HomeMy WebLinkAboutDSD-2023-427 - Zoning By-law Amendment Application ZBA23/033/B/BB - 117 Bloomingdale Road North - Marann HomesStaff Report
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Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: December 4, 2023
SUBMITTED BY: Rosa Bustamante, Director of Planning, 519-741-2200 ext.
7319
PREPARED BY: Brian Bateman, Senior Planner, 519-741-2200 ext. 7869
WARD(S) INVOLVED: Ward 2
DATE OF REPORT:
REPORT NO.:
November 3, 2023
DSD -2023-427
SUBJECT: 117 Bloomingdale Road North
Zoning By-law Amendment Application ZBA23/033/B/BB
Marann Homes
RECOMMENDATION:
That Zoning By-law Amendment Application ZBA23/033/B/BB requesting to amend
Zoning By-law 2019-051, be approved in the form shown in the Proposed `Proposed
By-law', and `Map No. 1' attached to this report as Attachments 'Al' and `A2'; and,
That the Urban Design Brief, attached to this report as Attachment `B', be adopted
and used to inform a future Site Plan Application.
REPORT HIGHLIGHTS:
The purpose of this report is to evaluate and provide a planning recommendation
regarding a Zoning By-law Amendment Application for the property located at 117
Bloomingdale Road North in Bridgeport East.
It is Planning staff's recommendation that the Zoning By-law Amendment Application
be approved. The proposed application represents an opportunity to provide a low-
rise multiple dwelling building form on a Regional roadway in the Bridgeport East
community.
Community engagement included:
o circulation of a preliminary notice to property owners and residents within 240
metres of the subject site;
o installation of a large billboard notice sign on the property;
o follow up one-on-one correspondence with members of the public who
responded to the circulation or saw the billboard sign;
o Neighbourhood Meeting held on October 4, 2023.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
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o notice advising of the statutory public meeting was circulated to all property
owners and residents within 240 metres of the subject site, and those who
responded to the preliminary circulation, and
o notice of the public meeting was published in The Record on November 10,
2023.
• This report supports the delivery of core services.
EXECUTIVE SUMMARY:
The owner of the subject lands addressed as 117 Bloomingdale Road is proposing to
change the zoning from Residential Three (R-3) with Special Regulation Provision 1 R in
Zoning By-law 85-1 to Low Rise Residential Five Zone (RES -5) with Site Specific
Provision (383), Natural Conservation Zone (NHC-1) and Holding Provision (57) to allow
for the development of 40 stacked townhouse units with 46 surface parking spaces. Staff
are recommending that the application be approved.
Figure 1 — Existing Site Conditions Aerial Photograph
REPORT:
The subject property, known municipally as 117 Bloomingdale Road (and described legally
as Part of Lot 71, German Company Tract), is located in the Bridgeport East community,
on the north side of Bloomingdale Road (Regional Road 20), and directly opposite the
three-way intersection with Stanley Avenue. The lot has approximately 67 metres of
frontage along Bloomingdale Road, while the rear lot line runs along the south bank of the
Grand River. The property has a depth of approximately 110 metres along the westerly
side lot line to approximately and 134 metres along the easterly side lot line. The lot has a
total area of approximately 8,119 square metres (0.812 ha).
The site is relatively flat for the majority of the property with the exception of a steep slope
at the rear of the lot along the edge of the Grand River. Accordingly, this rear portion of the
site is designated `Natural Heritage Conservation' on Map 3 -Land Use of the City of
Kitchener's Official Plan, while the remainder of the property is designated `Low -Rise
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Residential'. The rear portion is also identified as a Slope Erosion Hazard area on Map 7 -
Natural Hazards of the Official Plan.
Figure 2- Development Concept
The applicant is proposing to redevelop the subject property by demolishing the existing
buildings and existing single detached dwelling and redeveloping the site with four stacked
townhouse dwellings with a total of 40 dwelling units. The existing single detached
dwelling is to be removed. The Owner has advised that the current resident has been
provided one year notice to relocate.
Error! Reference source not found. shows a site plan drawing of the proposed
redevelopment. The proposed redevelopment includes two outdoor amenity areas: one
between Buildings 1 and 2 and the other between Buildings 3 and 4. Vehicle parking is
provided at a rate of one (1) parking space per dwelling unit plus 15% for visitor parking,
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for a total of 46 parking spaces. The driveway access point has been moved from the west
end of the front lot line to the east, directly opposite the end of Stanley Avenue.
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
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.
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To support provincial policies relating to the optimization of infrastructure, transit and
active transportation, the proposed zoning facilitates a low rise form of development which
efficiently uses the lands, is in close proximity to transit options, and makes efficient use of
both existing roads and active transportation networks. The lands are serviced and are in
proximity to parks, trails and other community uses. Provincial policies are in support of
providing a broad range of housing.
Planning staff is of the opinion that the proposed application will facilitate the intensification
of the subject property with a low-rise development that is compatible with the surrounding
community, helps manage growth, is transit -supportive and will make use of the existing
infrastructure. No new public roads would be required for the proposed development and
Engineering staff have confirmed there is capacity in the sanitary sewer to permit
intensification on the subject lands.
Based on the foregoing, staff is of the opinion that this proposal is in conformity with the
PPS.
A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth
Plan):
The Growth Plan supports the development of complete and compact communities that
are designed to support healthy and active living, make efficient use of land and
infrastructure, provide for a range, and mix of housing types, jobs, and services, at
densities and in locations which support transit viability and active transportation. Policies
of the Growth Plan promote growth within strategic growth areas including major transit
station areas, in order to provide a focus for investments in transit and other types of
infrastructure.
Policy 2.2.6.1(a) states that municipalities will support housing choice through the
achievement of the minimum intensification and density targets in this plan by identifying a
diverse range and mix of housing options and densities, including additional residential
units and affordable housing to meet projected needs of current and future residents.
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;
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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 that can
accommodate a range of household sizes to better utilize existing infrastructure can
provide access to transit and other amenities.
Planning staff is of the opinion that the application conforms to the Growth Plan.
Regional Official Plan (ROP):
The subject lands are designated as Urban Area and Built -Up Area on Schedule 3a of the
Regional Official Plan (ROP). Chapter 2 of the ROP directs the "vast majority" of growth to
be located in the "key structural components" of the Region's Urban System (No.
2.A.3(a)), including the delineated built-up areas shown on Map 2 within which the Subject
Property is located.
ROP Policy No. 2.13.1.1 (c) states that growth in the delineated built-up areas should be
accommodated "through gentle density and a broader range of missing middle housing
options." The ROP's definition of "missing middle housing" defines the term as "multiple
unit housing including, but not limited to multiplexes, stacked townhouses, apartments,
and other low-rise housing options," while "gentle density" is defined as "development or
redevelopment in Urban Areas or Township Urban Areas with a slightly higher density
than adjacent single -detached (or lower density) neighborhoods." The proposed
development of the subject property fully fits this description and thus represents exactly
the type of growth and development envisioned in this section of the ROP. The General
Intensification Policies in Section 2.D.5 further emphasize the importance of these forms of
housing, as they call upon the Region's area municipalities to "establish policies in their
official plans and implementing zoning by-laws, to permit missing middle housing on a
residential lot located within an Urban Area" (No. 2.D.5.1).
In the opinion of staff, this proposal conforms to the ROP, as amended by ROPA 6, which
supports `missing middle' housing forms such as the ones being proposed, within
established residential areas.
Land Use Compatibility
A Land Use Compatibility Study for Noise (LUCSN) was undertaken by the owner to
assess potential impacts of noise generated by the industrial use on the adjacent property,
identified an "excavation service dispatch facility." The study finds that sound levels "at the
north, east, and south fagades at the townhouse blocks closest to the adjacent facility
have the potential to exceed the MECP guideline limits by 5 dB during daytime hours, and
7 dB during nighttime hours". The report therefore recommends that the proposed
development incorporate 3 -metre -tall noise barriers along a section of the east property
line that is shared with the excavation dispatch facility, and that the dwellings be designed
so that "the eastern fagade facing the existing excavation dispatch facility" will "not have
windows open to noise -sensitive spaces" It further recommends that standard warning
clauses be included in all property and tenancy agreements and in all offers of purchase
and sale, in accordance with MECP guidelines. Overall, the LUCSN finds that "the
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proposed development is feasible with the noise control measures described in Section 4,
which can attenuate the sounds levels from the adjacent industry to meet the MECP
guideline levels".
The Region of Waterloo is the approval authority for this study. It is currently under review
and Planning staff are recommending a Holding Provision until the study is fully accepted
and approved by the Region. Staff have incorporated the Holding Provision within the
proposed By-law attached to this report.
City of Kitchener Official Plan (OP)
Urban Structure
The subject lands are identified as a `Community Areas' in the City's Urban Structure (Map
2). The planned function of Community Areas is to provide residential uses as well as non-
residential supporting uses intended to serve the immediate residential areas. Community
Areas may have limited intensification with development being sensitive and compatible
with the character, form, and planned function of the surrounding context.
Land Use Desianation
The subject lands are designated Low Rise Residential in the City's Official Plan (Map 3).
Low Rise Residential areas are intended to accommodate a full range of low density
housing types including single detached, semi-detached, townhouse, and low-rise multiple
dwellings. The Low Rise Residential designation states that the City will encourage and
support the mixing and integrating of innovative and different forms of housing to achieve
and maintain a low-rise built form. No buildings shall exceed 3 storeys or 11 metres in
height. No Official Plan amendment is required to implement the Zoning By-law
Amendment application.
Planning staff is of the opinion that the requested Zoning By-law Amendment will facilitate
a cluster stacked townhouse building form that conforms with the Low Rise Residential
land use designation in the City's Official Plan.
Transportation
The City's Official Plan contains policies to develop, support, and maintain a complete,
convenient, accessible and integrated transportation system that incorporates active
transportation, public transit, and accommodates vehicular traffic.
In regard to alternate modes of transportation, objectives of the Official Plan include
promoting land use planning and development that is integrated and conducive to the
efficient and effective operation of public transit and encourages increased ridership of the
public transit system. The City shall promote and encourage walking and cycling as safe
and convenient modes of transportation.
The proposed development aims to increase density on an existing site that is served by
public transit, with access to Grand River Transit Routes 5 along with bike lanes on
Bloomingdale Road and sharrows over the Lancaster/Bridge Street bridge. Staff is
therefore of the opinion that the requested Zoning By-law Amendment conforms with the
transportation policies of the City's Official Plan.
Environmental Considerations
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Given proximity to Natural Heritage Conservation lands and existing vegetation along the
rear of the site, a scoped Environmental Impact Study (EIS) and Tree Management Plan
(TMP) for the proposed development was prepared in support of the application. These
reports have been reviewed and accepted by staff. Any recommendations will be
implemented through the site plan approval process. The Region has requested a Holding
Provision be applied to the zoning pending their final acceptance of the EIS. Staff has
included it in the proposed Zoning By-law attached to this report.
Slope Stability
Given the proximity to the Grand River, Official Plan policy requires a slope stability
analysis. This assessment has been carried out by the applicant and reviewed by both
GRCA and City staff. The assessment has been accepted by Environmental Planning and
GRCA staff and areas affected by slope stability are zoned Natural Conservation (NHC-1)
Zone where development is not permitted.
Urban Design
The City is committed to achieving a high standard of urban design, architecture and
place -making to positively contribute to quality of life, environmental viability and economic
vitality. Urban design is a vital component of city planning and goes beyond the visual and
aesthetic character of individual buildings and also considers the functionality and
compatibility of development as a means of strengthening complete communities.
Urban Design policies in the 2014 Official Plan support creating visually distinctive and
identifiable places, structures and spaces that contribute to a strong sense of place and
community pride, a distinct character and community focal points that promote and
recognize excellence and innovation in architecture, urban design, sustainable building
design and landscape design. The City will require high quality urban design in the review
of all development applications through the implementation of the policies of the Official
Plan and the City's Urban Design Manual.
An Urban Design Brief has been submitted in support of the application to demonstrate
how the development achieves the objectives of the Official Plan and Urban Design
guidelines. The Brief has been reviewed and accepted by the City's Urban Design staff.
The Brief is attached to this report and will help inform the future site plan application.
Housing
The City's primary objective with respect to housing in the Official Plan is to provide for an
appropriate range, variety and mix of housing types and styles, densities, tenure and
affordability to satisfy the varying housing needs of our community through all stages of
life. This low rise multiple dwelling proposal is a "missing middle" housing type and
provides an option that bridges the gap between high density residential towers and single
detached dwellings. The proposed housing type is an important segment in Kitchener's
housing continuum.
Policy 4.C.1.9. Residential intensification and/or redevelopment within existing
neighbourhoods will be designed to respect existing character. A high degree of sensitivity
to surrounding context is important in considering compatibility.
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Policy 4.C.1.12. The City favours a land use pattern which mixes and disperses a full
range of housing types and styles both across the city as a whole and within
neighbourhoods.
Policy 4.C.1.22: The City will encourage the provision of a range of innovative housing
types and tenures such as rental housing, freehold ownership and condominium
ownership including common element condominium, phased condominium and vacant
land condominium, as a means of increasing housing choice and diversity.
Based on the above housing policies, staff is of the opinion that the application conforms
to the Official Plan.
Policy Conclusion
Planning staff are of the opinion that the proposed Zoning By-law Amendment is
consistent with policies of the Provincial Policy Statement, conforms to the Growth Plan for
the Greater Golden Horseshoe, the Regional Official Plan and the City of Kitchener Official
Plan, and represents good planning.
Proposed Zoning By-law Amendment:
This application proposes an amendment to both Zoning By-law No. 85-1 and Zoning By-
law No. 2019-051. The Subject Property is currently zoned Low Rise Residential Three (R-
3) with Special Regulation Provision 1 R in Zoning By-law No. 85-1. The purpose of the
proposed amendment is to remove the subject property from Zoning By-law No. 85-1 and
to change the zoning to a combination of RES -5 (Low -Rise Residential Five Zone) and
NHC-1 (Natural Conservation Zone) in Zoning By-law No. 2019-051. The proposed
amendment also adds site-specific provisions to permit small increases to the maximum
Floor Space Ratio (FSR) and maximum building height, as well as a Holding Provision to
require a Record of Site Condition before the proposed development may proceed. An
amending by-law has been included as Attachments 'Al' and `A2' to this report.
Site -Specific Provision (383) proposed the following site specific regulations:
a. Permit a minimum front yard setback of 4.5 metres;
b. Permit a maximum Floor Space Ratio of 0.68 and;
c. Permit a maximum building height of 12.5 metres.
Front Yard Setback:
The front yard setback is governed by setbacks of the adjacent properties in accordance
with Section 7.6. Existing front yard setbacks vary considerably along Bloomingdale Road
which is further complicated by a varying road allowance (road widening dedications have
not been provided for all lots). As such, the applicant has requested 4.5 metres, which is
the typical front yard setback minimum requirement that, given a road widening dedication
to the Region is appropriate because setbacks are inconsistent and will serve as an
adequate distance for the proposed residential use.
Floor Space Ratio (FSR)
City policy stipulates a maximum FSR of 0.6 in the Low -Rise Residential land use
designation. An increase to 0.75 is permissible without an amendment to the Official Plan.
The requested 0.68 is considered a minor increase over 0.6 thereby maintaining the intent
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of the OP. Given the location and the surrounding context the impact associated with this
minor increase is considered negligible.
Maximum Building Height
The Zoning By-law allows up to 11 metres in building height. Official Plan policy
15.D.3.12permits building heights of up to 14 metres on lands that are adjacent to
Regional roadways. Bloomingdale Road is a Regional roadway and therefore the
requested increase to 12.5 metres conforms to the Official Plan.
Holdina Provision (57H
A Holding Provision is proposed to require a Record of Site Condition and Ministers
Acknowledgement Letter, to the satisfaction of the Region of Waterloo, prior to any
residential use being permitted.
Proposed Zoning By-law Amendment Conclusions
Staff is of the opinion that the proposed Zoning By-law Amendment to change the zoning
of the subject lands to RES -5 with Site Specific Provision (383) and Holding Provision
(57H) represents good planning as it will facilitate the redevelopment of the lands with a
40 -unit multiple dwelling that is supported by policy, compatible with the existing
neighbourhood, serviceable and functional and which will add visual interest along the
streetscape. Staff are supportive of the proposed development and recommend that the
proposed Zoning By-law Amendment be approved as shown in Attachments `A1' and `A2'.
Department and Agency Comments:
Circulation of the Zoning By-law Amendment Application was undertaken in September to
all applicable City departments and other review authorities. No major concerns were
identified by any commenting City department or agency and any necessary revisions and
updates were made. Copies of the comments are found in Attachment `C' of this report.
The following Reports and Studies were considered as part of the proposed Zoning By-law
Amendment: These include a Planning Justification Report, Urban Design Brief,
Environmental Impact and Slope Stability Analysis, Functional Servicing and Storm Water
Management Report, and Land Use Compatibility and Noise Study.
WHAT WE HEARD
isTwo (2) people provided written comments
A City -led Neighbourhood Meetings held on October 4, 2023,
and approximately ten (10) different users logged on
101 households (occupants and property owners) were
0 circulated and notified
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Staff received written responses from two residents with respect to the proposed
development. These are included in Attachment `D'. A Neighbourhood Meeting was held
on October 4, 2023. In addition, staff had follow-up one-on-one correspondence with
members of the public. A summary of what we heard, and staff responses are noted
below.
What We Heard
Staff Comment
There are not enough parking
The applicant is proposing 46 parking spaces which
spaces for the 40 units.
meets the minimum parking requirement of 1.15
parking spaces per dwelling unit in Zoning By-law
2019-051.
A Traffic Impact Study (TIS)
Bloomingdale Road North is a Regional roadway.
should be requested.
Regional roadways are designed and designated to
carry very large volumes of traffic. The development
proposes 40 dwelling units with a single access point
onto Bloomingdale Road directly opposite Stanley
Avenue. As such, a TIS is not warranted, and the
Region did not request the preparation of a Traffic
Impact Study (TIS) as a requirement of application
submission.
Development moratorium in
The moratorium was lifted by the Region of Waterloo
Bridgeport East community.
after the roundabout at Bridge Street and Lancaster
Street was constructed.
There is already too much traffic
Bloomingdale, Bridge and Lancaster are all Regional
along Bloomingdale Road and at
roadways designated to carry larger volumes of
the Bridge Street and Lancaster
vehicular traffic. To address this concern,
Roundabout.
Transportation Services has provided the following
information (complied from multiple stakeholders,
including the Region):
• Regional staff have advised that the current
levels of service at the Bridge Street/Lancaster
Street roundabout are generally acceptable.
There is some queueing that is occurring on
Lancaster Street between Bridge Street and
Bridgeport Road in the PM peak caused by the
interaction of the traffic signal at Bridgeport
Road and the roundabout, and higher volumes
of vehicle commuters.
• Based on the Region's growth model, the level
of service at the roundabout in the peak hours is
expected to remain the same or deteriorate
slightly.
• There are capacity constraints that prevent
increasing vehicle capacity at the roundabout
on all three legs that limit the amount of traffic
that can access the roundabout. There have
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been several Environmental Assessments that
have occurred on all three legs of the
roundabout to consider road widenings. The
results of these studies have consistently shown
the impact was too great to the natural, social
and economic environments to widen either
Lancaster Street or Bridge Street (including the
consideration of a new bridge to twin the
existing Bridgeport Bridge). When the
Bridgeport Bridge area Environmental
Assessment was undertaken many options
were considered. The preferred option was to
rehabilitate the exiting historical bridge structure
and add the roundabout due to significant
natural, social and economic impacts of the
alternatives.
• There are no plans to modify the roundabout to
increase vehicle traffic capacity given
engineering constraints identified through the
Environmental Assessments. There is no
technical, financial, or environmentally
sustainable way to accommodate more capacity
at this location, except by significantly
increasing the modal share of non -auto trips.
The Region's long-term plan is to increase the
person carrying capacity of its transportation
network by improving transit service (for
medium and longer distance trips), the cycling
network (for short and medium distance trips),
and walking (for short trips). There are plans in
the area to improve the cycling infrastructure to
Triple A facilities (All Ages and Abilities) along
Bridgeport Road and Erb Street (from Uptown
Waterloo to Lancaster Street) and along
Lancaster Street (south of Bridgeport Road).
• With the new Highway 7, volumes at the
roundabout are expected to be reduced in the
future as this is a known alternative for auto
trips to and from the Guelph area. The Province
has been moving forward with purchasing land
and design. MTO has commenced the design
build process to widen the Frederick Street
bridge to accommodate new highway
interchange ramps. This is one of the last major
infrastructure projects to be undertaken before
mainline construction can occur for the new
Highway 7. While full funding is not identified in
the Provincial Highway Programs at this time,
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Planning Conclusions:
In considering the foregoing, staff are supportive of the Zoning By-law Amendment. Staff is
of the opinion that the subject application is consistent with policies of the Provincial Policy
Statement, conforms to Growth Plan for the Greater Golden Horseshoe, the Regional
Official Plan, and the City of Kitchener Official Plan and represent good planning. Staff
recommends that the application be approved. The proposed application represents an
opportunity to provide more `missing middle' housing that addresses a need in our
community.
STRATEGIC PLAN ALIGNMENT:
The recommendation of this report supports the achievement of the City's strategic vision
through the delivery of core service.
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget - Bill 109, More Homes for Everyone Act, 2022 introduced a
requirement for a municipality to refund planning application fees if a decision is not made
within a prescribed timeframe. Decisions on Zoning By-law Amendments are required
within 90 days to retain planning application fees, for applications received after July 1,
2023. A decision must be made by Council prior to December 11, 2023, or the Planning
Division must issue an application fee refund of $12,800.00, being 50% of the $25,600.00
Major Zoning By-law Amendment Application fee. The Planning Division does not have a
funding source or budget for refunding planning application fees.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance
of the Council / Committee meeting. A large notice sign was posted on the property and
information regarding the application was posted to the City's website in September 2023.
Following the initial circulation referenced below, an additional postcard advising of the
statutory public meeting was circulated to all residents and property owners within 240
metres of the subject lands, those responding to the preliminary circulation and who
attended the Neighbourhood Meeting of October 4, 2023. Notice of the Statutory Public
Meeting was also posted in The Record on November 10, 2023 (a copy of the Notice may
be found in Attachment C).
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the Province has continued to be committed to
moving new Highway 7 along to construction.
Stacked townhouses are not
While stacked townhouses are not common in
compatible with the Bridgeport
Bridgeport East, there are a number of 3 storey
East neighbourhood.
multiples including one directly across the street
from this development. Moreover, the City's Official
Plan and the Region's Official Plan through ROPA 6
support the inclusion of a variety of low-rise housing
forms within residential neighbhouroods.
Compatibility is also not defined as "the same as", it
can be similar to or exiting in harmony.
Planning Conclusions:
In considering the foregoing, staff are supportive of the Zoning By-law Amendment. Staff is
of the opinion that the subject application is consistent with policies of the Provincial Policy
Statement, conforms to Growth Plan for the Greater Golden Horseshoe, the Regional
Official Plan, and the City of Kitchener Official Plan and represent good planning. Staff
recommends that the application be approved. The proposed application represents an
opportunity to provide more `missing middle' housing that addresses a need in our
community.
STRATEGIC PLAN ALIGNMENT:
The recommendation of this report supports the achievement of the City's strategic vision
through the delivery of core service.
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget - Bill 109, More Homes for Everyone Act, 2022 introduced a
requirement for a municipality to refund planning application fees if a decision is not made
within a prescribed timeframe. Decisions on Zoning By-law Amendments are required
within 90 days to retain planning application fees, for applications received after July 1,
2023. A decision must be made by Council prior to December 11, 2023, or the Planning
Division must issue an application fee refund of $12,800.00, being 50% of the $25,600.00
Major Zoning By-law Amendment Application fee. The Planning Division does not have a
funding source or budget for refunding planning application fees.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance
of the Council / Committee meeting. A large notice sign was posted on the property and
information regarding the application was posted to the City's website in September 2023.
Following the initial circulation referenced below, an additional postcard advising of the
statutory public meeting was circulated to all residents and property owners within 240
metres of the subject lands, those responding to the preliminary circulation and who
attended the Neighbourhood Meeting of October 4, 2023. Notice of the Statutory Public
Meeting was also posted in The Record on November 10, 2023 (a copy of the Notice may
be found in Attachment C).
Page 60 of 355
CONSULT — The proposed Zoning By-law Amendment Application was circulated to
residents and property owners within 240 metres of the subject lands on September 18,
2023. In response to this circulation, staff received written responses from two members of
the public, which are attached to this report as Attachment `E'. Planning staff also had one-
on-one conversations with residents on the telephone and responded to emails.
PREVIOUS REPORTS/AUTHORITIES:
• Planning Act, R.S.O. 1990, c. P.13
• Growth Plan, 2020
• Provincial Policy Statement, 2020
• Region of Waterloo Official Plan & ROPA 6
• City of Kitchener Official Plan, 2014
• City of Kitchener Zoning By-laws 85-1 & 2019-051
REVIEWED BY: Garett Stevenson, Manager of Development Review, Planning Division
Tina Malone -Wright, Supervisor Development Applications, Planning Division
APPROVED BY: Readman, Justin - General Manager, Development Services
ATTACHMENTS:
Attachment Al
— Proposed By-law
Attachment A2
— Map No. 1
Attachment B —
Urban Design Brief
Attachment C —
Newspaper Notice
Attachment D —
Department and Agency Comments
Attachment E —
Neighbourhood Comments
Page 61 of 355
PROPOSED BY-LAW
'2023
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a by-law to amend By-law No. 85-1, as
amended, and By-law 2019-051, as amended,
known as the Zoning By-laws for the City of
Kitchener
— Marann Homes Limited — 117 Bloomingdale
Road)
WHEREAS it is deemed expedient to amend By-law 85-1 and By-law 2019-051
for the lands specified above;
NOW THEREFORE the Council of The Corporation of the City of Kitchener
enacts as follows:
1. Schedule Number 135 of Appendix "A" to By-law Number 85-1 is hereby
amended by removing 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.
2. Zoning Grid Schedule Number 135 of Appendix "A" to By-law Number 2019-
051 is hereby amended by adding thereto the lands specified and illustrated
as Area 1 on Map No. 1, in the City of Kitchener, attached hereto, and by
zoning the Area 1 lands thereafter as Low Rise Residential Five Zone (RES -
5) with Site -Specific Provision (383) and Holding Provision (57H).
3. Zoning Grid Schedule Number 135 of Appendix "A" to By-law Number
2019-051 is hereby amended by adding thereto the lands specified and
illustrated as Area 2 on Map No. 1, in the City of Kitchener, attached
Page 62 of 355
0
5
0
7
hereto, and by zoning the Area 2 lands thereafter as Natural
Conservation Zone (NHC-1).
Zoning Grid Schedule Number 135 of Appendix "A" to By-law Number
2019-051 is hereby further amended by adding thereto the lands specified
and illustrated as Area 3 on Map No. 1, in the City of Kitchener, attached
hereto, and by zoning the Area 3 lands thereafter as Natural Conservation
Zone (NHC-1).
Zoning Grid Schedule Number 135 of Appendix "A" to By-law Number
2019-051 is hereby further amended by incorporating additional zone
boundaries as shown on Map No. 1 attached hereto.
Section 19 of By-law Number 2019-051 is hereby amended by adding
Site -Specific Provision (383) thereto as follows:
"(383) Notwithstanding Section 7.3 of this By-law, within the lands zoned
RES -5 and shown as being affected by this subsection on Zoning
Grid Schedule Number 135 of Appendix "A", the following site-
specific provision shall apply:
a) The minimum front yard shall be 4.5 metres.
b) There shall be no maximum front yard.
c) The maximum Floor Space Ratio (FSR) shall be 0.65;
d) The maximum building height shall be 13.0 metres."
Section 20 of By-law Number 2019-051 is hereby amended by adding
Section (57H) thereto as follows:
"(57H) Notwithstanding Section 7 of this By-law, within the lands zoned
RES -5 and shown as being affected by this subsection on Zoning
Grid Schedule Number 135 of Appendix "A", only those uses that
lawfully existed on the date of passing of this By-law shall be
permitted until such time as:
Page 63 of 355
a) a Record of Site Condition (RSC) for the lands affected by
this subsection 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 submitted and approved
to the satisfaction of the Ministry of the Environment,
Conservation and Parks ("MECP") or any successor Ministry
thereto; and
b) A Functional Servicing and Storm Water Management
Report; Scoped Environmental Impact Statement and Land
Use Compatibility Report for road traffic and stationary noise
has been accepted to the satisfaction of the Regional
Municipality of Waterloo."
PASSED at the Council Chambers in the City of Kitchener this _ day of
, 2023.
Mayor
Clerk
Page 64 of 355
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MAP NO. 1
MARANN HOMES LIMITED
117 BLOOMINGDALE RD
0 50 100
METRES
SCALE 1:4,000
DATE: OCTOBER 30, 2023
ZONING BY-LAW AMENDMENT ZBA23/033/B/BB
OFFICIAL PLAN AMENDMENT N/A
City of Kitchener I FILE
ZBA23033BBB_MAP1
DEVELOPMENT SERVICES DEPARTMENT, PLANNING Mxd
SUBJECT AREA(S)
N
AMENDMENT TO BY-LAW 85-1 AND 2019-051
AREA 1 -
FROM RESIDENTIAL THREE ZONE (R-3)
WITH SPECIAL REGULATION PROVISION 1 R
WOOLWICH
UNDER BY-LAW 85-1
TO LOW RISE RESIDENTIAL FIVE ZONE (RES -5)
WITH SITE SPECIFIC PROVISION (383)
AND HOLDING PROVISION (57H)
UNDER BY-LAW 2019-051
AREA 2 -
FROM RESIDENTIAL THREE ZONE (R-3)
WITH SPECIAL REGULATION PROVISION 1 R
UNDER BY-LAW 85-1
TO NATURAL CONSERVATION ZONE (NHC-1)
UNDER BY-LAW 2019-051
AREA 3 -
FROM EXISTING USE ONE ZONE (E-1)
WITH PROPERTY DETAIL 3
UNDER BY-LAW 85-1
TO NATURAL CONSERVATION ZONE (NHC-1)
UNDER BY-LAW 2019-051
BY-LAW 85-1
E-1 EXISTING USE ONE ZONE
M-2 GENERAL INDUSTRIAL ZONE
P-2 OPEN SPACE ZONE
R-3 RESIDENTIAL THREE ZONE
2�
R-4 RESIDENTIAL FOUR ZONE
R-5 RESIDENTIAL FIVE ZONE
N0 NO
BY-LAW 2019-051
EUF-1 EXISTING USE FLOODPLAIN ZONE
NHC-1 NATURAL CONSERVATION ZONE
OSR-2 OPEN SPACE: GREENWAYS ZONE
RES -5 LOW RISE RESIDENTIAL FIVE ZONE
-
FLOODING HAZARD
SLOPE EROSION HAZARD
ZONE GRID REFERENCE
SCHEDULE NO. 135
OF APPENDIX 'A'
KITCHENER ZONING BY-LAW 85-1 AND 2019-051
P P"65
ZONE LIMITS
ZONING BY-LAW AMENDMENT ZBA23/033/B/BB
OFFICIAL PLAN AMENDMENT N/A
City of Kitchener I FILE
ZBA23033BBB_MAP1
DEVELOPMENT SERVICES DEPARTMENT, PLANNING Mxd
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City Of Kitchener
Zoning Bylaw Amendment
August 2023
ORCHARD GsP
DESIGN STuoiolNc.
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Page 66 of 355
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August 2023
ORCHARD GsP
DESIGN STuoiolNc.
1. group
Page 66 of 355
URBAN DESIGN BRIEF
117 Bloomingdale Road
City of Kitchener
Zoning Bylaw Amendment
August, 2023
Prepared for:
Marann Homes
6-449 Laird Road,
Guelph, ON
N1G 4W1
Prepared by:
GSP Group Inc.
72 Victoria Street South, Suite 201
Kitchener, ON
N2G 4Y9
TABLE OF CONTENTS
1. BACKGROUND...........................................4
1.1 Scope.................................................................4
1.2 Purpose and Outline............................................4
1.3 Supporting Studies and Materials ..........................4
2. EXISTING SITE CONDITIONS AND CONTEXT ..5
2.1 Location and Description......................................5
2.2 Existing Site Conditions and Topography ................5
2.3 Surrounding Neighbourhood Context....................7
2.4 Abutting Property Context....................................9
3. DESIGN POLICY AND GUIDELINE
REFERENCES...............................................10
3.1 City of Kitchener Official Plan ................................ 10
3.2 General Urban Design Policies ............................. 10
3.3 Urban Design Manual ......................................... 10
4. PROPOSED DEVELOPMENT .......................12
4.1 Design Vision and Objectives ............................... 12
4.2 Building Positioning ........................................... 15
4.3 Building Scale and Massing ................................. 15
4.4 Parking............................................................. 15
4.5 Access and Circulation ........................................ 15
4.6 Service Area ..................................................... 15
4.7 Building Articulation ........................................... 17
4.8 Landscape Design .............................................. 17
4.9 Outdoor Amenity Area ....................................... 17
5. RESPOND TO POLICY AND GUIDELINE
FRAMEWORK..........................................22
5.1 Response to Official Plan Policy ............................. 22
5.2 Response to Urban Design Guidelines ..................23
6. CONCLUSION..........................................26
Page 68 of 355
BACKGROUND
1.1 Proposal
GSP Group Inc. has been retained by Marann
Homes (the "Applicant") for the property at 117
Bloomingdale Road (the "Subject Property") in
the City of Kitchener. The proposed development
includes four 3 -storey stacked townhouse buildings
containing a total of 40 units with outdoor amenity
spaces and 46 surface parking spaces.
1.2 Purpose and Outline
The purpose of this Urban Design Brief is to
evaluate the proposed development with regard
for good urban design principles and ensure that
the planned development appropriately addresses
the City of Kitchener's urban design policy
framework and guidelines. This Urban Design
Brief is being submitted in support of a Zoning
Bylaw Amendment ("ZBA") and Site Plan Approval
("SPA") for the proposed development. This brief
has been prepared in accordance with the urban
design comments from "Record of Pre -Submission
Consultation" meeting held on May 10, 2022.
The Kitchener Official Plan identifies Urban Design
Brief as comprehensive documents "which may
include urban design vision, principles, objectives,
guidelines and strategies" and that "may be
required of an owner/applicant in support of a
development application". Based on the matters for
consideration and evaluation identified in the pre-
submission consultation record, this Urban Design
Brief contains:
• A description of the existing physical conditions
on the Subject Property (Section 2);
• A description and characterization of the
surrounding area and neighbourhood context
(Section 3);
• A description of the design components of the
proposed development (Section 4);
• An assessment of the proposed design concept
in respect to relevant design policies and
guidelines (Section 5); and
• A summary of the report findings (Section 6).
1.3 Supporting Studies and Materials
This Urban Design Report has considered the
following plans and reports supporting the
proposed application as well as relevant City policy
and guidelines documents:
• Site Plan prepared by GSP Group; and
• Elevations prepared by Orchard Design Studio
Inc.
URBAN DESIGN BRIEF 1117 BL00MIN&W9A6f 31-95
EXISTING SITE CONDITIONS AND CONTEXT
2.1 Location and Description
The Subject Property is located on the north side of Bloomingdale Street in Bridgeport East neighbourhood
of Kitchener. The Subject Property is 0.64 hectares (2.47 acres) in size and generally rectangular in shape,
with a frontage of 67 metres on Bloomingdale Street.
2.2 Existing Site Conditions and Topography
There is an existing industrial building on the property, along with ancillary structures and a detached
dwelling. All buildings on the property are proposed to be demolished during the construction process.
The topography of the Subject Property is predominantly flat, and it is bordered by mature deciduous trees
situated along the top of the bank on the north side of the property.
A
Site Area
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URBAN DESIGN BRIEF 1117 BLOOMIN &WlA& 3-195
2.3 Surrounding Neighbourhood
Context
The Subject Property is located within the
Bridgeport East neighbourhood of Kitchener,
generally bound by the Grand River on the north,
west and south sides, and the City of Kitchener
municipal boundary on the east side. The urban
fabric of this neighbourhood is irregular; a common
characteristic of older low density neighbourhoods.
The size, age, and form of the residential dwellings
vary and include single detached dwellings and
semi-detached dwellings of post-war architectural
style. The neighbourhood includes select multiple -
unit development forms including townhouses and
low-rise apartment buildings such as 44 Nelson
Avenue; 99, 103 Schweitzer Street; 126, 130, 134
Bloomingdale Road North.
The Bridge Street East corridor at the south-west
edge of the neighbourhood includes light industrial
uses and park/open spaces, with public trail access
along the Grand River. An expanse of the open
space area adjacent to the Grand River on the west
and south side of the neighbourhood will remain
essentially in a natural state due to its flood prone
location within the floodplain.
There are multiple community facilities distributed
throughout the neighbourhood including: 6
neighbourhood parks, Bridgeport Sportsfield,
a community centre ("Bridgeport Community
Centre") YWCA Bridgeport Childcare Centre, and
a church ("Holy Family Croatian Roman Catholic
Parish"), offering various trails and recreational
opportunities. Bloomingdale Road is identified
in the Cycling and Trails Master Plan as being part
of the Bicycle Network and has on -street cycling
infrastructure. GRTtransitfor route 5 (peak30-minute
headways) runs through the neighbourhood, with
the closest bus stops to the Subject Property at the
Bloomingdale/Stanley and Stanley/Schweitzer
intersection (within a five-minute walk).
6-plex buildings at 126, 730,734 Bloomingdale Road North, located within 100 metres of the Site
URBAN DESIGN BRIEF 1117 BLOOMIN &VA 335
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2.4 Abutting Property Context
The surrounding area is mainly characterized by
residential, light industrial uses, open space land
uses and environmental features. More specifically,
uses that surround the Subject Property include the
following:
North: The Subject Property is located immediately
adjacent to the Grand River to the north. A portion
of the Subject Property along the northern limit
is within the Grand River Conservation Authority
(GRCA) Regulation Limit and contains portions of
Slope Erosion, Slope Valley and Floodplain Natural
Hazard features. The Proposed Development is
setback 12 metres from the top of bank as well as the
Significant Valleyland features along the northern
property limit.
East: To the immediate east of the Subject Property
is an excavation dispatch facility (Richard Schaefer
& Son Haulage Limited. The facility provides
excavation and construction services, and contains
a dump truck, a tow truck, excavating equipment,
storage and maintenance sheds, and small outdoor
stockpiles of materials. This Subject Property is
considered as a Class I or Class II facility and the
proposed development is 9 metres away from the
facility. Mitigating measures such as a noise barrier
wall of 3 metres in height are required along the
east property line and no windows to be proposed
on the east facade of the northernmost townhouse
block.
South: The Subject Property is situated at the
termination point of Stanley Avenue. On the south
side of Bloomingdale Street, there are residential
dwellings that do not have car garages. Instead, the
individual driveways of these properties are utilized
for parking cars. The residential lots located at the
corner of Stanley Avenue and Bloomingdale Road
feature detached dwellings with frontages along
Stanley Avenue.
West: Abutting the Subject Property at the west is
a residential property setback approximately 27
metres from the public sidewalk to the building
line. The residential property consists of a 2 -storey
detached dwelling with an outdoor storage
structure at the rear (107 Bloomingdale Road).
Currently, there are no existing trees or fencing
along the shared property line to separate the
Subject Property from this property.
SOUTH
URBAN DESIGN BRIEF 1117 BLOOMIN &FA� 31-95
DESIGN POLICY AND GUIDELINE
REFERENCES
3.1 City of Kitchener Official Plan
Low Rise Residential Policies
The Site is part of the Community Areas structure
element and is designated Low Rise Residential
in the City of Kitchener Official Plan ("Official
Plan"). The Low -Rise Residential designation is
intended to accommodate a range of low density
housing types including single detached, semi-
detached and street townhouses; specifically, the
designation encourages and supports "the mixing
and integration of innovation and different forms
of housing to achieve and maintain allow -rise built
form" (Policyl5.D.3.9). A maximum building height
of 4 storeys or 14 metres, at the highest grade
elevation, whichever is the lesser, may be permitted
on lands having primary frontage on to a Regional
Road or City Arterial Street (Policy 15.D.3.13).
General residential policies direct "the successful
integration of different housing types" through
intensification within the Low Rise Residential
designation (Policy 15.D.3.3) in keeping with the
following considerations:
• Compatibility of building form with respect to
massing, scale, design;
• The relationship of housing to adjacent buildings,
streets and exterior areas;
• Adequate and appropriate parking areas are
provided on site;
• Adequate and appropriate amenity areas and
landscaped areas are provided on site.
3.2 General Urban Design Policies
Section 11 of the Official Plan contains general urban
design policies that are used to evaluate movement
patterns, the relationship between built form and
open spaces, integration of natural and cultural
resources and development impacts. They include:
General urban design policies that speak to the
matters such as streetscapes, CPTED principles, fire
prevention, barrier -free accessibility, and shade.
Neighbourhood Design policies that provide
direction for the design of new neighbourhoods,
including design objectives of walkability,
variety, place making, conservation, connectivity,
transit -supportive and safety. The City's primary
focus is to create diverse, attractive, walkable
neighbourhoods that contribute to complete and
healthy communities.
Building Design, Massing and Scale design policies
speak to human -scale proportions to support a
comfortable and attractive public realm, including
attractive building forms, fa(;ades, and roof designs;
complementary design of new buildings; and
architectural innovation and expression.
Section 17.E.10.5 identifies that urban design
briefs/reports together with other design -related
materials are meant to be used to:
a) demonstrate that a Proposed Development or
redevelopment is compatible;
b) address the relationship to and the privacy of
adjacent residential development; and,
c) ensure compatibility with the existing built form
and the physical character of the established area
and/or neighbourhood.
3.3 Urban Design Manual
PART A -Design Guidelines
Part A contains design guidelines on various land
uses, built types, geographic areas, and urban
structure elements. The following topics of design
guidelines are relevant to the Site and the proposed
building.
a) City -Wide
The City -Wide design guidelines apply to Kitchener
as a whole. The main objective of these guidelines
is to ensure Kitchener is designed as an inclusive,
safe, accessible, comfortable, and appealing place
URBAN DESIGN BRIEF 1117 BLOOMIN &f 6f 396
to live, work and play. Guidelines are divided into
Community Design and Site Design. The Community
Design guidelines are primarily used by the City in
designing the form and structure of communities
through the application of design best practices in a
range of topics. The Site Design guidelines address
built form, open space and site functionality.
b) New Neighbourhoods
The New Neighbourhood design guidelines apply
to undeveloped lands including in the Community
Areas of the City's Urban structure of the Official
Plan. They are generally to direct development of
new communities or neighbourhoods by Plan of
Subdivision or Condominium.
The New Neighbourhoods guidelines is composed
of nine objectives: walkability, variety, placemaking,
conservation, connectivity, transit supportive,
safety, viability and liveability.
c) Low -Rise Multiple Residential Buildings
The Low -Rise Multiple Residential Buildings
design guidelines apply to multiple residential
and townhouse buildings, generally 3 storeys or
less. The guidelines note that such forms are a
"valuable alternative to taller forms when seeking
to achieve greater densities in established or
new low-rise neighbourhoods". The Low -Rise
Multiple Residential Buildings guidelines address
compatibility, building components and site
function.
PART C - Design Standards
Part C contains design standards with specifications
on technical details. Several standards are
applicable to the Proposed Development, including
those for access to roads, surface parking, outdoor
lighting, barrier -free accessibility, pedestrian
and transit -supportive development, emergency
services, multiple residential, landscaping and
natural features, and landscape design.
URBAN DESIGN BRIEF 1117 BLOOMIN &F�� 355
PROPOSED DEVELOPMENT
4.1 Design Vision and Objectives
The Subject Property envisions to be developed into a high-quality
3 -storey townhouse buildings consisting of 40 units with outdoor
amenity area of 284 square metres and a total of 46 surface parking
spaces including two barrier -free parking spaces. The design goal
for the proposed development is to make efficient use of the Subject
Property by intensifying with a compact form of development that fits
contextually with the character of Bloomingdale Road and the broader
neighbourhood.
To realize this goal, the objectives for the proposed development are to:
• Facilitate a compact urban form that reinforces human scale
proportions.
• Orient the building to address Bloomingdale Road streetscape with
an architectural rhythm that provides interest along the pedestrian
realm.
• Achieve a high-quality of architectural design and construction that
is harmonious with the distinct identity and style of the adjacent
buildings.
• Ensure safety and security by utilization of CPTED principles.
• Minimize the impact of utilities and services on the pedestrian realm
within the Subject Property.
URBAN DESIGN BRIEF 1117 BLOOMIN &W] & 35j
rr
Site Plan prepared by GSP Group
m
m
Minimum lot width
19.0 m
67M
Minimum front yard setback
4.5 m
8.8 m
Minimum interior side yard setback
3.0 M
%
Minimum rearyard setback
7.5 rn
7.5 m
Minimum landscaped area
20%
n Ll
Maximum Floor Space Ratio
0,60
069
Maximum building height
11.0 m
14 m
Maximum number of storeys
3
3
Minimum parking spaces
COMMERCIAL
46
Minimum bicycle parking stalls (Class A)
20
Minimum bicycle parking stalls (Class 8)
6
RESIDENTIAL
4
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STATISTICS
Proposed RES-5/NHC Zones
RES -5 Zone
Required
Provided
Minimum I t 495 '
8119 1
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m
m
Minimum lot width
19.0 m
67M
Minimum front yard setback
4.5 m
8.8 m
Minimum interior side yard setback
3.0 M
3.0 m
Minimum rearyard setback
7.5 rn
7.5 m
Minimum landscaped area
20%
39%
Maximum Floor Space Ratio
0,60
069
Maximum building height
11.0 m
14 m
Maximum number of storeys
3
3
Minimum parking spaces
LG
46
Minimum bicycle parking stalls (Class A)
20
Minimum bicycle parking stalls (Class 8)
6
URBAN DESIGN BRIEF 1 117 BLOOMINq%g I]C4 358
Level 1 Floor Plan - Unit 1
Area: 753 sq.ft
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Area: 689 sq.ft
Floor Plans prepared by Orchard Design Studio Inc.
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Level 3 Floor Plan - Unit 2
Area: 766 sq.ft
Level 4 Floor Plan - Unit 2
Area: 754 sq.ft
URBAN DESIGN BRIEF 1 117 BLOOMIN& W -LA& 3-j
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Level 4 Floor Plan - Unit 2
Area: 754 sq.ft
URBAN DESIGN BRIEF 1 117 BLOOMIN& W -LA& 3-j
4.2 Building Positioning
Building 4, townhouse block, comprises 8 units
in a row. It is strategically positioned to create a
continuous frontage along Bloomingdale Road,
with a setback of 4.5 meters from the post -road
widening property line (10 meters from the current
property line). These setbacks are designed to
maintain a consistent "street wall" appearance and
contribute to the vibrancy of the street, while also
allowing ample spacefor landscaping and concrete
walkways. Building 4 is set back 19.7 meters from
the east property line to accommodate a driveway
access into the Subject Property.
Buildings 1 and 3, each consisting of 4 units in a
row, are set back 7.5 meters from the west side
of the property line. The main entrances to these
buildings are accessed from the internal walkway.
Building 2, which comprises 4 units in a row, is
positioned on the north side of the Subject Property
with a setback of 4.2 meters from the edge of the
block to the rear lot line.
The proposal has been oriented to successfully
integrating with its surroundings, and high quality
architectural design is provided for each building
elevation so that the proposed development
contributes to the physical character of the
community.
4.3 Building Scale and Massing
All four buildings are 3 -storeys, measuring 12.98
metres in height to top of ridge for Building 4 and
12.45 metres for Buildings 1-3. The proposed
buildings occupy 1,422 square metres of building
footprint, which is approximately 22% of the lot
area. The stacked townhouse block consists of a
lower unit with ground level and basement level
and the upper unit with two uppermost levels.
Units are approximately 5.5 metres wide each.
Building 4 has entrances facing Bloomingdale Road
and Buildings 1-3 have entrances facing the internal
driveway. Building entrances are located above -
grade, accessible via steps. They are recessed and
weather protected by extended upper storeys.
4.4 Parking
Parking for the proposed development consists of
46 surface parking spaces, including two barrier -
free spaces. The surface parking area is located
internal to the Subject Property to buffer its visual
impact from the public streetscape. There is
sufficient space to accommodate surface -mounted
bicycle racks for short-term bicycle parking near
the buildings. Secure bicycle parking for residents
would be accommodated within individual units.
4.5 Access and Circulation
Pedestrian circulation through the Subject
Property is integrated into the design of the
parking area, sufficiently buffered, and protected
from vehicle areas. Paved walkways are planned
for the individual units that face Bloomingdale
Road. Additionally, an internal 1.8 -metre -wide
sidewalk will extend from the public sidewalk on
Bloomingdale Road, providing pedestrian access
throughout the Subject Property.
4.6 Service Areas
Two deep well garbage enclosures and a recycling
bin are located within the parking area, easily
accessed and traversed by the driveway. There is
sufficient space to accommodate snow storage on-
site and the designated locations for these areas
are clearly marked on both the Site Plan and the
Circulation Diagram.
URBAN DESIGN BRIEF 1117 BLOOMIN &fW6f 3n
Pedestrian Circulation
� Vehicular Circulation
RESIDENTIAL
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URBAN DESIGN BRIEF 1117 BLOOMIN &WlA& 3n
4.7 Building Articulation
The preliminary building elevations draw on material
palettes and forms from the established character in
the surrounding neighbourhood in terms of form,
materiality, and colouration. The below descriptions
are the main architectural effects for the Proposed
Development:
• Brick in royal grey colour is used as the principal
material for the lower units, tying to the
prevailing neighbourhood palette, whereas the
upper units are treated with James Hardie Lap
Siding in boothbay blue colour.
• No blank facades: all elevations are detailed
with glazing, articulation, and a mix of materials.
• Windows and doors are composed with a
regular rhythm along the building lengths and
ends to the extent possible.
• Lintels and trim surround windows and doors for
accent and interest. Contrasting trim colour but
compatible with the primary building material
colour.
• Distinguished horizontal lines throughout the
building elevations provide a vertical distinction
between the storeys.
• Recessed unit entrance doors for weather
protection, balconies for upper storeys with an
integrated railing system for natural surveillance.
4.8 Streetscape and Landscape Design
The proposed development will include landscape
buffer areas around the street facing property
line and along perimeter of the Subject Property;
landscaping on the Subject Property is generally
limited to such areas given the form and footprint
of the buildings. Decorative pavements and planter
bedswill be proposed along the baseofthe buildings
to soften the building edges. Tree planting, shrub/
perennial plantings, and landscaped entry features
will be included to animate the streets and screen
undesirable views such as utility equipment. Water
efficient and drought resistant landscaping will
be considered, including using native planting
materials.
4.9 Outdoor Amenity Area
There are two linear common amenity areas
proposed between Buildings 3/4 of 165 square
metres and Buildings 1/2 of 119 square metres.
The amenity areas are located internal to the
development blocks such that they are sheltered
from noise and traffic of nearby public streets. The
outdoor amenity space will include a combination
of hard surface and landscaped areas. They may
include paved pedestrian walkways, trellis/shade
structure, outdoor cooking area, seating area, site
furniture, and ornamental planting.
URBAN DESIGN BRIEF 1117 BLOOMIN &W A& 3fi
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URBAN DESIGN BRIEF 1 117 BL00MIN6f64& 3!�kb
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Buildings 1-3 Elevation prepared by Orchard Design Studio Inc.
URBAN DESIGN BRIEF 1117 BLOOM] N gam& 396
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URBAN DESIGN BRIEF 1117 BL00MIN6Pok84& 3�
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Building 4 Elevation prepared by Orchard Design Studio Inc.
URBAN DESIGN BRIEF 1117 BLOOMIN &%W& 39to
RESPONSE TO POLICY AND GUIDELINE
FRAMEWORK
5.1 Response to Official Plan Policy
The proposed development is sensitive and
compatible with the surrounding context of
immediate properties and the broader Bridgeport
East neighbourhood. The proposed design
responds to the design direction of the Low Rise
Residential designation by supporting a mix and
integration of innovative and different housing
forms achieving a low-rise pattern. The integration
satisfies intensification considerations for the Low
Rise Residential designation through the following:
a) Compatible building form with inclusion of
stacked townhouse dwellings;
b) A buffered relationship to the adjacent
residential dwellings (east, south and west)
through a combination of building siting and
perimeter landscape treatments;
c) Adequate parking provided to the
development through surface parking spaces;
d) Common amenity areas are proposed on-
site and private amenity areas are provided for
upper units via individual balconies.
The proposed low rise buildings are designed in
keeping with the design policy direction of Official
Plan Section 11, as further described in detail as part
of the Urban Design Manual analysis in the following
section.
This Urban Design Brief, per Official Plan Section
17.E.10.5, demonstrates that the Proposed
Development is a compatible addition to the
Bridgeport East community.
URBAN DESIGN BRIEF 1117 BLOOMIN &%qA&f 39
5.2 Response to Urban Design
Guidelines
Inclusive Design
CITY-WIDE
LOW RISE MULTIPLE RESIDENTIAL
The proposed development supports the Crime
Prevention through Environmental Design (CPTED)
design principles including opportunities for
informal surveillance by providing "eyes on the
street" through townhouses that face and front the
street, visible entrances with porches/stoops and
large windows overlooking the street. With the
interior layout of the buildings, there will also be
eyes on the parking area and the intent is to make
the common outdoor amenity area an inviting place
to gather.
• Through the Site Plan Approval process, the
landscape design will consider visibility, sight
lines and the delineation between the public
and private realms.
• Pedestrian -scale lighting will be defined at the
detailed design stage, focusing on internal site
walkways and surface parking areas.
• Internal sidewalk connections will be designed
for barrier -free accessibility at the time of
detailed design.
Design for Sustainability
CITY-WIDE
LOW RISE MULTIPLE RESIDENTIAL
• The proposed development represents compact
intensification of an underdeveloped site within
an established area served by existing transit
and community uses.
• Subject Property is transit supportive and
walkable and provides cycling infrastructure.
Subject Property is a short walk (5 minute walk)
to local bus transit stops and Bloomingdale Road
has on -street cycling infrastructure
• The proposed height and mass of buildings will
not create negative microclimates within the site
or on adjacent properties. All units are provided
with operable windows for natural ventilation/
cooling when possible.
• The proposed development has proposed deep
well waste and recycling collection areas to
encourage the collecting and recycling of waste
produced by residents.
• Details regarding the landscaping plan will
be provided during Site Plan Approval but
measures which will utilize drought and salt
resistant, low maintenance plants as well as
the appropriateness for pollinating supportive
plantings will be considered.
Design for Outdoor Comfort
CITY-WIDE
LOW RISE MULTIPLE RESIDENTIAL
• The proposed development design addresses
pedestrian weather protection through covered
entranceway and landing spaces.
• The pedestrian pathway will be finished with a
non-slipsurfacetreatmentand will be maintained
to accommodate pedestrians during all weather
conditions.
• Lighting and landscape plans will address
pedestrian comfort guidelines at the time of
detailed design.
Street Design
CITY-WIDE
LOW RISE MULTIPLE RESIDENTIAL
• The proposed development will include soft
landscaping elements that will complement the
streetscape.
• Where driveways for the proposed development
intersect public sidewalks, the sidewalks will be
demarcated in a different surface treatment and
will maintain barrier -free accessible standards.
Compatibility
CITY-WIDE
LOW RISE MULTIPLE RESIDENTIAL
• The proposed buildings oriented parallel to the
western property line abuts the rear yard of the
existing detached dwelling to the west. The
proposed buildings are setback 7.5 meters from
the property line, ensuring sufficient setbacks to
mitigate impacts and provide transition between
the buildings and the neighbouring properties.
• The proposed buildings on the Subject Property
are strategically positioned along the northern,
western, and southern property lines, with the
URBAN DESIGN BRIEF 1117 BLOOMIN &%%4& 3M
southern side facing the street, framing the
internal surface parking area.
The proposed buildings, with its 3 -storey
height, are designed to be compatible with its
surroundings and are appropriately situated in
relation to adjacent properties. The elevations
of the buildings are characterized by a highly
articulated design, incorporating a regular
rhythm of vertical and horizontal elements such
as fenestration and variations in materials. The
inclusion of balconies and extensive glazing
enhances natural surveillance of the public realm
and parking area.
Human -scaled architecture achieved with brick
base material, vertical divisions, generous
fenestration patterns throughout, and the
recessed building entrances.
Built Form
CITY-WIDE
• The proposed buildings are oriented and
positioned to respectthe local context, including
the interface with the low-rise residential
neighbourhood to the south and west.
Buildings 1-3 which are 3 storeys in heights
are positioned on the north and west side of
the property lines to create a transition zone
between the proposed development and
the existing detached dwelling to the west.
This positioning considers the impact on the
neighbouring property while concentrating
the height and mass towards the interior of the
property, potentially minimizing unwanted
impacts on the surrounding areas. Building 4 is
three storeys in height and is positioned along
the street facing property line to maintain a
consistent street continuity along Bloomingdale
Road.
Architectural detailing, including balconies,
projections and materials are used on the north,
east and west elevations which help reduce the
apparent scale of the building.
Balconies, windows and variation of building
materials and articulated architectural
projections are incorporated to create visual
interest and reinforce human scale.
• All elevations, including side elevations, have
window openings and balconies; no blank
facades.
Shared Spaces
CITY-WIDE
LOW RISE MULTIPLE RESIDENTIAL
• The lower unitswill have accessto individual rear
yards and the upper units will have individual
balconies on the front wall facing the surface
parking area and the street. In addition, to that,
there are two common amenity areas of 165
square metres and 119 square metres, proposed
between Buildings 3/4 and Buildings 1/2,
respectively.
• The common amenity areas will be safe and
accessible and does not have to cross drive
aisles or parking areas to access amenity areas.
• The common amenity areas will include a
pedestrian connection to the adjacent Schaefer
Park.
• Streetscape treatment along Bloomingdale
Road will provide opportunity for hard and soft
landscape treatments.
Site Function
CITY-WIDE
LOW RISE MULTIPLE RESIDENTIAL
• Parking area are internalized on the Subject
Property behind the buildings screened from
the street and from the residential properties
to the west. Single curb cut is proposed along
Bloomingdale Road, minimizing the number of
access points, and promoting a more efficient
use of space.
• The proposed development includes a single
site access and a driveway width of 7.3 metres.
Careful consideration has been given to
balancing the need for vehicular access with
the desire to incorporate landscaping and
stormwater management strategies.
• The parking area are strategically concealed
from the street and neighbouring residential
properties to the west. The portion of the
parking area that is exposed to the abutting
industrial site to the east will be screened using
landscape treatment.
URBAN DESIGN BRIEF 1117 BL00MIN&W9A6f 3M
• There issufficient space toaccommodatesurface-
mounted bicycle racks for short-term bicycle •
parking near the buildings. Secure bicycle
parking for residents will be accommodated
within individual units.
• Utility infrastructure will be located at time of
detailed design.
• Separate 1.8 -metre -wide walkways are
proposed to line the building faces along the
parking area edge connecting to the public
sidewalk on Bloomingdale Road, ensuring
a clear separation between the pedestrian
walkways and parking area.
• Fully enclosed deep well garbage enclosures
are located in accessible location for building
residents and collection vehicles, connected
to site walkways without obstructing vehicular
routes.
•
Entrancesand landing spaces in front of entrance
will be designed to universal accessibility
standards.
Building Components
LOW RISE MULTIPLE RESIDENTIAL
• The proposed buildings incorporate pitched
roofs that are consistent with the surrounding
architectural styles and visual language of the
neighbourhood.
• Living rooms for lower unit and upper unit
occupy most of the unit width on ground floor
and second floor, respectively, providing
significant views over shared surface parking
area and site walkways.
• Materials are used to accentuatethe depth of the
building elevations coinciding with projecting
elements and to distinguish between the
building base and the upper storeys to reduce
the perception of mass.
• Utility and HVAC locations are not known at this
time.
• Elevations use high quality brick and siding
materials through the building cladding,
demonstrating variation in colours, materiality
and textures.
• On the frontwal Is, units share recessed entrances
and balconies provided for each upper unit.
Siting of the buildings on the Site provide for
screening of site functions such as loading,
parking and garbage areas from the public
realm.
• Paired unit entrances are clearly visible from
the surface parking area and connect directly to
walkways (1.8 metres wide) leading to the public
sidewalk on Bloomingdale Road.
URBAN DESIGN BRIEF 1117 BLOOMIN &RSA 39%
CONCLUSION
The proposed development at 117 Bloomingdale
Road is a multiple residential project consisting
of four blocks of stacked townhouses with 8 units
horizontally along the street and 4 units horizontally
for the blocks situated internal to the Subject
Property. Generally, the blocks are 3 storeys in
height with a total of 40 townhouse units and at -
grade common amenity areas. A surface parking lot
with 46 parking spaces is located centrally within
the property, mostly bound by the buildings on the
west and south sides. Internal site walkways lead
from the public sidewalk on Bloomingdale Road to
the internal face of each building block.
It is the opinion of this Urban Design Brief that the
form and character of the proposed development
represent good urban design. The placement,
scale, massing, and character of the proposed
buildings are compatible with the surrounding
neighbourhood character. The proposed built form
succeeds in enhancing the character of the Subject
Property at a prominent location within Bridgeport
East neighbourhood, while still being respectful of
the surrounding context.
The design of the proposed buildings is at
appropriate heights and scales and defines the
public realm with good proportions. The proposed
stacked townhouses will have a high standard
of design and quality. There are no blank walls
proposed, as all visible facades of the building
contain projections and recessions as well as more
than one type of material used. The functionality
of the Subject Property has been thoughtfully
considered and integrated with the adjacent uses.
In conclusion, the proposal fits with the urban design
framework of the Official Plan and design directives
from the Urban Design Manual by providing a
low-density form that enhances the public realm
and is compatible with the surrounding area. The
proposed building includes at -grade residential
units with direct access from the public sidewalk
and will help to activate the streetscape.
The development supports the objectives of the
City's Official Plan to achieve a high standard of
urban design, architecture and place -making
that contributes positively to quality of life,
environmental viability, and economic vitality. The
proposal supports the City's overarching design
directives by proposing a residential development
thatwill reflects high standard of design excellence;
is visually distinctive and has an identifiable sense of
place; is human -scaled, safe, secure and walkable;
respects and enhances adjacent natural areas;
is mutually supportive with the adjacent multi -
residential development and existing single family
homes, and; minimizes and mitigates adverse
impacts.
In conclusion, the proposed design has considered
and achieves the intent of the urban design policies
outlined in the Official Plan and design directives
from the Urban Design Manual and therefore should
move forward through the Zoning Amendment and
detailed Site Plan Process.
URBAN DESIGN BRIEF 1117 BLOOMIN &RT3 3�;%
Page 92 of 355
NOTICE OF PUBLIC MEETING
for a development in your neighbourhood
117 Bloomingdale Road
Concept Site Plan
IM NIA �►—f
40 Stacked 4.5 Metre 13 Metre,
Townhouse Front Yard Height
Dwelling Setback
Units
lei f ct I I I R
Have Your Voice Heard!
Planning & Strategic Initiatives Committee
Date: December4,2023
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
Brian Bateman, Senior Planner
brian.bateman@ kitchener.ca
519.741.2200 x7869
The City of Kitchener will consider an application from Marann Homes for a Zoning
By-law Amendment, located at 117 Bloomindale Road, to have the property re -zoned to
facilitate the development of 40 stacked townhomes and 46 parking spaces.
Page 93 of 355
Internal memo
Development Services Department
Date:
October 12, 2023
To:
Brian Bateman
From:
Jason BrUle
cc:
Carlos Reyes
Subject:
Zoning By-law Amendment Application
Marann Homes
117 Bloomingdale Road, Kitchener
ZBA23/033/B/BB
Kir R
www.kitchener. ca
The below comments have been prepared through the review of the supplied Existing Conditions
Plan, Functional Grading Plan, Functional Servicing Plan and Functional Servicing & SWM Report
prepared by MTE Consultants Inc. revised May 15, 2023 in support of the above noted application.
General Comments:
1. Engineering supports the zoning by-law amendment with some advisory comments
provided below.
Sanitary:
2. Flows for this site were confirmed in the City's model and no issues were found. Design
parameter in the design sheet are not consistent with City of Kitchener. The residential
average daily flow rate is 305 L/c/d or 0.00353 L/s, the infiltration rate is 0.15 L/s/ha and
the ICI values seem off but are not critical in this instance.
Water (Angela Mick, KU):
3. No concerns for this site. The report noted the 300mm watermain as being a Regional
main. It is actually a City main in the Regional Road.
Stormwater Management:
4. The stormwater management approach for this site is supportable. It is going to be very
important to confirm (at the detailed design stage) that the offsets are achieved
(dependent on system chosen) and the soils are conducive to that level of infiltration for
future longevity of the facility.
Jason Brule, C.E.T.
Engineering Technologist
Page 94 of 355
City of Kitchener
OPA & ZBA Comment Form
Project Address: 117 Bloomingdale Road, Kitchener
Application Type: Official Plan Amendment & Zoning Bylaw Amendment
Comments Of: Urban Design
Commenter's Name: Katey Crawford
Email: Katey.Crawford@kitchener.ca
Phone: 519-741-2200 ext. 7157
Date of Comments: October 10th, 2023
❑ I plan to attend the meeting (questions/concerns/comments for discussion)
❑X No meeting to be held
❑ I do NOT plan to attend the meeting (no concerns)
1. Documents Reviewed
• Urban Design Brief (August 2023), prepared by GSP Group Inc.
• Site Plan (July 12th, 2023), prepared by GSP Group Inc.
• Floor Plans & Elevations (May 2nd, 2023), prepared by Orchard Design Studio Inc.
• Tree Preservation Plan (June 5th, 2023), prepared by Aboud & Associates Inc.
2. Site Specific Comments & Issues:
UD Brief & Elevations
• Show extent of proposed exterior decking and stairs on elevations and site plan for proposed
buildings 1-3.
• Provide upper unit glazing on side elevations for proposed building #4. The incorporation of
glazing will reduce blank wall appearance, further activate public realm, and increase unit sun
exposure.
• Provide elevations for Building #2, with proposed grading shown/accounted for.
• Page 24 notes "All elevations, including side elevation, have window opening and balconies; no
blank facades" However, elevations provided show no glazing on side elevations for building #4.
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 95 of 355
Please revise Building #4 elevations as per note above. Include note regarding east elevation
blank wall for proposed building #2.
• Please note on page 25, utility infrastructure and metering equipment shall be located away
from public view and appropriately screened.
Provide the following:
1. Updated Urban Design Brief as per comments above.
2. Updated Elevations as per comments above.
3. Updated Site Plan as per comments above.
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 96 of 355
October 12, 2023
Administration Centre: 400 Clyde Road, P.J. Box 729 Cambridge, ON N1 R 5W6
Phone: 519-621-2761 Toll free: 1-866-900-4722 Fax:519-621-4844 www.grandriver.ca
Brian Bateman
Senior Planner
City of Kitchener
200 King Street West
Kitchener ON N2G 4V6
Brian. bateman(a)kitchener.ca
Re: Zoning Bylaw Amendment Application ZBA23/033/B/BB
117 Bloomingdale Road North, Bridgeport
Marann Homes
Dear Mr. Bateman,
The Grand River Conservation Authority (GRCA) staff have reviewed the above -noted
application for 40 stacked townhouses.
Recommendation
The GRCA has no objection to the application in principle. We request the applicant to
refine the grading at the north of the site, and we advise the City to consider
implications for a future public trail.
Documents Reviewed by Staff
Staff have reviewed the following documents submitted with this application:
• Planning Justification Report (GSP Group, August 2023)
• Urban Design Brief (GSP Group, August 2023)
• Functional Servicing and Stormwater Management Report (MTE, May 2023)
• Geotechnical Investigation (Chung & Vander Doelen, December 2020)
• Slope Stability Assessment (Chung & Vander Doelen, February 2018)
o Slope Cross -Sections (Chung & Vander Doelen, March 2023)
• Site Plan (GSP Group, revised July 12, 2023)
• Grading and Servicing Plans (MTE, revised March 15, 2023)
Page 1 of 3
Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand — A Canadian Heritage River
Page 97 of 355
GRCA Comments
The GRCA has reviewed this application under Ontario Regulation 686/21, acting on
behalf of the Province regarding natural hazards identified in Section 3.1 of the
Provincial Policy Statement (PPS, 2020), as well as in accordance with Ontario
Regulation 150/06 and GRCA's Board approved policies.
Information currently available at our office indicates that the subject lands contain the
Grand River, as well as its associated floodplain and valley slope. We have confirmed
that the regulatory flood is contained on the slope, so the erosion hazard associated
with the valley slope would be the greater constraint.
The erosion hazard was verified through geotechnical / slope stability reports previously
submitted by the applicant during pre -consultation. The plans show most of the grading
and all structures to be outside of the erosion hazard and the 6 metre access allowance.
As such, we have no objections to the application in principle.
The GRCA typically requests that grading is kept outside of the 6 metre erosion hazard
allowance. For this site, we understand that grading is required for demolition and
restoration of the site. That said, some 3:1 slope grading is still shown within the
allowance at the west and east property boundaries, and we request this is revised to
remove it from the allowance to the extent possible.
We also request the grading is refined to reduce any concentrated flowpaths along the
north of the site, and encourage greater dispersed overland runoff. It is recommended
that all grading avoid impacts to any existing mature deciduous trees along the physical
top of slope.
We understand all other stormwater management (SWM) for the site is infiltrated for the
100 -year event, and is otherwise directed to municipal infrastructure. We support the
proposed infiltration, as it will eliminate the need for a new outlet to the Grand River.
We otherwise defer further SWM comments to the municipality.
Advisory Comment to the City
The urban design brief illustrates a potential connection between the site and Schaefer
Park. It is shown within the 6 metre access allowance to the erosion hazard. Any future
trails in this area will need to comply with GRCA policies 8.2.21 / 8.2.22. We request
municipalities to secure trails that are not river access points outside of the erosion
hazard, and generally recommend that it is also outside of the 6 metre allowance
wherever possible.
Page 2 of 3
Page 98 of 355
This is considered a major zoning bylaw amendment application. Consistent with
GRCA's 2023 approved fee schedule, we will invoice the applicant $2,500 for our
review. A separate fee will be required for a GRCA permit.
We trust this information is of assistance. If you have any questions or require
additional information, please contact me at 519-621-2763 ext. 2292 or
theywood(a)grand river. ca.
Sincerely,
Trevor Heywood
Resource Planner
Grand River Conservation Authority
Encl. Resource Mapping
cc: Eric Saulesleja, GSP Group
Carrie Musselman, City of Kitchener
Lenore Ross, City of Kitchener
Page 3 of 3
Page 99 of 355
City of Kitchener
COMMENT FORM
Project Address: 117 Bloomingdale Rd. N.
Application Type: Zoning By-law Amendment ZBA23/033/B/BB
Comments of: Environmental Planning — City of Kitchener
Commenter's Name: Carrie Musselman
Email: carrie.mussel man@kitchener.ca
Phone: 519-741-2200 X 7068
Date of Comments: October 31, 2023
1. Plans, Studies and Reports reviewed:
• 117 Bloomingdale Rd, City of Kitchener, Region of Waterloo Scoped Environmental Impact Study,
prepared by Aboud & Associates Inc., June 2, 2023.
• 117 Bloomingdale Rd, City of Kitchener, Scoped EIS Addendum Report, prepared by Aboud &
Associates Inc., July 11, 2023.
• Tree Preservation Plan, Drawing No. TPI and TP2, prepared by Aboud & Associates Inc., June 2023.
• Geotechnical Investigation, 117 Bloomingdale Rd N, Kitchener. Prepared by Chung & Vander Doelen
Engineering Ltd., December 7, 2020.
• Slope Stability Assessment, Proposed Future Development, 117 Bloomingdale Rd N, Kitchener,
prepared by Chung & Vander Doelen Engineering Ltd., February 12, 2018.
• 117 Bloomingdale Rd N - Site Plan, prepared by GSP, July 12, 2023
2. Site Specific Comments & Issues:
I have reviewed the studies as noted above, submitted in support of a complete a zoning bylaw
amendment application that is proposing development that includes the removal of the existing
industrial buildings and detached dwelling and the construction of four stacked townhouse dwellings
with a total of 40 dwelling units and 46 parking spaces at 117 Bloomingdale Rd N, and note:
• The proposed development complies with the Endangered Species Act as it has been
determined that the candidate SAR habitat present within the study area will not be negatively
impacted through the applied mitigation measures.
• The proposed development complies with the City of Kitchener Official Plan (2014) as Locally
Significant Valley Kitchener Core Natural Heritage Feature will not be impacted by the proposed
works through the implementation of recommended mitigation techniques.
• Development is proposed to occur outside of the EUF-1 and Flooding Hazard overlay areas and
the Slope Stability Assessment Report has confirmed that the proposed development is
compliant with section 17.2.2 b) ii, iii, iv, and vi of the Kitchener 2019-051 Zoning By-law.
• A Tree Preservation Plan was submitted in support of the application. In summary, the TPP
noted a total of 35 trees were inventoried. Two of the thirty-five trees are recommended to be
removed to facilitate the proposed development.
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 100 of 355
• The slope assessment report concluded that the total setback for future development is 12 m
from the existing top of slope. The total setback consists of Stable Slope Allowance: 2 m, Toe
Erosion Allowance: 4 m, and Erosion Access Allowance: 6 m.
• To protect the natural features, functions, and associated buffers on the subject property. The
City would be interested in having a discussion with the applicant/owner at the time of Site Plan
Application regarding conveying any and/or all portion(s) identified as Natural Heritage
Conservation to the City. If the lands are not conveyed, then we request the owner to enter into
a Conservation Easement that would be registered on title.
Based on my review of the supporting studies the proposed Zoning By Law amendment can be
supported, subject to:
1. The NHC-1 zone be applied to the lands adjacent to the Grand River up to and including the Slope
Erosion Allowance as shown on the Site Plan (GSP, July 12, 2023).
2. The proposed development (i.e., future site plan) is in accordance with the Scoped Environmental
Impact Study, prepared by Aboud and Associates Inc., dated June 10, 2022.
3. Mitigation measures outlined in Section 7 of the Scoped Environmental Impact Study, prepared by
Aboud and Associates Inc., dated June 10, 2022, are implemented, and incorporated into plans and
drawing (i.e., future site plan) where applicable.
3. Policies, Standards and Resources:
Natural Linkages
• As per Section 7.C.2.50 of the Official Plan. The incorporation of Natural Linkages and Corridors will
be required in the design of new development or redevelopment with the intent of maintaining,
enhancing or, wherever feasible, restoring linkages among natural heritage features.
Trails or other uses
• As per Section 7.C.2.51 of the Official Plan. The introduction of recreational trails or other uses that
could harm Natural Linkages and Corridors is discouraged unless it can be demonstrated to the
satisfaction of the appropriate approval authority that the proposed use will not harm the natural
habitat.
• As per Section 13.C.2.6. of the Official Plan, The location and design of multi -use pathways will have
regard for the Natural Heritage System and its features. Development, redevelopment or site
alteration may be permitted on lands adjacent to the Natural Heritage System features where an
Environmental Impact Study demonstrates that the location and design of the multi -use pathway will
not result in adverse environmental impacts on the natural heritage feature or ecological functions of
the feature.
Development adjacent
• As per Section 7.C.2.23 of the Official Plan. Development, redevelopment or site alteration will only
be permitted on lands adjacent to the Natural Heritage Conservation features where an
Environmental Impact Study or other appropriate study has determined to the satisfaction of the City,
Region, Grand River Conservation Authority and/or Province, as appropriate, that approval of the
proposed development, redevelopment or site alteration would not result in adverse environmental
impacts on the natural heritage feature or the ecological functions of the feature.
Environmental Impact Study
• As per Section 7.C.2.52 of the Official Plan. Any required Environmental Impact Study will be
completed in accordance with the Environmental Impact Studies Policies in Section 17.E.11.
Acquiring Lands / Conservation Easement
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 101 of 355
• As per Section 7.C.2.58 of the Official Plan. Notwithstanding Policy 7.C.2.57, where feasible, the City
will consider acquiring land to protect and improve the Natural Heritage System.
Tree Management
• 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.
Hedgerows
• As per Section 8.C.2.19. of the Official Plan, when considering development, redevelopment or site
alteration proposals, the City may require the protection and enhancement of hedgerows, especially
where:
a) they link other elements of the Natural Heritage System;
b) wildlife regularly use them as habitat or movement corridors;
c) they are composed of mature, healthy trees;
d) they contain trees that are rare, unique, culturally important or over 100 years in age; or,
e) they contribute to the aesthetics of the landscape.
Natural Heritage Features
• The mapping and criteria for identifying individual natural heritage features is included in the
Kitchener Natural Heritage System Technical Background Report (rev. June 2014).
4. Advice:
• The subject property is 0.89 ha (2.21 acres) in size and so the City's Tree Conservation By-law
applies. If the owner would like to remove a tree (not part of a planning approval), a tree
conversation permit may be required. Additional information can be found on the City's
website at: https://www.kitchener.ca/en/building-and-development/tree-
conservation.aspx#Tree-conservation-permits.
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 102 of 355
City of Kitchener - Comment Form
Project Address: 117 Bloomingdale Road
Application Type: ZBA
Comments of: Environmental Planning (Sustainability) — City of Kitchener
Commenter's name: Raida Chowdhury
Email: raida.chowdhury@kitchener.ca
Phone: 519-741-2200 ext. 7078
Written Comments Due: October 13, 2023
Date of comments: October 5, 2023
1. Plans, Studies and/or Reports submitted and reviewed as part of a complete application:
• Planning Justification Report—Sustainability Statement, 117 Bloomingdale Road, prepared by
GSP Group, August 2023.
2. Comments & Issues:
I have reviewed the supporting documentation (as listed above) to support an OPA/ZBA application
proposing 373 residential units and 1,086 m2 of commercial space on the subject property, regarding
sustainability and energy conservation, and provide the following comments:
- Although the Ontario Building Code (OBC) is progressive, going forward all developments
will need to include energy conservation measures that go beyond the OBC as the City (and
Region of Waterloo) strive to achieve our greenhouse gas reduction target.
- A Sustainability Statement (as per the City's Terms of Reference) will be required as part of a
complete Site Plan Application which can further explore and/or confirm additional
sustainability measures that are best suited to the development as the design evolves.
- Upon review of the supporting documentation, an updated Sustainability Statement is
required, which clarifies how the proposed development's energy conservation measures
will go beyond OBC requirements.
3. Conditions of Site Plan Approval:
To submit a revised Sustainability Statement to the satisfaction of the City's Director of Planning.
Further, the approved sustainability measures recommended in the Sustainability Statement will
be implemented in the landscape, stormwater management, and building design, to the
satisfaction of the City's Manager of Development Review.
4. Policies, Standards and Resources:
• Kitchener Official Plan Policy 7.C.4.5. The City will encourage and support, where feasible and
appropriate, alternative energy systems, renewable energy systems and district energy in
Page 103 of 355
accordance with Section 7.C.6 to accommodate current and projected needs of energy
consumption.
• Kitchener Official Plan Policy 7.C.6.4. In areas of new development, the City will encourage
orientation of streets and/or lot design/building design with optimum southerly exposures. Such
orientation will optimize opportunities for active or passive solar space heating and water heating.
• Kitchener Official Plan Policy 7.C.6.8. Development applications will be required to demonstrate,
to the satisfaction of the City, energy is being conserved or low energy generated.
• Kitchener Official Plan Policy 7.C.6.27. The City will encourage developments to incorporate the
necessary infrastructure for district energy in the detailed engineering designs where the
potential for implementing district energy exists.
5. Advice:
➢ As part of the Kitchener Great Places Award program every several years there is a Sustainable
Development category. Also, there are community-based programs to help with and celebrate
and recognize businesses and sustainable development stewards (Regional Sustainability
Initiative - http://www.sustainablewaterlooregion.ca/our-programs/regional-sustainability-
initiative and TravelWise - http://www.sustainablewaterlooregion.ca/our-programs/travelwise).
➢ The 'Sustainability Statement Terms of Reference' can be found on the City's website under
'Planning Resources' at ... https://www.kitchener.ca/SustainabilityStatement
Page 104 of 355
From: Planning (SM)
Sent: Friday, October 13, 2023 10:15 AM
To: Brian Bateman
Subject: FW: Circulation for Comment - 117 Bloomingdale Road (ZBA)
FYI
Regards,
Arwa Alzoor
Planning Technician / Site Development) Planning Division I City of Kitchener
519-741-2200 ext. 7847 1 arwa.alzoor@kitchener.ca
0 NOWYEid00mO0
From: Planning <planning@wcdsb.ca>
Sent: Friday, October 13, 2023 10:13 AM
To: Planning (SM) <planning@kitchener.ca>
Subject: FW: Circulation for Comment - 117 Bloomingdale Road (ZBA)
You don't often get email from planning@wcdsb.ca. Learn why this is important
From: Planning
Sent: Friday, October 13, 2023 10:11 AM
To: brian.bateman@kitchener.ca
Subject: RE: Circulation for Comment - 117 Bloomingdale Road (ZBA)
Good Afternoon Brian,
The Waterloo Catholic District School Board has reviewed the subject application and based on our
development circulation criteria have the following comment(s)/condition(s):
A) That any Education Development Charges shall be collected prior to the issuance of a building
permit(s).
B) That the developer and the Waterloo Catholic District School Board reach an agreement
regarding the supply and erection of a sign (at the developer's expense and according to the
Board's specifications) affixed to the development sign advising prospective residents about
schools in the area.
Page 105 of 355
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
From: Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: Monday, September 18, 2023 12:01 PM
To: jvink <ivink@woolwich.ca>; _DL_#_DSD_Planning <DSD-PlanningDivision@kitchener.ca>; Bell - c/o
WSP <circulations@wsp.com>; Carlos Reyes <Carlos.Reyes@kitchener.ca>; Darren Kropf
<Darren.Kropf@kitchener.ca>; Dave Seller <Dave.SelIer@kitchener.ca>; David Heuchert
<Dave.Heuchert@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; Ellen Kayes
<Ellen.Kayes@kitchener.ca>; Enova Power Corp. - Greig Cameron <greig.cameron@enovapower.com>;
Enova Power Corp. - Shaun Wang <shaun.wang@enovapower.com>; GRCA - Planning
(planning@grandriver.ca) <planning@grandriver.ca>; Hydro One - Dennis DeRango
<landuseplannine@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; Justin Readman
<Justin.Readman@kitchener.ca>; Katherine Hughes<Katherine.Hughes@kitchener.ca>; Mike Seiling
<Mike.Seiline@kitchener.ca>; Ontario Power Generation <Executivevp.lawanddevelopment@ope.com>;
Park Planning (SM) <Park.Planning@kitchener.ca>; Region - Howard Chang
(SChane@reeionofwaterloo.ca) <SChane@reeionofwaterloo.ca>; Region - Planning
<PlanningApplications@regionofwaterloo.ca>; Property Data Administrator (SM)
<PropDataAdmin@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder
<Steven.Ryder@kitchener.ca>; Sylvie Eastman <Sylvie.Eastman@kitchener.ca>; Tom Ruggle
<Tom.Ruggle@kitchener.ca>; UW-WUSA (Feds) (pres@wusa.ca) <pres@wusa.ca>; Planning
<planning@wcdsb.ca>; WRDSB - Board Secretary (elaine burns@wrdsb.ca) <elaine burns@wrdsb.ca>;
WRDSB - Planning <planning@wrdsb.ca>
Cc: Brian Bateman <Brian.Bateman@kitchener.ca>
Subject: Circulation for Comment - 117 Bloomingdale Road (ZBA)
Caution - External Email - This Message comes from an external organization. Do NOT click on
unrecognized links or provide your username and/or password.
Please see attached. Additional documentation can be found in AMANDA folder 23-121017 (City staff)
and ShareFile (external agencies). Comments or questions should be directed to Brian Bateman, Senior
Planner (brian.bateman@kitchener.ca; 519-741-2200 x7869).
Christine Kompter
Administrative Assistant I Planning Division I City of Kitchener
200 King Street West, 6t" Floor I P.O. Box 1118 Kitchener ON N2G 4G7
519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.kompter@kitchener.ca
Page 106 of 355
000000000
Disclaimer - This email and any files transmitted with it are confidential and contain privileged or
copyright information. You must not present this message to another party without gaining permission
from the sender. If you are not the intended recipient you must not copy, distribute or use this email or
the information contained in it for any purpose other than to notify us. If you have received this
message in error, please notify the sender immediately, and delete this email from your system. We do
not guarantee that this material is free from viruses or any other defects although due care has been
taken to minimize the risk. Any views expressed in this message are those of the individual sender,
except where the sender specifically states them to be the views of the Waterloo Catholic District School
Board.
Page 107 of 355
From: Gaurang Khandelwal
Sent: Monday, September 25, 2023 11:09 AM
To: Brian Bateman
Subject: RE: Circulation for Comment - 117 Bloomingdale Road (ZBA)
Hi Brian,
Policy comments at the time of pre -sub for this application seem to have been addressed through the
PJR and the approach to the ZBA. No further comments from policy.
Regards,
Gaurang Khandelwal (he/him), MA, MCIP, RPP
Planner (Policy) I Planning Division I City of Kitchener
519-741-2200 x 7611 1 TTY 1-866-969-9994 1 gaurang. khandelwala-kitchener.ca
O�Ei� 00000
From: Natalie Goss <Natalie.Goss@kitchener.ca>
Sent: Tuesday, September 19, 2023 9:44 AM
To: Gaurang Khandelwal <Gaurang.Khandelwal@kitchener.ca>
Subject: FW: Circulation for Comment - 117 Bloomingdale Road (ZBA)
Please review and provide any necessary comments. Pre -submission was in 2022.
N
From: Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: Monday, September 18, 2023 12:01 PM
To: jvink <ivink@woolwich.ca>; _DL_#_DSD_Planning <DSD-PlanningDivision@kitchener.ca>; Bell - c/o
WSP <circulations@wsp.com>; Carlos Reyes <Carlos.Reyes@kitchener.ca>; Darren Kropf
<Darren.Kropf@kitchener.ca>; Dave Seller <Dave.SelIer@kitchener.ca>; David Heuchert
<Dave.Heuchert@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; Ellen Kayes
<Ellen.Kayes@kitchener.ca>; Enova Power Corp. - Greig Cameron <greig.cameron@enovapower.com>;
Enova Power Corp. - Shaun Wang <shaun.wang@enovapower.com>; GRCA - Planning
(planning@grandriver.ca) <planning@grandriver.ca>; Hydro One - Dennis DeRango
<landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; Justin Readman
<Justin.Readman@kitchener.ca>; Katherine Hughes<Katherine.Hughes@kitchener.ca>; Mike Seiling
<Mike.Seiling@kitchener.ca>; Ontario Power Generation <Executivevp.lawanddevelopment@opg.com>;
Park Planning (SM) <Park.Planning@kitchener.ca>; Region - Howard Chang
(SChang@regionofwaterloo.ca) <SChang@regionofwaterloo.ca>; Region - Planning
Page 108 of 355
<PlanningApplications@regionofwaterloo.ca>; Property Data Administrator (SM)
<PropDataAdmin@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder
<Steven.Ryder@kitchener.ca>; Sylvie Eastman <Sylvie.Eastman@kitchener.ca>; Tom Ruggle
<Tom.Ruggle@kitchener.ca>; UW-WUSA (Feds) (pres@wusa.ca) <pres@wusa.ca>; WCDSB - Planning
<planning@wcdsb.ca>; WRDSB - Board Secretary (elaine burns@wrdsb.ca) <elaine burns@wrdsb.ca>;
WRDSB - Planning <planning@wrdsb.ca>
Cc: Brian Bateman <Brian.Bateman@kitchener.ca>
Subject: Circulation for Comment - 117 Bloomingdale Road (ZBA)
Please see attached. Additional documentation can be found in AMANDA folder 23-121017 (City staff)
and ShareFile (external agencies). Comments or questions should be directed to Brian Bateman, Senior
Planner (brian.bateman@kitchener.ca; 519-741-2200 x7869).
Christine Kompter
Administrative Assistant I Planning Division I City of Kitchener
200 King Street West, 6t" Floor I P.O. Box 1118 Kitchener ON N2G 4G7
519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.kompter@kitchener.ca
•�fivOOmVe
Page 109 of 355
From: Jeremy Vink <jvink@woolwich.ca>
Sent: Tuesday, September 19, 2023 8:36 AM
To: Brian Bateman
Cc: Christine Kompter
Subject: RE: Circulation for Comment - 117 Bloomingdale Road (ZBA)
You don't often get email from Ivink@woolwich.ca. Learn why this is important
Brian
The Township has no comments to this application.
I did try the link to the Sharepoint file link, but the link would not let me in. I am curious if there was a
TIS and what the results were.
Thanks.
Jeremy Vink MCIP RPP
Manager of Planning
Development Services
Township of Woolwich
WOOLWICH
TOWNSHIP
From: Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: Monday, September 18, 2023 12:01 PM
To: Jeremy Vink <ivink@woolwich.ca>; _DL_#_DSD_Planning <DSD-PlannineDivision@kitchener.ca>; Bell
- c/o WSP <circulations@wsp.com>; Carlos Reyes <Carlos.Reyes@kitchener.ca>; Darren Kropf
<Darren.Kropf@kitchener.ca>; Dave Seller <Dave.SelIer@kitchener.ca>; David Heuchert
<Dave.Heuchert@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; Ellen Kayes
<Ellen.Kayes@kitchener.ca>; Enova Power Corp. - Greig Cameron <greig.cameron@enovapower.com>;
Enova Power Corp. - Shaun Wang <shaun.wang@enovapower.com>; GRCA - Planning
(planning@grandriver.ca) <planning@grandriver.ca>; Hydro One - Dennis DeRango
<landuseplanning@hydroone.com>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; Justin Readman
<Justin.Readman@kitchener.ca>; Katherine Hughes<Katherine.Hughes@kitchener.ca>; Mike Seiling
<Mike.Seiling@kitchener.ca>; Ontario Power Generation <Executivevp.lawanddevelopment@opg.com>;
Park Planning (SM) <Park.Planning@kitchener.ca>; Region - Howard Chang
(SChang@regionofwaterloo.ca) <SChang@regionofwaterloo.ca>; Region - Planning
<PlanningApplications@regionofwaterloo.ca>; Property Data Administrator (SM)
<PropDataAdmin@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Steven Ryder
<Steven.Ryder@kitchener.ca>; Sylvie Eastman <Sylvie.Eastman@kitchener.ca>; Tom Ruggle
<Tom.Ruggle@kitchener.ca>; UW-WUSA (Feds) (pres@wusa.ca) <pres@wusa.ca>; WCDSB - Planning
<planning@wcdsb.ca>; WRDSB - Board Secretary (elaine burns@wrdsb.ca) <elaine burns@wrdsb.ca>;
WRDSB - Planning <planning@wrdsb.ca>
Page 110 of 355
Cc: Brian Bateman <Brian.Bateman@kitchener.ca>
Subject: Circulation for Comment - 117 Bloomingdale Road (ZBA)
Please see attached. Additional documentation can be found in AMANDA folder 23-121017 (City staff)
and ShareFile (external agencies). Comments or questions should be directed to Brian Bateman, Senior
Planner (brian.bateman@kitchener.ca; 519-741-2200 x7869).
Christine Kompter
Administrative Assistant Planning Division I City of Kitchener
200 King Street West, 6t" Floor I P.O. Box 1118 Kitchener ON N2G 4G7
519-741-2200 ext. 7425 TTY 1-866-969-9994 christine.kompter@kitchener.ca
Page 111 of 355
From: Planning <planning@wcdsb.ca>
Sent: Friday, October 13, 2023 10:11 AM
To: Brian Bateman
Subject: RE: Circulation for Comment - 117 Bloomingdale Road (ZBA)
Good Afternoon Brian,
The Waterloo Catholic District School Board has reviewed the subject application and based on our
development circulation criteria have the following comment(s)/condition(s):
A) That any Education Development Charges shall be collected prior to the issuance of a building
permit(s).
B) That the developer and the Waterloo Catholic District School Board reach an agreement
regarding the supply and erection of a sign (at the developer's expense and according to the
Board's specifications) affixed to the development sign advising prospective residents about
schools in the area.
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
From: Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: Monday, September 18, 2023 12:01 PM
To: jvink <ivink@woolwich.ca>; _DL_#_DSD_Planning <DSD-PlanningDivision@kitchener.ca>; Bell - c/o
WSP <circulations@wsp.com>; Carlos Reyes <Carlos.Reyes@kitchener.ca>; Darren Kropf
<Darren.Kropf@kitchener.ca>; Dave Seller <Dave.SelIer@kitchener.ca>; David Heuchert
<Dave.Heuchert@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; Ellen Kayes
<Ellen.Kayes@kitchener.ca>; Enova Power Corp. - Greig Cameron <greig.cameron@enovapower.com>;
Enova Power Corp. - Shaun Wang <shaun.wang@enovapower.com>; GRCA - Planning
(planning@grandriver.ca) <planning@grandriver.ca>; Hydro One - Dennis DeRango
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Page 112 of 355
WRDSB - Planning <planning@wrdsb.ca>
Cc: Brian Bateman <Brian.Bateman@kitchener.ca>
Subject: Circulation for Comment - 117 Bloomingdale Road (ZBA)
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Please see attached. Additional documentation can be found in AMANDA folder 23-121017 (City staff)
and ShareFile (external agencies). Comments or questions should be directed to Brian Bateman, Senior
Planner (brian.bateman@kitchener.ca; 519-741-2200 x7869).
Christine Kompter
Administrative Assistant I Planning Division I City of Kitchener
200 King Street West, 6t" Floor I P.O. Box 1118 Kitchener ON N2G 4G7
519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.kompter@kitchener.ca
O11ti OOmoG
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Page 113 of 355
From:
Dave Seller
Sent:
Wednesday, October 4, 2023 3:08 PM
To:
Brian Bateman
Subject:
ZBA comments: 117 Bloomingdale Road
City of Kitchener
Application Type: Zoning By-law Amendment ZBA23/033/B/BB
Project Address: 117 Bloomingdale Road North
Comments of: Transportation Services
Commenter's Name: Dave Seller
Email: dave.seller@kitchener.ca
Phone: 519-741-2200 ext. 7369
Date of Comments: October 4, 2023
Development proposal
The ZBA will facilitate redevelopment by removing the existing industrial buildings and detached
dwelling and replacing them with four stacked townhouse dwellings with a total of 40 dwelling units and
a total of 46 parking spaces.
Parking supply
The applicant is proposing to provide a total of 46 parking spaces for 40 dwelling units which equates to
1.15 parking spaces per unit. Visitor parking must be provided at a ratio of 0.15 spaces per unit and
based on 40 units, 6 (15%) must be allocated for visitor parking. These parking ratios reflect the 2019-
051 zoning by-law.
Conclusion
Transportation Services is satisfied with the proposed parking supply for this development.
Dave Seller, C.E.T.
Traffic Planning Analyst Transportation Services I City of Kitchener
519-741-2200 ext. 7369 TTY 1-866-969-9994 1 dave.sellera-kitchener.ca
Page 114 of 355
City of Kitchener
Zone Change / Official Plan Amendment Comment Form
Address: 117 Bloomingdale Road
Owner: Marann Homes
Application: Zoning By-law Amendment Application ZBA23/033/B/BB
Comments Of: Parks and Cemeteries
Commenter's Name: Lenore Ross
Email: Lenore. ross@kitchener.ca
Phone: 519-741-2200 ext 7427
Date of Comments: Oct 13 2023
❑X I 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 application for a joint
amendment to the City of Kitchener's Zoning By-law No. 85-1 and Zoning By-law No. 2019-051. The
Subject Property is currently zoned "R-3 1R" in Zoning By-law No. 85-1. The purpose of the proposed
amendment is to change the zoning to a combination of "RES -5" ("Low -Rise Residential Five Zone")
and "NHC-1" ("Natural Conservation Zone") in Zoning By-law No. 2019-051. The proposed
amendment also adds site-specific provisions to permit small increases to the maximum Floor Space
Ratio ("FSR") and maximum building height, as well as a holding provision to require a Record of Site
Condition before the proposed development may proceed. The amendment will facilitate
redevelopment by removing the existing industrial buildings and detached dwelling and replacing
them with four stacked townhouse dwellings with a total of 40 dwelling units and 46 parking spaces.
• Planning Justification Report, including draft text of the proposed amendment, prepared by
GSP Group ("GSP")
• Functional Servicing and Stormwater Management Report, prepared by MTE Consultants Inc.
("MTE")
• Existing Conditions Plan, Functional Grading Plan, and Functional Servicing Plan, prepared by
MTE,
• Scoped Environmental Impact Study, prepared by Aboud & Associates Inc. ("AA"), which
includes the addendum prepared by AA;
• Tree Preservation Plan, prepared by AA;
• Site Plan, prepared by GSP;
• Urban Design Brief, prepared by Orchard Design and GSP.
2. Site Specific Comments & Issues:
Parks and Cemeteries has no significant concerns with the proposed Zoning Bylaw amendments and
can provide conditional support subject to the minor updates to submitted studies are noted below.
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
IB PSI of 355
City of Kitchener
Zone Change / Official Plan Amendment Comment Form
3. Comments on Application and Submitted Documents
1) Parkland Dedication
a) The site is within the Bridgeport East Planning Community and through Places and Spaces —
An Open Space Strategy for Kitchener, this community has been identified as well served
with active neighbourhood park space with Schaeffer Park approximately 150m west of the
site.
b) The City of Kitchener Park Dedication By law 2022-101 and Park Dedication Policy have been
updated and new parkland dedication criteria, rates and land values have been approved by
Council on August 22, 2022. The Bylaw is under appeal. Further changes to the Bylaw may
be required as a result of the Bill 23 — More Homes Built Faster Act.
c) The parkland dedication requirement for the proposed development will be deferred at the
Zoning By-law Amendment application and assessed at a future Site Plan Application.
Parkland dedication will be assessed based on the land use class(es) and density approved
through the ZBA and required as a condition of Site Plan Approval. Parkland dedication will
be taken as cash -in -lieu of land according to the Planning Act, Parkland Dedication Bylaw
and Parkland Dedication Policy in effect.
d) Based on the development information provided and using the approved land valuation of
$3,830,000/ha, a dedication rate of 1ha/1000 units or 5%; a maximum dedication of either
land or CIL of 10% and a capped rate of $11,862/unit, the parkland dedication for the
proposed 0.8119ha site with 40 proposed units (demolition of 1 unit) is $155,479
Cnlri dntinn-
0.8119ha x 0.05 = $155,479 (5% Bylaw 2022-101)
1ha /1000 units x 39 units = $149,370 (alternate rate Bylaw 2022-101)
0.8119ha x 0.1 = 0.033ha or $31,958 (More Homes Built Faster Act / Bill 23 10% cap)
2) Urban Design Brief, prepared by Orchard Design and GSP
a) Pg 16 Circulation Diagram — the figure shows a potential connection to Shaefer Park within
the 6m Access Allowance; this connection directs people to private lands and should be
removed
3) Proposed Zoning of Natural lands and ownership
a) The lands at the rear of the site along the Grand River should be zoned appropriately: NHC-1
and OSR-1. The lands adjacent to the Grand River at the end of Colyer Place are zoned
similarly.
b) If at a future Site plan application these lands will be conveyed to the City additional
conditions may be required prior to acceptance of the land e.g. R -plan, removal of hazard
trees
c) If the lands will be retained by the Developer, a Registered Conservation Easement may be
required along with additional conditions prior to approval of the Site Plan application e.g.
fencing/demarcation bollards, restoration / buffer plantings.
4. Policies, Standards and Resources:
• Kitchener Official Plan
• City of Kitchener Park Dedication Bylaw 2022-101 and Park Dedication Policy
• City of Kitchener Development Manual
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
PPSI of 355
City of Kitchener
Zone Change / Official Plan Amendment Comment Form
• Cycling and Trails Master Plan (2020)
• Chapter 690 of the current Property Maintenance By-law
• Places & Spaces: An Open Space Strategy for Kitchener
• Multi -Use Pathways & Trails Masterplan
• Urban Design Manual
5. Anticipated Fees:
Parkland Dedication
The parkland dedication requirement for this submission is deferred and will be assessed at a future Site
Plan Application. Parkland dedication will be assessed based on the land use class(es) and density
approved through the OPA and ZBA and required as a condition of Site Plan Approval
Parkland dedication is required for the application as cash -in -lieu of land according to the Planning Act,
Parkland Dedication Bylaw and Parkland Dedication Policy in effect.
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
PPSI of 355
From: rickroedding
Sent: Saturday, September 23, 2023 10:38 PM
To: Brian Bateman
Subject: 117 bloomingdale road
Follow Up Flag: Follow up
Flag Status: Flagged
You don't often get email from Learn why this is important
I drive bloomingdale rd several times a day. Born and raised in Bridgeport.
Narrow bridge, already heavy traffic at peak times, not the right place for this type of density ie existing
low density quiet neighborhood village setting, etc. 4 floors means possible 2 units per townhouse.
If i remember, past applications for development on this side of the bridge hinged on things like public
and school transit and emergency vehicle access during peak times.
48 parking spaces ??? Where would 2nd vehicle and visitors park?
I vote no, at very least a serious revision of this application.
Sincerely, Rick roedding,
Sent from my Bell Samsung device over Canada's largest network.
Page 118 of 355
From: kalita hanson
Sent: Friday, September 29, 2023 9:27 AM
To: Brian Bateman; news@ kitchener.ctv.ca; Scott Davey
Subject: Proposed sight on bloomingdale rd
Good afternoon, my name is Kalita and James steinbach. We live on Nelson ave.
A few points I would like to discuss.
First I cannot find anything on the site as to what is actually proposed to help our neighbors
Page 119 of 355
Kitchener Planning Applicatioi
Applications to divide land and to amer
below. Additional application types will
What is a highlighted Applica
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development.
Page 120 of 355
Kitchener Planning Applicatioi
Applications to divide land and to amer
below. Additional application types will
Highlighted Applications
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Page 121 of 355
Kitchener Planning Applicatioi
Applications to divide land and to amer
below. Additional application types will
Highlighted Applications
Q 117 Bloomingdale rd
Page 122 of 355
make an informed decision.
I have attached what dosnt come up.
We the people who live in Bridgeport have been duped by the city.
First you approved a housing development on Stanley st. The traffic survey was done during covid ...I
believe some news outlets might find this interesting. That is clearly not how the traffic works in
Bridgeport.
If you live here you know that. We cannot get out of this area as it is because of Guelph and Toronto
traffic coming this way due to hwy 7 not being fixed for extra traffic. I realize there is a housing shortage,
I can see this when I drive by tent city on Victoria and Weber. To shove 400 more people in an already
traffic ridden area certainly is not well planned at all. No one is opposed to more housing but you have
to have the roads to properly get people in and out. It literally takes me 20 min by car to get from
Nelson ave to the corner store at high traffic . This is unacceptable that I am trapped in my own
neighborhood. Why the lack of planning. We just recieved notice of this last week, again unacceptable.
We have no idea what the actual proposal is due to lack of info on the card sent and the website... I will
attend the zoom meeting, unsure why our neighbors are not allowed in person.we have a community
Center , perhaps noone really wants to hear from us .... we will also be attending any future
planning about this property. And again when will the traffic report be done and what time and what
day ... this is truly important.
I would like a plan which I can actually see please and a traffic report that is not from covid traffic. We
deserve a real traffic report.
Thankyou James and kalita
Nelson ave Kitchener
Bridgeport prisoners
Page 123 of 355