and projected to a 10 -year horizon. a. Use of this data for Bishop Street, Montrose Road, and King Street is appropriate. b. The data from the Region was valid at the time the report was written in 2022. Note that while this is acceptable here, future report updates will require updated traffic data from the Region. c. The forecast from the Region indicates that the City of Kitchener should be contacted concerning Morgan Avenue. The report indicates that the City of Kitchener was contacted. The City of Kitchener notes that the Regional traffic data is more Page 2 Page 543 of 668 Melissa Mohr, MCIP, RPP Region of Waterloo RWDI#2300540 51AUGUST 25, 2023 Surface Transportation Noise 4. Road traffic assessment guidance and limits are cited from Ministry of Environment, Conservation and Parks (MECP) publication NPC -300. The Region has developed and published local guidance. Since the Regional Municipality of Waterloo Noise Policy Implementation Guideline has some variation from NPC -300, this published local guidance would be applicable in preference to the MECP guidance where there are differences. The variations are minor and have no effect on the technical analysis as the criteria is the same, but may influence the wording of the recommendations, especially those pertaining to warning clauses. The report should be updated to include references to Regional guidance. 5. Rail traffic guidance and limits for noise and vibration are derived from several documents. a. We concur that MECP publication NPC -300 is applicable. b. The Regional Municipality of Waterloo Noise Policy Implementation Guideline is not listed but is applicable. It should be applied in preference to NPC -300, where there are differences with NPC -300. c. Railway Association of Canada/Federation of Canadian Municipalities (RAC/FCM) Guidelines for New Development in Proximity to Railway Operations, which are current guidance, have not been referenced. However, the criteria the guidelines recommended in the document match those used within the report. Therefore, omitting this document does not have an effect on the technical analysis. 6. Indoor and outdoor sound level limits for road traffic noise are presented in Table 1 and align with the Regional guidance document for most parts. The only discrepancy, which has no bearing on the technical analysis or recommendations in the report, is the nighttime criteria for living rooms. Table 1 notes it as 45 dBA, while the Region does not provide a nighttime criteria for living rooms. 7. Road and rail traffic noise are evaluated, and presented separately, across each fa4ade, as well as at each of the three outdoor living areas (OLA). a. Evaluating each fa4ade is appropriate. b. Combined road and rail sound levels are also presented at each fa4ade and OLAs in the report, which is appropriate. 8. Future road traffic information for King Street East, Fairway Road North, and Morgan Avenue at a 10 -year future date was provided by the Region. Highway 8 road traffic data was obtained from the Ontario Ministry of Transportation and projected to a 10 -year horizon. a. Use of this data for Bishop Street, Montrose Road, and King Street is appropriate. b. The data from the Region was valid at the time the report was written in 2022. Note that while this is acceptable here, future report updates will require updated traffic data from the Region. c. The forecast from the Region indicates that the City of Kitchener should be contacted concerning Morgan Avenue. The report indicates that the City of Kitchener was contacted. The City of Kitchener notes that the Regional traffic data is more Page 2 Page 543 of 668 1 Melissa Mohr, MCIP, RPP Region of Waterloo RWDI#2300540 . AUGUST 25, 2023 conservative than the City's data. Using higher, more conservative traffic data is conservative, thus acceptable. d. Highway 8 road traffic data is for 2016 but was the latest available dataset at the time the report was written. In early 2023, MTO released the latest provincial set of road traffic data. When projected to the same horizon year, the latest dataset results in an approximately 10% higher road traffic volume than assessed. As a doubling in traffic volumes results in a 3 dB increase, a 10% increase in the traffic volumes is not expected to change the overall outcome of this assessment but may increase the Sound Transmission Class requirements for the south facade. The volumes should be updated to be consistent with the latest provincial dataset. 9. Projected future rail traffic volumes are provided in Table 6. We note that: a. The data is projected to a 10 -year future date as specified by the guidance documents. b. CP rail data was not available but appears to be conservative when compared with other data available to RWDI. 10. Modelling of road traffic was done using the Cadna/A software package. We note that: a. The sound propagation from its generation on the road to the point of reception used the algorithms described in ISO 9613. This approach is acceptable for use where the model results compare closely with ORNAMENT or STAMSON calculations. b. A comparable STAMSON sample calculation for the southern facade (fa4ade along King Street East) is provided. This is a good comparison to provide as it is the most impacted fa4ade. The calculation includes impact from all nearby roadways (King Street East, Morgan Avenue, Fairway Road North, and Highway 8), which is appropriate. c. Road traffic volumes for the roads appropriately align with the data provided by the Region and MTO. d. The terrain is modelled as flat or gently sloping, which is appropriate. e. Reflective ground absorption values are used in the model, which is appropriate. f. The modelled source -receiver distances are reasonable. g. Modelled exposure angles are reasonable. h. Intervening structures have not been included, which is conservative, but reasonable, especially for upper stories that could have a direct line -of -sight to the roads. 11. A sample calculation for the rail noise sources is not provided. A sample calculation, like the one for road noise sources, should be provided. 12. Tables 7 and 8 summarize the road and rail traffic modelling results at the facades and the OLAs, respectively. a. The worst-case sound level for each facade has been presented, which is appropriate. b. Sample road traffic noise comparison between STAMSON and Cadna/A, in Appendix E of the report, shows a sound level at the southern fa4ade that is higher than any of the results provided in Tables 7 and 8. The sample STAMSON calculation provides the sound level at a height of 1.5 m. The first level of the development is for commercial uses with residential uses starting at the upper floors, which are further away from the Pa e 3 Page 54 of 668 Melissa Mohr, MCIP, RPP Region of Waterloo RWDI#2300540 51AUGUST 25, 2023 road. Therefore, it appears reasonable for sound levels at the residential floors to be lower than the sample sound level provided in Appendix E. This discrepancy in sound levels should be clarified in the report. 13. The report states that the road sound level limits are exceeded during daytime and nighttime at the facades, and at the OLAs. We concur with this conclusion. 14. Recommendations are provided concerning the excess sound levels. a. The requirement for upgraded fa4ade construction uses window to floor ratios of 70% for living/dining rooms and 50% for bedrooms with an STC of 30 assumed for all windows along the southern facades. Based on our experience, this appears reasonable. b. Supporting fa4ade calculations are provided in Appendix D. The inputs and assumptions match results in Table 7 and appear reasonable. c. The report's requirement for central air conditioning aligns with the guidance requirements and is appropriate. d. Noise barrier walls are recommended for all OLAs, which is appropriate. 15. Warning Clauses are provided concerning sound from road and rail activity. a. We concur that the need for warnings is appropriate. b. Recommended warning clauses are appropriate but align with NPC -300 and not with the Region wording. Warning clause language should be updated to align with Region language. c. The warnings may be revised or additional warning provided based on comments provided here. Stationary Source Noise 16. The report uses the NPC -300 guideline for assessment of the stationary sources. We concur that this is the current practice in the Region. 17. The area is described as a Class 1 acoustic environment. The influence of adjacent commercial activity, road and rail traffic are consistent with this observation. Description of this acoustic environment as Class 1 is appropriate. 18. The application of the exclusion limits for a Class 1 area is acceptable. 19. Similar to sources of road traffic noise, sound from stationary sources was evaluated at each building fa4ade and at outdoor amenity spaces. 20. Stationary -source noise was evaluated from a nearby commercial/retail building at 2922 King Street East, Dance Adventure, Canadian Tire Gas+, Great Canadian Oil Change and Radisson Hotel Kitchener Waterloo. a. It is appropriate that these locations be evaluated for the proposed development. b. Publicly available street view imagery shows a new medical facility at 31 Kingsbury Drive that appears to have large rooftop mechanical equipment. There is also a car wash across the street from the development at 2905 King Street East. These sites Page 4 Page 545 of 668 1 Melissa Mohr, MCIP, RPP Region of Waterloo RWDI#2300540 ® AUGUST 25, 2023 should also be considered in the assessment orjustification should be provided for excluding them. 21. Commercial/retail building at 2922 King Street East. a. A kitchen exhaust associated with a restaurant at this location is modelled as the only source of noise. This appears reasonable. b. Daytime and evening operation only were confirmed by SLR on two different site visits, which is appropriate given the restaurant's working hours. c. The source is assumed to be operating continuously during the daytime and evening hours, which is appropriate. d. The kitchen exhaust sound levels were measured by SLR. 22. Dance Adventure. a. Rooftop sources are assumed to be HVAC units that continuously operate during the day/evening hours and operate at 30 minutes per hour during the nighttime hours. This appears to be reasonable. 23. Canadian Tire Gas+. a. Rooftop sources are assumed to be an HVAC unit and a cooling unit that continuously operate during the day/evening hours and operate at 30 minutes per hour during the nighttime hours. This appears to be reasonable. 24. Great Canadian Oil Change. a. Daytime operation of the service center is appropriate. Appendix G notes the assumed operating times, which appear to be reasonable and in-line with RWDI's experience. b. Although the report provides limits for impulsive sources of sound, there is no indication whether or not there are any impulsive sources of noise at this location. It is RWDI's experience that there may be occasional impulsive events, such as hammering. The report should further clarify if impulsive noise was noted at this location during the site visits. If impulsive noise is present, it should be included in the report. 25. Radisson Hotel Kitchener Waterloo. a. The hotel is under a Certificate of Approval (Air) (CofA) for a standby generator. SLR confirmed the existence and testing procedures of this generator with hotel staff. b. A rooftop HVAC unit was assumed to continuously operate during the day/evening hours and operate at 30 minutes per hour during the nighttime hours. This appears to be reasonable. c. A rooftop exhaust fan was assumed to operate 30 minutes per hour during the daytime, evening and nighttime hours. Without any additional details on the nature of this exhaust fan, it is difficult to conclude if daytime and evening operating conditions are appropriate. The current daytime/evening operation assumption does not match assumptions made for other sources of noise within the vicinity. justification should be provided for assuming reduced daytime and evening demand for this source of noise, or its operating time should be increased to 60 minutes per hour during the daytime and evening hours. Pa e 5 Page 546�of 668 ® 1 Melissa Mohr, MCIP, RPP Region of Waterloo RWDI#2300540 . AUGUST 25, 2023 26. Appendix G provides Sound Power Level Specifications for equipment used in the assessment. We note the following concerning the table: a. The impact wrench is noted to have a quasi -steady sound quality which requires the application of a 10 dB penalty in accordance with MECP NPC -104 - "Adjustments" document. It is unclear if this 10 dB penalty has already been applied to the sound power level presented in this appendix or if this penalty is applied on top of the provided sound power level. The provided sound power level for the impact wrench is reasonable without the 10 dB penalty. b. The compressed air is noted to have a tonal sound quality which requires the application of a 5 dB penalty. It is unclear if this penalty was already applied to the provided sound power level for this source, or if this penalty is applied on top of the provided sound power level. If the penalty is already applied to the source sound power level, then the original source sound power level is lower than other SLR reports. If this is the case, justification should be provided for using lower source sound power level. c. The sound power level of the generator has been assumed such that it complies with the hotel's CofA. It is not clear what emergency generator approval process was required as the MECP had a few at the time of issuance of the CofA. It should be clarified which approval process was assumed as this may affect the resulting generator sound power level. 27. Modelling was done in the Cadna/A software package. a. The ISO 9613 sound propagation algorithms in Cadna/A are a suitable model. b. The model settings are provided and are conservative, but appropriate for the area. c. To provide clarity concerning the model, a sample calculation for all sources at the point of reception should be provided. 28. Stationary source sound level results (both continuous and emergency sources) are presented in Tables 13 through 15 for each fa4ade as well as at each of the OLAs. a. Sound level results appear reasonable for the sources being modelled. However, these may increase if additional sources, indicated under comment 19, are modelled. b. Sound levels summarized in Tables 13 - 15 match sound levels shown in Figures 8 - 13. c. Figures 11 through 13 do not indicate the presence of the noise barrier walls recommended to mitigate transportation sound level exceedances. With the inclusion of these noise barrier walls, sound levels at the OLAs will likely be lower. Therefore, the presented sound levels at the OLAs are conservative, but reasonable. 29. The sound level mapping makes clear that the continuous sound from surrounding sites is evaluated cumulatively, as is expected. It is consistent with the Region's position that impact from stationary sources should be considered cumulatively. 30. A Warning Clause concerning the potential for sound from the stationary sources is provided for application throughout the development. We concur that this warning would be required. The location of its application may be refined at Site Plan approval. Pa e 6 Page 54 of 668 1 Melissa Mohr, MCIP, RPP Region of Waterloo RWDI#2300540 . AUGUST 25, 2023 Impact of the Development 31. The report considers impact of the surroundings on the development but does not assess the impact of the development on itself or on the surroundings. It is noted that information related to the building's mechanical systems is not yet known. The report should be supplemented with this additional assessment once the appropriate information is known, and prior to issuance of building permits. Conclusions 32. The Conclusions and Recommendations section lists the mitigation and warning requirements that the report has specified. a. The section accurately summarizes the recommendations made throughout the report. b. The transportation noise conclusions would require to be updated to match the Region language regarding warning clauses. c. The stationary noise conclusions would require to be updated based on comments made herein. 33. The overall conclusion is that adequate control can be achieved without upgraded glazing, without barriers, and the inclusion of ventilation and warning clause requirements. This is an inaccurate statement since upgraded windows were recommended for one of the facades, and barriers were recommended for all three OLAs. This conclusion should be revised to match the recommendations made within the report. Furthermore, the overall conclusions do not discuss the effects of the stationary sources on the proposed development. An overall concluding statement for stationary sound levels should be provided. Summary The environmental noise study provided for 2934 King Street East, Kitchener presents an assessment for road and rail traffic and stationary source noise sources. The Region of Waterloo seeks assurance that the sound levels and impacts are accurate and complete. Minor revisions to the analysis, additional information, clarification and supporting justification is required to address accuracy and completeness. However, we concur with the report's conclusions and recommendations. Yours truly, RWDI S I a v i GrozevYngg.. Senior Engineer, Noise & Vibration Page 7 Page 549of 668 Melissa Mohr, MCIP, RPP Region of Waterloo RWDI#2300540 51AUGUST 25, 2023 SVG/ Statement of Limitations This report entitled Peer Review - Noise 2934 King Street East and dated August 25, 2023 was prepared by RWDI AIR Inc. ('RWDI') for the Region of Waterloo ("Client). The findings and conclusions presented in this report have been prepared for the Client and are specific to the peer review described herein ("Project). The conclusions and recommendations contained in this report are based on the information available to RWDI when this report was prepared. Because -the contents of this report may not reflect the final design of the Project or subsequent changes made after the date of this report, RWDI recommends that it be retained by Client during the final stages of the project to verify that the results and recommendations provided in this report have been correctly interpreted in the final design of the Project. The conclusions and recommendations contained in this report have also been made for the specific purpose(s) set out herein. Should the Client or any other third party utilize the report and/or implement the conclusions and recommendations contained therein for any other purpose or project without the involvement of RWDI, the Client or such third party assumes any and all risk of any and all consequences arising from such use and RWDI accepts no responsibility for any liability, loss, or damage of any kind suffered by Client or any other third parry arising therefrom. '-'au S Page 54of 668 Region of Waterloo Eric Schneider Senior Planner City of Kitchener 200 King Street West, 6t" Floor P.O. Box 1118, Kitchener, ON N2G 4G7 Dear Mr. Schneider, PLANNING, DEVELOPMENT AND LEGISLATIVE SERVICES Community Planning 150 Frederick Street 8th Floor Kitchener Ontario N2G 4J3 Canada Telephone: 519-575-4400 TTY: 519-575-4608 Fax: 519-575-4466 www.regionofwaterloo.ca Melissa Mohr 1-226-752-8622 File: D17/2/23005 C14/2/23009 September 5, 2023 Re: Proposed Official Plan Amendment OPA 23/05 and Zoning By-law Amendment ZBA 23/09 2934 King Street East Evans Planning (C/O Satjit Lail) on behalf of 2748244 Ontario Inc. CITY OF KITCHENER Evans Planning has submitted a site-specific Official Plan Amendment and Zoning By- law Amendment Application for a development proposal at 2934 King Street East (referred to as subject lands) in the City of Kitchener. The applicant has proposed the redevelopment of the site with an 11 -storey mixed use building containing 77 dwelling units. The ground floor is proposed to contain 800m2 of commercial space. One hundred fifty seven (157) parking spaces are proposed within 2 levels of underground parking. The subject lands are located in the Urban Area and designated Built Up Area in the Regional Official Plan. The site is designated Commercial in the City of Kitchener Official Plan and Zoned General Commercial (COM -2) in Zoning By-law 85-1. The Owner has requested an Official Plan Amendment to redesignate the subject lands from the Commercial designation to the Commercial designation with a Special Policy to permit a Document Number: 4472240 Version: 1 Page 550 of 668 Floor Space Ratio of 2.52. The Owner has also requested a Zoning By-law Amendment to rezone the subject lands from the General Commercial (COM -2) Zone to add a special regulation to permit a maximum Floor Space Ratio of 2.52, permit reduced yard setbacks, increased building height, special provisions for the number of parking spaces and location as well as a reduction in the visibility triangles. The Region has had the opportunity to review the proposal and offers the following: Regional Comments Consistency with Provincial Legislation and Regional Official Plan Conformity The subject lands are designated "Urban Area" and "Built -Up Area" on Schedule 2 of the Regional Official Plan (ROP) and the site is designated Commercial in the City of Kitchener Official Plan. Built Up Area Policies: The development concept proposes a high density development that contributes to the achievement of the minimum annual intensification target established for the Built -Up Area of Kitchener of 60%. Section 21 of the ROP establishes policies to support the achievement of the minimum intensification targets within the delineated Built -Up Area. Growth is directed to the Built Up Area of the Region to make better use of infrastructure that can assist in transitioning the Region into an energy efficient, low carbon community. Furthermore, intensification within the Built -Up Area assists the gradual transition of existing neighbourhoods within the Region into 15 minute neighbourhoods that are compact, well connected places that allow all people of all ages and abilities to access the needs for daily living within 15 minutes by walking, cycling or rolling. In addition to the above planning comments, Regional staff have the following technical comments relating to the proposed Official Plan Amendment and Zoning By-law Amendment: Region of Waterloo International Airport: The subject lands are located outside of the Airport Zoning Regulation (AZR), and Regional staff understand that the proposed building elevation is 372.7m ASL and respectfully request information relating to the crane when it becomes available. Furthermore, Regional staff wish to advise that if the crane is above 400m ASL, an aeronautical assessment shall be completed to ensure the crane does not impact the Runway 08 LNAV approach. Regional staff highly recommend the maximum height of 400m ASL to be implemented in the regulations of the Zoning By-law for the proposed building. Any crane used for the construction of this development (e.g. towers, rooftop HVAC, communication towers/antennas) must also be below the maximum height of 400m ASL. Document Number: 4472240 Version: 1 Page 551 of 668 In addition to the above, the applicant shall be required to complete and submit the following forms to NAV Canada and Transport Canada: NAV CAN F-LDU-100 Land Use Form here: https://www.navcanada.ca/en/aeronautical- information/land-use-program.aspx F-LDU-101 Crane Height Form https://www.navcanada.ca/en/aeronautical- information/land-use-program.aspx Transport Canada Aeronautical Assessment Form 26-0427E (1812-09) at https://wwwapps.tc.gc.ca/Corp-Serv-Gen/5/forms-formu laires/down load/26- 0427_BO_PX Environmental Threats/Record of Site Condition: There are high environmental threats on and adjacent to the subject lands due to past/historic uses of the subject lands and adjacent sites. As a density increase of a sensitive land use has been proposed on the subject lands, a Record of Site Condition and Ministry Acknowledgement letter are required for the entirety of the subject lands in accordance with the Region of Waterloo's Implementation Guideline for the Review of Development Applications on or Adjacent to Known and Potentially Contaminated Sites. The Record of Site Condition and Ministry Acknowledgement Letter were not received as part of the Complete Application for the Zoning By-law Amendment and as a result, the Region shall require a Holding Provision to be implemented as part of the Zoning By-law Amendment. The Holding Provision shall prohibit the proposed development until the submission of the RSC and the Ministry's Acknowledgement Letter have been received to the satisfaction of the Regional Municipality of Waterloo. The following wording is required for the holding provision: That a holding provision shall apply to the entirety of the subject lands until a Record of Site Condition (RSC) in accordance with O. Reg. 153/04, as amended, has been filed on the Ministry of Environment, Conservation and Parks (MECP) Environmental Site Registry and the RSC and Ministry's Acknowledgement letter is received to the satisfaction of the Regional Municipality of Waterloo. Please exclude any property to be dedicated to the Region of Waterloo from the Record of Site Condition (RSC) application. Further information can be found in the road widening section below. Noise Study Peer Review (Transportation, Vibration and Stationary Noise): Document Number: 4472240 Version: 1 Page 552 of 668 The Noise Study entitled "Environmental Noise Assessment, 2934 King Street East, Waterloo, ON" prepared by SLR Consulting (Canada) Ltd. dated October 26, 2022 has been received and although in principle, the Region concurs with the conclusions and recommendations, additional information is required to receive assurance that the sound levels and impacts are accurate and complete. Peer review comments are attached to this letter. Regional staff require that the following Holding Provision be imposed on the lands to ensure updates to the study are made and a detailed Environmental Noise Study has been submitted to the Region's satisfaction. The required wording for the holding provision is: That a holding provision shall apply to the entirety of the subject lands until a satisfactory detailed transportation (road) and stationary noise study has been completed and implementation measures addressed to the satisfaction of the Regional Municipality of Waterloo. The detailed stationary noise study shall review the potential impacts of noise (e.g. HVAC systems) on the sensitive points of reception and the impacts of the development on adjacent noise sensitive uses. Corridor Planning: Official Plan Amendment and Zoning BV -law Amendment Stage: Stormwater Management and Site Grading.- Regional rading.Regional staff have received and are reviewing the report entitled "2934 King Street East, Kitchener, ON, Functional Servicing and Stormwater Management Report" dated January 27, 2023, Grading Plan C01 and Servicing Plan CO2 dated January 27, 2023, all prepared by Aplin & Martin Consultants Limited and have found these documents satisfactory at this stage (Official Plan Amendment and Zoning By-law Amendment stage). Site Plan Application Stage: Regional Road Dedication: A 7.62 m x 7.62m daylight triangle is required at the intersection of King Street East and Morgan Avenue. An Ontario Land Surveyor (OLS) must determine the exact road dedication to be dedicated to the Region of Waterloo in consultation with the Regional Transportation Planner. The Owner/Applicant must engage an OLS to prepare a draft reference plan which illustrates the required road allowance widening. Prior to depositing the reference plan, the OLS must submit a draft copy of the plan to the Transportation Planner for review. Further instructions will come from the Region's Legal Assistant with regard to document preparation and registration once the draft reference plan is satisfactory. Document Number: 4472240 Version: 1 Page 553 of 668 Further to the above, Regional staff have received and are reviewing the reports entitled Commercial Properties, Conveyance Land, 2934 King Street East, Kitchener Ontario, N2A 1A7 Phase 1 Environmental Site Assessment dated November 3, 2022 and Commercial Properties, Conveyance Lands, 2934 King Street East, Kitchener Ontario, N2A 1A7 Phase 2 Environmental Site Assessment dated November 11, 2022. Comments will be provided separately. Access Permit/TIS/Access Regulation A Regional Access Permit is required to close the existing access to King Street East. The application can be found here: https://forms.regionofwaterloo.ca/Planning-and- Economic-Development/Close-an-Access-Access-Permit-Application. There is no fee for this permit. Stormwater Management and Site Grading.- Detailed rading.Detailed civil engineering plans will be required for review and approval by Regional staff at the future site plan application stage. Where possible, please coordinate underground service connections from the local municipal road rather than the Regional Road. Site Plan Application Fee: Please be advised that a site -plan pre -consultation fee of $300.00 and a site plan application review fee of $805.00 is required as part of the future site plan application. Hydrogeology and Source Water Programs In reviewing the Environmental Site Assessment (ESA) Phase 2 study, Regional staff note that contaminants of concern were compared to the Table 3 standards. Please be advised that contaminants of concern need to be compared to the Table 2 standards as all water in the Region of Waterloo is considered potable. This is noted in Section 5.1 of the Implementation Guidelines for the Review of Development Applications on or Adjacent to Known or Potentially Contaminated Sites and the ESA is required to be updated accordingly. Please be advised that the Region does not support permanent active or passive dewatering controls for below -grade infrastructure (e.g. foundations, slabs, parking garages, footings, piles, elevator shafts, etc.); therefore, below -grade infrastructure requiring dry conditions must be waterproofed. Due to the potential for contamination on the subject lands, Regional staff require a prohibition on geothermal energy to be written into the zoning by-law. The required wording for the prohibition is: Document Number: 4472240 Version: 1 Page 554 of 668 Geothermal Wells are prohibited on site. A geothermal well is defined as a vertical well, borehole or pipe installation used for geothermal systems, ground -source heat pump systems, geo-exchange systems or earth energy systems for heating or cooling; including open -loop and closed-loop vertical borehole systems. A geothermal well does not include a horizontal system where construction or excavation occurs to depths less than five meters unless the protective geologic layers overlaying a vulnerable aquifer have been removed through construction or excavation. In addition, the owner/developer is advised that a Salt Management Plan will be required through a future site plan application. Housing Services The following Regional policies and initiatives support the development and maintenance of affordable housing: • Regional Strategic Plan • 10 -Year Housing and Homelessness Plan • Building Better Futures Framework • Region of Waterloo Official Plan The Region supports the provision of a full range of housing options, including affordable housing. Should this development application move forward, staff recommend that the applicant consider providing a number of affordable (as defined in the Regional Official Plan) housing units on the site. Rent levels and house prices that are considered affordable according to the Regional Official Plan are provided below in the section on affordability. In order for affordable housing to fulfill its purpose of being affordable to those who require rents or purchase prices lower than the regular market provides, a mechanism should be in place to ensure the units remain affordable and establish income levels of the households who can rent or own the homes. Staff further recommend meeting with Housing Services to discuss the proposal in more detail and to explore opportunities for partnerships or programs and mechanisms to support a defined level of affordability. For the purposes of evaluating the affordability of an ownership unit, based on the definition in the Regional Official Plan, the purchase price is compared to the least expensive or: Housing for which the purchase price results in annual accommodation costs $385,500 which do not exceed 30 percent of gross Document Number: 4472240 Version: 1 Page 555 of 668 annual household income for low and moderate income households $1,470 Housing for which the purchase price is at least 10 percent below the average $576,347 purchase price of a resale unit in the Bachelor: $950 regional market area 1 -Bedroom: $1,134 *Based on the most recent information available from the PPS Housing Tables (2021). In order for an owned unit to be deemed affordable, the maximum affordable house price is $385,500. For the purposes of evaluating the affordability of a rental unit, based on the definition of affordable housing in the Regional Official Plan, the average rent is compared to the least expensive of: A unit for which the rent does not exceed 30 per cent of the gross annual $1,470 household income for low and moderate income renter households A unit for which the rent is at or below the Bachelor: $950 average market rent (AMR) in the 1 -Bedroom: $1,134 regional market area 2 -Bedroom: $1,356 3 -Bedroom: $1,538 4+ Bedroom: $3,997 *Based on the most recent information available from the PPS Housing Tables (2021) In order for a rental unit to be deemed affordable, the average rent for the proposed units which have fewer than 3 bedrooms must be at or below the average market rent in the regional market area as shown above. For proposed units with three or more bedrooms, the average rent for the units must be below $1,470. Fees: The Region acknowledges receipt of the Official Plan Amendment and Zoning By-law Amendment review fees totalling $10,000 (deposited July 20, 2023). Follow Up: As per the above comments, the following must be updated prior to the Region being in a position to provide final comments on the application: 1. Updates to the Phase 2 Environmental Site Assessment using the correct Table 2 standards as detailed above. Conclusions: Once the above items have been addressed to the satisfaction of the Regional Municipality of Waterloo, the following shall be implemented within the site-specific Zoning By-law Amendment to the satisfaction of the Regional Municipality of Waterloo: Document Number: 4472240 Version: 1 Page 556 of 668 1. That the Zoning By-law for the subject lands is recommended to contain a maximum height permitted on site for buildings and any associated structures (e.g. rooftop HVAC, communication towers/antennas) and construction cranes of 400m ASL. 2. The implementation of a holding provision to obtain a Record of Site Condition and Ministry Acknowledgement Letter for the entirety of the subject lands. The required wording for the holding provision is: That a holding provision shall apply to the entirety of the subject lands until a Record of Site Condition (RSC) in accordance with O. Reg. 153/04, as amended, has been filed on the Ministry of Environment, Conservation and Parks (MECP) Environmental Site Registry and the RSC and Ministry's Acknowledgement letter is received to the satisfaction of the Regional Municipality of Waterloo. 3. The implementation of a holding provision to obtain an Environmental Transportation and Stationary Noise study to the satisfaction of the Regional Municipality of Waterloo. The required wording for the Holding Provision is: That a holding provision shall apply to the entirety of the subject lands until a satisfactory detailed transportation (road) and stationary noise study has been completed and implementation measures addressed to the satisfaction of the Regional Municipality of Waterloo. The detailed stationary noise study shall review the potential impacts of noise (e.g. HVAC systems) on the sensitive points of reception and the impacts of the development on adjacent noise sensitive uses. and, 4. That a geothermal prohibition be implemented within the site specific Zoning By-law. The required wording for the prohibition is: Geothermal Wells are prohibited on site. A geothermal well is defined as a vertical well, borehole or pipe installation used for geothermal systems, ground -source heat pump systems, geo-exchange systems or earth energy systems for heating or cooling; including open -loop and closed-loop vertical borehole systems. A geothermal well does not include a horizontal system where construction or excavation occurs to depths less than five meters unless the protective geologic layers overlaying a vulnerable aquifer have been removed through construction or excavation. Next Steps: Document Number: 4472240 Version: 1 Page 557 of 668 Please be advised that any future development on the lands subject to the above -noted application will be subject to the provisions of Regional Development Charge By-law 19- 037 or any successor thereof. Further, please accept this letter as our request for a copy of the decision pertaining to this application. Should you have any questions, please do not hesitate to contact me. Yours truly, -P Melissa Mohr, MCIP, RPP Senior Planner C. Evans Planning C/O Satjit Lail (Applicant) 2748244 Ontario Inc. (Owner) Document Number: 4472240 Version: 1 Page 558 of 668 Hi Eric, No heritage planning comments or concerns for this application. Thanks! Kind Regards, Deeksha Choudhry, MSc, BES Heritage Planners Planning Division j City of Kitchener 519-741-2200 ext. 72911 TTY 1-866-969-9994 deeksha.choudhry@kitchener.ca 601010000000 Residents are encouraged to visit kitchener.ca/covidl9 for the most up-to-date information about City services. Page 559 of 668 We are in receipt of your Site Plan Application, 2934 King Street East dated May 18th, 2023. We have reviewed the documents concerning the noted Plan and have no comments or concerns at this time. Our preliminary review considers issues affecting Hydro One's 'High Voltage Facilities and Corridor Lands' only. For proposals affecting 'Low Voltage Distribution Facilities' please consult your local area Distribution Supplier. To confirm if Hydro One is your local distributor please follow the following link: http://www.hydroone.com/StormCenter3/ Please select " Search" and locate address in question by entering the address or by zooming in and out of the map MENU HELP SEARCH hydro e Customers Affected: O >5000 0 501-5000 O 51-500 O 21-50 O <=20 O Multiple ® Crew — Service Area 0 U -` s�aJ rryy� e -0ttaw a ' Montreal a Hunte nle 417 0 O 6 400 co WAR �d t ( I `✓ 416 4 © nog orllha Kawartha _I 6- Lakes O .i5 Burlir m Peterb�o°rough Kin sto Bell0-ville ® • 'a > as " nnceodviar Watenown _ 40 N © r s Bramgto/Toronto • Kitcoe, Mississauga T a Ilton GO Ie ° O \1 Rochester g�,:_. 403 -• _J Mao data 02019 Google 50 kM W......J Terms of Use Reoorta rnao error If Hydro One is your local area Distribution Supplier, please contact Customer Service at 1-888-664-9376 or e-mail CustomerCommunications@HydroOne.com to be connected to your Local Operations Centre Thank you, Dennis De Rango Specialized Services Team Lead, Real Estate Department Hydro One Networks Inc. Tel: (905)946-6237 Email: Dennis.DeRango@HVdroOne.com Page 560 of 668 Hello Christine and Eric, As proposed (77units) MTO has no requirement for this application. Any significant intensification, beyond the proposed must be re -circulated to MTO. Thank you, Jeremiah Johnston Corridor Management Planner Corridor Management Section Ministry of Transportation Operations Branch West 659 Exeter Road, London, ON N6E 1L3 M: (226)-980-6407 Page 561 of 668 City of Kitchener Zone Change / Official Plan Amendment Comment Form Address: 2934 King St E Owner: 2748244 Ontario Inc. Application: OPA23/005/K/ES and ZBA23/009/K/ES Comments Of: Parks and Cemeteries Commenter's Name: Lenore Ross and Taylor Stapleton Email: Lenore. ross@kitchener.ca Phone: 519-741-2200 ext 7427 Date of Comments: June 12 2023 ❑X 1 plan to attend the meeting (questions/concerns/comments for discussion) ❑ 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 11 -storey mixed use building containing 77 dwelling units and approximately 800 M2 of ground floor commercial space. A Floor Space Ratio (FSR) of 2.52 is proposed. 157 parking spaces are proposed within 2 underground parking levels. In order to permit the proposed development, an Official Plan Amendment to the Commercial land use designation to add a site-specific policy area and Zoning By-law Amendment to add a site-specific to the existing COM -2 zone are required. • Planning Justification Report • Arborist Report • Architectural Package • Conceptual Landscape Plan • Grading Plan and Servicing Plan • Noise Study • Tree Preservation Plan • Urban Design Brief and Sustainability Statement • Wind Study 2. Site Specific Comments & Issues: Parks and Cemeteries has no significant concerns with the proposed Official Plan and Zoning Bylaw amendments and can provide conditional support subject to the minor updates to submitted studies that are noted below. 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. A City for Everyone Working Together— Growing Thoughtfully— Building Community Page 1 of 3 Page 562 of 668 City of Kitchener Zone Change / Official Plan Amendment Comment Form 3. Comments on Submitted Documents 1) Preliminary Grading Plans C01 rev #1 dated 2023.01.27—Aplin & Martin Consultants Ltd a) The preliminary Grading plan shows a retaining wall along the Centreville St property line. All building and retaining walls footings/foundations should be designed to be completely within the property limits. b) On-site landscape plantings will be required and sufficient planting room should be included in the design to accommodate required trees. 2) Conceptual Landscape dated January 2023— Landscape Planning a) Street trees within the rights of way will be required and reviewed as part of a future site plan application. Securities will be required. b) New City street trees may be possible along King St E, Morgan Ave and Centreville St depending on infrastructure and available soil volumes. Street tree planting shall conform to Section M of the Development Manual. Tree planting is to be approximately one large stature tree (LST) per 10 lineal meters of frontage with the intent of creating a continuous tree canopy. The number of proposed street trees is subject to available minimum soil volumes, which shall be augmented as needed by the use of soil cell technology. The proposed street trees shall be shown on the Street Tree Planting Plan (STPP) stamped by a certified Landscape Architect and submitted for review and approval by Parks & Cemeteries that will be required as a condition of site plan approval. This plan shall include all landscape elements and relevant data that will affect the implementation of street tree plantings as intended, such as proposed and existing utilities and available soil volumes. Tree Planting and Landscape requirements will be coordinated and approved with Urban Design and the Region of Waterloo. 3) Arborist Report and Tree Management Plan dated 04.01.2022 — Canopy Consulting a) There are no inventoried City -owned trees adjacent to the site that will be impacted by the proposed development nor is there any un -inventoried vegetation within the City rights of way that will be impacted. 4) Urban Design Brief —John G. Williams Architect Limited dated February 9 2023 a) The UDB provides acceptable commentary and conceptual images for the proposed on-site amenity areas related to passive and adult -focused use but does not include commentary or conceptual images to guide the development of on-site amenity spaces that are geared towards children. With almost half of the proposed units 2- and 3 -bedroom suites, children will live in this development and on-site amenities suitable for children should be provided. b) The UDB indicates that mature treed vegetation at the corner of Morgan Ave and Centreville St may be retained; this is contrary to the Arborist Report and Tree Management Plan c) A minor addendum/update to the Urban Design Brief is required. 4. Policies, Standards and Resources: • Kitchener Official Plan • City of Kitchener Park Dedication Bylaw 2022-101 and Park Dedication Policy A City for Everyone Working Together — Growing Thoughtfully — Building Community Page�63 of 668 City of Kitchener Zone Change / Official Plan Amendment Comment Form • 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 S. 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 as cash -in -lieu of land. Based on the preliminary proposal submitted for OPA/ZBA an estimate of the required Parkland Dedication is provided using the approved land valuation of $5,931,000/ha and a dedication rate of 1ha/1000 units; a maximum dedication of either land or CIL of 10% and a capped rate of $11,862/unit. The estimated cash -in -lieu park dedication for the proposed 0.34285 ha site with 77 proposed units and an FSR of 2.52 is $203,344. As a portion of the proposed development is considered non-residential and notwithstanding the conditions of park land dedication under Park Dedication Bylaw 2022-101 Chapter 273.1.2. and 273.1.3.1, all non-residential (portions of) developments are exempt from park dedication requirements (Park Dedication Policy section 4) Calculation: 77 units/1000 units x $5,931,000/ha = $456,687 (Bylaw 2022-101) 0.34285 ha x $5,931,000/ha x 0.1= $203,344 (More Homes Built Faster Act) 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 Council on August 22 2022. he Bylaw is under appeal. Further changes to the Bylaw may be required as a result of the Bill 23 — More Homes Built Faster Act. A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 564 of 668 City of Kitchener Zone Change Comment Form Address: 2934 King St E Owner: Enter project address. Application #: OPA/ZBA Comments Of: Urban Design- Planning Commenter's Name: Pegah Fahimian Email: Pegah.fahimian@kitchener.ca Phone: 519-741-2200 Ext. 7342 Date of Comments: June 15, 2023 ❑ I plan to attend the meeting (questions/concerns/comments for discussion) ® No meeting to be held ,i ❑ I do NOT plan to attend the meeting (no concerns) 1. Documents Reviewed:���"''i i o • Architectural Floor plans by KLMA �•- • Shadow Study by K MA ';'i/ n • Urban Design Brief- John G. Williams Limited • Wind Study - Pedestrian Level Wind — Preliminary Impact Assessment by,SLR I have reviewed the updated/revised documentatiorrnoted below that has been submitted in support of an OPA and ZBA to add Special Provisions to the existing High?/l,ntensity Mixed Use Corridor Zone (MU - While the concept of residential intensification on this site is positive, and many previous staff comments have been incorporated into the proposef.some design modifications must be addressed in the Site Plan Application to create a develo rri`ent ro `osal that is well-designed and p p F3 g appropriate for this site and neighbourhood. p� • Urban Design Brief, John G /,Williams"Limited Tall Building Design Analysis: The tall building design guidelines are an excellent compatibility test for proposals exceeding thei;r�zoning permissions. The proposal meets the design criteria for tall building design guidelines a'nd exceeds the separation target on the west and north side. Buildi,ng:Design 2 -'storey pedestrian -scaled podium along King and Morgan Street distinguished by tall towers, step -backs and intended architectural treatment. The proposed relative height accommodates human= scaled built form along streetscapes while accommodating compatibility matters. Contemporary architectural style and details are to be refined through the site plan process. A City for Everyone Working Together — Growing Thoughtfully — Building Community P e1of5 Page 565 of 668 City of Kitchener Zone Change Comment Form On-site Amenity area: • Required amenity space calculations are contained in the Urban Design Manual and include two parts — one for a general amenity area and one for children's play facilities in multiple residential developments. (2m2 x #units) + (2.5m2 x #bedrooms - #units) = outdoor amenity space. Please provide the calculation for the required outdoor amenity. • The UDB did not provide any commentary or precedent images related to "the provision of robust on-site amenity space for all ages and abilities." Additional information should be provided, ��,. regarding the various on-site amenity spaces in the UDB (common, individual, indoor;<'end outdoor). 'g, i„ • The Urban Design Brief should include text and conceptual images that demonstrate they i' A//'"oo, commitment to providing sufficient and appropriate amenity space for a),I pot,ntia-1,re,sidents on site Written Analysis for Shadow Studies, Required Shadow Study drawings should include the followj`rig t,esNlafi "" and times: Spring and Fall Equinoxes: March 21st, hourly increments between1800; "and, September 21st, hourly .. ce, increments between 09:00 —18:00. Winter and Summer Solstices: December 21st, hourly increments J between 11:00 —15:00; and, June 21st, hourly increments betyveen 08:00 —19:00. • Provide a Summary outlining how the Shadow`Im;pactCriteria have been met and a description of any mitigating features incorporated ;intolhe site and building design. • Description of any locations/uses of areas not meeting the Shadow Impact Criteria (include a key plan for reference); Wind Study -Pedestrian Level Wind Prehrrity Impact Assessment by SLR A further quantitative win' study coupled with a detailed wind tunnel analysis will be required as part of 06 the full site plari/,/application package. According to the submitted study, wind control measures are recommended on /the terraces of levels 2 and 3 for the winter season. The rooftop terrace is expected to be windier than`desireci./"'` A revised design proposal should be developed that addresses the wind impacts outlined in the submittedstudy. A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 5�6 of 668 City of Kitchener Zone Change Comment Form 2. Comments on Submitted Documents • Architectural Floor plans- by KLMA • For tall buildings with retail or other active uses at grade, provide a ground floor height of 4.5m (minimum) to permit a variety of retail types and activities. • Consider adding further architectural expression to the proposed street -facing fagades; explore options to maximize utility, interest, and expressiveness of the ground floor of a residential building. This can include more glazing, an articulated main entrance, active uses and amenities, a greater variety of surface treatments and seating options, and strategic ways of incorporating modern art and visual elements into the public realm. • The proposed fagade along King and Morgan Street is too monolithic. The fagade needs more work as it currently feels more like background. More emphasis will be placed on analyzing how the street -facing facades function, how it responds to specific site conditions and how they will be experienced by pedestrians. The podium massing should be better sculpted and treated to minimize the impact that it's having on the public realm, and it suggested that it could be designed with more care to animate and diversify the fagades and overall expression. Please see attached precedents. • The podiums would benefit from more openings, breaks, porosity, and animation to provide much-needed variety along the street elevations. • The proposed long podium should be broken down using enhanced detailing and articulation. According to Tall Building Design Guidelines, buildings longer than 70m should demonstrate enhanced streetscaping, materials and building articulation. A City for Everyone Working Together — Growing Thoughtfully — Building Community Page 567 of 668 City of Kitchener Zone Change Comment Form The proposed garden amenity area does not have a defined pedestrian connection to the proposed building. • Place enclosed balconies on the north and west elevations to reduce overlook onto surrounding private spaces. There are three entry doors proposed along king street with similar detailing and material. The proposed corner treatment to be further enhanced to create visual interest at the street edge by • The underground parking structure should have a sufficient setback from the property lines to accommodate the necessary soil volume to support required large-statured, high -canopy trees. • The location of residential and commercial garbage storage, loading area and Passenger pick up /drop-off area should be noted on the site plan. • The area between the building's face and the property line should be well integrated with the street and public realm to deliver high-quality, seamless private, semi -private and public spaces. • Provide natural surveillance by employing high percentages of glazing, active uses at ground level and incorporating more units with windows and balconies on the main facade with views onto the street • The building 's interface and relationship with the street and adjacent properties should be thoroughly explored. • 3 -bed units are desirable as they provide more living space for families. A higher percentage of these units might help with community engagement. • Utility locations should be considered at the early design stages. All utility locations, including the meter room and transformer room to be shown on the layout. Building - mounted or ground-based AC units should be located away from public view and fully screened. • All visible elements of a building, including utilities (meters, conduits), HVAC (a/c units, vents) and loading/servicing areas, are to be integrated into the design of the building and shown on elevation drawings as part of the building elevation approval process. • Wind assessment and shadow study is required for outdoor amenities and the pedestrian realm. A City for Everyone Working Together— Growing Thoughtfully — Building Community Page 4of5 age 568 of 668 City of Kitchener Zone Change Comment Form Summary: In summary, Urban Deign staff are supportive of the zone change/official Man amendment. W@le the concept of residential intensification onthis site &positive and many previous staff comments hav been incorporated into the proposal, Urban Design staff recommend that the Urban Design Brief be endorsed, and that staff be directed toimplement the Urban Design B|e through future Site Man Approval procsses df, / >y y � y�z Z-1 Z^ M v »2 i �+ � yy>,> � ' « w ` . ACitfor Everyone Working Together —Growing Thoughtfully — Building Community Page 5 of Page 569 0 668 Hey Eric, This is not regulated by the GRCA and we have no comment. Thanks, Trevor Heywood B.Sc.(Env.) Resource Planner Grand River Conservation Authority 400 Clyde Road, PO Box 729 Cambridge, ON N1 R 5W6 Phone: 519-621-2763 ext. 2292 Email: theywoodC@-grand river. ca www.grandriver.ca I Connect with us on social media Page 570 of 668 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). Additionally, the Board would encourage the City to consider extending sidewalk along the south-west side of Centreville Street and support for the developer to provide pedestrian connectivity to Centreville Street in the site plan design. This would better support active school travel opportunities for future students within walking distance to neighbourhood schools. 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 571 of 668 The Waterloo Region District School Board (WRDSB) has reviewed the above -noted application that proposes amendments to facilitate the construction of an 11 storey mixed-use tower including 77 dwelling units. The WRDSB offers the following comments. Student Accommodation At this time, the subject lands are within the boundaries of the following WRDSB schools: • Howard Robertson PS (Junior Kindergarten to Grade 6); • Sunnyside PS (Grade 7 to Grade 8); and • Eastwood Cl (Grade 9 to Grade 12). The WRDSB's 2020-2030 Long -Term Accommodation Plan provides information on student enrolment and accommodation at these schools. Portable classrooms may be located on-site to provide additional capacity on an interim basis. Student Transportation The WRDSB supports active transportation, and we ask that pedestrians be considered in the review of all development applications to ensure the enhancement of safety and connectivity. Please be advised that Student Transportation Services of Waterloo Region (STSWR)'s school buses will not travel privately owned or maintained right-of-ways to pick-up/drop-off students. Transported students will be required to meet the bus at a congregated bus pick-up point. STSWR may have additional comments about student pick-up point(s) placement on municipal right-of-ways. Education Development Charges Please be advised that any development on the subject lands is subject to the provisions of the WRDSB's Education Development Charges By-law, 2021, amended in 2022 or any successor thereof and may require the payment of Education Development Charges for these developments prior to issuance of a building permit. The WRDSB requests to be circulated on any subsequent submissions on the subject lands and reserves the right to comment further on this application. If you have any questions about the comments provided, don't hesitate to contact the undersigned. Regards, Page 572 of 668 o qF 2 O Q s O� ry/CT SCHou� Senior Waterloo Region District School Board 51 Ardelt Avenue, Kitchener ON, N2C 2R5 Email: brandon coven ey(abwrdsb.ca Page 573 of 668 City of Kitchener Application Type: Official Plan Amendment Application OPA23/005/K/ES Zoning By-law Amendment Application ZBA23/009/K/ES Project Address: 2934 King Street East Comments of: Transportation Services Commenter's Name: Dave Seller Email: dave.seller@kitchener.ca Phone: 519-741-2200 ext. 7369 Date of Comments: June 12, 2023 a. As part of a complete Zoning By-law amendment application, a Transportation Impact Study (TIS), Parking Review and Site Plan Review was submitted (November 2022) by Trans -Plan Transportation Inc. in support of this OPA/ZBA application. Development proposal The applicant is proposing to develop a 11 -storey mixed use building with 77 apartment units and 1688 m'(18169 ft2) of commercial space. The development is estimated to generate 71 AM and 99 PM peak hour vehicle trips. The vehicle trips included the residential and commercial component, as well as trip reductions for internal and pass -by trips. The site will be serviced by one full moves access along Morgan Avenue and is proposing 155 parking spaces. Transportation Services review focused on City of Kitchener roadways and the site access. Intersection analysis The two intersections noted below were reviewed under 2022 existing traffic conditions and were expressed as level of service (LOS) and vehicle delay (s). • Morgan Avenue & Centreville Road/ Hotel Access (unsignalized) • Morgan Avenue & King Street East (Regional Road 8 unsignalized) The 2022 existing traffic condition analysis indicated that the Morgan Avenue & Centreville Road/ Hotel Access are operating with a LOS B or higher and delays of 14 seconds or lower within the AM and PM peak hours. Morgan Avenue & King Street East analysis indicated that traffic travelling southbound along Morgan Avenue towards King Street East is operating with a LOS C and delays of 16 seconds in the AM peak hour. The PM peak hour indicated that the southbound movement is operating with a LOS F and vehicle delays of 60 seconds. The queuing along Morgan Avenue is expected, due to the higher traffic volumes along King Street East. The three intersections noted below were reviewed under 2027 future total traffic conditions and the analysis is expressed as noted above for the 2022 traffic conditions. • Morgan Avenue & Centreville Road/ Hotel Access (unsignalized) • Morgan Avenue & King Street East (Regional Road 8 unsignalized) • Morgan Avenue & NEW proposed Site Access (unsignalized) Page 574 of 668 The 2027 future total traffic conditions indicated the Morgan Avenue & Centreville Road/ Hotel Access are operating with a LOS C or higher and delays of 16 seconds or lower within the AM and PM peak hours. Morgan Avenue & King Street East analysis indicated that traffic travelling southbound along Morgan Avenue towards King Street East is operating with a LOS C and delays of 16 seconds in the AM peak hour. The PM peak hour indicated that the southbound movement is operating with a LOS F and vehicle delays of 260 seconds. It should be noted that the PM peak hour 95th percentile queuing along Morgan Avenue is estimated to queue back from King Street East 173.8m and could at time block access points along Morgan Avenue. The queuing along Morgan Avenue is expected under the existing conditions and the 2027 future scenario, due to the higher traffic volumes along King Street East. Morgan Avenue & NEW proposed Site Access analysis indicated that the intersection could operate with a LOS B or higher and delays of 16 seconds or lower within the AM and PM peak hours. Left turn lane analysis A left turn lane analysis was completed along Morgan Avenue at the proposed site access, utilizing the Ministry of Transportation (MTO) Geometric Design Standards for the 2027 future total traffic condition scenario. It was determined that a left turn lane along Morgan Avenue at the proposed site access is not warranted. Vehicle swept path analysis A swept path analysis was submitted for the garbage pick-up area utilizing the design vehicle FL - WC, loading area utilizing the design vehicle MSU and parking areas utilizing the design vehicle P. Each swept path analysis is acceptable. It should be noted that the "List of Figures" page and some of the actual figure numbers in the report do not match. Parking supply Under the current zoning 2019-051, a minimum of 140 to a maximum of 174 parking spaces are required for the combined uses. Based on this application, the applicant is proposing to provide a total of 155 parking spaces which includes the residential and commercial use and is within the minimum/maximum range. The applicant is proposing a minimum of 12 visitor parking spaces for the residential use, which meets the intent of the 2019-051 zoning. Conclusion Based on the methodology and analysis within the TIS by Trans -Plan Transportation Inc., Transportation Services supports the submitted report is support of the applicants OPA/ZBA applications. b. A discussion took place with Transportation Services management staff and it was determined that, as part of the site plan process, a 1.8m wide concrete sidewalk be installed as part of the development along the entire Centreville Street frontage. Page 575 of 668 Dave Seller, C.E.T. Traffic Planning Analyst I Transportation Services I City of Kitchener 519-741-2200 ext. 7369 1 TTY 1-866-969-9994 1 dave.seller( kitchener.ca Page 576 of 668 Eric Schneider From: Laurie Obrien Sent: Monday, May 22, 2023 5:31 PM To: Eric Schneider Subject: 2934 king st east [You don't often get email from Learn why this is important at https://aka.ms/LearnAboutSenderldentification ] Hi I live off Jansen on Huber in the east end of Kitchener. I do not want nor do we need another condominium tower around here with the new one on Weber and Fergus not even done! This is ridiculous! Is anything that has been built or will be built in the near future low income housing?? I think notQ I know that the majority of these places are going to rented for outrageous amounts or sold for the same! Do you people in the planning dept know what is going on in community? So no to the new tower unless it is guaranteed to be for the middle class Qthx for asking, hope you guys take the comments to heart or why bother!? Oh and I guess the places over there will have to get torn down Qso another reason for NO!! Sent from my iPhone Page 577 of 668 Eric Schneider From: Jacqui Rellinger Sent: Wednesday, May 24, 2023 9:50 AM To: Eric Schneider Subject: Application for development 2934 King St E [You don't often get email from earn why this is important at https://aka.ms/LearnAboutSenderldentification ] Hi Eric, I would like to appeal the planning application for 2834 King St E. On the website it directs me to contact the City Planning Contact so I am emailing to do so. I can be contacted at this email or Jacqueline Rellinger Page 578 of 668 Eric Schneider From: Sent: To: Subject: You don't often get email from Good morning, Sana Ahmer . Friday, August 25, 2023 7:56 AM Eric Schneider Re: Development at 2934 King. St. E Learn why this is important I am writing in regards to the proposed plaza development taking place at 2934 King. St. E. I am the current owner of the restaurant The Grill Burger Kitchen. Could you please provide some information about what will happen to the current commercial tenants?. Will we be accommodated the new building?. Some of us still have a few years left on our leases. And if everything gets approved, approximately how long before construction begins?. Any information will be really appreciated. Thank you for your help in this matter. Regards, Ahmer Sarfaraz Page 579 of 668 O WATER KEY MANHOLE - QO N GO�kt;,R ' pVERHEAD WIRES -- CATCH BASINS TRAFFIC tv MANHOLE- SIGN QP/ 0 P, MANHOLE 8m -�� O P 327.71 G 20 Zs +`� N75. 43' O 24 320' 0 7.48 m O MANHOLE 328.26 O ho � CB /61 O \N\NOv.IPGUY WIRE ) RSP GARDEN PAVILION o 328.75 UTILITY POLE MENA �� W��Es 2 OUTDOOR PPV/ Q OVERNEoff„ EVNE% PD Nay°18 mW 1� AMENITY AREA CATCH BASIN 'CECEN�R� Q y3�11 222 m2 Q / M� O /PPROy�MP' G IGHT POLE S G�S g 329.54 7S G\NG P OFSVOpE 17 PARKING SPACES UTILITY ROL g� OP W OMS 6 15@2.6mx5.5m 2ACCESSIBLE SPACES „.. 329.18 CATCH BASIN NEPDW\RES 9. V ,<� 2922 KING STREET EAST 2 STOREY BRICK BUILDING DSE = 330.64 ROOF = 338.11 m TO IU/G PARKIN( 1 STOREY PAVED AMEN AREA PART 2 PAVED AREA P LOP�mX� GREEN ROOF 2 STOREYS LANDSCAPED AREA KING gQP R 3 R�s�oEN 16 1 � 13 Nm 11 STOREYS PROPOSED 11 STOREY MIXED USE BUILDING 77 RESIDENTIAL UNITS 1,217m2 COMMERCIAL MALL ENTRAN S66° 54'50" E f 330.90 49.61 m j PART 3 PAVED AREA MANHOLE O 2 6.1 L = 36.1 49.61 FRONTAGE MANHOLE O LINE OF EASEMENT APPROXIMATE CENTRELINE OF PAVEMENT - - MANHOLE O MANHOLE O 7m WIDE KEY WATER G� SITE DATA DRIVEWAY ti PAVED AREA a h / 328.90 JD atiJQ � 2 cYc�FGRTT � pP�P 3 � sA� FRM v�h Ss� Fs 1 STOREY PA D AMENITY AREA Uj 0 N N z LANDSCAPED AREA LIGHT POLE E • NN rn N 330.86 15m DAYLIGHT TRIANGLE UTILITY OVERHEAD WIRES POLE 5.4 TRAFFIFIt SIGN KING STREET EAST -- - - --- - MANHOLE O MANHOLE O CATCH BASIN FIRE HYDRANT //Y N CO CD CD W 7� Lij / L zr co 29.50 O0 o �10 I � LU _J (D z a � I 2 N Ur a 0 E Ln c5 MINIMUM LOT WIDTH MINIMUM FRONT YARD SETBACK MINIMUM EXTERIOR SIDE YARD SETBACK MIX -3 REQUIRED PROVIDED 15m 49.61 m -- 1.5m Om 3m 1.5m 3m GROSS FLOOR AREA MINIMUM REAR YARD SETBACK 7.5m 22.9m MINIMUM INTERIOR SIDE YARD SETBACK 4m 3m MINIMUM YARD SETBACK ABUTTING A 829.30 m'= 24.2° GROSS FLOOR AREA RESIDENTIAL ZONE 7.5m 22.9m MINIMUM GROUND FLOOR BUILDING HEIGHT 0.00 TOTAL FSI FOR ANY BUILDING WITH STREET LINE FACADE GFA COMMERCIAL 0.00 m2 GFA RESIDENTIAL 4,5m 4.5m MINIMUM BUILDING HEIGHT 11m 38.25m MAXIMUM BUILDING HEIGHT 32m 38.25m MAXIMUM NUMBER OF STOREYS 10 11 MINIMUM NUMBER OF STOREYS IN THE 49 AMENITY AREAS BASE OF A MID -RISE BUILDING OR TALL INDOOR ? BUILDING 3 storeys 2 storeys MAXIMUM NUMBER OF STOREYS IN THE BASE 8 OF A MID -RISE BUILDING OR TALL BUILDING 49 6 storeys 2 storeys MINIMUM STREET LINE STEPBACK FOR MID -RISE 625.00 m2 BUILDINGS AND TALL BUILDINGS 3m 6,5m MINIMUM FLOOR SPACE RATIO 0.6 2.36 MAXIMUM FLOOR SPACE RATIO 2 2,36 MAXIMUM TOTAL RETAIL GROSS FLOORAREA WITHIN A MULTI -UNIT BUILDING, MULTI -UNIT DEVELOPMENT, MIXED USE BUILDING, OR MIXED-USE DEVELOPMENT. 10,000.00 ml 1,217.00 m2 MINIMUM PERCENT OF NON-RESIDENTIAL GROSS FLOOR AREA 20% 15% MINIMUM PERCENT OF RESIDENTIAL GROSS FLOOR AREA 20% 85,0% MINIMUM GROUND FLOOR STREET LINE FACADE WIDTH AS A PERCENT OF THE WIDTH OF THE ABUTTING STREET LINE. 50% 48.0% MINIMUM PERCENT STREET LINE FACADE OPEN- INGS 50% 64.0% MINIMUM LANDSCAPED AREA 15% 41.5% ZONING BUILDING SETBACKS EXISTING SITE AREA 3,428.50 m2 COVERAGE 829.30 m'= 24.2° GROSS FLOOR AREA FSI COMMERCIAL 0.00 FSI RESIDENTIAL 0.00 TOTAL FSI 0,00 GFA COMMERCIAL 0.00 m2 GFA RESIDENTIAL 0.00 m2 TOTAL GFA 0.00 M2 LOT FRONTAGE 49.63 m BUILDING HEIGHT BUILDING SETBACKS FRONT YARD = 21.5%p REAR YARD SIDE YARD (west) SIDE YARD (east) LANDSCAPED AREA = 91% AT GRADE = 90.3% PAVED AREA AT GRADE PARKING SPACES REQUIRED COMMERCIAL @ 1 :40 - 1 : 27 26-38 RESIDENTIAL @@ 0.9-1,3 70-100 VISITORS (0.1/UNIT) 8 TOTAL SPACES 8 BICYCLES 49 AMENITY AREAS REQUIRED INDOOR ? OUTDOOR ? PROPOSED 3,428.50 m2 /0 737.60 m2 = 21.5%p 0.24 2.28 2.52 839.50 m2 = 91% 7,814.10 m2 = 90.3% 8,653.60 m2 49.63 m 35.5 m (11 storeys) Om 19.6 m 2m 3m 1,827.90 m2 = 53.3% 863.00 m2 = 25,2%D PROPOSED 27 85 8 120 49 PROPOSED 371.40 m2 625.00 m2 CENTREVILLE 5T Key Plan SUBJEC / SITE ARCHITECT'S INSTRUCTIONS: THE CONTRACTOR MUST CHECK AND VERIFY ALL DRAWING DIMENSIONS ON THE SITE BEFORE AND DURING CONSTRUCTION, AND REPORT TO THE ARCHITECT ANY DISCREPANCIES PRIOR TO COMMENCING WORK. DRAWINGS ARE NOT TO BE SCALED FOR PURPOSES OF CONSTRUCTION. ALL CONSTRUCTION DOCUMENTS ISSUED BY THE ARCHITECT ARE THE COPYRIGHT OF THE ARCHITECT AND MUST BE RETURNED UPON REQUEST. REPRODUCTION OF THE CONSTRUCTION DOCUMENTS IN PART OR IN WHOLE IS FORBIDDEN WITHOUT THE ARCHITECT'S WRITTEN PERMISSION. 80 BLOOR STREET WEST, SUITE 403, TORONTO, ONTARIO, M5S 2V1 T (416) 964 1902 info@klmarch.com A PARTNERSHIP OF CORPORATIONS kim PARTNERS KEITH LOFFLER DESIGN INC MCALPINE ARCHITECT INC I BUILDING DATA - 2934 KING STREET EAST KITCHENER ON,,C) AS n� ml2 sq fl m2 m2 m2 m2 m2 • m2 m2 • m2 • m2 m2 M2 e O ERHEADWIRES- RETAIL 1 820.00 m2 8,826 ft2 453.00 367.00 JOHN ILLIAh4 McA INE RETAIL 2 346.50 m2 3,730 ft2 346.50 LICENCE 1 213R 696,60 m2 7,498 ft2 77,40 77,40 77,40 77.40 77.40 77.40 77,40 77,40 77.40 9 �11''1ap,,184397L,%%„ 2 113R 493.20 mz 5,309 ft2 54.80 54.80 54.80 54.80 54,80 54.80 54,80 54.801 54.80 9 Professional Certification 3 1 BR 630.00 m2 6,781 ft2 70.00 70.00 70,00 70.00 70.00 70.00 70.00 70.00 70.00 9 4 31311 780.39 mz 8,400 ft2 86,71 86.71 86.71 86,71 86,71 86.71 86.71 86.71 86.71 ZONING BYLAW AMENDMENT Issued for p 5 1BR 570,40 m� 6,140 ft2 71.30 71.30 71.30 71.30 71.30 71.30 71.30 71.30 8 LU �+ �jry �y /dry r� �A (� r��9 15 APRIL 2023 1 : 200 z 6 213R 512,00 mz 5,511 ILL 64.00 64.00 64.00 64.00 64.00 64.00 64.00 64.00 8 Issue date Scale a 7 113R 520.80 ml 5,606 ft2 65.10 65.10 65.10 65.10 65.10 65.10 65.10 65.10 8 8 1138 518.00 m2 5,576 ft2 64.75 64.75 64.75 64,75 64.75 64.75 64.75 64.75 8 0699 K.L. J.M. Project no. Drawn by Checked by M 9 3BR 860.00 mZ 9,257 ft2 107.50 107.50 107.50 107.50 107.50 107.50 107,50 107.50 8 N�H 31311 90.00 m2 969ft2 _I_ i _ 90,° 1 MIXED-USE DEVELOPMENT SALEABLE 6,837.89 mz 64,776 ft2 799.50 655.91 661,56 661.56 661.56 661,56 661.56 661.56 661.56 661.56 90.00 77 2934 KING STREET EAST, OTHER 1,538.61 m2 16,561 ft2 465.00 328.09 74.44 74.44 74.44 74.44 74.44 74.44 74,44 74.44 150.00 KITCHENER ON COMMERCIAL GFA 1,688.10 m2 18,171 ft2 1,264.50 423.60 OWNER: 2591221 ONTARIO INC. RESIDENTIAL Project GFA 6,688.40 m2 71,993 ft2 560.40 736.00 736.00 736.00 736.00 736.00 735.00 736.00 736.00 240.00 TOTAL GFA 8,376.50 mz 90,164 ft2 1,264.50 94.00 736.0 736.00 736.00 736.9 736.00 736.00 73.00 736.00 240.00 ARCHITECTURAL - SITE INFORMATION TAKEN FROM UN�T SCHEDULE SITE PLAN PLAN OF SURVEY OF BUILDING DATA PART 1, PLAN 5811-7361 �, , LOT 53 GERMAN COMPANY TRACT 1 BEDR�ICJM 41 KING STREET EAST Drawing Tille KITCHENER ON 2 BEDROOM 1$ BY 3 BEDRaaM 1$ AD VLADIMIR DOSEN SURVEYING, O.L.S. DATED 27 MARCH 2022 T'C?TAL TT