HomeMy WebLinkAboutDSD-2023-496 - Official Plan Amendment Application OPA23/018/B/BB - Zoning By-law Amendment Application ZBA23/015/Q/ES - 2150 Bleams Road - Trustees for St. John the Baptist Romanian Orthodox Church - Romanian Orthodox Parish St. John the BaptistStaNRepvrt
Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: December4, 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 8
DATE OF REPORT: November 6, 2023
REPORT NO.: DSD -2023-496
SUBJECT: 2150 Bleams Road
Official Plan Amendment Application OPA23/018/B/BB and
Zoning By-law Amendment Application ZBA23/015/Q/ES
Trustees For St. John The Baptist Romanian Orthodox
Church; Romanian Orthodox Parish St. John The Baptist
RECOMMENDATION:
That Official Plan Amendment Application OPA23/018/B/BB be adopted, in the form
shown in the Official Plan Amendment as Attachments 'Al' and `A2', and,
accordingly, forwarded to the Regional Municipality of Waterloo for approval; and
That Zoning By-law Amendment Application ZBA23/030/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' as Attachments `131' and `132'.
REPORT HIGHLIGHTS:
• The purpose of this report is to evaluate and provide a planning recommendation
regarding proposed Official Plan and Zoning By-law Amendment Applications for the
portion of the property located at 2150 Bleams Road, fronting on Gravel Ridge Trail.
• It is Planninq staffs recommendation that the Official Plan and Zoninq By-law
Amendment Applications be approved. The proposed applications represent an
opportunity to provide additional low rise housing in the community.
• The applicant has requested RES -5 zoning; however, in response to resident
concerns, staff are recommending RES -4 zoning with special provisions to remove
stacked townhouse dwelling units and other forms of multiples from the list of
permitted uses but retain street fronting townhouses in addition to single and semi-
detached dwellings.
• 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;
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 124 of 355
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 September 24, 2023.
o An on-site meeting was held on October 19, 2023.
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.
BACKGROUND:
The City has received applications to amend the City's Official Plan and Zoning By-law for
2150 Bleams Road which request to change the land use designation and zoning for a
portion of their lands fronting on Gravel Ridge Trail (shown hatched below). The lands are
owned by the Romanian Church and are located in the Laurentian West Community. The
rest of the lands, including the place of worship building and soccer fields, are not subject
to this application.
The applications are proposed to facilitate the future development of either single
detached, semi-detached, or street fronting townhouse dwelling units in accordance with
the recommended zoning. The purpose of this report is to outline the planning rationale in
support of the applications in a modified format that balances policy direction and
Provincial directives to approve more and varied housing forms in our established
neighbourhoods, with the comments received from residents who have participated in the
review of the application.
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;UBJECT
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Figure 1 - Location Map: A portion of 2150 Bleams Road
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Figure 2 — View of Gravel Ridge Trail portion of Subject Lands
REPORT:
The applicant is proposing to change the land use designation and zoning of a portion of
the subject property. These changes are shown below in Figure 3. A change in land
use/zoning is being requested to facilitate the future development of either single
detached, semi-detached, or street townhouse dwelling units. Figure 4 represents a
development scenario whereby street and stacked townhouse units could be
accommodated within the site area using the `RES -5' zoning being requested. This is to
justify that development could be accommodated within the site area representing a
maximum development scenario. It is important to note the Owner has not determined in
which form the development proposal will ultimately be developed but has requested
`RES -5' zoning to allow for flexibility to allow for a full range of low-rise residential uses. A
future development will be subject to a severance process to create the proposed block
and conveyable lots. That will entail a separate public process with the ability for give
further feedback on the proposal at the Committee of Adjustment.
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Proposed Official Plan Amendment
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Figure 3- Proposed land Use and Zoning (Source: GSP)
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Six Future Street Townhouses (With Possible Servicing Easement)
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Figure 4- Conceptual Plans (Source: GSP)
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-,
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h) The orderly development of safe and healthy communities;
j) The adequate provision of a full range of housing, including affordable housing;
k) The adequate provision of employment opportunities;
p) The appropriate location of growth and development;
q) The promotion of development that is designed to be sustainable, to support public
transit and to be oriented to pedestrians;
r) The promotion of built form that,
(i) Is well-designed,
(ii) Encourages a sense of place, and
(iii) Provides for public spaces that are of high quality, safe, accessible, attractive
and vibrant;
s) The mitigation of greenhouse gas emissions and adaptation to a changing climate.
These matters of provincial interest are addressed and are implemented through the
Provincial Policy Statement, 2020, as it directs how and where development is to occur.
The City's Official Plan is the most important vehicle for the implementation of the
Provincial Policy Statement, 2020 and to ensure Provincial policy is adhered to.
The Ministry of Municipal Affairs and Housing is proposing an integrated province -wide
land use planning policy document, potentially replacing the Provincial Policy Statement
and A Place to Grow: Growth plan for the Greater Golden Horseshoe, with a singular
Provincial Planning Statement (PPS) which is in draft form and not in effect at the time this
report was prepared.
Provincial Policy Statement, 2020:
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial
interest related to land use planning and development. Section 1.4.3(b) of the PPS
promotes all types of residential intensification, and sets out a policy framework for
sustainable, healthy, liveable and safe communities. The PPS promotes efficient
development and land use patterns, as well as accommodating an appropriate mix of
affordable and market-based residential dwelling types with other land uses, while
supporting the environment, public health and safety. Provincial policies promote the
integration of land use planning, growth management, transit -supportive development,
intensification, and infrastructure planning to achieve cost-effective development patterns,
optimization of transit investments, and standards to minimize land consumption and
servicing costs.
To support provincial policies relating to the optimization of infrastructure, transit and
active transportation, the proposed zoning facilitates a compact form of development
which efficiently uses the lands, is in close proximity to transit options, and makes efficient
use of both existing roads and active transportation networks. The lands are serviced and
are in proximity to parks, trails and other community uses. Provincial policies are in
support of providing a broad range of housing.
Planning staff is of the opinion that the proposed application will facilitate the intensification
of the subject property with a low-rise development that is compatible with the surrounding
community, helps manage growth, 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 development on the subject
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lands. Moreover, this proposal will complete the streetscape and the final opportunity for
the community.
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;
f) mitigate and adapt to the impacts of a changing climate, improve resilience and
reduce greenhouse gas emissions, and contribute to environmental sustainability;
and
g) integrate green infrastructure and appropriate low impact development.
The Growth Plan supports planning for a range and mix of housing options and higher
density housing options that can accommodate a range of household sizes.
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Planning staff is of the opinion that the applications conform to the Growth Plan. This
proposal will support growth with the urban boundaries and better utilize existing services
and infrastructure.
Regional Official Plan (ROP):
The subject lands are designated "Urban Area" and "Built -Up Area" on Schedule 3a of the
Regional Official Plan (ROP). Urban Area policies of the ROP identify that the focus of the
Region's future growth will be within the Urban Area and the proposed development
conforms to Policy 25 of the ROP as the proposed development will support the
achievement of the minimum intensification targets within the delineated Built -Up Area.
Growth is directed to the Built -Up Area of the Region to make better use of infrastructure
that can assist in transitioning the Region into an energy efficient, low carbon community.
Furthermore, intensification within the Built -Up Area assists the gradual transition of
existing neighbourhoods within the Region into 15 -minute neighbourhoods that are
compact, well-connected places that allow all people of all ages and abilities to access the
needs for daily living within 15 minutes by walking, cycling or rolling.
ROPA 6
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" (also added through ROPA 6)
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).
In the opinion of staff, this proposal conforms to the ROP, as amended by ROPA 6, which
supports new housing forms, including gentle intensification and missing middle housing,
within established residential areas.
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
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Areas may have limited intensification with development being sensitive and compatible
with the character, form, and planned function of the surrounding context.
Land Use Designation — Low Rise Residential
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.
Land Use Designation — Institutional
The subject OPA application requests that the land use designation as shown on Map 3 of the
2014 Official Plan be changed from `Institutional' to `Low Rise Residential'. There is a small
area located adjacent to Gravel Ridge Trail being changed from `Low Rise Residential' to
`Institutional'. This is to accommodate a future servicing/trail block that will be created as part
of a future consent process.
Transitional policies and criteria are provided in policy 15.D.7.4 of the Official Plan. These
policies indicate that where a use on a site with an Institutional land use designation ceases,
the City may consider the redesignation of the site to an appropriate alternative land use
designation only after examination of certain criteria. The criteria and staff comments are as
follows..
a) the use of the site for a suitable alternative institutional purpose.
The existing institutional use is not being removed or displaced by the proposal — the
land subject to the land use designation change are undeveloped lands fronting onto
Gravel Ridge Trail. Topographically, the site falls approximately 7 metres from west to
east at Gravel Ridge Trail. It would therefore be difficult to develop another institutional
use with this terrain, however, residential uses with front walkout designs would be
appropriate especially given the location of these lands relative to Gravel Ridge Trail.
Most of the subject lands (+/- 3.75 hectares) will remain designated "Institutional" and
will continue as a place of worship and recreation.
b) acquisition of the site or a portion of it by the City for institutional or open space use, based
on the park needs of the surrounding area;
The Parks division does not require these lands for parkland purposes but will require
cash -in -lieu of parkland dedication as part of any future consent process. It will also
require a 4 -metre -wide trail connection. The applicant is proposing a 5 -metre -wide
servicing corridor which could act jointly as a walkway connection. Details of this will be
determined at the Consent Application stage however it is staff's intent to keep a strip of
land 5 metres in width as `Institutional' as this corridor leads to the institutional use. This is
reflected in the accompanying maps in Attachments `A2' and `B2' of this report.
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c) the use of the site to meet housing targets, particularly for special needs or affordable
housing.
The More Homes Built Faster Act, 2022 (Bill 23) was introduced by the Government of
Ontario support the Housing Supply Action Plan. The plan aims to increase housing
supply and provide attainable housing options for Ontarians and their families. It is
presented as the next step in the Province's plan to address the housing crisis by building
1.5 million homes over the next 10 years. Kitchener has pledged to approve 35,000
dwelling units within the next 5 years. Development of this area will help to achieve those
overall housing targets and complete the Gravel Ridge Trail streetscape.
Planning staff are of the opinion that it is appropriate for the subject lands to be
redesignated from Institutional to Low Rise Residential.
Proposed Official Plan Amendment Conclusion
Planning staff is of the opinion that the requested Zoning By-law Amendment will facilitate
a low-rise building form that conforms with the Low Rise Residential land use designation
in the City's Official Plan. Planning staff are of the opinion that the proposed Official Plan
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:
The subject property is zoned Neighbourhood Institutional Zone (INS -1) in Zoning By-law
2019-051. This zone permits a variety of institutional uses. Residential permissions are not
permitted and therefore a zoning by-law amendment is required. The Owner has requested to
change the zoning to the Low Rise Residential Five Zone (RES -5) for maximum flexibility in
establishing future development. This zone would allow for a variety of low-rise residential
uses including multiples such as street townhouses, cluster and stacked townhouses and
other forms of low-rise multiples, including single and semi-detached dwellings. The list of
permitted uses for the RES -5 zone can be seen in Figure 5 - an excerpt of Table 7-1 from
Section 7.3 of Zoning By-law 2019-051. It is the most permissive of the Low Rise Residential
zones in terms of uses.
Through the circulation of the request, staff heard from many residents. Residents indicated
they would prefer not to see any development, but would consider single and semi-detached
dwellings only as noted at an on-site meeting of October 19, 2023, and follow up
correspondence.
Staff are mindful that this property is an infill project in an established low-rise residential
neighbourhood consisting mainly of detached dwellings along Gravel Ridge Trail. However,
there are street townhouses on nearby streets, and a stacked cluster townhouses
development under construction in the community. After careful consideration, staff is
recommending that the zoning be amended to RES -4 with Site Specific Provision (385) and
Holding Provision (56H). The applicant requested RES -5 zoning; however, in response to
resident concerns, staff are recommending RES -4 zoning with special provisions to remove
stacked townhouse dwelling units and other forms of multiples from the list of permitted uses
but retain street fronting townhouses in addition to single and semi-detached dwellings.
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The list of permitted uses for the RES -4 zone are shown below in Figure 5. Staff are
proposing to remove multiple dwellings and townhouse - cluster through Site Specific (385).
Site Specific (385) also proposes a maximum of 5 units given the zoning regulation of 6 metre
lot widths for street townhouses.
Table 7-1: Permitted Uses within the Residential Zones
Use
RES -1
RES -2
RES -3
RES -4
RES -5
RES -6
RES -7
Residential Uses
Single Detached Dwelling
J
J
J
J
J
Additional Dwelling Units
(Attached)(1)
J
J
J
J
J
Additional Dwelling Units
(Det2ched)(2)
J
J
J
J
J
Semi -Detached Dwelling
J
J
J
Townhouse Dwelling — Street (7)
J(3)
J(4)
Townhouse Dwelling -- Cluster (7)
J(4)
J
Multiple Dwelling
1(3)
J
J
J
Lodging House
J
J
J
J
Continuing Care Community
J
J
J
Hospice
J
J
J
J
J
J
Residential Care Facility, Small
J
J
J
J
J
J
Residential Care Facility, Large
J
J
J
Non -Residential Uses
Artisan's Establishment (5)
J
J
Community Facility (5)
J
J
Convenience Retail (5)
J
J
Day Care Facility (5)
J
J
Financial Establishment (5)
J
Health Office (5)
J
Home Occupation (e)
J
J
J
J
J
J
J
OhSce (5)
J
J
Personal Services (5)
J
Studio (5)
J
J
Additional Regulations for Permitted Uses Table 7-1
(1) Shall be permitted in accordance with 4.12.1 and 4.12.2.
(2) Shall be permitted in accordance with 4.12.3.
(3) The maximum number of dwelling units in a dwelling shall be 4.
(4) The maximum number of dwelling units in a dwelling shall be 8.
(5) Permitted non-residential uses must be located within a multiple dwelling (despite the
definition of multiple dwelling in Section 3) and are limited in size in accordance with the
regulations in Table 7-6.
Figure 5 — Table 7.1 of By-law 2019-051
Staff is of the opinion that the RES -4 zone with Site Specific Provision (385) presents a
balanced and measured approach that would still permit increased housing options and will
permit street fronting townhouses only to a maximum of 5 dwelling units. This is consistent
with existing dwellings in the neighborhood. Figure 6 shows street fronting townhomes
situated on Eliza Avenue just around the corner from the subject site. Each unit has its own
driveway and garage fronting the street.
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Figure 6 — Street -fronting townhomes on Eliza Avenue
Below is an example of a typical detached dwelling located on Gravel Ridge Trail. The
building form is similar in height and form to that of the street townhomes. The difference is
townhomes are attached units where the single detached dwellings are not.
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Figure 7 — Detached home on Gravel Ridge Trail
Z!
With the recommended zoning, other forms of multiples (i.e., stacked townhouses) would not
be permitted as they represent a different form of multiple that is not otherwise found in a
street -oriented form in this community. That low-rise built form is often situated on larger
blocks of land in a cluster format like the development currently under construction at 118
Gravel Ridge Trail. That site has a single point of access to Gravel Ridge Trail and is situated
in behind existing homes.
Furthermore, the proposed RES -4 zone has a minimum lot width of 6 metres for street
townhouse as opposed to 5.5 metres under RES -5. This would allow for wider street fronting
townhouse lots with the ability to provide more spacing between driveways. Details of the
zoning are outlined in the Proposed By-law being recommended for approval in Attachment
`B1' of this report.
Staff are also recommending the implementation of a Holding Provision (56H) as part of the
Zoning By-law. This is to ensure that an Urban Design Brief has been completed to the
satisfaction of the Director of Planning to ensure design measures and standards have been
accepted by staff. The Region of Waterloo has further requested that Stationary Noise Study,
Record of Site Condition (FSR), Functional Servicing Report and Hydrogeological Study be
included as part of a Holding Provision. After careful consideration, staff has elected to
include the Stationary Noise and RSC provisions only as these are reasonable measures in
the opinion of staff. The other matters could be implemented through a future consent
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application. Moreover, there are existing municipal services along Gravel Ridge Trail. Staff
didn't identify any capacity concerns. Future arrangements will have to made with staff for
connections to whatever future development scenario that is contemplated. As such, it seems
unreasonable to ask for a Functional Servicing Report for a maximum of 5 street fronting
townhouse units on an existing street with services in place.
Proposed Zoning By-law Amendment Conclusion
Staff is of the opinion that the proposed Zoning By-law Amendment to change the zoning
of the subject lands to RES -4 with Site Specific Provision (385) and Holding Provision
(56H) represents good planning as it will facilitate the development of the lands with street -
oriented housing which is consistent with other residential uses in the community. The
proposed zoning will permit single detached, semi-detached, and street townhouses. Each
of those units can be duplexed or triplexed if applicable zoning regulations are met. The
proposed low rise residential uses are compatible with the existing neighbourhood, will
complete the Gravel Ridge streetscape, and provide additional housing to meet housing
targets. Staff are supportive and recommend that the proposed Zoning By-law
Amendment be approved as shown in Attachments `B1' and `132'.
Department and Agency Comments:
Circulation of the Official Plan and Zoning By-law Amendment Applications was
undertaken in June to all applicable City departments and other review authorities. No
major concerns were identified by any commenting City department or agency and any
necessary revisions and updates were made. Copies of the comments are found in
Attachment `C' of this report. Parks staff however have requested that the proposed
servicing easement remain designated as "Institutional' in the City's Official Plan. This is
reflected on Schedule `A' to the OPA and Map No. 1 of the By-law as shown in
Attachments `A2' and `132'.
The following Reports and Studies were considered as part of the proposed Official Plan
and Zoning By-law Amendment Applications. These include a Scoped Planning
Justification letter, Servicing letter, Arborist report and General Vegetation Overview.
WHAT WE HEARD
14 people provided written comments and one petition was
received signed byseveral members of the community
A City -led Neighbourhood and an On-site Meeting held on
September 26 and October 19, 2023, respectively
236 households (occupants and property owners) were circulated
and notified
Staff received written responses from 14 residents with respect to the proposed
development. A petition was submitted in opposition to the proposal. These are included in
Attachment `E'. A Neighbourhood Meeting was held on September 26, 2023, and a follow
up on-site meeting occurred on October 19, 2023. The on-site meeting was well attended
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with about 30 people in attendance. 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
Hall noise and impact to new
The church hall is often used for events such as
development
wedding and dinners that generates noise for
existing residents. This proposed development will
be next to the hall and marginally closer than
existing residents. Staff suggest that it may be in the
Owner's interest to advise potential purchasers in
any sale and purchase agreements of the potential
for noise.
Construction noise, dust, and
The City has rules and regulations governing
traffic.
construction activity and site maintenance. These
will be enforced at the building construction stage.
Residents were told this area
The property is presently zoned and designated
would remain undeveloped.
`Institutional'. This zone permits for a range of uses
that could be developed on this property. This
application proposed changes to which uses can be
develo ed on the property.
Property value impacts
Planning staff are not able to assess any impact of a
new development on property values. For
assessment purposes, which is used to calculate
taxes, MPAC assesses property based on up to 200
different factors including the size of lot and house,
the quality of construction, as well as many
others. The assessed value usually differs from the
market value of a property, and market value is
influenced by numerous factors as well.
Increased Traffic
This proposal (a maximum of 5 dwelling units) will not
generate additional traffic that will have an impact on
the existing street network.
Design standards for new
Staff will require the preparation of an Urban Design
Housing
Brief as a requirement to lift a Holding Provision and
will work with the applicant to ensure a high standard
of design is achieved. Additionally, the Owner has
assured staff that they are willing to include these
higher standards as a condition of their purchase and
sale agreements. The future development is not
subject to site plan approval and building elevation
review by City staff is no longer authorized in the
Planning Act.
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Residents do not want
As noted in the report, staff has considered
townhouses built in this location
residents' request to eliminate townhomes as a
permitted use in the By-law. Planning staff are
recommending prohibiting multiple dwellings (i.e.,
stacked townhouses) from the proposed By-law and
zone the property to RES -4 with Site Specific
Provision 385, and not the RES -5 being requested.
The RES -4 zone would permit street townhouses
with 6 metre lot frontages, which is a similar built
form found in the community. A maximum unit count
of 5 is included. Provincial, Regional and City policy
all encourage a mix of single detached, semi-
detached and multiples in our low rise residential
neighbourhoods to diversify housing stock and
provide a continuum of housing. The Laurentian
West Community is an example within the city that
has a variety of housing forms within
neighbourhoods.
Impacts to trees and animals
The area in question is not designated as a Natural
Heritage Conservation Area in the Official Plan. As
such, an Environmental Impact Statement was not
required. The site does however have trees and
vegetation. As such, the City's Tree Management
Policy applies, and a preliminary plan was submitted
as part of the application. A tree
management/savings plan will be required with a
future land severance application where details of
housing design, grading and servicing will be
explored in detail.
Planning Conclusions:
In considering the foregoing, staff are supportive of the proposed Official Plan and Zoning
By-law Amendment Applications. Staff is of the opinion that the subject applications are
consistent with policies of the Provincial Policy Statement, conform to Growth Plan for the
Greater Golden Horseshoe, the Regional Official Plan, and the City of Kitchener Official
Plan and represent good planning. Staff recommends that the applications be approved.
The proposed applications represent an opportunity to provide additional housing that
addresses a critical 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 — The recommendation has no impact on the Operating Budget.
Page 139 of 355
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance
of the Council / Committee meeting. A large notice sign was posted on the property and
information regarding the application was posted to the City's website in early June.
Following the initial circulation referenced below, an additional postcard advising of the
statutory public meeting was circulated to all residents and property owners within 240
metres of the subject lands, those responding to the preliminary circulation and who
attended the Neighbourhood Meetings. Notice of the Statutory Public Meeting was also
posted in The Record on July 21, 2023 (a copy of the Notice may be found in Appendix
`C'
CONSULT —The proposed Official Plan and Zoning By-law Amendment Applications were
circulated to residents and property owners within 240 metres of the subject lands on June
10, 2023. In response to this circulation, staff received written responses from 3 members
of the public, which were summarized as part of this staff report. Planning staff also had
one-on-one conversations with residents on the telephone and responded to emails.
PREVIOUS REPORTS/AUTHORITIES:
• Planning Act, R.S.O. 1990, c. P.13
• Growth Plan, 2020
• Provincial Policy Statement, 2020
• Region of Waterloo Official Plan
• City of Kitchener Official Plan, 2014
• City of Kitchener Zoning By-law 2019-051
REVIEWED BY: 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 Official Plan
Attachment A2 — Schedule `A' of the OPA to amend Map 3
Attachment B1 - Proposed By-law
Attachment B2 — Map 1 No. 1
Attachment C — Newspaper Notice
Attachment D — Department and Agency Comments
Attachment E — Neighbourhood Comments
Page 140 of 355
AMENDMENT NO. XX TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
2150 Bleams Road
Page 141 of 355
AMENDMENT NO. XX TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
2150 Bleams Road
INDEX
SECTION 1 TITLE AND COMPONENTS
SECTION 2 PURPOSE OF THE AMENDMENT
SECTION 3 BASIS OF THE AMENDMENT
SECTION 4 THE AMENDMENT
APPENDICES
APPENDIX 1 Notice of the Meeting of Planning & Strategic Initiatives
Committee of December 4, 2023
APPENDIX 2 Minutes of the Meeting of Planning & Strategic Initiatives
Committee — December 4, 2023
APPENDIX 3 Minutes of the Meeting of City Council — December 11,
2023
Page 142 of 355
AMENDMENT NO. XX TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER
SECTION 1 — TITLE AND COMPONENTS
This amendment shall be referred to as Amendment No. XX to the Official Plan of the City
of Kitchener. This amendment is comprised of Sections 1 to 4 inclusive.
SECTION 2 — PURPOSE OF THE AMENDMENT
The purpose of the Official Plan Amendment is amend:
• Map 3 -Land Use by redesignating a portion of the subject property fronting Gravel
Ridge Trail from `Institutional' to `Low Rise Residential' and small portion from `Low
Rise Resdiential' to `Institutional';
SECTION 3 — BASIS OF THE AMENDMENT
The subject lands are designated dual designated "Institutional" and "Low Rise
Residential" in the Official Plan.The majority of the Parish property is designated
"Institutional" in the City of Kitchener Official Plan, with the exception of the acquired
parcel (from the Eby Estates Plan) fronting Gravel Ridge Trail designated "Low Rise
Residential". Residential uses are not permitted in the "Institutional" designation. An
Official Plan Amendment is required to redesignate the identified area of the property to
"Low Rise Residential" for residential use. Policies of section 15.D.7.4 ensure an
evaluation is completed prior to a change in land use. These policies indicate that where
a use on a site with an Institutional land use designation ceases, the City may consider
the redesignation of the site to an appropriate alternative land use designation only after
examination of certain criteria. The criteria and staff comments are as follows:
a) the use of the site for a suitable alternative institutional purpose.
The subject area are roughly rectangular, sloped and 0.25 ha in are. The portion of
the property adjacent to Gravel Ridge Trail is unused and is partially covered with
vegetation. The size, shape and orientation of the lands on Gravel Ridge Trail lends
itself to low rise residential development and will complete the Gravel Ridge Trail
residential streetscape at this location. The subject property is not suitable for
another alternative institutional use. The institutional use is not being removed or
displaced by the Proposed Development. The majority of the Parish lands (+/- 3.75
hectares) remain designated "Institutional" and will continue as a place of worship
and recreation. Topographically, the site falls approximately 7 metres from west to
east at Gravel Ridge Trail. It would be difficult to develop another institutional use
with this terrain. The City has no interest in persuing this parcel for parkland or
instutional use.
b) the use of the site to meet housing targets, particularly for special needs or
affordable housing.
More Homes Built Faster Act received Royal Assent on November 28, 2022. This
legislation aims to increase the housing supply for Ontarians by 1.5 million units over
the next 10 years. Kitchener Council has plegged to support the creation of 35,000
units by 2031. This proposal will help to meet those mandated housing targets.
Page 143 of 355
It is proposed that approximately a 5.0 metre wide strip of land be used to provide a
servicing corridor and walkway from Gravel Ridge Trail to the balance of the subject
lands used for instutional purposes. This is provide municipal servicing and a
pedestrian connection into the property. To that end, it is appropriate to have Instutional
land use for the corridor and hence the need to re -designate a very small portion from
Low Rise Residential to Institutional.
Having examined the proposed Official Plan Amendment, staff are of the opinion that it
is appropriate for the portion of the site fronting onto Gravel Ridge Trail to transition
from `Institutional' to `Low Rise Residential'.
The amendment as proposed herein is consistent with the objectives of the Provincial
Policy Statement and the Policies of the Growth Plan for the Greater Golden
Horseshoe. The Official Plan Amendment conforms to the Regional Official Plan. Staff
are of the opinion that the proposed Official Plan Amendment represents good planning,
and recommends that the proposed Official Plan Amendment be approved.
SECTION 4 — THE AMENDMENT
The City of Kitchener Official Plan is hereby amended as follows:
a) Amend Map No. 3 — Land Use by designating as `Low Rise Residential' instead of
`Institutional', the lands shown as "Area 1 of Amendment" on the attached Schedule
`A'; and
b) Amend Map No.3 — Land Use by designating as `Institutional' instead of `Low Rise
Resdiential', the lands shown as "Area 2 of Amendment" on the attached Schedule
W.
Page 144 of 355
APPENDIX 1: Notice of the Planning & Strategic Initiatives Committee Meeting ()
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
A PROPOSED OFFICIAL PLAN AMENDMENT & AMENDMENT TO THE KITCHENER
ZONING BY-LAW
UNDER THE SECTIONS 17,22 & 34 OF THE PLANNING ACT
The public meeting will be held by the Planning & Strategic Initiatives Committee, a
Committee of Council which deals with planning matters, on:
Monday, at 7:00 P.M.
COUNCIL CHAMBERS, 2nd FLOOR, CITY HALL
200 KING STREET WEST, KITCHENER.
Any person may attend the public meeting and make written and/or verbal
representation either in support of, or in opposition to, the above noted proposal. If a
person or public body would otherwise have an ability to appeal the decision of
the City of Kitchener to the Local Planning Appeal Tribunal, but the person or
public body does not make oral submissions at a public meeting or make written
submissions to the City of Kitchener prior to approval/refusal of the proposal, the
person or public body is not entitled to appeal the decision.
ADDITIONAL INFORMATION is available by contacting the staff person noted below,
viewing the staff report contained in the agenda (available approximately 10 days before
the meeting - https://calendar.kitchener.ca/council - click on the date in the calendar, scroll
down & select meeting), or in person at the Planning Division, 6t" Floor, City Hall, 200 King
Street West, Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday).
APPENDIX 2: Minutes of the Planning & Strategic Initiatives Committee Meeting ()
Page 145 of 355
APPENDIX 3 - Minutes of the Meeting of City Council
Page 146 of 355
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REVISED:
OFFICIAL PLAN AMENDMENT OPA23/018/B/BB
APPLICANT: TRUSTEES FOR ST. JOHN THE
BAPTIST ROMANIAN ORTHODOX CHURCH;
ZONING BY-LAW AMENDMENT ZBA23/030/B/BB
ROMANIAN ORTHODOX PARISH ST. JOHN THE
BAPTIST
SCALE 1:4,000
City of Kitchener
FILE
OPA23018BBB_MAP3
2150 BLEAMS RD
DATE: OCTOBER 20, 2023
DEVELOPMENT SERVICES DEPARTMENT, PLANNING
mxd
PROPOSED BY — LAW
2023
BY-LAW NUMBER
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a By -Law to amend Zoning By-law 2019-051, as
amended, known as the Zoning By-laws for the City of
Kitchener
— TRUSTEES FOR ST. JOHN THE BAPTIST
ROMANIAN ORTHODOX CHURCH — 2150
Bleams Road)
WHEREAS it is deemed expedient to amend By-law 2019-051 for
the lands specified above;
NOW THEREFORE the Council of the Corporation of the City of Kitchener
enacts as follows:
1. Zoning Grid Schedule Number 28 of Appendix "A" to By-law Number 2019-051 is
hereby amended by zoning the lands shown as Area 1 as Low Rise Residential
Four Zone (RES -4) with Site Specific Provision (385) and Holding Provision
(56H).
2. Zoning Grid Schedule Number 28 of Appendix "A" to By-law Number 2019-051 is
hereby amended by zoning the lands shown as Area 2 as Low Rise Residential
Four Zone (RES -4) with Site Specific Provision (385) and Holding Provision
(56H).
3. Zoning Grid Schedule Number 28 of Appendix "A" to By-law Number 2019-051 is
hereby amended by zoning the lands shown as Area 3 lands as Neighbourhood
Institutional Zone (INS -1).
4. Section 19 of By-law Number 2019-051 is hereby amended by adding Site
Specific Provision (385) thereto as follows:
"(385). Notwithstanding Section 7.3 of this By-law, within the lands zoned
RES -4 and shown as being affected by this subsection on Zoning Grid
Schedule Number 28 of Appendix "A", the following site specific
provisions shall apply:
Page 148 of 355
a. Multiple Dwelling, Stacked Townhouse Dwelling, and Cluster
Townhouse Dwelling are not permitted.
b. The maximum number of Street Townhouse Dwelling units is 5,
however Additional Dwelling Unit (Attached) and Additional
Dwelling Unit (Detached) shall be permitted in accordance with
Section 4 of this by-law.
C. Geothermal wells are prohibited."
5. Section 20 of By-law 2019-051 is hereby amended by adding Section (56H)
thereto as follows:
"(56H). Notwithstanding Section 7 of this By-law within the lands zoned RES -4
and shown as being affected by this subsection on Zoning Grid Schedule
Number 28 of Appendix "A", no land uses shall be permitted until such
time as:
a. An Urban Design Brief has been completed and implementation
measures have been addressed to the satisfaction of the
Director of Planning and this holding provision has been
removed by by-law.
b. A Stationary Noise Study and Record of Site Condition have
been approved to the satisfaction of the Region of Waterloo."
6. This By-law shall become effective only if Official Plan Amendment No. XX (2150
Bleams Road) comes into effect, pursuant to Section 24(2) of The Planning Act,
R.S.O. 1990, c. P.13, as amended.
PASSED at the Council Chambers in the City of Kitchener this day of
12023.
Mayor
Clerk
Page 149 of 355
_ _ _ _ _ _ _ _ _ _ _ _\ DUL
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TRUSTEES FOR ST. JOHN THE BAPTIST METRES
ROMANIAN ORTHODOX CHURCH SCALE 1:4,000
2150 BLEAMS RD DATE: OCTOBER 31, 2023
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BY-LAW 2019-051
RES -2 LOW RISE RESIDENTIAL TWO ZONE
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RES -3 LOW RISE RESIDENTIAL THREE ZONE
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-4 LOW RISE RESIDENTIAL FOUR ZONE
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RES -5 LOW RISE RESIDENTIAL FIVE ZONE
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INS -1 NEIGHBOURHOOD INSTITUTIONAL ZONE
MIU-1 MAJOR INFRASTRUCTURE AND UTILITY
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OSR-2 OPEN SPACE: GREENWAYS ZONE
ZONE GRID REFERENCE
RES -6 (344)
SCHEDULE NO. 28
OFAPPENDIX'A'
KITCHENER ZONING BY-LAW 85-1 AND 2019-051
ZONE LIMITS
' INS -1
' (349)
ZONING BY-LAW AMENDMENT
ZBA23/030/B/BB
OFFICIAL PLAN AMENDMENT OPA23/018/B/BB
City of Kitchener
ZBA23030IBBB_MAP1
DEVELOPMENT SERVICES DEPARTMENT, PLANNING
mxd
NOTICE OF PUBLIC MEETING 1
for a development in your neighbourhood
2150 Bleams Road I-1'1TcFTNF-_R
Proposed Land Use
a At%,
Low Rise Maximum
Residential 5 Dwelling
Units
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 applications for an Official Plan and Zoning By-law
Amendments from the Romanian Church Parish located at 2150 Bleams Road. Theyare
requesting to have a portion of their property fronting onto Gravel Ridge Trail
re -designated and re -zoned from `Institutional' to `Low Rise Residential' and `INS 1 to
`RES -4 (385)' to facilitate the future developmeai„ggeI JJJ V6r1 16M5 etached,
semi detached or street frontingtownhousedwellingun
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 152 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 153 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 154 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 155 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 156 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 157 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 158 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 159 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 160 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 161 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 162 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 NOWYEidOOmO0
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.batemanC@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 163 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 164 of 355
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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 165 of 355
Region of Waterloo
Brian Bateman, MCIP, RPP
Senior Planner
City of Kitchener
City Hall, P.O. Box 1118
200 King Street West
Kitchener, ON N2G 4G7
Dear Mr. Bateman:
Re: ZBA 23/033/M/BB
Post Circulation Comments
Marann Homes
117 Bloomingdale Road
City of Kitchener
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
Community Planning
150 Frederick Street 8th Floor
Kitchener Ontario N2G 4A Canada
Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4466
www.regionofwaterloo.ca
File: C14-60/2/23033
November 10, 2023
Regional staff has reviewed the above -noted application and provides the following
comments at this time. This application proposes 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. An
amendment to the Bridgeport E. Community Plan is also required.
The subject lands are located in the `Built -Up Area' of the `A Place to Grow' Growth Plan
for the Greater Golden Horseshoe and is designated `Urban Area' and `Built -Up Area'
within the Region of Waterloo Official Plan (ROP). Lands are designated Low Rise
Residential in the City of Kitchener Official Plan.
Document Number: 4520982 Version: 1
Page 166 of 355
Water Services
Water Services Engineering and planning staff have reviewed the functional servicing
report dated May 2023, and provide the following comments:
• The fire flow demand calculations in the report indicate that the fire flow demand
is 183 I/s based on the FUS calculations
• Based on the data collected during the hydrant test, the maximum available fire
flow is 162 L/s while maintaining minimum of 20 psi in the rest of the system.
• The Region of Waterloo requests to be circulated on the detailed fire flow analysis
at the site plan submission stage to confirm the existing infrastructure can support
the proposed development
Hydrogeology and Water Programs
Water Services HWP staff requires a Salt Management Plan at time of site plan (with
implementation by way of future condominium application). As part of the SMP, staff
would encourage the proponent to incorporate design considerations with respect to salt
management, including:
• Ensure that cold weather stormwater flows are considered in the site design.
Consideration should be given to minimize the transport of meltwater across the
parking lots or driveway. This also has the potential to decrease the formation of
ice and thereby the need for de-icing.
• Directing downspouts towards pervious (i.e. grassy) surfaces to prevent runoff
from freezing on parking lots and walkways.
• Locating snow storage areas on impervious (i.e. paved) surfaces.
• Locating snow storage areas in close proximity to catchbasins.
• Using winter maintenance contractors that are Smart About SaItTM certified.
• Using alternative de-icers (i.e. pickled sand) in favour of road salt.
The proponent is eligible for certification under the Smart About SaItTM program for this
property. Completion of the SMP is one part of the program. To learn more about the
program and to find accredited contractors please refer to:
http://www.smartaboutsalt.com/. Benefits of designation under the program include cost
savings through more efficient use of salt, safe winter conditions by preventing the
formation of ice, and potential reductions in insurance premiums.
Record of Site Condition
According to the Regions Threats Inventory Database, there are medium environmental
threats located on and adjacent to the subject lands due to past land uses. As the
application is proposing a more sensitive land use, a Record of Site Condition (RSC) is
required in accordance with the Region's "Implementation Guidelines for the Review of
Development Applications on or Adjacent to Known and Potentially Contaminated Sites".
The applicant's Planning Justification Report (GSP, August 2023) has acknowledged the
proposed_ zoning by-law includes a holding provision to require the RSC. This is
satisfactory to Regional staff.
Page 167 of 355
Land Use Compatibility
Land Use compatibility is a concern with this proposal as the subject lands are directly
adjacent to an industrial land use that may be categorized as Class II industrial land use
under the MECP D-6 guidelines on land use compatibility due to the size of the facility
and operation including outdoor storage on site. Class II industrial land uses require a
minimum of 70 m between the industrial land use and the sensitive land use. The
applicant has submitted a land use compatibility study for noise (HGC, June 16, 2022) in
support of the application and currently under peer review by the Region. Staff supports
use of a holding provision on the lands to allow for completion of the peer review.
In the meantime, staff notes the study has proposed two 3 metre high noise walls along
the east boundary of the property to mitigate noise from the adjacent industrial facility.
One 8 metres in length and the other 33 metres.
Staff recommends implementation of the accepted study recommendations will need to
be secured through the site plan and/or future Planning Act application(s).
Corridor Planning
Conditions for Zone Change / Plan of Condominium Application Stage
Environmental Noise Study
• Staff notes the submission of the transportation noise assessment (Addendum,
HGC, June 27, 2022) submitted with the application,
• The report is being peer reviewed together with the compatibility report noted
above. Pending review and acceptance of the noise assessment addendum by
the Region, the conditions for the implementation of the report must be secured
through a Holding Provision,
• The site must be developed accordingly,
• The implementation of the report through a registered agreement with the Region
would be a condition for future condominium application.
Functional Servicing and Stormwater Management Report MTE dated May 15, 2023
Under the existing conditions, there is no storm flows into the Regional right-of-
way and there is no storm connection. Previously, on April 26, 2023 the applicant's
consultant was requested to provide a drainage analysis of the system in case a
storm connection would be proposed into Regional storm system. However,
nothing is provided in this regard, neither separately nor included in the Functional
Servicing Report dated 15 May 2023 as prepared by MTE.
• The report is currently under review by Regional staff.
• The report must be found acceptable by the Region.
Review and acceptance of this report may be secured through a holding provision.
Page 168 of 355
Conditions for Site Plan Application Stage
Dedicated Road Widening
• Dedicated road widening of approximately 5.5m will be required along entire
property frontage on Bloomingdale Road North (RR #20) to comply with ROP
designated road width of 26.213m. An Ontario Land surveyor (OLA) would
determine the exact amount of widening to be conveyed.
• The draft reference plan, prepared by an OLS must be submitted for review and
approval prior to submitting the plan to Lands Registry office.
• All costs associated with the road widening would be owner' s responsibility and
the lands must be dedicated to the Region free of any contamination and
encumbrances.
Environmental Site Assessment
An Environmental Site Assessment Phase 1/11 ESA will be required for the portions of
lands to be dedicated to the Region. If there is no Phase I already completed for the site,
a joint Phase I/Phase II report may be completed.
For further information in this regard please contact Sean Anderson, Project Engineer
(Environmental) 519-749-3371 (cell) or sanderson(a-)-regionofwaterloo.ca.
Transit Plannin
• No transit easement would be required, as amenities could be accommodated
within the future road widening portions.
• The applicant would be required to construct or provide funds for the construction
of a shelter pad at this stop. Details of size and location and the amount of funds
for the transit future shelter pad will be provided at site plan stage.
Access Permit /Access Regulation
The proposed access must have minimum 7.6 m throat width at the future property line
after road dedication. Although, it appears that with the curb radii, this would be meeting
the Regional standards.
An Access Permit with applicable fee (currently $230), at such time in future, will be
required for the proposed access on Bloomingdale Road North (Regional Road #20). An
access permit will also be required to close the existing access (no application fee for
access closure). Access permit application is available at:
https://www.regionofwaterloo.ca/en/resources/Access Permit-access.0
Page 169 of 355
Encroachments
The existing privacy wall including its foundation pillars will be encroaching into
Bloomingdale Road (RR #20) right-of-way after dedication of road widening. The wall and
foundation pillars must be removed and the Regional road boulevard must be restored to
Regional standards.
Stormwater Management
Storm sewers within the Regional road right-of-way are generally sized and designed to
only accommodate stormwater from the right-of-way and in some instances off road
surface drainage under existing conditions. A private stormwater connection to any storm
sewer on Bloomingdale Road North (RR #20) will be discouraged where an alternate
stormwater connection is available, including infiltration if soil conditions and Source
Protection under the Clean Water Act permit, or if it is determined that the Bloomingdale
Road storm sewer does not have the sufficiency (condition and capacity) to accommodate
private stormwater flows from this site. It is the responsibility of the applicant's
engineering consultant to determine an appropriate stormwater outlet from this site and
the sufficiency of the receiving storm system if there is no other option available and to
include this information in the stormwater management report. The applicant or their
consultant should contact Mr. Malcolm Lister, manager, Technical Services for the Region
of Waterloo at 519-575-4432 or mlister(a)regionofwaterloo.ca to determine if any
engineering plans and/or further technical information for Bloomingdale Road North is
available which may be of assistance.
The applicant must submit electronic copies of detailed Site Grading & Drainage Control
Plan(s) and Site Servicing Plan(s) along with a SWM report for Regional review and
approval. This should include drainage details for the subject property, abutting
properties and the public road allowance so as to ensure compatible drainage and to
show thereon all existing and proposed connections to the municipal storm sewers,
sanitary sewers and water mains and all detailed erosion and siltation control features,
all to the satisfaction of the Regional Municipality of Waterloo.
The site must be graded in accordance with the approved plan and the Regional Road
allowance must be restored to the satisfaction of the Regional Municipality of Waterloo
Site Servicing / Work Permit / Municipal Consent
A Municipal Consent will be required for the installation of the proposed/required service
connections.
A Region of Waterloo Work Permit must be obtained from the Region of Waterloo prior
to commencing construction within the Region' s right of way. In this regard, please visit
Apply For A Permit - Regional Municipality of Waterloo Online Application
(perm itcentral. ca) https://rmowroadpermits. mirasan.ca/ for further guidance.
Page 170 of 355
Review Fee
A Regional application review fee of $805 will be required for this development at the Site
Plan application stage. The City of Kitchener may collect this fee on behalf of the
Region along with the Site Plan application package.
Environmental Planning
The subject lands are located on the Grand River, and the northern portion of the site
includes a core environmental feature (Significant Valleyland), as designated by the
Regional Official Plan (ROP). A scoped EIS (Aboud & Associates, June 2, 2023) and
addendum (July 11, 2023) have been submitted in support of the application and currently
under peer review by the Region. Staff supports use of a holding provision on the lands
to allow for completion of the peer review. The feature(s) will need to be placed in an
appropriate zoning.
Housing
General
The following Regional policies and initiatives support the development and maintenance
of affordable housing:
• Regional Strategic Plan
o Objective 4.2 requires the Region to make affordable housing more available
to individuals and families.
• 10 -Year Housing and Homelessness Plan
o contains an affordable housing target which is that 30% of all new residential
development between 2019 and 2041 in Waterloo Region is to be affordable to
low and moderate income households.
• Building Better Futures Framework
o shows how the Region plans to create 2,500 units of housing affordable to
people with low to moderate incomes by 2025.
• Region of Waterloo Official Plan
o Section 3.A (Range and Mix of Housing) contains land use policies that ensure
the provision of a full and diverse range and mix of permanent housing that is
safe, affordable, of adequate size, and meets the accessibility requirements of
all residents.
The Region supports the provision of a full range of housing options, including affordable
housing. Should this ZBA be approved, staff recommend that the applicant consider
providing a number of affordable housing units on the site, as defined in the Regional
Official Plan. Rent levels and house prices that are considered affordable according to
the Regional Official Plan are provided below in the section on affordability.
In order for affordable housing to fulfill its purpose of being affordable to those who require
rents or purchase prices lower than the regular market provides, a mechanism should be
Page 171 of 355
in place to ensure the units remain affordable and establish income levels of the
households who can rent or own the homes.
Staff further recommend meeting with Housing Services to discuss the proposal in more
detail and to explore opportunities for partnerships or programs and mechanisms to
support a defined level of affordability.
Affordability
For the purposes of evaluating the affordability of an ownership unit, based on the
definition in the Regional Official Plan, the purchase price is compared to the least
expensive of:
Housing for which the purchase price
results in annual accommodation costs
30 per cent of the gross annual household
which do not exceed 30 percent of gross
$418,100
annual household income for low and
moderate income households
renter households
Housing for which the purchase price is at
least 10 percent below the average
$679,300
purchase price of a resale unit in the
average market rent (AMR) in the regional
regional market area
$1,245
*Based on the most recent information available from the PPS Housing Tables (2022).
In order for an owned unit to be deemed affordable, the maximum affordable house price
is $418,100.
For the purposes of evaluating the affordability of a rental unit, based on the definition of
affordable housing in the Regional Official Plan, the average rent is compared to the least
expensive of:
A unit for which the rent does not exceed
30 per cent of the gross annual household
$1,960
income for low and moderate income
renter households
A unit for which the rent is at or below the
Bachelor:
$1,075
average market rent (AMR) in the regional
1 -Bedroom:
$1,245
market area
2 -Bedroom:
$1,469
3 -Bedroom:
$1,631
4+ Bedroom: n/a
*Based on the most recent information available from the PPS Housing Tables (2022)
Page 172 of 355
In order for a rental unit to be deemed affordable, the average rent for the proposed units
must be at or below the average market rent in the regional market area as shown above.
Please do not hesitate to contact Judy Maan Miedema, Principal Planner directly by email
at JMaanMiedema(a)-regionofwaterloo.ca or by phone at 226-753-9593 should you have
any questions or wish to discuss in more detail.
Proposed Zoning By-law Amendment
Staff generally supports the zoning proposed subject to the above -noted comments. Staff
recommends the proposed zoning by-law amendment include a holding provision which
provides for completion and acceptance of the following to the satisfaction of the Regional
Commissioner of Planning, Development and Legislative Services:
1) Filing of a Record of Site Condition with the MECP;
2) A Functional Servicing and Stormwater Management Report;
3) A Scoped Environmental Impact Statement; and
4) A Land Use Compatibility Report for road traffic and stationary noise.
Regional Development Charges
Any future development on the subject lands will be subject to provisions of Regional
Development Charges By-law 19-037 or any successor thereof.
Other
Staff acknowledges the Region's required review fees for the ZBA application and peer
review were received September 5, 2023 and October 25, 2023 respectively.
Region staff has no objection to proceeding with a City staff recommendation to Kitchener
Council subject to the above -noted comments.
Should you have any questions, please feel free to contact me (226) 753-1064 (c).
Yours truly,
sit
Shilling Yip, MCIP, RPP
Senior Planner
cc. Eric Saulesleja, GSP Group
Joginder Bhatia, Region Corridor Planning
Page 173 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 174 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 175 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 176 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 177 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
<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>; Planning
<planning@wcdsb.ca>; WRDSB - Board Secretary (elaine burns@wrdsb.ca) <elaine burns@wrdsb.ca>;
Page 178 of 355
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
O11ti OOmoG
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 179 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 180 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
0 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 P 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
Pa"2A2 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
age -
of 355
N, 14
Region of Waterloo
Brian Bateman, MCIP. RPP
Senior Planner
DSD — Planning Division
City of Kitchener
200 King Street W.
Kitchener, ON N2G 4G7
Dear Mr. Bateman:
Post Circulation Comments
OPA 23/018/8/88
ZBA 23/030/B/BB
Romanian Orthodox Parish
2150 Bleams Road
CITY OF KITCHENER
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
Community Planning
150 Frederick Street 8th Floor
Kitchener Ontario N2G U Canada
Telephone: 519-575-4400
TTY: 519-575-4508
Fax: 519-575-4466
www. regionofwaterl oo.ca
Shilling Yip (226) 753-1064 (C)
Files: D17-40/2/23018
C 14-60/2/23030
November 22, 2023
Region staff has reviewed the above -noted applications and provides the following
comments for your consideration at this time.
The purpose of the OPA is to re -designate a portion of the site fronting onto Gravel
Ridge Trail from "Institutional" to "Low Rise Residential", while the purpose of the ZBA is
to re -zone a portion of the property from INS -1 and RES -3 to RES -5. Although specific
details of the proposed development have not been determine, the applicant is
considering at range of either singles, semis or townhomes. The proposed
development consists of 0.25 ha which currently forms part of the parish's entire
property which also fronts Bleams Road.
Conceptual figures submitted with the application contemplate 6 to 8 townhouse units.
The lands are designated Urban Area "Built -Up Area" on Map 3a in the Regional Official
Plan (ROP). Lands included within the Built -Up Area are intended to accommodate the
majority of the Region's growth within the time horizon of the ROP. This development
will contribute to the intensification target within the Built -Up Area.
Document Number: 4528452 Version: 1
Page 184 of 355
-2 -
Water Services
No concerns.
Hydrogeology & Water Programs (Source Water Protection)
Water Services Hydrogeology & Water Programs staff provide the following comments.
Proximity to Municipal Wells
In terms of the Clean Water Act, the property spans the Mannheim ASR and Mannheim
East well fields and the north portion of the property is in a WHPA A.
The property is mainly designated Wellhead Protection Sensitivity Area 2, with the north
portion in a WHPSA 1, and Regional Recharge Area on Map 6a and 6e respectively in
the Regional Official Plan (ROP). The purpose of the mapping and policies in Chapter 8
of the ROP is to protect the Region's long term municipal groundwater supplies.
The property is also adjacent to Permit to Take Water Compliance monitoring wells, so
staff will need to ensure these are not impacted during construction and the same/or
equally convenient access is maintained during and post construction.
A Servicing Report was completed in support of the application (MTE, July 6, 2023).
Staff continues to review this report, so review and acceptance of the report can be
secured through a holding provision. Staff did note the Region will only support
infiltration of clean runoff in this area.
A construction spill prevention and response plan must be prepared and implemented
per the DGSSMS. As part of the Construction Spill Prevention and Response Plan staff
will also be requesting that the applicant give notice to the Hydrogeology and Water
Programs Manager prior to the start of any construction as staff may need to make
changes to operations to supply wells.
Enhanced construction standards are required for stormwater and sanitary sewers
within 200 m of a municipal well, per the DGSSMS.
HWP staff will require a Hydrogeological Report, Dewatering Plan, and Vulnerability
Assessment if underground structures are proposed in excess of one level (i.e. 3 metres
or 10 feet) below ground surface, or if any below -grade infrastructure or excavations will
occur below the water table (e.g. basements, underground parking, elevator shafts,
footings, pilings, sewers, watermains, etc.). Permanent passive or active dewatering
infrastructure will not be permitted. Waterproof seals should be used in lieu of
permanent dewatering infrastructure.
Document Number: 4528452 Version: 1
Page 185 of 355
-3 -
Decommission of Private Well
Staff notes there is a private well near the church, if the private well is no longer needed
to supply water then it should be decommissioned in accordance with O. Reg 903.
Geothermal Energy Systems
Geothermal energy systems are not permitted within the WHPSA 2. Hydrogeology &
Water Programs (HWP) staff request that a prohibition on geothermal energy systems
as defined in the Regional Official Plan be included in the Zoning By-law amendment for
the subject property.
The above must be secured through a holding provision, i.e., review and acceptance of
Servicing Report, completion of construction spill prevention and response plan,
Hydrogeological Report, Dewatering Plan, and Vulnerability Assessment if deemed
necessary by the Region. Implementation of balance of requirements may be
addressed as part of future consent application(s).
Salt Management Plan
A Salt Management Plan (SMP) will be required if surface parking or driveway areas
greater than 200m2 . This can be addressed as part of future consent application(s).
As part of the SMP, HWP would encourage the proponent to incorporate design
considerations with respect to salt management, including:
• Ensure that cold weather stormwater flows are considered in the site design.
Consideration should be given to minimize the transport of meltwater across the
parking lots or driveway. This also has the potential to decrease the formation of
ice and thereby the need for de-icing.
• Directing downspouts towards pervious (i.e. grassy) surfaces to prevent runoff
from freezing on parking lots and walkways.
• Locating snow storage areas on impervious (i.e. paved) surfaces.
• Locating snow storage areas in close proximity to catchbasins.
• Using winter maintenance contractors that are Smart About SaItTM certified.
• Using alternative de-icers (i.e. pickled sand) in favour of road salt.
The proponent is eligible for certification under the Smart About SaItTM program for this
property. Completion of the SMP is one part of the program. To learn more about the
program and to find accredited contractors please refer to:
http://www.smartaboutsalt.com/. Benefits of designation under the program include cost
savings through more efficient use of salt, safe winter conditions by preventing the
formation of ice, and potential reductions in insurance premiums.
Document Number: 4528452 Version: 1
Page 186 of 355
Proximity to Mannheim Water Treatment Facility
Given the site's proximity to the Region's Mannheim Water Treatment facility, a warning
clause to advise of adjacent uses to be secured in a registered Region agreement is
required. This may be further addressed as part of future consent application(s).
Stationary Noise Study
A stationary noise study will be required to assess the impact of stationary noise from
the existing church, on the property. The applicant should be advised that the study
may be subject to peer review at the applicant's cost.
The above must be secured through a holding provision, i.e., completion of a stationary
noise study.
Record of Site Condition (RSC)
A RSC is required according to the Region's guideline on site contamination. The
adjacent property at 2069 Ottawa St S associated with the Region's Mannheim Water
Treatment Plant is identified as a potential high threat in the Region's site contamination
database. The RSC must be secured through a holding provision, i.e., to complete a
RSC, and to file same with the MECP.
Archaeology
No comments.
Housing
General
The following Regional policies and initiatives support the development and
maintenance of affordable housing:
• Regional Strategic Plan 2023-2027
o Strategic Priority 1 is "Homes for All".
• 10 -Year Housing and Homelessness Plan
o contains an affordable housing target which is that 30% of all new residential
development between 2019 and 2041 in Waterloo Region is to be affordable
to low and moderate income households.
• Building Better Futures Framework
o shows how the Region plans to create 2,500 units of housing affordable to
people with low to moderate incomes by 2025.
• Region of Waterloo Official Plan
o Section 3.A (Range and Mix of Housing) contains land use policies that
ensure the provision of a full and diverse range and mix of permanent
housing that is safe, affordable, of adequate size, and meets the accessibility
requirements of all residents.
The Region supports the provision of a full range of housing options, including
affordable housing. Should this development application move forward, staff
Document Number: 4528452 Version: 1
Page 187 of 355
-5 -
recommend that the applicant consider providing a number of affordable housing units
on the site, as defined in the Regional Official Plan. Rent levels and house prices that
are considered affordable according to the Regional Official Plan are provided below in
the section on affordability.
In order for affordable housing to fulfill its purpose of being affordable to those who
require rents or purchase prices lower than the regular market provides, a mechanism
should be in place to ensure the units remain affordable and establish income levels of
the households who can rent or own the homes.
Staff further recommend meeting with Housing Services to discuss the proposal in more
detail and to explore opportunities for partnerships or programs and mechanisms to
support a defined level of affordability.
Affordability
For the purposes of evaluating the affordability of an ownership unit, based on the
definition in the Regional Official Plan, the purchase price is compared to the least
expensive of:
Housing for which the purchase price
results in annual accommodation costs
which do not exceed 30 percent of gross
$418,100
annual household income for low and
moderate income households
Housing for which the purchase price is
at least 10 percent below the average
$679,300
purchase price of a resale unit in the
regional market area
*Based on the most recent information available from the PPS Housing Tables (2022).
In order for an owned unit to be deemed affordable, the maximum affordable house
price is $418,100.
For the purposes of evaluating the affordability of a rental unit, based on the definition of
affordable housing in the Regional Official Plan, the average rent is compared to the
least expensive of:
A unit for which the rent does not exceed
30 per cent of the gross annual $1,960
household income for low and moderate
income renter households
Document Number: 4528452 Version: 1
Page 188 of 355
WON
A unit for which the rent is at or below the Bachelor: $1,075
average market rent (AMR) in the 1 -Bedroom: $1,245
regional market area 2 -Bedroom: $1,469
3 -Bedroom: $1,631
4+ Bedroom: n/a
*Based on the most recent information available from the PPS Housing Tables (2022)
In order for a rental unit to be deemed affordable, the average rent for the proposed
units must be at or below the average market rent in the regional market area as shown
above.
Please do not hesitate to contact Judy Maan Miedema, Principal Planner (Housing &
Development) directly by email at JMaanMiedema(d)-regionofwaterloo.ca or by phone at
226-753-9593 should you have any questions or wish to discuss in more detail.
Proposed Zoning By-law Amendment
As noted above under HWP comments, staff has requested that a prohibition on
geothermal energy systems as defined in the Regional Official Plan be included in the
Zoning By-law amendment for the subject property.
Staff recommends the use of a holding provision to secure the completion of the
following:
• Stationary Noise Study
• Record of Site Condition, and MECP acknowledgement
• Review and Acceptance of Servicing Report (MTE, July 6, 2023)
• Construction Spill Prevention and Response Plan, Hydrogeologial Assessment,
Dewatering Plan, and Vulnerability Assessment, if deemed necessary by the
Region.
Regional Development Charges
Any future development on the subject lands will be subject to provisions of Regional
Development Charges By-law 19-037 or any successor thereof.
Other
Staff acknowledges the Region's required OPA approval fee was received May 26,
2023. The ZBA application review fee is $3,000.00. This fee is outstanding. By copy of
this letter the applicant is asked to remit this fee directly to the Region (attention Shilling
Yip).
Region staff has no objection to proceeding with a City staff recommendation to Kitchener
Council subject to the above -noted comments, and receipt of the outstanding ZBA review
fee.
Document Number: 4528452 Version: 1
Page 189 of 355
If you have any questions, please feel free to contact me (226) 753-1064 (c).
Yours truly,
Shilling Yip, MCIP, RPP
Senior Planner
cc. Chris Pidgeon, GSP Group
Document Number: 4528452 Version: 1
Page 190 of 355
From: Garett Stevenson
Sent: Monday, October 9, 2023 7:08 PM
To: Brian Bateman
Subject: FW: 2150 Bleams Road planning application
Comments to attach to the staff report.
From: Ayo Owodunni <Ayo.Owodunni@kitchener.ca>
Sent: Monday, October 9, 2023 6:26 PM
To: Andrey Zhukov nita Zapletan Csonti
Garett Stevenson <Garett.Stevenson kitchener.ca>
Subject: Re: 2150 Bleams Road planning application
Thank you Andrey. Forwarding this to the team as well.
Get Outlook for Android
From: Andrey Zhukov
Sent: Thursday, October 5, 2023 5:35:00 PM
To: Ayo Owodunni <Ayo.Owodunni@kitchener.ca>
Subject: RE: 2150 Bleams Road planning application
You don't often get email from Learn why this is important
Hi Ayo,
I just wanted to provide some feedback to you about the proposed development along the
Gravel Ridge Trail. We have a facebook group for the area that this is being discussed. I would
imagine most people, myself included, would be in favour of the single detached homes zoning
for it as is the rest of the street. Anything other than single detached would be out of place and
in bad taste. I've read the justification provided by the parish and the truth is they just want to
make more money from the piece of land they own, if you allow them to build a gas station
they will. Nothing suggests that building townhomes would provide more affordable housing to
more people. Single detached homes nowadays are built with legal basements as it is.
The new housing report discusses the housing affordability issue and how local Realtors are
urging the Region to increase the supply of Single Family homes. The area is already being
developed in every direction here. Big complex is being built just off the Gravel Ridge Trail with
144 new units being built. The traffic and parking situation is already unsustainable with people
parking on boulevards. Absolutely no reason to stick a townhome complex into this piece of
land.
If green space can't be preserved here let's at least be consistent and only allow for single
townhomes.
Thank you,
Andrey Zhukov
Page 191 of 355
From:
Sent: Friday, October 6, 2023 9:14 AM
To: Brian Bateman
Subject: Gravel ridge trail
You don't often get email from Learn why this is important
Hello Brian, I received your email from a neighbour. Could you include me on communication for the
potential Gravel Ridge Trail development. Also are you able to share a copy of the proposal?
Thankyou
Shelley
Page 192 of 355
From:
Sent: Thursday, September 28, 2023 5:28 PM
To: Ayo Owodunni; Brian Bateman
Subject: Re: Ammended: 2150 Bleams Rd Construction Concerns
Attachments: Image.jpeg
You don't often get email from Learn why this is important
Hi Brian,
Hope you are doing well.
As discussed, please find attached copy of petition signed by some neighbourhood members.
Thank you,
GaganSandhu
From: Ayo Owodunni <Ayo.Owodunni@kitchener.ca>
Sent: Tuesday, September 26, 2023 7:49 PM
To: G Sandhu rian Bateman <Brian.Bateman@kitchener.ca>
Subject: RE: Ammended: 2150 Bleams Rd Construction Concerns
Hi Gagandeep,
We had some technical difficulties. You ca join via this link. Apologies for the issues.
https://kitchener-ca.zoom.us/w/81065303412?tk=LuJCnvr5F04etVWVu5NOd M -q 1 u8E61 Ly2 RA
OAP2Q.DQQAAAAS395ddBZKbWM3MFVzSFRDbWZJM1 U2dWNock93AAAAAAAAAAAAAAAAAA
AAAAAAAAAAAAAAAAA
Regards,
Ayo Owodunni
Kitchener City Councillor, Ward 5
519-897-5019
Subscribe to my newsletter
00000000 4
Customers can now connect with the City anytime by calling the 24/7 Corporate Contact Centre
at 519-741-2345.
From: G Sandhu <gsandhu@live.ca>
Sent: Tuesday, September 26, 2023 7:47 PM
To: Brian Bateman <Brian.Bateman@kitchener.ca>
Page 193 of 355
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Page 194 of 355
Cc: Ayo Owodunni <Ayo.Owodunni@kitchener.ca>
Subject: Ammended: 2150 Bleams Rd Construction Concerns
Some people who received this message don't often get email from Learn why this is important
Hello Brian,
I forgot to mention the zoom meeting was supposed to be on Sept 26 at 7pm, as per the notice
card we received in the neighborhood. and as of now at 7
46PM - no meeting has been started.
Thank you,
Gagandeep Sandhu
From: G Sandhu
Sent: September 26, 2023 7:44 PM
To: brian.bateman@kitchener.ca <brian.bateman@kitchener.ca>
Cc: ayo.owodunni@kitchener.ca <avo.owodunni@kitchener.ca>
Subject: 2150 Bleams Rd Construction Concerns
Hello Brian,
My Name is Gagandeep Sandhu and i live in 123 Eliza Ave, Kitchener, we have strong concern
on the construction that is proposed to happen behind our property.
Our whole neighborhood we have spoken to so far has objections on this development. We
have also signed the paper with few of the members of the neighborhood and spoke to
counsellor Owodunni last week.
Today i wanted to join the zoom meeting on my vacation here from NYC and planned it from
long to join, however i waited there for over 30 mins but no meeting got started you can see
the attachments and already its been over 41mins since i am still waiting. Now i am going to
close my zoom app.
i have attached my concerns in the letter attached "Letter of opposition".
Please advise and help us resolve this matter.
Thank you,
Gagandeep Sandhu PLetterOfOpposition.docx
Page 195 of 355
GAGANDEEP SANDHU
To whom it may concern,
Address:=Eliza Av, Kitchener ON, N2E QB9
I am writing this letter to express my strong opposition to the proposed housing development in our
neighbourhood. While I understand the need for housing in our city, I believe that this project would have
a detrimental impact on our community.
First and foremost, the proposed development is simply too large for the area. The increase in population
density would put a strain on our already overburdened infrastructure, leading to increased traffic
congestion, noise pollution, and a strain on our public services such as schools, public transit, emergency
services, and utilities. The proposed entrance of the complex also faces a small residential street (Gravel
Ridge Trail) that is unable to handle increased traffic. Additionally, the construction of this project would
result in significant environmental damage, destroying natural habitats and putting wildlife at risk. In the
Waterloo Region there are currently 129 species at risk of extinction including plants, invertebrates,
reptiles, fish, amphibians and mammals. This includes the endangered species of Bumblebees, Blanding
Turtles, American Badgers, Canada Warbler, Bank Swallow, Barn Swallow, Common Nighthawk, King
Rail, and Louisiana Waterthrush — all known to reside in the Waterloo Region. An environmental impact
study should be completed and available for the community to review.
Furthermore, the type of housing being proposed is simply not in keeping with the character of our
neighbour, which is mostly single-family detached dwellings. This development would bring in a large
number of residents, as the type of building proposed is multi -unit. This will also inevitably lead to some
units becoming rental properties, which could lead to increased crime rates and other negative social
effects. It would also drastically alter the aesthetic in our area, replacing the existing greenery and open
space with a monolithic housing complex. The residents of this neighbourhood require an increase in
natural enjoyment, and building overtop of one of the small areas of natural greenery in the area would
prevent this.
Another issue that also does not seem to be adequately considered is the noise. Our small residential area
was not structured to implement such building types, and with single-family dwelling households so close
to the proposed site, the noise would be unacceptable for this quiet residential area.
Finally, I am deeply concerned about the impact this development would have on property values in the
surrounding area. The influx of residents and/or rental units could result in a decline in property values,
making it difficult for current residents to sell their homes and move elsewhere.
In conclusion, I strongly urge you to reconsider this proposed housing development. While I recognize
the need for more housing, I believe this project is simply not the right fit for our neighbourhood.
Thank you for your attention to this matter,
Gagandeep Sandhu
Page 196 of 355
From:
Sent:
To:
Cc:
Subject:
Good afternoon Brian,
Leanne Pint
Wednesday, September 27, 2023 2:09 PM
Brian Bateman
Rudy Mark
2150 Bleams Rd development
Thank you very much for all the information you gave yesterday in regards to the future development of
2150 Bleams Rd.
I'm sure the development will be approved and move into the next stages and we would like to be
informed of future plans please.
In regards to the development, I'm sure you will and have received all sorts of reasons as to why there
should not be a development. Yes, it's frustrating for people who have purchased homes very close to
the new development area and it will be loud and dusty, but it is a perfect place for new houses as there
isn't really any reason there shouldn't be houses in that small area.
I believe once people can get past the fact that the development WILL happen the concern will be the
type of housing. I think most people would like to see detached homes similar to what is currently in the
area to keep up with the aesthetic. How can citizens in the neighbourhood be informed of what the
housing will be?
Thank you for your time,
Leanne Pinto
Wliza Ave
Kitchener ON
Page 197 of 355
From: Mark W. Melchers
Sent: Tuesday, September 26, 2023 8:45 PM
To: Ayo Owodunni; Alexandra Rosu; Brian Bateman
Subject: Neighbourhood Meeting - 2150 Bleams Road
Some people who received this message don't often get email from f,r_ „,I,;, E11k
is irnyortant
Good Evening, Mr. Bateman and Mr. Owodunni,
I live at 4WEliza Avenue, immediately adjacent to the area ultimately proposed to be developed - 4nis
likely the most significantly affected property, as the proposed development would be immediately
beside and behind my property. My wife wrote to you yesterday to provide some comments.
We received a card in the mail advising that there is a meeting taking place on September 26, 2023 at
7:00 pm at which we and others could learn about the project, share our thoughts and learn about our
appeal rights. We strenuously object to the proposed by-law amendment that would allow the
development of the land around our home. Our home's privacy would be significantly impacted, as
would our property's value.
Given the importance of this proposal to us, we arranged to be in attendance at the meeting via Zoom.
Unfortunately, we have not been able to share our thoughts at the meeting. I logged into the meeting at
around 6:50pm, and then waited for over 1.5 hours staring at a Zoom screen saying that "[t]he host has
another meeting in progress". Ultimately at 8:30pm, that changed to an error message saying "[t]he
webinar has expired". I tried connecting with both a laptop and using the Zoom app on a tablet.
That the land use next to my home may change without a public meeting is both distressing and
disappointing.
I know my neighbours also object to the development, and I trust that the by-law amendment and
proposed development will not proceed without any meaningful public meeting, and consideration of
the interests of those directly impacted by the decision.
Yours Truly,
Mark W. Melchers
=Eliza Avenue
Kitchener, ON N2E 005
Page 198 of 355
From: Habib Ullah
Sent: Thursday, October 12, 2023 9:23 AM
To: Brian Bateman
Cc: Ayo Owodunni
Subject: Construction at Gravel Ridge Tr 2150 Bleams Rd
Follow Up Flag: Follow up
Flag Status: Flagged
[You don't often get email from Learn why this is important at
https://aka.ms/LearnAboutSenderldentification ]
Good morning Brian,
As per time given for zoom meeting on September 26th at 7pm i was waiting for meeting and tried to
call on given phone number but no luck.
Sir, when we purchased our house at Gravel Ridge Tr, i was told by our realtors that there would not be
any construction at 2150 Bleams Rd area. Now we saw a board with information of construction, we
have many concerns regarding this construction, i heard from my neighborhood that there is meeting
happening on October 19th.
We request city to please withhold this construction, i will represent myself in meeting as well. We are
not happy with this up coming coming.
Page 199 of 355
From: Dana G
Sent: Monday, October 2, 2023 11:14 AM
To: Brian Bateman
Subject: 2150 Bleams Road Development
Follow Up Flag: Follow up
Flag Status: Flagged
You don't often get email from lllllllllllllllllllllllllLearn why this is important
Hello Brian,
Hope you are doing well. We attempted to connect several times via zoom and by telephone
however; the meeting ID and numbers on the mail delivered postcards and posted sign re: 2150
Bleams Road were not operating or working on September 27th at 7pm.
We are interested in knowing what was covered in the meeting and/or whether the meeting
itself was rescheduled due to technical difficulties.
I have some concerns that I would like to raise however; unsure now where and to who those
can be addressed with.
Thank you,
Dana Gies
Page 201 of 355
From:
Charles Laforet
Sent:
Wednesday, September 27, 2023 1:31 PM
To:
Brian Bateman
Cc:
Ayo Owodunni
Subject:
Re: Neighbourhood Meeting 2150 Bleams Road
[Some people who received this message don't often get email from earn why
this is important at https://aka.ms/LearnAboutSenderidentification ]
Hi Brian
I'm sorry to keep bothering you but it has come to my attention that the link for last night's meeting was
changed. I do have a couple of concerns I wish to share with you. The parish runs a commercial banquet
hall rentals which can be loud usually on weekends. If residential zoning is allowed to encroach on the
cultural center's business it will create problems for the new residents. As a banquet hall that is used
mostly on the weekends it is clear that they are dealing with a rodent problem if residential is aloud to
move closer to this facility it will compound the problem for the parish, residents and ultimately the city.
It will be sad to see the green space go and lose all of those trees for the massive excavation of the hill
side. Ultimately it is now their property and clearly from the requested easement they have needs to do
away with their septic system. Unfortunately it has to go along the neighbour's backyards.
Again please forward the link for the meeting video
Thank you for your time
Charles Laforet
> On Sep 27, 2023, at 11:45 AM, Charles Laforet <chslaforet@gmail.com> wrote:
> Unbelievable??? I tried the phone connect and the online connect multiple times and both resulted in
this response. The meeting was supposed to start at 7. Please send me the link when the video is ready.
> Thank you
> Charles Laforet
> <image0.jpeg>
>> On Sep 27, 2023, at 8:59 AM, Brian Bateman <Brian.Bateman@kitchener.ca> wrote:
>> Charles,
>> Sorry you were unable to connect last night. The good news is the meeting is recorded and will be
posted online.
>> Brian Bateman, MCIP, RPP
>> Senior Planner
>> City of Kitchener
>> 519-741-2200 x7869, TTY 1-866-969-9994
Page 202 of 355
>> -----Original Message-----
» From: Charles Laforet
>> Sent: Tuesday, September 26, 2023 8:35 PM
>>To: Brian Bateman <Brian.Bateman@kitchener.ca>
>> Cc: Ayo Owodunni <Ayo.Owodunni@kitchener.ca>
>> Subject: Re: Neighbourhood Meeting 2150 Bleams Road
>> Seriously? the meeting has expired? Is this going to be rescheduled?
>> Thanks
>> Charles Laforet
»» On Sep 26, 2023, at 8:08 PM, Charles Laforet %, rote:
>>> Hi Brian
>>> It's Charles Laforet from=gravel ridge trail waiting for the start of our neighbourhood meeting
it's 8:08 and the meeting has not begun on zoom. I see the meeting is scheduled until 8:30 i'II hangout
unitl then. let us know if you have rescheduled.
>>> Thanks
>>> Charles
Page 203 of 355
From: Naeem Khan
Sent: Tuesday, September 26, 2023 7:48 PM
To: Ayo Owodunni
Cc: Brian Bateman
Subject: Re: Neighborhood meeting - 2150 Bleams Road
Attachments: image003.png
You don't often get email from Darn why this is imoo� rWat
Thanks, Ayo
Naeem
On Tue, Sept 26, 2023, 7:41 p.m. Ayo Owodunni <A o.Owodunni kitchener.ca> wrote:
Hi Naeem,
You can join here
https://kitchener-ca.zoom.us/w/81065303412?tk=LuJCnv_r5F04etWWu5NOd M -g 1 u8E61 Ly2 RA
OAP2Q. DQQAAAAS395ddBZKbWM3M FVzSFRDbWZJM 1 U2dWNock93AAAAAAAAAAAAAAAAAA
FL!ami7LTi . I M1'RL ;il
To keep this webinar secure, do not share this link publicly.
Regards,
Ayo Owodunni
Kitchener City Councillor, Ward 5
519-897-5019
Subscribe to my newsletter
777777777
Page 204 of 355
Customers can now connect with the City anytime by calling the 24/7 Corporate Contact Centre
at 519-741-2345.
From: Naeem Khan
Sent: Tuesday, September 26, 2023 7:39 PM
To: Brian Bateman <Brian.Bateman@kitchener.ca>
Cc: Ayo Owodunni <Ayo.Owodunni@kitchener.ca>
Subject: Neighborhood meeting - 2150 Bleams Road
Some people who received this message don't often get email from Learn why this is
img rtant
Dear Brian,
I hope this message finds you well. I am writing to address an issue I encountered while attempting to
attend the neighborhood meeting concerning the new development on our street for today September
26th. I joined the meeting via Zoom, as per the provided instructions, and was present from 7:00 pm,
eagerly awaiting the start of the webinar. Unfortunately, the session did not commence, and after
waiting until 7:30 pm, I reluctantly exited the platform.
Understanding that technical glitches and unforeseen circumstances can occur, I kindly request
clarification regarding the status of the meeting. Was it postponed? It would be greatly appreciated if
you could provide any insights or updates on this matter. Additionally, if the meeting was indeed
canceled or if there were issues in hosting it, I would like to request that it be rescheduled at the
earliest convenience to ensure that all interested parties, including myself, have the opportunity to
attend and participate.
I believe that open dialogues regarding new developments are crucial in fostering a harmonious
community environment, and I am keen to hear everyone's viewe
I look forward to your prompt response, and I hope a suitable and convenient solution can be found
soon. Please keep me informed of any new dates, times, or platforms for the rescheduled meeting.
Page 205 of 355
Thank you for your attention to this matter and for your ongoing commitment to our community.
Warm regards,
Naeem Khan
Page 206 of 355
From:
Sent:
To:
Subject:
Follow Up Flag:
Flag Status:
You don't often get email frog=
Good afternoon Mr. Bateman,
Alexandra Rosu
Monday, September 25, 2023 6:13 PM
Brian Bateman
2150 Bleams Road Proposed Development
Follow up
Flagged
lx.-rn +, ` ' this is important
I am the owner of the property located at=Eliza Avenue, Kitchener, N2E 005. I reside here
with my husband, Mark Melchers and our daughter.
I am writing further to the proposed development that concerns the portion of the land
adjacent to my property. I understand that this proposed development will be in the form of
street townhouse dwellings and that there is a virtual zoom meeting scheduled for tomorrow,
September 26, 2023 at 7:00 pm to discuss same.
I purchased my property at=Eliza Avenue back in the fall of 2016. 1 paid a premium for the
lot on which this property is located, as there were no dwellings adjacent or behind my
property, and it has a lot of privacy. This is the reason why I decided to purchase this porperty,
i.e. for the privacy that this lot offered and, which was reflected in the purchase price. The trees
beside the property and the greenery behind it provide serenity in the neighbourhood.
In light of the foregoing, I am extremely concerned about the proposed development and,
along with others, am opposing it, as it will lead to the devaluation of not only my property, but
also the surrounding properties. My family and I will also be deprived of the privacy that we
now enjoy and will be forced to sell the property if the development is approved. We should
not have to do that. It will also lead to financial losses due to the devaluation of the property
and neghibourhood that would otherwise not occur if the development is prevented.
Thank you for your consideration.
Yours truly,
Alexandra Rosu and Mark Melchers.
Page 207 of 355
From:
Brian Bateman
Sent:
Wednesday, September 13, 2023 9:20 AM
To:
'Kelly Galloway-Sealock'; Ayo Owodunni
Subject:
RE: 2150 Bleams Rd
Attachments:
2150 Bleams.JPG
Hi Kelly,
Sorry for the delay - Good to hear from you. Hope all is well with you and your family. Thanks for taking
the time to provide comments. The area subject to the application is shown on the attached map.
Details of the Romanian Church's submission can be found on the City's website at
https://app2.kitchener.ca/AppDocs/0DenData/AMANDADataSets/Supportine Documents List 690903.
pdf. Basically, they are wanting only to re -zone this area at this point with the intent of seeking further
approvals through the Committee of Adjustment for either singles, semis or street fronting townhomes.
If townhomes, then looking at 6-8 units. See you on the 26th.
Brian Bateman, MCIP, RPP
Senior Planner
City of Kitchener
519-741-2200 x7869, TTY 1-866-969-9994
-----Original Message -----
From: Kelly Galloway-Sealock
Sent: Sunday, September 10, 2023 11:54 AM
To: Ayo Owodunni <Ayo.Owodunni@kitchener.ca>; Brian Bateman <Brian.Bateman@kitchener.ca>
Subject: 2150 Bleams Rd
[You don't often get email from earn why this is important at
https://aka.ms/LearnAboutSenderldentification ]
Hi Councillor Owodunni and Brian,
Thanks for the notification about the proposed development at 2150 Bleams Rd.
This development will be in my backyard and I have some concerns. I understand there will likely be
some form of development but I would like to see it as LOW RISE Residential with a maximum of 3
dwelling units. We have quite a bit of density in the neighbourhood with street townhouses and the new
development off of Gravel Ridge Trail.
Many people bought their homes on this stretch of the street to enjoy the land use already in place
(church and cultural centre). I don't have a problem with some development but I'd like to see it at the
minimum density.
Do you have a concept site plan for this site? If so I'd appreciate seeing that or any information about
the placement of dwelling units.
Thanks for reading my comments. I am hoping to attend the neighbourhood meeting.
Take care,
Kelly Galloway-Sealock
Page 208 of 355
From: Jon Sammut
Sent: Wednesday, September 6, 2023 7:54 PM
To: Brian Bateman; Ayo Owodunni
Cc: Dina Grammatikopoulos
Subject: Concerns Regarding Proposed Land Development in Our Backyard
(240 Gravel Ridge Trail)
Yoki don't often get ernail !rani ] .arn why this is Im etsn
Dear Brian and Ayo,
I hope this message finds you well. I am writing to express my deep concerns and objections regarding
the proposed land development project that is planned in our backyard. I believe it is crucial for us to
address the potential negative impacts this project could have on our community, our quality of life, and
the unique privacy we currently enjoy in our backyard oasis.
First and foremost, I want to emphasize that I value responsible development that benefits our
community as a whole. However, the proposed project raises several significant concerns that I believe
need to be thoroughly considered before any decisions are made.
1. Environmental Impact: Our backyard currently provides a private and tranquil retreat from the
hustle and bustle of our neighborhood's street noise. It serves as a vital refuge for us and a safe
haven for local wildlife. The proposed development may lead to habitat destruction and
increased street noise, potentially eroding the privacy and serenity we currently cherish.
. Traffic and Congestion: The proposed development has the potential to substantially increase
traffic in our neighbourhood, especially on streets like Bleems, Trussler and Fischer -Hallman.
This increase would like worsen the already existing congestion during peak travel times.
3. Noise and Pollution: Construction and increased population density could lead to even higher
levels of street noise and pollution, further diminishing the tranquility of our private outdoor
space and negatively impacting our overall well-being.
Property Values: There is a risk that the proposed development might decrease property values
in our area due to the changes it would bring, particularly the loss of our private backyard oasis.
This could have long-term financial consequences for homeowners in our neighbourhood.
I urge you to consider the voices of residents who will be directly affected by this development,
particularly those like us who rely on our private backyard as a retreat from the existing street noise. It is
essential that a comprehensive and transparent environmental impact assessment is conducted, and
that community feedback is taken into account during the decision-making process. We should also
explore alternative, less intrusive development options that better align with the character and needs of
our community while preserving the sanctity of our backyard privacy.
Although I will be traveling to during the scheduled meeting, I will make every effort to attend remotely
or provide my input through alternative means. This way, we can collaboratively seek a solution that
ensures responsible development while preserving the unique qualities of our neighborhood and
safeguarding the privacy of our backyard oasis.
Page 209 of 355
Thank you for your attention to this matter, and I look forward to hearing from you regarding the next
steps in addressing these concerns.
Sincerely,
Jonathan Sammut
gravel Ridge Trail
Tel: @jI]MINJIM
Email:
Page 210 of 355
From: George Ulman
Sent: Tuesday, September 5, 2023 4:18 PM
To: Brian Bateman; Fr.John; George Ulman
Subject: 2150 Bleams Road Development
You don't often get email from gulman@ro[zers.com. Learn wh: ll res '>: ;Raj; >-,wE,t.
Hi Brian, as per my voice message, I represent the Romanian Cultural Association who
have a long term lease agreement with the owner of the property
Our organization has not been formally advised nor have we been formally consulted
nor have we provided concurrence for such use which we consider will be an
encroachment on our rightful use of the property as per our lease agreement and we
have various concerns regarding such developments before proceeding any further with
the process please contact us
We are available at everyone's convenience to discuss
Regards
George Ulman
President Romanian Cultural Association Banatul
Treasurer Romanian Cultural Center Banatul
Page 211 of 355
From: Andrey Zhukov
Sent: Friday, October 20, 2023 12:41 PM
To: Brian Bateman
Subject: RE: 2150 Bleams Road planning application
You don't often get email from why this is im orian
Hi Brian,
Thank you for coming out yesterday and listening to our concerns and answering our questions.
To me it sounded like the general consensus would be to leave the green space as is but if that
is not realistic given the provincial push to build more housing the compromise would be to
allow for single detached houses only. The reasoning would be that the whole street is single
detached houses with covenant provisions that prescribe only certain designs and so on for the
subdivision and I understand it might not have any legal standing anymore but this was among
many reasons why people bought their properties here and we would like for the street to be
consistent with what it is today and what was planned at the time of the initial development.
This is a quiet neighbourhood with mostly homeowners occupying the properties and it shows.
You mentioned yesterday that you understand the local concern but there's a bigger picture
here where the province needs more houses. I totally understand that there's a bigger picture
here but the end goal shouldn't be butchering existing neighborhoods and communities where
everyone is unhappy in the end. The end goal should be to accomodate everyone as best as
possible. Would 4 single detached homes accommodate less people than 6 townhomes? I don't
think so, most singles are now built with legal basements so the headcount would not be any
different in either scenario. But it would still be 4 separate houses that would match the street
perfectly and leave everyone happy. The only reason the developer would choose to go with
townhomes is to cut costs and maximize profits and there's no provincial push to accommodate
for that. Plenty of development happening all over the city, with a big site being developed just
down the street. I mean we are the second largest country in the world territory wise, not like
we are short on land to accommodate the growth.
It wasn't clear from what I heard yesterday if this land could be zoned in such a way that would
only allow for single detached homes, but it seemed like there was a way. I would strongly
encourage you to push for that scenario that would be a good compromise for everyone
involved. On top of that the last housing report suggests 56% of new homes built are
apartments, while the majority of residents prefer spacious single -detached homes. Local
Realtors are urging the Region to increase the supply of Single Family homes.
We expect the city to be consistent with its plans and predictable in the future where there's
not only a place but a desire to live here.
Thank you,
Andrey Zhukov
Page 212 of 355
From:
Derek FurtaclL
Sent:
Wednesday, October 25, 2023 2:46 PM
To:
Brian Bateman
Cc:
Ayo Owodunni
Subject:
Re -zoning of 2150 Bleams Road
You don't often get email from Learn why this is import -=.1
Hi Brian,
I would like to start off by thanking you for your time during the meeting on Thursday, October 19th.
That being said, I would like to express my concern about the proposed development, especially if it will
end up being 6-8 townhouses. I believe this is a poor planning decision for Gravel Ridge Trail specifically,
as this type of development does not fit in with the street or the surrounding homes in the general
vicinity.
We would all rather prefer to see single detached homes, this would make more sense on this specific
street and for this specific lot.
As we saw a few times during our brief meeting on the 19th there were multiple cars waiting patiently
to yield and sneak past all of the parked vehicles on the road, allowing only room for one vehicle at a
time to drive safely down the road at that exact location that is being rezoned. Adding 6-8 townhouses
would only make this traffic jam and parking on the road that much worse.
On behalf of my neighbours and I, we are not in favour of this type of development.
Thank you for your time and your serious consideration.
Derek Furtado
scMa�
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